Planning Committee 13 March 2019

REPORT SUMMARY

REFERENCE NO. 3/18/2690/FUL Change of use of agricultural land to equestrian stud business. Conversion of agricultural building to stable block. Erection of indoor arena (Demolition of APPLICATION PROPOSAL agricultural building). Conversion of farm building to office space and staff accommodation in connection with the stud farm. Form outdoor manege. Construction of hay barn and manure bunker. Glebe Farm Parsonage Lane Wimborne St. Giles BH21 ADDRESS 5NR RECOMMENDATION - Grant, subject to conditions: (see Section 9 of the report for the full recommendation) REASON FOR REFERRAL TO COMMITTEE Proposal recommended for approval comprising non-residential floor space by means of new build or conversion of 1500sq.m or more. SUMMARY OF REASONS FOR RECOMMENDATION  The location is considered to be appropriate for a rural diversification enterprise, and the proposal is acceptable in its design and general visual impact.  The design of the proposal is acceptable taking into consideration its location within the Chase and West Wiltshire Downs AONB.  The traffic movements generated by the proposal would be acceptable, and would be less than the movements generated by its existing use.  The development would not be significantly harmful to the residential amenities of nearby dwellings by reason of loss of privacy, overshadowing, dominance or noise.  Evidence has been provided to show a need for the provision of on-site staff accommodation, and a condition (10) can ensure this accommodation is linked to the proposed business use.  There are no other material considerations which would warrant refusal of this application. INFORMATION ABOUT FINANCIAL BENEFITS OF PROPOSAL The following are considered to be material to the application: CIL approx. £8,000 Net increase in numbers of jobs: 1 (+relocated employees)

The following are not considered to be material to the application: Estimated annual council tax benefit for District: £207 Estimated annual council tax benefit total: £1,879 Estimated annual business rates benefits for District: Unknown Planning Committee 13 March 2019

Earl and Countess of APPLICANT AGENT Philip Hughes Associates Shaftesbury PARISH/ WARD Crane TOWN Wimborne St. Giles COUNCIL PUBLICITY OFFICER EXPIRY 25 January 2019 SITE VISIT 20 December 2018 DATE DATE DECISION EXT. OF 17 January 2019 13 March 2019 DUE DATE TIME RELEVANT PLANNING HISTORY Not applicable – site currently in agricultural use.

MAIN REPORT

1.0 DESCRIPTION OF SITE AND SURROUNDINGS

1.1 The site is located to the north-east of , within the and West Wiltshire Downs AONB. The site has two access points from Parsonage Lane, and the existing agricultural buildings site close to this lane, to the south west of the site. They comprise a small cluster of traditional brick buildings and two modern cowsheds. The topography of both the site and the surrounding area is undulating, and the agricultural buildings are located at the top of a small hill. The agricultural buildings sit on level ground. The site slopes downwards away from the agricultural buildings to the north and east, where the current uses are agricultural land with evidence of recent use for crops.

1.2 The cluster of brick built agricultural buildings has not been used for some time, but are still capable of use without substantial reconstruction. The brick buildings fell out of use as they are no longer large enough for use in relation to modern farming methods. The cowsheds have been used up until recently to house cows at certain times of the year, but are now redundant as the Shaftsbury Estate is no longer involved in dairy farming. Again, the cowsheds are capable of use without substantial re-construction.

1.3 To the south-west of the site sit a pair of semi-detached residential properties on large plots, 1 & 2 Glebe Cottages. Otherwise, the site is surrounded by undulating agricultural land. Site boundaries are mature hedgerows, which are currently maintained at a relatively low level.

1.34 Due to the location of the existing agricultural buildings, these are prominent in the landscape as approaching the site from both the south-west and north- east along Parsonage Lane. They are also visible from a public footpath located 300m to the north-east of the site. Planning Committee 13 March 2019

2.0 PROPOSAL 2.1 This application seeks permission for the change of use of redundant agricultural buildings and an area of agricultural land to an equestrian stud business. This includes the conversion of existing agricultural buildings to form a stable block (building G), office space and staff accommodation (building E); a bin store (Building A); the demolition of an agricultural building and the construction of an indoor arena (Building F); and the construction of an outdoor manege and hay barn/manure bunker (Building H). Proposed materials are those commonly used in the construction of agricultural buildings, including steel frames, brick and timber cladding for walls, and profiled sheeting and slate for roofing.

