10.1 WILL HEY FARM WATFORD LANE NEW MILLS RETENSION OF NEW STABLE BLOCK, SAND PADDOCK AND ASSOCIATED EARTHWORKS AND LANDSCAPING (FULL - MINOR)

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1 HPK/2012/ /04/2012 WILL HEY FARM WATFORD LANE NEW MILLS MR & MRS M WILSON KIRSTY WILSON EQUINE AND WILL HEY FARM BED & BREAKFAST RETENSION OF NEW STABLE BLOCK, SAND PADDOCK AND ASSOCIATED EARTHWORKS AND LANDSCAPING (FULL - MINOR) HPBC INTEREST: None Known SITE LAYOUT / DESCRIPTION: Will Hey Farm occupies 0.85 hectares of agricultural land and is situated on Watford Lane just outside of the built-up area boundary of New Mills, in an area of open countryside which is also designated as Green Belt. The former farmhouse which offers B & B is located on the eastern side of the lane and has a small garden area to its rear, a yard/parking area in front of it within which there are some old stable/workshops. To the west of the farmhouse on the opposite side of the Watford Lane and immediately adjacent to it is a more modern detached timber stable block comprising 2 large stables. THE APPLICATION: This application is partially retrospective and engineering works have already taken place to excavate and level the site. Works have begun on the construction of the retaining walls for a further stable block. The application seeks consent to build a further stable block comprising 4 stables which is sited at right angle to the existing stable block. The proposed block is of dimensions 13.8m x 4.6m x 3m high. A large concrete courtyard hardstanding area (120sqm) is to be formed in front of the 2 stable blocks. The stable would be constructed in shiplap boarding to the front elevation with blockwork retaining walls to the front and sides and the roof would be covered in dark corrugated sheets. The land to the west of Watford Lane rises gently and the works to level and construct the side and rear retaining walls to the stables has already commenced. The area beyond these retaining walls has also been excavated. The applicant now seeks consent to construct a sand paddock (250sqm) in this area which will be used for turning out the 10.1

2 horses during the winter months, special one-to-one breaking of the horses and temporary isolation when required. A ramp and sloped track are proposed as a means of accessing the sand paddock and the adjacent field. To the north of the proposed stable block a further hard standing area is being created to provide additional parking and turning area for cars and horse boxes as well as a storage area for wrapped hay bales. This area is measures approx. 200sqm and would be covered in road planings. The development proposed is to facilitate the growth of Kirsty Wilson Equine (based at Will Hey Farm) which is concerned with the breaking and rearing of horses. The scheme also seeks to enhance the services provided for the Will Hey Farm B & B, by allowing them to offer overnight livery to guests travelling on horseback through the Peaks and therefore intended to make a limited contribution to local tourism. Both businesses are colocated at Will hey Farm. PLANNING HISTORY: HPK/2007/0502 Extensions and conversions of garage and stable. Approved HPK/2011/0425 Construction of stable block, including change in levels. Refused Oct PUBLICITY EXPIRY DATES: Site Notice - 9th May 2012 Neighbours 1 st May 2012 Newspaper N/A REPRESENTATIONS / NEIGHBOURS: No comments received to date. CONSULTATIONS: New Mills Town Council Comments Awaited. Highway Authority Watford Lane is a single unmade track which additionally carried the route of a Public Right of Way (FP56). There are no formal passing places. Exit visibility from Watford Lane onto Watford Road is restricted by third party boundary treatments. The Highway Authority would not recommend any material increase in the use of this lane. The farm currently operates as a B & B. 10.2

3 The application advises that the proposals would result in a reduction in the applicant s traffic movements as she would no longer have to travel to work. However it is not clear from the application how many traffic movements would be generated by running the equine business from the premises. Would all the horses be the applicants or would they be independently owned in which case it is expected that there would be visits from the horse s owners. The site is approx in size which in accordance with figures recommended by the British Horse Society would support 2 horses at the most. It is likely that additional foodstuff will need to be imported resulting in traffic movements, as well as those generated by the vets from time to time. In order to better determine the application the applicant should provide a Transport Statement detailing the numbers, types and sizes of vehicles likely to be associated with the proposed business operation. Additionally traffic movements relating to the residential and B & B should be included. On receipt of this information the Highway Authority can comment further. Police Liaison Officer No comments RELEVANT POLICIES: High Peak Local Plan Saved Policies 2008 BC1 - External Materials GD4 - Character Form and Design GD5 - Amenity LT5 - Horse riding facilities, stables and riding schools OC1 - Countryside Development OC2 - Green Belt Development National Planning Policy Framework Section 3 Supporting a prosperous rural economy Section 9 Protecting Green Belt Land MAIN ISSUES AND COMMENT: Background 1. It was brought to the Councils attention last summer that works had taken place on this site for the construction of stabling. In August a retrospective application (HPK/2011/0425) was received for the construction of a stable block and levelled areas. The application was refused on 26 th October 2011 as the development was considered to be inappropriate development in the Green Belt. 10.3

