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11 Report to Planning Committee Date 21 January 2016 by Director

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11 Report to Planning Committee Date 21 January 2016 by Director Agenda Item Agenda Item 7 Report PC1/16 Report to Planning Committee Date 21 January 2016 By Director of Planning Local Authority East Hampshire District Council Application Nos SDNP/14/02026/FUL & SDNP/14/05926/FUL Applicant Mr J Cullen Applications Erection of 5 semi-detached log cabins (10 units) and siting of shepherd huts as part of farm diversification and associated parking area, with new vehicular access onto Blacknest Road (SDNP/14/02026/FUL) Replacement barn to be used as café, farm shop and cycle hire and new access (SDNP/14/05926/FUL ) Address Broad View Farm, Blacknest Road, Blacknest, Alton, GU34 4PX Recommendation: 1) That planning permission SDNP/14/02026/FUL (Log Cabins) be refused for the reasons set out in Paragraph 10.1of this report. 2) That planning permission SDNP/14/05926/FUL (Farm Shop) be refused for the reasons set out in Paragraph 10.2 of this report. Executive Summary The consideration of the two applications have been incorporated into one report to avoid confusion and provide greater clarity of the comprehensive proposals for the site (and how the two separate components can be considered in isolation and cumulatively). The history of these applications has been complex and resulted in significant correspondence between the case officer and the applicants with significant local interest in the proposals. The application for the lodge was submitted originally and has undergone amendments since the original submission. The application for the farm shop followed at a later date. After extensive discussions, the applicant amended plans for both applications to achieve a compatibility between the 2 schemes (mainly in relation to parking provision and position of the café/farm shop building). Subsequently, at the end of 2015 the applicant submitted a further amendment which provided an additional parking area of 11 spaces within the site. The current plans for both applications allows provision for parking that does not overlap or contradict either application. (The acceptability or otherwise of the provision or layout in each case is considered in more detail in the main body of the report.). The proposals now before members for consideration are set out in the descriptions above but for ease of reference SDNP14/02026/FUL is for 10 holiday units (in 5 cabins), shepherd huts, parking, access and landscaping. SDNP14/05926/FUL is for a café/farm shop (in a new agricultural building replacing a building which formerly was located at the site). The application for the café/farm shop also includes parking alongside the parking for the proposed lodges. The principle of rural economic development is generally supported within the East Hampshire Joint Core Strategy (Policy CP6) for farm diversification schemes, and this includes tourism 11 accommodation and farm shops. The policy is underpinned by the need for such development not to harm the character of the surroundings and the natural beauty, wildlife and cultural heritage. In particular, within the park such development should contribute to conserving and enhancing its natural beauty, promote opportunities for the understanding and the enjoyment of its qualities, improving the viability of rural businesses, and/or providing local services for local people. In this particular case the consideration for the proposals requires firstly an understanding of the existing rural enterprise within the site and how this development would contribute to that enterprise. Secondly consideration would then need to be given as to whether the introduction of the proposed elements would adversely affect the landscape character of the area and the purposes of the National Park. It is considered, that the proposals would, on balance, not conserve the natural landscape beauty of the surrounding area by virtue of the extensive parking required even though it is appreciated that the proposals would create opportunities for enjoyment and understanding of the National Park. Concern is also raised, based on the nature of the existing agricultural enterprise, whether the proposals could reasonably be considered as a form of agricultural diversification and therefore whether they comply with policy. The application is placed before the Committee due to the significant number of representations received on both applications. 1. Site Description 1.1 The planning application site forms a small part of Broadview Farm, a 50 hectare sheep farm in Binsted near Alton at the north eastern edge of the SDNP. It is located to the west of Blacknest Road approximately 1.8 km north east of Binsted. It lies in the bottom of a valley with a steep slope on the western side which is adjacent to the western boundary of South Downs Integrated Landscape Character Assessment the character area K3: Alice Holt Mixed Farmland and Woodland. 