2.2 Part of the cluster of agricultural buildings, buildings B-D, are proposed to remain in agricultural use.

2.3 To the north of the site would be a fenced paddock. A landscape buffer in the form of trees and hedgerows would screen the site from the north-west, east and north-east, in addition to the existing hedgerows which will be encouraged to grow taller. Fencing materials across the site will include timber post and rail, post and electric, metal estate fencing and galvanised metal fencing.

2.4 Existing fields to the east and west are included within the boundary of the site, and while no physical changes are proposed to these, the granting of the application would enable the use of these fields in relation to the stud farm business.

2.5 The proposal would primarily make use of the existing western access to the site, with the eastern access becoming secondary.

2.6 The applicants currently operate a smaller scale equestrian enterprise from the Grade II* Listed Buildings at Home Farm in the grounds of St Giles House, but cannot expand the business due to the restrictions imposed by the Listed status of this site. It is proposed to re-locate this operation, based around breeding dressage horses for high-level competition, to Glebe Farm.

3.0 SUMMARY OF INFORMATION

Existing Proposed Change/ net gain: From existing Site Area (ha) Unknown – part of wider 3.3 - agricultural area Use Agricultural Equestrian - Stud Farm (sui generis) Parking Spaces 0 12 +12 Floor Space 1,596sqm 2,157sqm +807sqm Planning Committee 13 March 2019

Structure E (proposed office and staff accommodation) Approximate Ridge 4.6m 4.6m - Height (m) Approximate Eaves 2.5m 2.5m - Height (m) Approximate Depth (m) 21m 21m - Approximate Width (m) 5.5m 5.5m - Distance south site 2.5m 2.5m - boundary Structure F (proposed indoor arena) Approximate Ridge 4.6m 7.7m +3.1m Height (m) Approximate Eaves 2.1m 5.2m +3.1m Height (m) Approximate Depth (m) 21m 22m +1m Approximate Width (m) 26m 62m +26m Distance south site 11.5m 6.5m -5m boundary Structure G (proposed stables) Approximate Ridge 7.2m 7.2m - Height (m) Approximate Eaves 3.7m 3.7m - Height (m) Approximate Depth (m) 25m 25m - Approximate Width (m) 25m 25m - Structure H (proposed hay barn) Approximate Height (m) - 5m +5m Approximate Depth (m) - 8m +8m Approximate Width (m) - 25m +25m

4.0 RELEVANT PLANNING CONSTRAINTS

Area of Outstanding Natural Beauty (AONB) : (statutory protection in order to conserve and enhance the natural beauty of their landscapes - National Parks and Access to the Countryside Act of 1949 & Countryside and Rights of Way Act, 2000)

Agricultural Land Classification – Grade 3 Planning Committee 13 March 2019

5.0 POLICY AND OTHER CONSIDERATIONS

KS1: Presumption in favour of sustainable development KS11: Transport and Development KS12: Parking Provision ME1: Safeguarding biodiversity and geodiversity ME3: Sustainable development standards for new development ME4: Renewable energy provision for residential and non-residential developments HE2: Design of new development HE3: Landscape Quality PC4: The Rural Economy

Supplementary Planning Documents:

Cranborne Chase and West Wilshire Downs AONB Management Plan

The National Planning Policy Framework (2018) Paragraph 11 sets out the presumption in favour of sustainable development. Development plan proposals that accord with the development plan should be approved without delay. Where the development plan is absent, silent or relevant policies are out-of-date then permission should be granted unless any adverse impacts of approval would significantly and demonstrably outweigh the benefits when assessed against the NPPF or specific policies in the NPPF indicate development should be restricted.

Relevant NPPF sections include:  Section 6 Building a strong, competitive economy

The advice on proposals contributing to the rural economy in Section 6; Paragraphs 83 supports the sustainable growth of businesses in rural areas, both through conversion of existing buildings and well-designed new buildings. Paragraph 84 recognises that sites to meet local business needs may have to be found adjacent to or beyond existing settlements.

6.0 LOCAL REPRESENTATIONS

6.1 In addition to letters to neighbouring properties, a site notice was posted outside the site on 6 November 2018 with an expiry date for consultation of 29 November 2018, and a press advert was placed in the Bournemouth Echo on4 January 2019 with an expiry date for comments of 25 January 2019.

