Waterside, Headley Road, Passfield, Bordon, GU30 7RT 33020/014 14

Waterside, Headley Road, Passfield, Bordon, GU30 7RT 33020/014

PART 1

EAST HAMPSHIRE DISTRICT COUNCIL

PLANNING COMMITTEE REPORT OF THE SERVICE MANAGER PLANNING DEVELOPMENT

Applications to be determined by the Council as the Local Planning Authority

PS.388/2013 31 January 2013 SECTION 1 – SCHEDULE OF APPLICATION RECOMMENDATIONS

Item No.: 01 The information, recommendations and advice contained in this report are correct as at the date of preparation, which is more than one week in advance of the Committee meeting. Because of the time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comments. Any changes or necessary updates to the report will be made orally at the Committee meeting.

PROPOSAL NEW BARN - (East of Passfield Corner) (AS AMENDED BY PLAN RECEIVED 10/01/2013) LOCATION: Waterside, Headley Road, Passfield, Bordon, GU30 7RT REFERENCE : 33020/014 PARISH: Bramshott/Liphook APPLICANT: Mr Gould CONSULTATION 22 January 2013 EXPIRY : APPLICATION EXPIRY : 21 February 2013 COUNCILLOR(S): Cllr A Glass, Cllr B Mouland, Cllr L Ashton SUMMARY RECOMMENDATION: PERMISSION

This application has been included on the agenda at the request of Councillor Glass for the following reasons:

To consider the adverse impact upon neighbouring properties and users of Passfield Club, from effluent run-off and highway issues, regarding the weight of traffic over the weak access bridge.

15 Site and Development

This application relates to a parcel of land within the Waterside Country Estate. The main dwelling was constructed approximately 100 years ago of brick with a handmade tiled roof. The dwelling has formal garden areas with various outbuildings and a tennis court. There is also a large manmade lake and many acres of cultivated trees.

The site which is the subject of this proposal is an area of agricultural land to the north-west of the main dwelling. The application site falls outside the settlement policy boundary (SPB) as defined in the East Hampshire District Local Plan; Second Review, but is within the River Wey Conservation Area.

Permission is sought for a corrugated metal roofed barn, with 3 enclosed and 1 open side, to be used primarily as an animal shelter and for winter feeding. It would measure 8.2 metres wide by 4.2 metres deep; have a single pitched roof with a maximum height of 3.5 metres and minimum height of 3 metres. The barn would be accessed by farm vehicles through the fields and be sited to the north-east of the main dwelling.

Relevant Planning History

21933/025 - Storage buildings ancillary to Waterside Estate. Permission 2008 21933/028 - Retention of farm buildings. Permission 2012 33020/013 - New barn (as amended by plans received, 19 December, 2012) - current application.

Development Plan Policies and Proposals

East Hampshire District Local Plan: Second Review

GS3 - Protecting the Countryside C14 - Conversion of Buildings in the Countryside HE4 - New Development in a Conservation area HE1 - Design T9 - Highway Issues - Access T12 - Parking Standards

16 Planning Policy Constraints and Guidance

River Wey Conservation Area Conservation areas are designated areas of special architectural interest, the character or appearance of which it is desirable to preserve or enhance. It is the quality and interest of the area rather than individual buildings which is important. The consequence of conservation area designation is not to preserve conservation areas unchanged but requires that new development is designed in a sensitive manner which has regard to the special character of the area. The Council’s policy on allowing development within conservation areas is set out in Policy HE4 of the East Hampshire Local Plan: Second Review, where development will be permitted only where it would preserve or enhance the character or appearance of the area.

Householder Design Guide Extending your Home - Design Guide for Residential Extensions - non statutory planning advice adopted in 1995.

Consultations and Town/Parish Council comments

Highways Comments - Comments as follows: No objection to the originally submitted plans.

The amended site plan now includes the access track from Passfield an unclassified road subject to a 30 MPH speed limit. The junction of the track with the public highway has very poor visibility splays and the areas requiring attention to improve same fall outside the applicants control.

The proposal is likely to result in an increase in vehicular movements and it is likely that any vehicles visiting to check stock are likely to reverse out into the public highway. With the increased likelihood of vehicular access being made from this direction there should be provision made on site for parking and turning of vehicles within land controlled by the applicant.

