SUPPORTING STATEMENT

IN RELATION TO THE

RETROSPECTIVE APPLICATION FOR THE ERECTION OF AN EQUESTRIAN INDOOR PRACTICE ARENA AT MOOR FARM STABLES, WALL HILL ROAD, CORLEY MOOR, , , CV7 8AP.

FOR

MRS LIZ WHITE MOOR FARM STABLES WALL HILL ROAD CORLEY MOOR COVENTRY WARWICKSHIRE CV7 8AP

Andrew Large Surveyors Ltd The Estate Office Staunton Harold Hall Ashby de la Zouch LE65 1RT Tel: 01332 862250 Fax: 01332 865600 Email: [email protected]

SUPPORTING STATEMENT FOR THE RETROSPECTIVE APPLICATION FOR THE ERECTION OF AN EQUESTRIAN INDOOR PRACTICE ARENA AT: MOOR FARM STABLES, WALL HILL ROAD, CORLEY MOOR, COVENTRY, WARWICKSHIRE, CV7 8AP.

This statement has been submitted by Andrew Large Surveyors Ltd on behalf of the applicant Mrs Liz White and relates to the retrospective application for the erection of an equestrian indoor practice arena at Moor Farm Stables, Wall Hill Road, Corley Moor, Coventry, Warwickshire, CV7 8AP.

1.0 Physical Context

Moor Farm Stables sits on the Northern side of Wall Hill Road on the outskirts of Corley Moor. On the site known as Moor Farm Stables the application relates to the recently constructed equestrian indoor practice arena.

Wall Hill Road is a two lane single carriageway within the local authority district of Borough Council. The highway is predominantly used by residential and agricultural traffic.

Corley Moor is a hamlet that consists of two public houses, several farms and residential properties. Corley Moor makes up the wider parish of Corley along with the hamlet of Corley Ash and the village of Corley itself.

2.0 Planning History

Moor Farm Stables have been subject to several applications in the past, the following are of note: - 12/06/2015. Approval of details required by condition no: 3 of planning permission PAP/2014/0533 dated 05/12/2014 relating to landscaping. DOC/2015/0030 - 08/12/2014. Erection of equestrian indoor practice arena. PAP/2014/0533. Material start made May 2015 in conjunction with Local Building Control. - 12/05/2014. Erection of pole barn. PAP/2014/0097 - Application PAP/2014/0533 relates to the building which the current application relates to. Construction of the building was recently completed, however an error during construction has meant that the size differs from what it permitted. The difference between the approved and constructed building is as follows:

i. The footprint of the building has increased by 63.64sqm ii. The increase in eaves height is approximately 3.7m higher than the approved scheme. iii. The pitch as built is 15 degrees as opposed to 11 degrees as approved.

This application is therefore being submitted retrospectively to regularize the new building. The building forms part of the established riding school that operates at the site, as well as being used in conjunction with local schools and council schemes, including the Corley Centre, a secondary special school for students with complex social and communication difficulties.

The property is located 66 meters away from Moor Farm House which is a grade II listed building accessed of the main access off Wall Hill Road, opposite the Red Lion public house. There is a temporary access located to the north east which was used in the construction process. A separate application is to be submitted for this access to be retained as a drop off and delivery entrance only.

3.0 Social and Economic Context

The proposal helps to support an existing rural enterprise as detailed below by the applicant:

Business growth

The new facility has been in use every day and some evenings with on average 275 clients per week, starting at 8am and some evenings until 9pm, and through all the wet and bad weather. With the provision of the facility of an “indoor” arena, a new client base has already increased by 29%, the existing clients remain riding throughout all weather and riding and other sports can take place in winter evenings. Due to our location our catchment is surrounding villages, Coventry, Nuneaton, Solihull and Birmingham.

