PLANNING COMMITTEE
2 DECEMBER 2004
04/00743/FUL
ITEM 5
Land at Rear of Condover, Headley Road, Langley Vale
Erection of 12 internal stables, horse-walker and ancillary staff bungalow with trainer’s
office for use as licensed racehorse training yard. PLAN
WOODCOTE
Metropolitan Green Belt
16.09.2004
RECOMMENDATION
REFUSE on following grounds:
The proposed development would constitute inappropriate development in the
Green Belt as defined in PPG2 “Green Belts” and therefore by definition be
harmful to the function and open character of the Green Belt. The proposals
would significantly encroach an existing open countryside and harm the function
and open character of the Green Belt. The Borough Council is not satisfied that
the special circumstances put forward by the applicant are sufficient to outweigh
the harm caused to this Green Belt site. The proposal therefore conflicts with
Policy GB2 of the Epsom and Ewell District Wide Local Plan 2000.
Summary
The proposed buildings would be located in a prominent position in an open field close to
Langley Vale Road and adjoining stables, barn and floodlit sand school associated with
‘Condover’. The new accommodation would be used with the existing stables etc. by the
applicant’s daughter as a racehorse training yard.
The proposals exceed the terms of the Local Plan in relation to the justified allowances for
essential building needs to sustain the racehorse industry within the Green Belt and the
applicant has failed to demonstrate very special circumstances that would justify permission
or would outweigh the harm that would be caused to the openness of the Green Belt.
The Country Highway Authority raise no objection.
ADDITIONAL INFORMATION
Site and Surroundings
The site which has an area of 0.5 hectare is open grassland used for the grazing of horses.
The land has a frontage to Langley Vale Road of 63m and Chalk Pit Road (Bridle Path) of
95m.
Page 1 of 5
PLANNING COMMITTEE
2 DECEMBER 2004
04/00743/FUL
ITEM 5
This site is owned by the applicant who also owns ‘Condover’ together with land fronting
Headley Road, Langley Vale Road and Chalk Pit Road.
The west boundary of the application site is bound by an existing block of seven stables, a
barn in which there is a further 3 stables and a floodlit sand school. The latter facilities are it
is understood used for the applicant’s daughter’s horses. There is a separate vehicular access
to these stables from Langley Vale Road and there is also a horse access, which crosses the
application site linking the Chalk Pit Road and thence to the light controlled horse crossing
on Langley Vale Road to the horse margin on that road.
Current Proposal
Next to the existing horse facilities it is proposed to erect 12 No. internal horseboxes,
covered four horse walker and ancillary staff accommodation in a bungalow.
The stable building would measure 21.6m by 10.2m with elevations of black tongue
and grooved strip lap cladding under a blue/black profile sheet metal gable ended ridged roof
with a height to eaves of 2.5m and to ridge 6.0m.
The horse walker would have a diameter of 10.98m with sloping metal roof a maximum of
4.1m high.
The bungalow would measure a maximum of 8.93m by 15.69m with brick and rendered
elevations under a part hipped end ridged roof, having a maximum height to eaves of 2.7m
and 5.6m to ridge. The bungalow would have 2 bedrooms, trainer’s office and colours room,
living room, kitchen, bath and toilet facilities and a ut8lity/drying room.
The applicant has written setting out what he feels are the special circumstances justifying
this type of development in the Green Belt as follows:

The premises will be occupied by my daughter, Mrs Laura Mongan, who has been
training under permit from the existing premises. The Jockey Club have recently
granted her a Full Trainers Licence and to make a success of her business she needs to
expand and have facilities for around 20 horses, she has regretfully already had to turn
future owners away through lack of boxes.

Laura, having been born and bred in Epsom, like her parents, is keen to carry on
training in the Town using the excellent facilities available, unfortunately there are no
modern yards available for start-up trainers.

I am aware that the Council’s Local Plan recognises the importance of the racehorse

Training industry to the area and I trust you will find these modest proposals
acceptable.
Page 2 of 5
PLANNING COMMITTEE
2 DECEMBER 2004
04/00743/FUL
ITEM 5

There is a complete lack of small ‘start-up’ yards within the Borough and to
sustain/expand the training industry the Local Authority should encourage proposals
such as these to attract young trainers to the area.