It is not clear if stock would be taken to or from the site via this access but from my site inspection the track does not appear adequate for cattle transporters etc.

Principal Landscape Officer - Comments as follows: This proposal is for a small agricultural barn to be erected to the rear of residential properties on Passfield Road and located on the western boundary of the Waterside property. The site lies within the River Wey Conservation Area. Given the size of the barn, its impact on the wider landscape should not be significant - nevertheless objections have been raised to its proximity to the residential properties. As a possible solution it maybe appropriate to see whether the applicant has considered alternative locations; in particular whether a site close to the southern edge of the meadows and the vehicular access off the B3004 to the south west of the waterside property is possible. In such a position it would not be close to any dwellings, would have good vehicular access and can possibly be screened by existing trees etc.

17 Amended siting - no objection, subject to landscaping condition to secure planting to enable the barn to be seen against a vertical backdrop.

Conservation Officer – Comments as follows: The proposal is for a small agricultural barn which is to be set to the rear of properties along the Passfield Road. The site is located within the River Wey Conservation Area and is part of the Waterside Estate. Given the size and location of the structure its impact on the Conservation Area will be minimal. However, I would still consider that there are better locations for the structure within this area. An example would be from the access off the B3004 to the south west of the Waterside property. This location is set away from residential dwellings and has the possibility of benefiting from background screening by tress.

Amended location - no objection, subject to landscaping condition.

County Ecologist - No particular concerns and therefore no comments to make.

Environment Agency - Having screened the planning application with regard to the low risk of the development type and location of the proposal, I can confirm that we have no comments to make.

Environmental Health - Comments as follows: I have no objections to the proposal in principle. However, I note the proposed barn is located in close proximity to the gardens of nearby residential properties. It would be preferential if the barn could be located further away from these residential properties.

Amended location - I have no objections to the amended application.

Bramshott and Liphook Parish Council - Strongly objects on the following grounds: 1. In elevated position in close proximity to several residential properties/Passfield Club, resulting in environmental issues (water/effluent run-off, smells, flies and noise) and loss of privacy; 2. Passfield Road is a small country lane and not suitable for large agricultural vehicles/livestock; 3. Traffic noise likely to disturb residents, especially if early in the morning; 4. Access lane very narrow/close to residential properties; 5. Materials/design of building not sympathetic to conservation area; 6. No proven need for barn in this location.

Amended location - previous objections still remain.

18 Representations

19 letters of objection have been received, raising the following concerns:

(original siting) a) there is no justification for the barn in its current position; b) the location is within a few metres of residential properties; c) the siting is an environmental hazard, excrement, smells, flies, tics, midges and mosquitoes: d) it overlooks several properties and would result in loss of privacy to a bedroom window; e) the proposed shelter would be visible from outside the farm boundaries; f) excrement run-off from high ground would introduce long-term contamination for residents; g) the tin roof would cause significant noise during rain; h) noise disturbance from required daily visits; i) there are badger sets within 100 metres, consideration should be given to Bovine TB and Schmallenberg Virus: j) there are other more suitable locations on the farm; k) the track is not suitable for farm traffic, or livestock; l) the access crosses National Trust land; m) poor visibility; n) farm traffic would cause a highway hazard with children; o) increased traffic noise would be intolerable; p) poor drainage; q) health hazard for children playing at Passfield Club; r) out-of-keeping with the area; s) spoils the view of the countryside; t) odour nuisance; u) the bridge to the access track is weak and cannot take farm vehicles; v) run-off into the nearby stream would cause significant health issues; and w) the site is within a conservation area.

(amended siting) a) moving the structure 10 metres further away will not address the health hazard from run- off; b) the statement that the access track will only be used as emergency access, seems unlikely; c) the revised siting of the barn is more visible; d) the revised siting would cause loss of privacy to surrounding properties; e) there are several more suitable locations; f) if permitted, more suitable materials should be secured, including a sound-deadening material for the roof; g) the partially built structure should be removed; h) possible harm to horses from increased flies, lice and other biting insects; and i) loss of view, horses would now directly face the back of the barn.

19 Determining Issues

1. Principle of the proposal 2. Visual impact 3. Impact on neighbouring properties 4. Highways

Planning Considerations

1. Principle of the proposal

The application site falls outside any settlement policy boundary, as defined in the East Hampshire District Local Plan; Second Review; therefore, countryside polices apply.