4 2. Following the refusal of the application the applicants appointed consultants who subsequently met with Planning Officers and have now resubmitted the application with supporting information. The application also now includes a proposed sand paddock. In support of the application, a Planning Statement has been submitted which includes details of the proposed development and the business it supports; a landscape appraisal and a Design and Access Statement. Principle Of Development 3. The application site lies in an area of open countryside which is also designated as Green Belt. Section 9 of the National Planning Policy Framework (NPPF) provides guidance protecting Green Belt land and advises that new development in areas of Green Belt is not normally permitted except in very special circumstances where that development is deemed to be appropriate development. Paragraph 89 advises that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are: Buildings for agriculture and forestry; Provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it; Replacement of a building; Limited infilling in villages and limited affordable housing; Limited infilling or partial or complete redevelopment of previously developed sites. The fundamental aim of the green belt policy is to prevent urban sprawl and safeguarding the countryside from encroachment by keeping land permanently open. 4. Policy OC2 Green Belts of the High Peak Saved Local Plan 2008 endorses these Green Belt principles and is thus in accordance with the NPPF. 5. Policy LT5 of the Saved Local Plan Policies makes provision for horse riding facilities. It advises that commercial equestrian development outside the built-up area boundary should be located with adequate access and close to town/villages and should normally be based on existing farms or the reuse of other existing rural buildings to avoid the creation of new free standing building development and as an aid to rural diversification. 6. Section 3 of the National Planning Policy Framework provides guidance on supporting a prosperous rural economy. It advises that planning policies should support economic growth in rural areas in order to create jobs and prosperity. 7. Will Hey Farm is situated just to the north of New Mills in an area of open countryside and Green Belt which is vulnerable to encroachment. Foremost in the consideration of this application is whether or not the development constitutes appropriate development in the Green Belt. The new stable block proposed is to provide stabling for a business operation which relates to the breaking or young horses, with ancillary breeding and behavioural training. This business operation is currently being run with the use of stable facilities at Pott Shrigly in addition to the two existing stables at Will Hey Farm. The development of the new stables will mean that the whole operation can take place at Will Hey Farm. 10.4

5 8. Government advice and case law make it clear that equine businesses are not considered to be agriculture. The building proposed can only be considered to be appropriate development in the Green Belt therefore if it is providing appropriate facilities for outdoor sport or outdoor recreation. The building is not required for such purposes but is to support an equine business. Whilst it is recognised that the business relates to the use of the adjoining land which is used for the grazing and exercise of horses, there are already two large stables available for use which are considered to be adequate to serve the adjoining grazing land and it is not considered that the creation of a larger building to serve a business enterprise is appropriate development in this area of Green Belt. Such development would be more appropriate if it involved the re-use of existing buildings or in areas not designated as Green Belt. 9. For the reason set out above the stables proposed are considered to be inappropriate development in the Green Belt. This building together with the proposed hard surfaced areas, requisite engineering works and proposed sand paddock are not deemed to the essential facilities in this location and are detrimental to the open character and appearance of the Green Belt. They will result in an encroachment of built development into open countryside. The development is thus contrary to Policies OC1 and OC2 of the High Peak Saved Local Plan 2008 and advice contained in the Section 9 of the NPPF. 10. There are two existing stables on the site which are able to support the existing business operations that operate on it. 11. In support of the application the applicant has submitted a landscape appraisal which contends that the site is not highly visible from the wider landscape and that the bulk of the building will be shielded from view as a result of its buried design. It argues that it is well related to existing buildings and not incongruous within the wider landscape and that new landscape proposals will assist in softening the development and integrating it with the wider landscape. However the development still remains inappropriate development in the Green Belt and Members will see from an aerial photograph of the site taken in 2008 that the development that has taken place has indeed had a harmful impact on the visual qualities of the landscape. Highway Issues 12. Watford Lane is a single unmade track which additionally carried the route of a Public Right of Way (FP56). There are no formal passing places and exit visibility from Watford Lane onto Watford Road is restricted by third party boundary treatments. The Highway Authority have advised that they would not recommend any material increase in the use of this lane. From the information provided it would appear likely that increased business activity on the site is likely to result in intensification in use of the lane. The applicant has been asked to provide further information in this respect but it is unlikely that the Highway Authority would support this development on highway safety grounds. 10.5

6 The Site RECOMMENDATION NO.1: Planning permission be refused for the following reasons: 1. The stable block, hard surfaced areas and sand paddock are inappropriate development in the Green Belt. The development will result in an encroachment of built development into open countryside which is detrimental to the open character and visual amenities of the countryside and contrary to the aims and purposes of including land within the Green Belt. The development is thus contrary to Policies OC1 and OC2 of the High Peak Saved Local Plan Policies 2008 and advice set out in Section 9 of the National Planning Policy Framework. RECOMMENDATION NO.2 Enforcement Action is taken to secure the removal of the unauthorised stable building, for the reasons specified above, and with the period for compliance being three months. SITE PLAN Path (um) Track/public footpath Will Hey Farm Bed and Breakfast Spring Will Hey Farm Watford Cottages metres Watford Lane 10.6