6.2 No comments on this application have been received.

7.0 CONSULTATIONS

7.1. Knowlton Parish Council SUPPORT (received 08/11/2018) Planning Committee 13 March 2019

7.2 County Highways NO OBJECTION subject to conditions (received 09/01/2019) - Manoeuvring, parking and loading areas - Set back gates (western access)

7.3 Cranborne Chase & West Wiltshire Downs AONB (received 22/01/2019) NO OBJECTION IN PRINCIPLE subject to conditions and informative notes relating to lighting and protection of Dark Skies, materials, routing of vehicles and hours of operation.

7.4 Environment Agency No comments received.

7.5 Natural

NO OBJECTION in relation the potential impact on air quality at designated sites Sutton Meadows SSSI; Boulsbury Wood SSSI; Moors River System SSSI and Pentridge Down SSSI (received 25/01/2019)

- Informative recommended re. covering of manure bunker.

7.6 Lead Flood Authority NO OBJECTION subject to conditions (received 10/01/2019) - Submission of surface water management & maintenance scheme.

7.7 East Environment Partnership NO OBJECTION (received 18/12/2018)

8.0 APPRAISAL

8.1 The main considerations in respect of this application are:  The principle of an equestrian stud farm business in this location  The design of the proposed development  The impact of the proposed development on the landscape of the AONB  The proposed lighting scheme  The impact on the amenity of neighbouring properties  The need for on-site staff accommodation to support the business  Impact on biodiversity  Access and parking  Manege earthworks  Financial contributions

The principle of an equestrian stud farm business in this location

8.2 Both paragraph 11 of the NPPF, and KS1 of the Local Plan place a presumption in favour of sustainable development. Policy PC4 of the Local Planning Committee 13 March 2019

Plan supports the diversification of agricultural businesses, and cites equestrian uses as one example of an acceptable rural diversification, subject to meeting the following criteria:

 Are consistent in scale and environmental impact with their rural location avoiding adverse impacts on sensitive habitats, Areas of Great Landscape Value and landscapes identified through landscape character assessments and the openness of the Green Belt.

8.3 Scale and design of the proposal are considered below. With regard to impact on sensitive habitats, Natural England have advised that the proposal would not have an adverse impact on air quality at designated sites Sutton Meadows SSSI; Boulsbury Wood SSSI; Moors River System SSSI and Pentridge Down SSSI. The site lies outside the 5km Dorset Heathlands consultation zone and is not in the Green Belt.

 Conserve the landscape quality and scenic beauty of the Cranborne Chase and West Wiltshire Downs AONB, and comply with the provisions of the AONB Management Plan.

8.4 The impact of the proposal on the landscape quality of the AONB is considered separately below. The AONB Management Plan objective RE-A supports a sustainable rural economy, and the AONB Partnership has no objection to the principle of this proposal.

 Do not harm amenity and enjoyment of the countryside through the impact of noise and traffic generation.

8.5 Although the dairy use at the site has ceased, this use could be re- commenced without the need for planning permission so it is appropriate to compare traffic movements to the previous dairy use. The applicant has submitted a Transport Assessment, which shows that the level of light traffic generated by the proposal will be similar to that of the extant dairy use. The proposal will see a comparative reduction in larger vehicular movements. The AONB Partnership has raised concerns over the possibility of traffic arriving at the site through Wimborne St Giles rather than making use of the B3078 and B3061. An informative (2) has been added to recommend that the site is accessed from these main roads.

 That minimise additional trips on the highway network and are accessible by sustainable modes other than the car.

8.6 As above, the Transport Statement has shown that the proposal will not increase trips on the highway network. The site is located approximately 250m from the village of Wimborne St Giles, so will be accessible via sustainable means for inhabitants of this village. This village also includes a small range of facilities that can be accessed by any workers living on the site.

8.7 Overall, it is considered that the proposed use would represent an appropriate diversification of agricultural land in this rural location, and would meet the Planning Committee 13 March 2019

aims of Policy PC4 which seeks to enable growth in the rural economy. Although a fairly substantial re-building is proposed as part of the development, this re-building relates to the development of a new 3.3ha rural enterprise, which will bring employment benefits and is agricultural in appearance.

