Proposed stable block and hardstanding, retention of gates.

Proposed stable block and hardstanding, retention of gates.

In accordance with the criteria for public speaking, Mrs. Scully spoke in support of the application.

Councillor Mrs. J.E. Pemberton, the Local Ward Member, outlined a number of concerns associated with these proposals and the area in general, including: the limited accommodation for horses in the stable block; the size of the hardstanding; surface water drainage problems; the condition of public footpaths; the number of retrospective planning applications being dealt with; the controversial design of the gates; the need to preserve a nearby stone bothy; and the need to minimise light overspill.

In response to a question, the Chief Development Control Officer advised that there were no development rights and any further proposals would require planning permission.

A number of Members felt that the lighting at the entrance gates should be kept to a minimum in order to protect the amenity of neighbouring properties.  Some Members commented on the attractiveness of the gates but others felt them to be unsuitable.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.         A01 (Time limit for commencement (full permission)).

            Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2          The development shall be carried out in all respects strictly in accordance with the approved plans date stamped 20th May 2004.

            Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

3.         B01 (Samples of external materials).

            Reason: To ensure that the materials harmonise with the surroundings.

4.            Notwithstanding the submitted application, details of the external lighting to be installed at the entrance gates shall be submitted to and approved in writing by the local planning authority within one month of the date of this decision.  This shall include light positions, light wattage and time periods of operation.  Only the approved details shall be installed and operated on site.  The approved scheme shall be implemented on site within three months from the date the scheme is approved.

            Reason: To minimise the light overspill and to protect the amenity of neighbouring properties.

5.            Notwithstanding the submitted drawings, ground levels and drainage of the hardsurfacing area shall be submitted to and approved in writing by the local planning authority.

            Reason: To ensure that the development is of a scale and height appropriate to the area.

6.            Notwithstanding the submitted drawings, details of any materials surfacing the hardstanding including technical engineering specification of the area shall be submitted to and approved in writing by the local planning authority.

            Reason: To protect the visual amenities of the area.

7.         E11 (Private use of stables only).

            Reason: In order to safeguard the residential amenity of the area.

8.         The waste material from the development is to be disposed of on site, none of the material should be disposed of inside the SSSI boundary and neither spread across the meadow.

            Reason: To protect the natural environment.

Informatives:

1.            Referring to Conditions 5 and 6, the local planning authority in the absence of the information requested has concerns regarding the surface of the area and request discussions with the local planning authority prior to commencement of the submitted application.

2.         The right of way should remain at its historic width and suffer no encroachment or obstruction during the works or at any time after completion and should remain open at all times.  If development works are perceived to be likely to endanger members of the public then a temporary closure order should be applied for from the Public Rights of Way Department, preferably 6 weeks in advance of work starting.

3.         All washwaters, manures and stable waste should be collected, stored and disposed of in accordance with DEFRA "Code of Good Agricultural Practice for the Protection of Water".

4.            Developments on this scale in these lower risks locations outside zone 3 fall outside the scope of formal standing advice.  The following is offered to aid local planning authorities and developers in managing the surface water runoff issues for information purposes only as a pointer towards best practice for surface water disposal.

            Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management.  This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site.  This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements.  Approved Document Part H of Building Regulations 2000 sets out a hierarchy for surface water disposal which encourage a SUDs approach.

            In accordance with Approved Document Part H of the Building Regulations 2000, the first option for surface water disposal should be the use of sustainable drainage methods (SUDS) which limit flows through infiltration e.g. soakaways or infiltration trenches, subject to establishing that these are feasible, can be adopted and properly maintained and would not lead to any other environmental problems.  For example, using soakaways or other infiltration methods on contaminated land carries ground water pollution risks and may not work in areas with a high water table.  Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under BRE Digest 365.

5.         Any waste excavation material or building waste generated in the course of the development must be disposed of satisfactorily and in accordance with Section 34 of the Environment Protection Act 1990.

6.         N15 - Reason(s) for the Grant of Planning Permission.