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1 Proposed Stabling to Replace Existing at Top O'the Shore Farm

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1 Proposed Stabling to Replace Existing at Top O'the Shore Farm Proposed stabling to replace existing at Top O’the Shore Farm, Old Lane, Shawforth, OL12 8JA Design and Access Statement H P D A February 2011 Prepared by Hartley Planning and Development Associates Ltd 1 1.Use including land use policies The following statement is to accompany a full planning application for the replacement of existing stabling and associated structures at Top o’the Shore farm, Old Lane, Shawforth. The applicant owns the farm house and some 26 acres adjoining it. The land is in Green belt The replacement stabling is for the sole domestic use of the applicant’s family and is not for commercial use. The proposal is to replace the somewhat disparate collection of buildings and structures with an L-shaped block comprising 8 loose boxes, a foaling box and a tack room/food store Planning history and pre application discussions There are extant planning approvals on adjacent land for an agricultural building and also for a ménage. Their location is shown by hatched lines on the submitted plans. Planning application no 2010/0616 for the same application proposal on adjacent land was refused on the 19 January, 2011. Prior to its refusal the LPA asked if the siting of the stable block could be moved so that it would occupy the location of the current stables. In the event a revised plan was submitted showing the proposed stables block wrapping round the site of the proposed, approved ménage. The LPA, however, determined the application not on this revised site but on the originally submitted location. Following the receipt of the planning refusal the LPA was contacted for pre application advice. We were told that the siting whereby the stable block would wrap round the approved ménage would not be supported (though no reason for this was given). However, the location of the stable block would be supported if it was to be sited where the existing stable block is sited. In an email of the 2 February, 2011 (9.39am) the case officer wrote:- I can confirm that this application has been determined on the basis that the proposed development would take place at the site shown on the location plan submitted with the application. In response to the pre-application advice, I believe the site of the existing stables is suitable/appropriate for the development. 2 This new application, therefore, is made in response to the above comments. It occupies the site of the existing stable block and is on the same side of the access road as are the approved agricultural building and the ménage. Pertinent land use policies PPG2 (Green Belts) “New buildings 3.4 The construction of new buildings inside a Green Belt is inappropriate unless it is for the following purposes…. ℵ essential facilities for outdoor sport and outdoor recreation, for cemeteries, and for other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in it…… 3.5 Essential facilities ….should be genuinely required for uses of land which preserve the openness of the Green Belt and do not conflict with the purposes of including land in it. Possible examples of such facilities include small changing rooms or unobtrusive spectator accommodation for outdoor sport, or small stables for outdoor sport and outdoor recreation. PPS7 “Equine-related activities 32. Horse riding and other equestrian activities are popular forms of recreation in the countryside that can fit in well with farming activities and help to diversify rural economies. In some parts of the country, horse training and breeding businesses play an important economic role. Local planning authorities should set out in LDDs their policies for supporting equine enterprises that maintain environmental quality and countryside character. These policies should provide for a range of suitably located recreational and leisure facilities and, where appropriate, for the needs of training and breeding businesses. They should also facilitate the re-use of farm buildings for small-scale horse enterprises that provide a useful form of farm diversification”. 