8.8 The proposal would see buildings which are redundant, but not incapable of use, brought back into use to support the rural economy. It would enable the successful stud farm business to be moved to a site that can accommodate its needs, safeguarding the jobs of existing staff and expanding the business to employ additional staff. It is considered that the proposal is acceptable in principle, subject to the acceptability of the design and impact on the landscape of the AONB.

The design of the proposed development

8.9 The proposal makes use of some existing structures on the site, including a cluster of single and one and a half story farm buildings adjoining Parsonage Lane, and a single story steel frame cowshed located to the north. All these structures are now redundant, and comprehensive refurbishment is proposed. The existing buildings are rather unsightly due to their poor state of repair, and subject to appropriate use of materials (secured by condition 8), the re-use of these buildings is considered a benefit of the scheme.

8.10 Another single story steel framed cowshed sitting between the retained cowshed and Parsonage Lane is proposed to be demolished and replaced with an indoor arena. The existing structure is 23m x 19m, with a height of 4.5m. The proposed structure is significantly larger, at 62m x 22m, with a height of 7.7m. The applicant has advised that this size is required in order to provide sufficient room for exercising and training of the horses. The arena has been designed in the style of an agricultural building, and includes open sides and proposed materials typical of agricultural buildings.

8.11 Although the proposed arena is larger than the existing structure, its size is not out of place in comparison to agricultural buildings in the local area. The building is quite prominent when viewed from the road, but it is considered that, given the height and low pitched roof, the impact will not be over- dominant or overbearing. The elevation on the proposed building is also broken up through the use of open sides on all sides, which is not the case for the existing structure.

8.12 A hay barn / manure bunker is proposed to the east of the cluster of buildings. This along with the stables and indoor arena will provide a sense of enclosure to a concrete yard.

8.13 To the north of the yard, a manege is proposed. The ground levels on this part of the site fall relatively gently to the north east before falling away more steeply. Consequently the manege will have very limited visibility from the road. The majority of the manege will be provided on relatively level ground but it is proposed to cut in to the south west of the manege by 0.8m, and to Planning Committee 13 March 2019

elevate the north side of the manege by 0.5m in response to the gentle slope of the site from south west to north east. A slope will be created to the south west while to the north east corner a small bank will be created. The creation of this bank will not require the construction of any retaining walls. Planting will be placed to the north-east corner of the manege, and along the southern elevation, to mitigate the effect of the altered ground levels. This is considered acceptable subject to a condition (17) requiring details of the FFL and any retaining structures for the manege, and buildings F, H and J.

8.14 For all refurbishment of existing, and construction of new buildings, the applicant has suggested re-use of existing materials from other buildings on the estate where possible. While this may be a practical possibility, and the re-use of existing materials could have potential benefits in terms of both recycling and reducing waste and through the use of pre-weathered materials, this is a prominent location and it is important that the right materials for the site are used. A condition (8) is proposed accordingly to enable the Council in consultation with the AONB Partnership to agree the palette of materials used.

8.15 Overall, taking into account the scale of the existing buildings on the site, the design of the proposed stud farm makes good use of existing / redundant buildings, and responds well to its surroundings taking into account the requirements for the business, and is considered acceptable on this basis.

Impact of the proposed development on the landscape of the AONB

8.16 Policy HE3 of the Local Plan requires development to protect and enhance the landscape character of the area, and for those proposals within the AONB, to take account of the AONB Management Plan. Given the scale of the current redundant buildings, the proposals, although having a greater footprint, are not unsuitable for the location. A condition (15) is proposed to ensure that equipment and goods relating to the stud farm business are not stored out in the open, to avoid any impacts on the AONB landscape from the storage of goods outside of the proposed buildings.

8.17 The landscape proposals on plan 223/26 152 rev. A are considered acceptable. It will take some time for the new shelterbelt planting on the eastern boundary to develop to a point where it softens the built form: such shelterbelts are not uncommon in the area so it is not considered this will appear artificial in the landscape. A condition (6) will ensure the proposed landscaping is implemented and maintained.

8.18 The landscape proposals rely on both the planting of new soft landscaping and the management of existing hedgerows. For this reason a condition (7) requiring the submission of a Landscape Management Plan is proposed, to ensure existing hedgerow management compliments the site.