1.2 The site is 3.5 hectares and with a stream running from North West to south east through the middle and a small pond just outside the application site. There are a number of mature oak trees on the site but some trees around the pond including 2 willows have been storm damaged. 1.3 The application site contains Broadview Farm Dismantled Railway Site of Importance for Nature Conservation (SINC), a locally-designated site containing a rich flora situated to the north of the proposed development but also immediately adjacent to the existing access track 1.4 The applicant’s residential property, Broadview Farm, is to the north of the main part of the site. An access track leads from the side of the dwelling to a group of agricultural buildings to the south east. 1.5 Blacknest Business Park is located to the east with a line of poplars on the southern boundary. There is pasture and woodland to south, north and west. There is a public right of way immediately to the north of the site and a path to the east which runs through the business park. 1.6 To the west is agricultural farmland associated with Broadview Farm which is grazed by sheep rising westwards to a wooded hanger. The close range surrounding landscape is pastoral in character with areas of woodland, thick hedgerows, tree belts and field trees. 1.7 Access to the site is a via a single track from Blacknest Road which runs past the business park to the south east and Broad View Farmhouse to the north west. 1.8 On the north east side of the road opposite Broad View Farmhouse is a row of dwellings and on the south east side of Blacknest Road to the south west of Broad View Farmhouse is a detached property (Broadview Cottage). 2. Relevant Planning History 2.1 SDNP/12/01951/APNW – Agricultural Prior Notification application for re-levelling part of 12 site to allow grazing for pregnant sheep – Further details not required – 4 October 2012. 2.2 The full applications for consideration are the only relevant applications in relation to the site. However it is worth noting that the application proposals before members for consideration are different from that for which the applicant submitted originally. The application(s) have both undergone a number of changes to arrive at the schemes presented for consideration now. 2.3 SDNP/14/02026/FUL April 2014 – Application submitted: Description: Creation of fishing lake, land re- profiling and erection of 7 semi-detached log cabins (total 14 units) to support outdoor tourism as part of farm diversification with new vehicular access onto Blacknest Road to serve farm and cabins. Amendments to scheme made and application re-advertised: Amended Description: Erection of 5 semi-detached log cabins (10 Units), and siting of Shepherd Huts and campsite to support seasonal outdoor tourism (1 April to 31 October) as part of farm diversification and associated parking area, with new vehicular access onto Blacknest Road. (Main changes to original submission included loss of fishing lake, reduction from 14 units to 10 units, introduction of shepherd huts and also camping facility) Current Scheme Description: Erection of 5 semi-detached log cabins (10 units) and siting of shepherd huts as part of farm diversification and associated parking area, with new vehicular access onto Blacknest Road. (Main changes to the scheme included the loss of the camping area). Additional amendment to scheme made in early December 2015: Description remains but amendment comprises additional parking area with 11 spaces on eastern boundary adjacent to industrial Estate. 2.4 SDNP/14/05926/FUL November 2014 – Application submitted; Description: Replacement barn to be used as café, farm shop and cycle hire, conversion of existing stable building to shower block and new access and parking area. (It is important to note that the original plans were not compatible with the lodges application in that the parking areas overlapped). Currently amended Plans submitted: Description: Replacement barn to be used as a café, farm shop and cycle hire and new access. (Main changes included a larger footprint for the café building to provide screening to the parking area, loss of the shower facility building (due to the removal of the camping facility from the lodge application and amendment of the parking area to provide compatibility with the plans for the lodge application). Additional amendment to scheme made in early December 2015: Description remains but amendment comprises additional parking area with 11 spaces on eastern boundary adjacent to industrial Estate. 2.5 The current plans are considered to provide greater compatibility between the two applications in relation to clarity of parking provision for the two elements (irrespective of the acceptability or otherwise of the parking provision and its impact on the surrounding locality) 3. Proposal 3.1 SDNP/14/02026/FUL (Lodges) - The applicant seeks permission on the first application for the siting of 5 buildings comprising 10 holiday units with additional shepherd huts and parking and access.
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