Policy GS3 of the Local Plan states that the countryside, as defined as the area outside settlement policy boundaries, will be protected for its intrinsic character and beauty. Planning permission will not be granted for development within it unless: it is necessary for farming or forestry; it would not harm the overall character and appearance of the countryside; it would not harm the intrinsic local character of the landscape; and would not generate the type and volume of traffic which would not result in danger or inconvenience on the public highway or harm the rural character of local roads.

Policy C14, within its supporting text, refers to new agricultural buildings and sets out that, where planning permission is required, they will be permitted if they are essential for the efficient working of a farm and states that they should be conditioned to be removed if the agricultural use ceases. It also states that, where possible, new buildings should be within an existing group of buildings.

The Design and Access Statement submitted with the application sets out that the barn is required for winter shelter and winter feeding in connection with the farm. The agent has advised that the proposed site for the barn has been purposely located away from the existing buildings, to offer shelter for the animals when they are on this side of the farm. Additional information received, 19 December 2012 and 17 January 2013, has demonstrated that other locations have been considered. These have been dismissed by the County Land and Business Association and the applicants stockman, as either being too close to the existing barns to address the need for which the barn is being sought, or that they are on low-lying land which would be damaged by the cattle when they congregate. As such, it is considered that the new barn is essential for the efficient working of the farm, being used for purposes in connection with agriculture and forestry within the Waterside Country Estate. The barn should be conditioned to ensure that it is used for agriculture and that, should the agricultural use cease, it shall be removed and the land returned to its original condition. Given the above, subject to compliance with the remaining criteria of GS3 and H14 and all other relevant polices set out within the East Hampshire Local Plan: Second Review, the principle of the development it acceptable.

20 2. Visual Impact and impact upon the Conservation Area

The Principal Landscape Officer and Conservation Officer have raised no objection to the proposal and their comments have been set out in full. The alternative location for the barn indicated by the Landscaper Officer and Conservation Officer has been assessed but the agent has advised that the stockmen and the Country Land and Business Association have confirmed that this area would not be suitable, as it is low-lying and the congregating of animals in this area would harm the vitality of the farmland.

The barn is of a modest size and would be of materials commonly used for agricultural buildings. It would be within the corner of the field and seen against a backdrop of built form, as residential properties adjoin the estate in this area. Following concerns raised by the neighbouring residents, an amended plan was submitted, showing the barn further away from residential boundaries and both the Landscape Officer and Conservation Officer have raised no objection to this location. The revised location would result in the barn being in a more elevated position but the scale and appearance of the barn remain the same. It would also still be seen within the context of the existing built form, and be subject to suitable landscaping, not to hide the barn, but to provide a vertical backdrop. It is considered that, whilst it would be visible from outside the application site, it would not harm the visual amenity of the landscape and would preserve the character of the conservation area.

3. Impact on neighbouring properties

The Environmental Health Officer has been consulted and has raised no objection to the proposal as submitted. However, it was suggested that, if the barn could be moved further away from the residential properties, it would be beneficial. This advice was followed, and an amended plan submitted.

Nineteen letters of objection have been received, which have been summarised above.

To the west of the proposed barn are residential properties with long rear gardens and to the south is Passfield Club, which has amenity land to the rear. The barn, as originally submitted, was shown as being 8 metres from the side and rear boundaries with neighbouring properties. Following concerns which were raised by the occupants of these dwellings, the users of the club and the suggestion from the Environmental Health Officer, an amended plan showing the barn 48 metres from the common boundary with the residential properties and 10 metres from Passfield Club, was received.

However, concern has still been raised that the barn is too close to the neighbouring properties. This concern has also been raised by the Parish Council, which also objects to the proposal and comments have been set out in full above.

21 Whilst considering this proposal, regard has to be given to the existing use of the land and what could be placed on it without planning permission. In this instance, the existing use is agricultural and at any time a mobile shelter could be placed on the land, in any location, without the need for planning permission. It would also be possible to install a feeding trough in any location without the need for planning permission. As such, given no objection has been received from Environmental Health and that the barn would now be 48 metres from the nearest residential property and 10 metres from Passfield Club, it is not considered that the barn would result in substantial harm to the amenities of the adjoining properties from noise, run-off or odour.