Generating Employment

Due to this increase we have employed new staff, an Event Manager Emma Fischer is employed to develop the business, organise the hiring, advertise, find new clients etc. Emma is also running a training programme for us. Jo Winfield is working as a professional advisor who I employ to assist with increasing participation and strive to keep moving forward with the business.

We have taken on one full time yard worker. We are also interviewing for two more coaches at present with the extra riding surface and 60 horses and ponies the business needs more coaches and yard staff.

An all year round facility

Cancellations are now minimal, i.e. the snowy Sunday 17th January 2016 we only had 5 cancellations which were illness etc, in the past on bad weather days we have had 90% cancellations. We work in conjunction with the Riding for the Disabled Association as a centre supplying riding for disabled riders, disabled schools include Corley Centre for autistic children, Baginton School, Centre for behavioural needs and the Three Spires School. Health and Safety for our disabled riding groups is paramount, these groups and individuals need indoor facilities as they get too cold and wet outside riding, especially our very young” jockeys” who are wheelchair bound, since the bad weather with cold, wind and wet we haven’t had any cancellations from our disabled groups.

Working with local schools and universities

We have two full days a week with children and young people from Coventry City Council schools and Warwickshire schools for Work Related Learning Services. The 14 to 16 year olds have been training on a NVQ level 1 Horse Riding and Care Course and NVQ level 1 Small Animal Course with us every Wednesday and Thursday to gain qualifications, the arena has meant they can train every week during all weathers, learning to ride, jump, gymkhana games on horsesback etc, also dog training, dog agility. The courses prevent young people becoming NEETS, they are committed, enthusiastic, have a passion for the animals and we are proud that we have 100% progression into further education after the courses, often going onto Warwickshire Agricultural College for level 2. At present I am organising the supply of training for a cluster of schools from the Rugby Area Behaviour Partnership Coordinator – East Warwickshire, working together with Ashlawn School, Bilton School, Harris CofE Academy, Lawrence Sheriff School, Rugby High School and The Avon Valley school and Performing Arts College based at Harris Church of Academy.

As well as maintaining our existing riders, we also work to increase participation and introduce new people to the sport of horse riding, we promote the BEF campaign - HOOF which is funded by Sport England to encourage more adults and children to take up riding and works extensively with disabled adults and children and children form disadvantaged areas. We work with CSW Sports to provide riding for groups of young people, i.e. Coventry and Warwickshire Young Carers. At present CSW Sport with HOOF and ourselves are developing a programme at present, for an “interschools” competition held here on 27th June for Coventry, Solihull and Warwickshire school, we do not have to cancel if wet.

Warwick University train with us, 6 groups a week, ranging from beginners i.e. many Chinese students learning new skills, more competent riders training for competitions, competing in the inter-Uni comps, we held a very successful competition for the whole day in December and have another one booked for February for Warwick Uni,

Birmingham Uni, Coventry Uni and Worcester Uni. The Warwick Uni are planning on holding a charity event at Moor Farm and use the indoor arena.

I am setting up a programme in partnership NWBC Community Development Team to target local NWBC families, the 9 week programmes are targeting “Health, Exercise and Fitness” tackling “obesity” for 2 evenings a week. One evening is “Horses Riding and Horse Care Fun and Fitness” using horses to exercise and get fitter, with talks each week on health issues such as correct and healthy eating, delivered by the NWBC Community Development Team plus exercise with horses. The second programme will be delivered by the NWBC Team by using the venue for “Fun and Fitness for the Family”, i.e. using bouncy castle, tug of war competitions, space hopper racing etc with talks on healthy living, eating etc.

Children from Rugby schools are attending for behavioural therapy with us, horses are used for therapy with amazing results, the children have one day a week off school on the course, Laura Bindley is the Area Behaviour Partnership Coordinator – East Warwickshire working together with Ashlawn School, Bilton School, Harris CofE Academy, Lawrence Sheriff School, Rugby High School and The Avon Valley school and Performing Arts College, based at Harris Church of England Academy, Harris Drive, Rugby. We are working with our member bodies on “Equine Assisted Internships” – incorporating animal health and education, and plan to expand and offer more courses, we already do this educational work i.e. with school children – i.e. planning your budget for animal feed, for instance oats and barley and the importance of good quality food for exercise and health, weighing quantities, being reliable and caring and taking responsibility for an animal. We are planning more courses for disadvantaged and disengaged young people, for families, for GP referral schemes.