8.19 The proposed change of use of agricultural fields to the north and east of the building complex, manege and paddock could pose a potential risk to the AONB landscape if these fields were subdivided into smaller sections to accommodate horses, which would detract from the open character of the Planning Committee 13 March 2019

landscape in this area. A condition (17) is therefore proposed to prevent the installation of additional fencing under permitted development rights.

The proposed lighting scheme

8.20 One of the key aims of the AONB Management Plan is the protection the expanse of dark night skies. The submitted lighting scheme is considered to achieve this objective and specifies the use of horizontal lighting to direct light to where it is needed. The lighting strategy differs from the submitted Design & Access Statement in respect of the height of the lighting posts for the manege – the applicant has confirmed the intention that these be provided at a reduced height of 5m, which will sit them behind the building complex as viewed from the road. A condition (9) is proposed requiring lighting in accordance with approved details, controlling any further external lights, and limiting the lighting for the manege and indoor arena to their hours of use. An informative note (3) will advise the applicant regarding the need for internal window coverings within the office and staff accommodation.

Impact on the amenity of neighbouring properties

8.21 The nearest residential property is no. 2 Glebe Cottages, the curtilage of this property adjoins the site, while the dwelling itself is located approx. 30m from the existing farm building cluster, proposed for use as offices and residential accommodation. No. 1 Glebe Cottages sits to the west of no. 2. There is a suitable distance between the existing cottages and the proposed stud farm to prevent any issues in terms of overlooking. The proposed manure bunker would be situated some 100m from the property so would be unlikely to cause a nuisance, subject to a condition (14) preventing the storage of manure in any other location and Informative Note 1 in that the store should be covered. In addition the proposed stud farm is unlikely to have a greater impact on amenity than the existing use of the site as a dairy farm. The impacts are considered acceptable subject to hours controlling the times of regular operations and visits, taking into consideration that the horse will require 24 hour care.

8.22 The applicant has proposed hours of use for the manege and indoor arena of 7.30am – 7.30pm Monday to Sunday. The proposed hours are reasonable for Monday to Friday but it is considered the hours should be reduced on Saturday and Sunday, from 9am – 6pm, to prevent disturbance to adjacent residents at the weekend. Lighting of these facilities will also be restricted to these hours of use to prevent unacceptable impacts to the occupants of Glebe Cottages. A condition (12) will set these hours as the time for planned visits to the site in relation with its activities, with emergency visits able to take place at any time.

The need for on-site staff accommodation to support the business

8.23 The proposal includes the creation of one three bedroom flat which can accommodate up to three staff members. Paragraph 79 of the NPPF states that decisions should avoid the development of isolated homes in the Planning Committee 13 March 2019

countryside, except in specific circumstances. One such circumstance is “there is an essential need for a rural worker, including those taking majority control of a farm business, to live permanently at or near their place of work in the countryside.”

8.24 The applicant has included a Business Case, which explains why they believe on-site accommodation is necessary for the stud farm business. This explains that the nature of the business involving the ability to monitor pregnant mares, and take swift action to prevent any risk of complications and respond to veterinary emergencies, particularly during foaling. It is considered that the requirements and risks associated with the proposed development are sufficient to require on-site accommodation.

8.25 The proposed residential unit itself is adequate to provide the required accommodation and a reasonable standard of living, but does not go beyond what would be necessary. It is considered acceptable subject to conditions (10, 11) linking occupancy to employees.

Impact on biodiversity

8.26 The site is used by nesting barn owls, barn swallows and house sparrows. The proposal is accompanied by a Biodiversity Action Plan (BAP) showing how the development will avoid harm and mitigate the loss of breeding sites for these birds. The BAP has been certified by the Natural Environment Team and provides adequate mitigation subject to a condition (16) to ensure its implementation.

Access and Parking

8.27 The site is proposed to make use of the existing western site access, and the plans show gates set back a sufficient distance from the road to allow vehicles to pull in and stop off the road in front of them.

8.28 There are no set parking standards for Stud Farm development, and no objection has been received regarding the level of proposed parking from the statutory consultee Dorset County Transport.

8.29 The access and parking provision is therefore considered acceptable, subject to conditions (3, 4) requiring the provision of the parking and turning space, and the set back of the entry gates.