3 Local policies 1. Development control policy DC1 sets the general context against which applications will be judged:- “The Council aims to ensure that all new development is in accordance with the objectives and policies set out in the district plan. In general, all development proposals will be expected to provide a high standard of building and landscape design, to contribute to environmental quality, and not to be detrimental to existing conditions in the surrounding area. After taking into account any likely future extension, developments should not take more land than is reasonably necessary, nor should they prejudice the future development of any wider area. all applications for planning permission will be considered on the basis of the following criteria: - 1. “location and nature of proposed development, including its relationship to existing and other proposed land uses; 2. size and intensity of proposed development; 3. relationship to existing services and community facilities; 4. relationship to road and public transport network; 5. likely scale and type of traffic generation; 6. likely level of air, water and other environmental pollution, including noise nuisance and the possible creation of any risk or hazard to surrounding land uses; 7. likely effect on existing trees and other natural features of the development site; 8. arrangements for servicing and access to proposed development, including access for pedestrians, disabled people and emergency services; 9. car parking provision; 10. sun lighting, day lighting and privacy provided; 11. density, layout and relationship between buildings; 12. visual appearance and relation to surroundings; 13. landscaping and open space provision; 14. the needs of watercourses; 15. the impact upon man-made or other features of local importance” DS.3 Green Belt “Within the Green Belts planning permission will not be given except in very special circumstances, for the erection of new buildings and for the change of use of other buildings other than for the purpose of agriculture, forestry, outdoor sport and recreation, cemeteries, institutions standing in extensive grounds, or other uses appropriate to a rural area”. 4 Policy DC.4: Materials Local natural stone (or an alternative acceptable natural substitute which matches as closely as possible the colour, texture, general appearance and weathering characteristics of local natural stone) will normally be required for all new development in selected areas. Within those areas roofs shall normally be clad in natural stone slab or welsh blue slate, or in appropriate cases, with good quality substitute slates. Reasons The selected areas referred to in the policy are…..- In the Countryside. Approvals elsewhere in Rossendale There have been very many applications for stables approved in Rossendale in recent years in accordance with the above policies:- Application Proposal address Approval date no 1 1990/088 Extension to indoor riding Old Clough stables, clough 02/04/1990 school Hey farm, New row, Weir 2 1990/678 Erection of stables Rear of Hardman Drive, 07/12/1990 Cowpe 3 1991/075 Erection of stables Top o’the Lea Farm, Bury Old 12/04/1991 road, Shuttleworth 4 1991/178 Erection of Stables Lark Mount farm, Croston 24/05/1991 Close Road, Bury 5 1991/250 Erection of replacement Bull Hall, Todmorden Road, 21/06/1991 stables Bacup 6 1991/352 Change of use to livery and Croft Top Farm, Kings 16/08/1991 stables Highway, rising Bridge 7 1991/478 Garage and stable Holden Bank bungalow, 18/10/1991 Holden bank Farm, Grane Road 8 1993/173 Detached stable block Old Meadows cottage, 04/06/1993 Meadows Avenue, Bacup 9 1994/158 2 no stable blocks of 6 New barn Lane/Lomas Lane 15/07/1994 stables and tack room 10 1995/094 Retention of 4 stables Lee Farm, Stubblylee Lane, 07/04/1993 5 Bacup 11 1997/482 Retention of stables Hopwood hall, Healey, 04/02/1998 Rochdale 12 1999/104 Retention of 2 stables Lee Farm, Stubbylee Lane, 26/05/1999 Bacup 13 1999/323 Erection of stables and Shadlock Cote House, 29/09/2000 garage Burnley Road East 14 1999/475 Retention of block of 3 New Barn clough, Lomas 02/02/2000 stables and shed Lane, Rawtenstall 15 2000/089 Erection of stable Farm Hill farm, Edgeside 19/04/2000 Lane 16 2000/247 Development inc stables New Barn Farm, off Booth 30/10/2001 Road, Stacksteads 17 2001/394 4 no stables Whitegate Farm, Tunstead 09//2001 Road, Stacksteads 18 2001/154 Change of use to stables Scarr End Farm, Weir 05/06/2001 19 2001/286 Stables and paddock Old clough House, weir 01/10/2001 20 2001/451 Workshop and stables Brow edge Farm, 16/01/2002 Cribdenside, Haslingden 21 2002/170 Stables Commercial street, 26/03/2003 Loveclough 22 2002/209 Stables and ménage Conway road, higher 25/07/2002 Cloughfold 23 2002/355 4 stables Whitegate Farm, Tunstead 29/08/2002 24 2002/442 9 no stables Off Newchurch Old road, 23/01/2003 Bacup 25 2002/547 Extension to existing Spring Hill farm, Dean Lane, 14/01/2003 stables Water 26 2003/160 Barn and stables Brow Top Farm, Old 09/05/2003 Meadows Road, Bacup 27 2003/411 Stables/barn Higher Walls, walls clough, 25/09/2003 Lumb 28 2003/632 Stables (retrospective) The Barn, North Street, 03/11/2003 Strongstry 29 2004/145 2 additional stables Turnhill farm, Dean Lane, 19/07/2004 Water 30 2004/278 Barn and stables Brow top farm, Old Meadows 26/05/2004 road, Bacup 31 2004/469 4 stables and a tack room Land off rising Bridge road, 19/07/2004 Haslingden 32 2004/683 Stables(retention) Land adj the
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