Training

As a professional and approved training centre for vocational and career training, a huge amount of interest has been generated from our awarding bodies to utilise the facilities. We have the only facility in the local area and we are close to The British Equestrian Federation offices at Stoneleigh. We offer UKCC level 1,2 and UKCC Level 3 to train coaches to this very high level. BHS First Aid Training is booked to train coaches and gain First Aid qualifications for our sports. We put on BEF HOOF team training and management meetings here, booked Nov 14th 2015. The Pony Club hired facilities and booked the venue February 2016 to deliver a UKCC Level 3 course, the booking was made due to our new facilities, the training can be booked during winter months as it can go ahead in all weathers now.

Geography

Our catchment area is excellent, being located in the catchment for Coventry, Nuneaton and Birmingham, near the motorway network, Birmingham airport, and our equestrian awarding bodies are in Meriden and Stoneleigh. We are very accessible with an easy network. We have recently run a training day for the British Horse Society inspectors, some flew into Birmingham airport.

Other uses

Other sports have hired the facility in the wet weather and evenings, i.e. Balsall and Berkswell Rugby Club training and dog agility training. Petanque (Boules) are using the facilities for their clubs to play on and hold competitions, the surface suits their game, and it is an excellent activity for older generations to be involved in. Riding clubs and Jaguar Landrover

Jaguar Landrover have a scheme called ELS where employees use vouchers to keep fit and learn a new skill, we have a popular interest from employees, some ride with us after work on Thursday evenings and can carry on during the winter evenings.

Pony Club children members ranging from 4yrs to 25yrs learn how to look after horses and ponies and learn to ride, average of 30 children every Saturday form 2pm – 4pm, the numbers have been consistent throughout the winter as normally they would drop off by half. The Atherstone and North Warwickshire Pony Clubs are hiring the indoor school for training sessions on a regular basis.

I have offered the Riding for the Disabled Association to use our indoor arena for their training free of charge, due to the fact the RDA is a charity which we support.

25 adults members are in our Moor Farm Adult Riding Club, a new venture we have just launched as the club will be using the indoor arena on Wednesday evenings, all through the year.

The Young Equestrians Club is set up specifically for the teenagers, this targets girls who drop out of sports at this age, 25 young people in the club. We have recently been used as a veterinary training facility, vets are riding with us and have used the horses for career development.

Wider economic benefits

A lot of clients visiting the arena then go the local public house ‘The Red Lion’ at Corley Moor. The facility has therefore helped to increase their general footfall.

Extract provided by our client Liz White February 2016

4.0 Evaluation

We are aware a significant oversight has taken place during the construction phase. The applicant is very upset this has happened, apologised straight away and is seeking to rectify the situation by way of this application. This was certainly not a deliberate error given the time, expense and worry it has created. We understand that we need to demonstrate that the existing scale of the building does not have a negative effect on the openness of the green belt or the nearby heritage asset and have commissioned a landscape assessment to support this.

We are also aware of the requirements of Article 1 of the First Protocol of the Convention, as incorporated by the Human Rights Act 1998. Of note is the following:

‘The principle of a fair balance requires that the interests of the individual affected by measure interfering with the right to property have to be pondered with the interests of the general public. The interference must not impose an excessive or disproportionate burden on the individual ‘

The demolition of the arena would sadly force the applicant to close the business as she has borrowed a significant amount in order to construct it and would be unable to raise further funds to rebuild to the consented specifications.