Surface Water Drainage

8.30 The application is accompanied by a proposed drainage plan, which shows how the drainage of the site will be achieved. Dorset County have recommended that a condition (5) be attached requiring the submission of a detailed surface water management and maintenance scheme. Planning Committee 13 March 2019

Manege Earthworks

8.31 The manege is to be constructed with the provision of two layers each approximately 150mm in depth, a layer of aggregates topped with a geotextile on which will site a layer of sluice sand. The applicant has advised that the volume of earth to be excavated for the manege will be approximately 500m3, and that taking into account the bulking factor of spoil following excavation this should result in approximately 650m3 of earth. There is an existing slurry pit to the east of building G which will be in-filled as part of the proposed works at the site. This slurry pit has a volume of approximately 630m3, therefore the majority of the spoil will be used to infill this and any additional will be used to form the small bank at the north-east corner of the outdoor manege. This is considered an acceptable approach in principle, subject to a condition requiring the submission of an earthworks strategy to provide further details (18).

Financial Contributions

8.32 The proposed accommodation element of the scheme has a floorspace of about 75sqm measured externally, so would generate a CIL liability of approx. £8,000. No requirements for other financial contributions have been identified.

Conclusion

8.33 The proposal conforms to the requirements of the general policies of the Christchurch and Local Plan Part 1 and Section 6 of the NPPF, taking into account material considerations.

9.0 RECOMMENDATION - Grant, subject to the following:

Conditions: (All pre-commencement conditions have been agreed with the applicant)

1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

150-B; 151-B; 152-B; 153-A; 154-A; 155-A; 156-A; 157-A; 158-A; 159-A; 160- A; 161-A;

Reason: For the avoidance of doubt and in the interests of proper planning. Planning Committee 13 March 2019

3. Before the development is occupied or utilised the areas shown on Drawing Number 150 Rev B for the Manoeuvring, parking, loading and unloading of vehicles have been surfaced, marked out and made available for the purposes specified.

Reason: To ensure the property and appropriate development of the site and to ensure that highway safety is not adversely impacted upon.

4. Before the development hereby permitted is occupied or utilised the entrance gates for the western access must be set back a minimum distance of 12 metres from the edge of the carriageway and hung so that the gates can only open inwards.

Reason: To ensure vehicles will be parked clear of the carriageway whilst any gates are being opened or closed in the interests of highway safety.

5. No development shall take place until a detailed and finalised surface water management & maintenance scheme for the site, based upon the hydrological and hydrogeological context of the development, has been submitted to, and approved in writing by the local planning authority. The surface water scheme shall be implemented in accordance with the submitted details before the development is completed.

Reason: To prevent increased risk of flooding and to improve and protect water quality and to ensure future maintenance of the surface water drainage system and to prevent increased risk of flooding.

6. All hard and soft landscape works shall be carried out in accordance with the approved details contained on plan 223/26 152 rev. A dated August 2018. The planting of the shelterbelt to the east shall be carried out before construction of the indoor arena and the remainder in the first planting season following completion of the development. Any planting found damaged, dead or dying in the first five years following their planting are to be duly replaced with appropriate species.

Reason: This information is required prior to occupation of development in order to ensure the implementation of the scheme is carried out in accordance with the approved plans

7. No occupation or utilisation of the development permitted shall take place until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the local planning authority. The schedule shall include details of the management regime for boundary hedgerows. Maintenance shall be carried out in accordance with the approved schedule unless agreed in writing by the Local Planning Authority.

Reason: This information is required in order to ensure the long term maintenance and landscaping of the site Planning Committee 13 March 2019

8. Prior to the construction of buildings F, H or J, or the alteration of building G, samples of the external facing and roofing materials for these buildings shall be provided on site, and approved in writing by the Local Planning Authority (LPA) in consultation with the AONB Partnership. All works shall be undertaken strictly in accordance with the details as approved, unless otherwise agreed in writing with the LPA.

Reason: This information is required prior to commencement to ensure satisfactory visual relationship of the new development to the existing.

9. External lighting, and internal lighting within the stables, indoor arena and hay barn, shall be installed in accordance with the submitted Lighting Strategy Plans Ref. LS14335-3-1 and LS14335-1-4. Notwithstanding the details shown on the above plans the Luminaire A Column lights installed in the manege shall be limited to 5m. No additional external lighting, or internal lighting within the stables, indoor arena and hay barn, shall be installed without the express written permission of the Local Planning Authority. The indoor arena and manege shall not be lit outside the hours of 7.30am-7.30pm Monday to Saturday, and 9am-6pm on Sundays.