Given the low scale of the barn and the distance it would be from the boundaries; whilst it would be visible, the distance is sufficient to ensure that the barn would not result in excessive overshadowing or loss of privacy to the occupants or users of nearby properties. A concern has been raised through representations regarding a badger set within 100 meters of the site, however, no evidence has been submitted to substantiate this claim, and the County Ecologist has raised no objection to the proposal.

4. Highways

There is an existing access to the west of the site and whilst this has been included on the location plan, the agent has confirmed, by email dated 3 January 2012, that there is no intention to use this track for farm vehicles to check the stock; it would be only used in veterinary emergencies. In any event, it is not considered that the provision of a modest barn to allow winter shelter and feeding would intensify the use of the land to such a degree that it would result in an excessive increase in vehicular movements. Additionally, the track and access could now, at any time, be used by farm vehicles and mobile shelters placed on the land, without the need for planning permission.

Conclusion

The design of the barn is appropriate, given the character of the area and it is considered that it would not have an adverse impact on the landscape, would preserve the character and appearance of the conservation area and would not cause substantial harm to the amenities of neighbouring properties, the principle of the proposal is also acceptable and it accords with all relevant policies of the East Hampshire District Local Plan: Second Review.

RECOMMENDATION PERMISSION subject to the following conditions:

1 The development hereby permitted shall be begun before the expiration of three years from the date of this planning permission. Reason - To comply with Section 91 of the Town and Country Planning Act 1990

22 2 Notwithstanding any indication of materials that may have been given in the application or in the absence of such information, no development shall start on site until samples / details including manufacturers details of all the materials to be used for external facing and roofing have been submitted to and approved in writing by the Planning Authority. The development works shall be carried out in accordance with the approved details. Reason - To ensure that the materials used in the construction of the approved development harmonise with the surroundings.

3 No development shall start on site until a fully detailed landscape and planting scheme for the site has been submitted to and approved in writing by the Planning Authority. The works shall be carried out in accordance with the approved details and in accordance with the recommendations of the appropriate British Standards or other recognised codes of good practice. These works shall be carried out in the first planting season after practical completion or first occupation of the development , whichever is earlier, unless otherwise first agreed in writing by the Planning Authority. Any trees or plants which, within a period of 5 years after planting, are removed, die or become seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved unless otherwise first agreed in writing by the Planning Authority. Reason - In the interests of the visual amenities of the locality and to enable proper consideration to be given to the impact of the proposed development on existing trees.

4 The building hereby permitted shall be used only for agricultural purposes as defined in Section 336(1) of the Town and Country Planning Act, 1990 and if at any time the building ceases to be used or required for such purpose it shall be removed and the site re-instated to the satisfaction of the Planning Authority. Reason - To ensure that t he building is used for agricultural purposes only since it lies within a rural area to which restrictive planning policies apply and where only that development needed to meet the essential requirements of the locality is normally permitted.

5 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars:

Application form Planning Statement Drg no. 2902/TP/03 - plans and elevations Drg no. 2902/TP/02 A 1:500 block plan Drg no. 2902/TP/01 F 1:2500 location plan

23 Reason - To ensure provision of a satisfactory development

Informative Notes to Applicant:

1 The Council has granted permission because:

It is therefore considered that subject to compliance with the attached conditions and taking into account all other material planning considerations, including the provisions of the development plan, the proposal would be acceptable. This also includes a consideration of whether the decision to grant permission is compatible with the Human Rights Act 1998.

In accordance with paragraphs 186 and 187 of the NPPF East Hampshire District Council (EHDC) take a positive and proactive approach to development proposals focused on solutions. EHDC work with applicants/agents in a positive and proactive manner by;

• offering a pre-application advice service,

• updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and,

• by adhering to the requirements of the Planning Charter.

In this instance the applicant was updated of any issues after the initial site visit, and was given the opportunity to address concerns which had been raised.

2 The applicant is advised that there is a fee for the discharge of conditions relating to this application. A single fee will apply to each batch of conditions submitted for discharge at the same time. The information to discharge a condition will not be accepted by the Council without the appropriate fee. The schedule of fees can be found on the Council's website.

CASE OFFICER: Susie Ralston 01730 234242

24 SECTION 1 Item 01 Waterside, Headley Road, Passfield, Bordon, GU30 7RT

Amended site plan

Overall site area