The applicant’s accountant has provided a letter outlining the financial effects on the business including accounts for the year end 31st March 2015 (the latter is available at request). These are to be read alongside quotations for dismantling and rebuilding the arena and associated groundwork’s which total £190,000. We would state that this does class as an excessive burden on the individual and also has a negative effect on the interests of the general public with the loss of this facility.

5.0 Assessment against Planning Policy

5.1 National Planning Policy Framework

3. Supporting a prosperous rural economy 28. Planning policies should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development. To promote a strong rural economy, local and neighbourhood plans should: ● support the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well designed new buildings; ● promote the development and diversification of agricultural and other land-based rural businesses;

● support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres; and ● promote the retention and development of local services and community facilities in villages, such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship. The development will support and help develop an existing rural business, through improving the services available at the site. The building is utilised as part of the riding school showing support for a leisure development in North Warwickshire.

8. Promoting healthy communities 70. To deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should: ● plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments; ● guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community’s ability to meet its day-to-day needs; The development is for the retrospective erection of an indoor equestrian practice arena which plays a key part in the community having been regularly used by schools in the area including the Corley Centre, locally.

9. Protecting Green Belt Land 89. A local planning authority should regard the construction of new buildings as inappropriate in 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; Moor Farm stables has been operating for over 40 years, Elizabeth White has been the proprietor since 1991, previously Moor Farm Stables started in 1969, and provides an important outdoor recreational facility in the region, with the stables working alongside numerous local schools. The reference to buildings for agriculture is relevant to the application as the built form of the building is akin to conventional agricultural buildings found in the area.

5.2 North Warwickshire Local Plan 2006

Core Policy 3 - Natural and Historic Environment All development decisions will seek to protect or enhance biodiversity, natural habitats, the historic environment, and existing landscape and townscape character. The development is situated in the existing cluster of buildings that make up the built form of Moor Farm Stables and as such the site does not further encroach into the open countryside. The building has the appearance akin to a conventional agricultural building in the area and so will not adversely affect the characteristics of the local landscape area.

Core Policy 4 - Green Belt The openness of the Green Belt in the Borough will be maintained and there will be a general presumption against inappropriate development.

POLICY ENV2 - GREEN BELT 1. The outer extent of the Green Belt in North Warwickshire is shown on the Proposals Map. Within this area, Government Policy Guidance Note 2 Green Belts applies. 2. Areas within Development Boundaries are excluded from the Green Belt.

The development is within the cluster of buildings that form the sites built form and as such the open countryside will not be encroached upon. The openness of the green belt will in no way be compromised by this proposal.

In the officers report for the approved proposal the following was stated:

‘As such it is necessary to see if there are any planning considerations that would amount to the very special circumstances here to outweigh the inappropriateness of this development. It is considered that there are. Firstly the building here is an opportunity for the business to promote outdoor sport and recreation which is considered by the NPPF to one of the beneficial uses of including within the Green Belt and secondly because it will enhance, support and maintain the viability of a long established rural business that has a track record of offering wider community benefits than just limiting itself to a riding school. Thirdly but of limited weight on its own, is that a similar building could well be approved here under agricultural permitted development rights. lt is considered that these maters together provide the weight to override the limited harm found to the openness of the Green Belt.’

The applicant appreciates that she must now demonstrate that the change in scale does not preclude against the special circumstances afforded to the original application.

To this end an independent Landscape Visual Impact Assessment has been undertaken assessing the arena as built. This concludes:

15.1 This report was compiled on instruction from Andrew Large on behalf of Liz White of Moor Farm Stables. The report comprises a Landscape and Visual Impact Appraisal (LVIA) undertaken by a Chartered Member of the Landscape Institute. The subject was an equestrian indoor practice arena at Moor Farm Stables, Wall Hill Road, Corley Moor, Corley, CV7 8AP.

15.2 The arena has already been constructed and the LVIA was considering what Landscape and Visual effects have resulted from its presence.