Proposals would use and contribute to upkeep of gallops and downs through the fees.

Proposals would attract more racehorses/owners to Epsom.

Site tucked away from view.

Proposed staff accommodation is modest in size and has been well designed to fit in
with surroundings.

Horses need 24 hour supervision and 2-3 staff accommodation on site. Racing now 7
days a week and late in evening making difficult for staff to get home without own
transport.

Staff find it difficult to find suitable accommodation in area.

All other yards in Epsom have either trainer or staff accommodation on site.
Planning History
The Council has found no planning record for the existing stables and other facilities
alongside the application site.
Planning Policy
Epsom and Ewell District wide Local Plan 2000
Policies
GB2
BE1
MV1
MV8
MV25
HSG11
DC1
General policy for development within the Green Belt.
The text of the Local Plan refers to the horse racing industry at 3.3.2, 3.3.3., 3.5.3
to 3.5.6.
General Policy on built environment
General Policy
Parking standards and provision
Access
Design and layout of new residential development
General development control policy
Page 3 of 5
PLANNING COMMITTEE
2 DECEMBER 2004
04/00743/FUL
ITEM 5
Planning Considerations
Green Belt Policy
The application site lies within the designated Green Belt, and it is therefore necessary to
consider firstly whether or not the proposed development constitutes appropriate development
in the Green Belt as defined in National Planning Policy Guidance (PPG2) and the
Development Plan. In addition, if such development is considered to be inappropriate as
defined in this policy framework, then it falls to be determined whether or not there are very
special circumstances to justify permission, outweighing the harm caused to the Green Belt
by reason of its inappropriateness.
The Local Plan allows for some special consideration to be given to essential development to
sustain the racehorse industry in terms of Green Belt policy provided it preserves the
openness of the Green Belt, and is sited and designed so as to maintain its character.
If essential, small stables for outdoor sport and outdoor recreation may be considered as not
inappropriate in the Green Belt. Small stables is normally considered to be no more than 3 to
5 stables, so clearly the current proposals taken together with the existing stables and horse
facilities exceed the PPG2 provisions.
The proposed development would be sited on currently open land and in a prominent
location, clearly visible from the public vantage point of Langley Vale Road.
The applicant supports the proposed residential accommodation on the basis of the security
and welfare of the horses, difficult working hours and lack of suitable accommodation in the
area. It is acknowledged that there may be greater problems of security and welfare with
racehorses but development in the Green Belt requires very special circumstances which in
this case have not been demonstrated sufficiently to overcome the principle of Green Belt
policy and the protection of openness. There are other ways of providing site security and in
extreme cases night watchman facilities could be provided in a bay of the stables. The need
for accommodation could also be overcome by siting the stables close to an existing dwelling.
The applicant has not provided evidence to show that the proposed need for the development
could not be provided elsewhere in another existing local racehorse training establishment.
To the Councils’ knowledge, Cedar Point Racing stables on Headley Road are vacant.
The proposals would significantly affect the openness and character of the Green Belt because
of their scale and prominent siting and thus represent inappropriate development of the Green
Belt.
The supporting information fails to demonstrate very special circumstances justifying
permission.
Page 4 of 5
PLANNING COMMITTEE
2 DECEMBER 2004
04/00743/FUL
ITEM 5
Highways
The applicant has advised that he expects vehicle movements by way of horsebox to be 2 – 3
times a week, no more than currently using the existing access into Langley Vale Road
The County Highway Authority consider there are no highway objections to make on safety,
capacity or policy grounds.
Consultations
Neighbours notified.
Letter received from neighbour with following reservations about the proposals: other
options should be considered before new stables are allowed in Green Belt, for instance “The
Cedars” stable yard in Headley Road has been vacant for 12 months, make more sense to
build next to and share facilities and access with existing yard on Headley Road (Chalk Pit
Stables?), noise at early hours, increased use of poor access to Langley Vale Road, stable
block too high.
Letter received from the Epsom Race Course Trainers Association supports proposals on
following grounds: not excessive, internal stables very popular type of stabling for smaller
units and very practical, horse walker is smallest available and very worthwhile, staff
accommodation bare minimum required.
Contact: Jacy Yates
Page 5 of 5