Reason: To safeguard the Dark Night Skies of the Cranborne Chase AONB .

10. The Equine Stud Business shall be constructed and made ready in all respects for bringing into use concurrently with the first occupation of the residential accommodation hereby permitted, and shall thereafter be retained.

Reason: The essential nature of the accommodation hereby permitted relies on this development.

11. The occupation of the dwelling shall be limited to a person or persons solely or mainly working, or last working, at the permitted Equestrian Stud Business, or a widow or widower of such a person, and to any resident dependants.

Reason: The site is in an area where new dwellings are not normally permitted except where there is an overriding need in the interest of the livestock business hereby approved..

12. The opening hours of the Equine Stud Business shall be 7.30am to 7.30pm Monday to Friday, and 9am to 6pm Saturday to Sunday. The manege and indoor arena hereby permitted shall be neither used nor lit outside these hours, and visits to the site by non-employees of the business shall be restricted to those relating to emergencies only.

Reason: To protect the amenity of neighbouring properties, and to conserve the Dark Night Skies of the Cranborne Chase AONB

13. Manure shall only be stored within the approved manure bunker.

Reason: To avoid creation of a nuisance and possible pollution. Planning Committee 13 March 2019

14. No equipment, goods, plant, material or waste shall be deposited or stored in the open on the site without the prior consent in writing of the Local Planning Authority.

Reason: In order to protect the amenities of the area and safeguard the landscape of the Cranborne Chase AONB.

15. The development hereby approved shall not be first brought into use unless and until the protected species mitigation measures as detailed in the approved mitigation plan dated 15/02/2017 have been completed in full, unless any modifications to the agreed mitigation plan as a result of the requirements of a European Protected Species Licence or the results of subsequent bat surveys have first been submitted to and agreed in writing by the Local Planning Authority.

Thereafter approved mitigation measures shall be permanently maintained and retained in accordance with the approved details, unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To ensure that bat/barn owl species are protected and their habitat enhanced

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any subsequent re-enactment thereof no additional gate, fence, wall or other means of enclosure shall be installed at the site without the consent of the Local Planning Authority.

Reason: To safeguard the rural landscape of the Cranborne Chase and West Wilshire Downs AONB.

17. Prior to the construction of buildings F, H, J or the manege, plans and particulars showing the finished floor levels, related to ordnance datum or fixed point within the site, of the ground floor of the proposed building(s) and manege, shall be submitted to, and approved in writing by the Local Planning Authority and development shall not be commenced until these details have been approved, unless otherwise agreed in writing. All works shall be undertaken strictly in accordance with the details as approved.

Reason: In order that the Council may be satisfied with the details of the proposal having regard to the existing site levels and those adjacent hereto

18. Prior to the construction of the manege, details of earthworks shall be submitted to and approved in writing by the local planning authority. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, showing the relationship of proposed mounding to existing vegetation and surrounding landform. Development shall be carried out in accordance with the approved details. Planning Committee 13 March 2019

Reason: This information is required prior to construction of the manege in order to avoid the proposed development adversely affecting the character of the AONB

Informatives:

1. Natural England advise that the manure store should be covered to reduce ammonia emissions. Further guidance can be found in the Code of Good Agricultural Practise https://www.gov.uk/government/publications/code-of- good-agricultural-practice-for-reducing-ammoniaemissions/ code-of-good-agricultural-practice-cogap-for-reducing-ammonia- emissions#store-and-cover-yourorganic-manures

2. It is recommended that HGV/horse and lorries access to and from the site using the section of Parsonage Lane between the site and the B3081, and do not make use of the narrower sections of Parsonage Lane or route through Wimborne St Giles.

3. The applicants be advised to consider introducing internal window coverings within the residential and office unit to protect the dark skies of AONB.

4. The applicant needs to be aware that the Community Infrastructure Levy (CIL) will be applied to this development. The Council will shortly be issuing a CIL Liability Notice following the grant of this permission which will provide information on the applicant’s obligations.

Background Documents: N/A

Case Officer: Elizabeth Fay

NB For full details of all papers submitted with this application please refer to the relevant Public Access pages on the council’s website.

The conditions set out in the report may be subject to such reasonable change as is necessary to ensure accuracy and enforceability.