15.3 Moor Farm Stables Equestrian Centre has an excellent reputation for offering professional coaching and training for all levels and ages of riders. The Centre provides high quality coaching to a range of individuals and several organisations.

15.4 The arena is approximately 68m long by 21m wide and 7.5m from the floor level to the ridge of the pitched roof. The building is timber-clad with hit-and-miss boards.

15.5 The existing site comprises a range of farm buildings, stables, offices, training enclosures and storage areas concerned with the running of the business. The buildings are clustered adjacent to the original farm house forming a compact arrangement of buildings. The arena will extend the building form to west behind the boundary vegetation.

15.6 The proposals include the retention of a temporary access created for the installation of the arena. The LVIA considered this along with the main building.

15.7 The site and its surrounding area lies within the National Landscape Character Area (NCA) 97 “Arden”.

15.8 At a more local level, the development is installed within the ‘Church End to Corley Hills and Valleys’ character area, as described in the Local Landscape Character Areas North Warwickshire Borough Council: ‘An elevated farmed landscape of low, rounded hills, steep scarps and small incised valleys. This landform combined with extensive hilltop woodlands and tree cover creates an intricate and small scale character, punctuated by numerous scattered farms, and hamlets’.

15.9 The sloping, undulating terrain encloses the site between the higher ground to the south and the M6 embankment to the north. The high hedgerows, individual trees and spinneys limit the scale of the landscape and manage views through it.

15.10 Generally, the sensitivity of the landscape character is considered medium to a relatively small scale structure amongst existing farm buildings. The landscape is not recognised by statute and has no particularly distinguishing, large scale, designations in the area. The site lies within the Green Belt but does not introduce any features which are not within the landscape already. The arena is an extension of an existing building conglomerate. The building and associated entrance would result in a low magnitude of change and minor overall importance.

15.11 The landscape effect on the site and setting is the result of constructing a building and entrance driveway on grassland. The direct result is the loss of grassland which can be extensively found in the locality. windmill (a listed building) is isolated from the site by vegetation and surrounding buildings. The effect of the arena on the local setting would be low in magnitude and of minor importance.

15.12 The location of the arena places it amongst existing buildings and behind an existing hedge. Close views are therefore mitigated from the south, west and east. The distant views from the north are limited by the existing hedgerows, trees and copse which comprise the local green infrastructure.

15.13 The sloping land form and undulating terrain define the zone of visual influence and restrict the area from which to view the site. Scattered small woodland thickets, tall mature hedges and tree belts enhance the enclosed character and further define views.

15.14 The mature boundary hedge filters the view from residences on Wall Hill Road. The high hedgerow dominates the view and benefits from the evergreen content. The timber cladding currently discernible are likely to be less so when the hedge is in full leaf and will benefit from additional planting as part of the landscape scheme.

15.15 Views from properties on Windmill lane are restricted by intervening vegetation and road side planting.

15.16 The views towards the site from Corley Moor settlement are restricted by the tree cover and the sloping land towards the site. The arena is positioned to the west of the existing farm buildings and unlikely to be visible. 15.17 The views from the environs of Moat House Farm and “The Rest” are distant glimpse views of small parts of the arena, as part of a range of items which populate the view.

15.18 Views from the surrounding footpaths range from close views where small parts of the arena are visible as part of the conglomerate of buildings and distant glimpse views where the arena can be viewed amongst the existing natural vegetation. The appearance of the building is not incongruous to the setting and is associated with other buildings and structures. It is not an uncommon building type in the area and will become more assimilated into the landscape as the proposed landscape matures.

15.19 The main view of the site for motorists would be from Wall Hill Road which will afford glimpse views of the arena cladding at this time of year and of the entrance. The existing vegetation mitigates the outline of the building and the glimpses of the cladding will become less apparent as the proposed planting matures and when the hedge is in full leaf. The entrance is well-defined by vegetation either side which limits views in.

15.20 Overall the landscape has medium visual sensitivity to change when considering the range of receptors effected. Given the extend of vegetation cover, the proposed landscape and the enclosed nature of the site, the effect is likely to be Low and the importance minor.

POLICY ENV11 - NEIGHBOUR AMENITIES Development will not be permitted if the occupiers of nearby properties would suffer significant loss of amenity, including overlooking, loss of privacy, or disturbance due to traffic, offensive smells, noise, light, dust or fumes. Occupiers of the development itself should also enjoy satisfactory standards of these amenities.

With regard to the farmhouse on the site there are other buildings between the development and principle dwelling so the views of the property will be obscured. The

development does not involve the intensified use of the site, merely improving the facilities available for visitors to the site; therefore the site use will remain the same as it is at present.

POLICY ENV13 - BUILDING DESIGN 1. New buildings and extensions or alterations to existing buildings will only be permitted where; i. The scale, massing, height and appearance of the proposal positively integrates into its surroundings and ii. The materials and detailing used respect and enhance local distinctiveness.

The landscape assessment of the building in its current form shows that its increased scale does not have a negative effect on its surroundings. The materials used are commensurate with agricultural buildings found locally and reflect what was permitted in the original application.

POLICY ENV14 - ACCESS DESIGN

1. The design of access to and within development should demonstrate that priority has been given to pedestrians, cyclists and those using public transport. 2. Development will only be permitted where vehicular access to the site is safe and the local road network is able to accommodate traffic to and from the development without problems of congestion, danger or intimidation caused by the size or number of vehicles, and without adversely affecting the character of the surrounding environment. 3. Development will not be permitted if its layout and design does not provide safe and easy access for all potential users including those with particular access requirements.

In respect of the determination of this application, the access arrangements have not changed following the consented application where highways raised no objection. The increase in size does not generate increased traffic movements, nor does it have a detrimental effect on the safe movement round the site.

A temporary access has been built to service the construction of the as built arena and this is to be the subject of a separate application for its retention as a delivery and drop of access only.

6.0 Design

6.1 Use

The principle use of the site is already established by the existing building and the fact a stables has operated from the site for the last 40 years. The majority of the neighbouring properties are utilised for residential and agricultural use.

6.2 Amount

The indoor practice arena is designed to have an open slated elevation to provide airflow, measuring approximately 67.75m x 20.75m. The eaves height from ground level is 5.4m. The ridge height from ground level is 7.5m

6.3 Layout

Plans have been submitted with the application.

6.4 Scale

The proposed scheme is typical of this type of development. The low pitched roof reduces the impact from the street scene.

6.5 Landscaping

A detailed landscaping assessment has been undertaken and submitted as part of this application

6.6 Appearance

The proposed scheme is typical of this type of development. The materials used reflect those of the surrounding landscape; the use of stained timber boards allows the proposal to sit sensitively within the site. The roof is grey, plastic coated steel sheeting, (with occasional clear profiled sheets to allow natural light to penetrate into the building) this roof follows the typical style of a building of this function.

7.0 Access

The site is accessed via Wall Hill Road, with existing parking facilities on common land to the front of the site.

The indoor area features removable kicking boards to 1no. side elevation. In situ the kick boards have access to doors that can be used by the horse as an entry and exit point. There are 2no. emergency exits either side, in front and rear elevation to be used as pedestrian exit points where needed.

8.0 Conclusion

The applicant fully appreciates that a significant error has been made in the construction of this arena. However this retrospective application has demonstrated that the increased footprint and height do not have a detrimental effect on the green belt or nearby heritage asset, particularly given that the proximity of the site to the road and other buildings help to absorb the impact. We would also argue that there are special material considerations which need to be taken in account, most notably that the forced demolition of this arena would result in the permanent loss of an important local facility used by the general public, schools and groups.

Signed…………………………………………….. Andrew J Large MRICS FAAV

Dated………………………………………………