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Application Site and Surrounding Area

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Application Site and Surrounding Area Application Number 07/2015/0348/FUL Address Long Fold Farm ITEM 8 Doles Lane Bretherton Lancashire Applicant BR Pope _ Son Agent Miss Claire Parker 7 East Cliff Preston PR1 3JE Development Retrospective application for the erection of two buildings associated with the operation of a micro light airfield Officer Recommendation Refusal Date application valid 23.04.2015 Target Determination Date 18.06.2015 Extension of Time None © Crown Copyright and database rights 2011 Ordnance Survey 100022485 South Ribble Borough Building A Building B Airfield Long Fold Farm Report Summary Chorley Borough Application Site and Surrounding Area The application refers to an irregularly shaped parcel of land forming part of Long Fold Farm, Bretherton and located on the southern boundary of South Ribble. Its lawful use is one of agriculture, but at the time of the Officer’s site visit the area was mown, and in temporary permitted use (Class B, Part 4, Schedule 2 of the Town & Country Planning (General Permitted Development) (England) Order 2015) as a microlight/light aircraft airfield. Page 1 of 9 The land is part of a larger parcel of relatively flat, agricultural land farmed by the applicant, with mixed use commercial and farming operations centred at the farm house and accessed off North Road (350m south); adjacent is Doles Lane at approximately 370m east of the site. The farm holding is split with northern lands and the site in question residing in South Ribble Borough, whilst the farm itself and southern lands sit in Chorley Borough. Public footpath ‘9-6- FP-6’ runs north through the farm yard, turning through farmland in an easterly direction just before it reaches the application site. Footpaths ‘9-6-FP-3’ and ‘7-8-FP-21’ bound the site in the east and west. Site History There is a detailed planning history on areas of this site governed by both Chorley and South Ribble Borough Council’s. The most relevant of these are: An application was submitted to South Ribble in 2005 (07/2005/0949/COU) for ‘change of use from agricultural land to develop two intersecting grass airstrips for microlight and very light aircraft within a 5.7 Hectare parcel of agricultural land (within South Ribble Borough). Access to the airstrips to be via a grass taxiway along the western boundary of an adjoining parcel of agricultural land with car parking and office/toilet facilities provided in existing farm buildings (within Chorley Borough)’. A tandem application (05/01149/COUMAJ) was submitted to Chorley Borough Council at the same time but both were withdrawn in January 2006. A similar application was submitted to Chorley Borough Council (05/01180/NLA) for ‘ change of use from agricultural land to develop two intersecting grass airstrips for microlight and very light aircraft within a 5.7 Hectare parcel of agricultural land (within South Ribble Borough). Access to the airstrips to be via a grass taxiway along the western boundary of an adjoining parcel of agricultural land with car parking and office/toilet facilities provided in existing farm buildings (within Chorley Borough)’. Again this was withdrawn but a corresponding application does not appear to have been submitted to South Ribble. Slightly different applications were received by both Councils in 2006. 06/00892/COUMAJ for ‘change of use of agricultural land to a taxiway for Microlights (below 450kg) and Very Light Aircraft (below 600kg), access from North Road, Bretherton, retention of a portacabin for office/toilet facilities and car parking (the rest of the development is within South Ribble Borough)’ was refused by Chorley Council on the following grounds: 1. The proposed development would be located in the Green Belt as defined by Policy 6 and Map 4 of the adopted Joint Lancashire Structure Plan and by the Proposals Map of the adopted Chorley Borough Local Plan Review. It is considered that the necessary upgrading of the access would alter the character of North Road and therefore have a detrimental impact on the visual amenity of the Green Belt. The proposals are therefore contrary to PPG2: Green Belts, Policy 6 of the adopted Joint Lancashire Structure Plan and Policy DC1 of the adopted Chorley Borough Local Plan Review. 2. Due to its form and design the portacabin is incongruous within the rural area and therefore it is unacceptable to be sited on a long term basis at the site. It is therefore inappropriate development in the Green Belt and contrary to PPG2: Green Belts and Policy DC1 of the adopted Chorley Borough Local Plan Review. South Ribble refused a corresponding application (07/2006/0885/COU) for ‘change of use of agricultural land to provide two intersecting grass airstrips to be used by Microlights (Below 450kg) and very light aircraft (Below 600kg)’. The reasons for refusal were: 1. That insufficient information has been submitted to enable the full implications of the proposal on wildlife and its habitat to be assessed. As such the proposal is contrary to Policy ENV4 of the South Ribble Local Plan. Page 2 of 9 2. That the frequency of flights and the proximity of the airstrip to residential properties would result in an unacceptably detrimental impact on the amenity of the occupiers of these properties by virtue of the noise disturbance created by the aircraft using the airstrip. As such it is contrary to Policy QD1 of the South Ribble Local Plan Enforcement History – Several complaints have been received by this Council in respect of use of the airfield over and above the permitted 28 days per calendar year. Following protracted discussions it was agreed with the applicant that an application for planning permission would be submitted for erection of 2 buildings in summer of 2013; this was received by South Ribble in February 2015 but despite repeated requests for information remained invalid until 23rd April 2015. The applicant agreed that a second application for permanent use of the airfield would be submitted following completion of an ecology report which could only be undertaken between the months of March and August. A visit to the site confirmed with the applicant that this second application should to the Council and validated no later than the end of July 2015; at which point if not received, the case would be passed onto the Enforcement Team to consider further action. Proposal Description of works The application seeks retrospective permission for retention of 2 no: buildings associated with the operation of a micro-light airfield, located on agricultural land to the north-east of Long Fold Farm, Bretherton. Building 1 – An Agricultural type, steel portal frame building in green, box profile cladding. The structure measures 10m x 10m, with a maximum ridge height of 4.3m and eaves to 3.2m. Access is available from wide double doors to the front elevation facing the mown, temporary air strip. The applicant’s statement notes that the building will be ‘for general purpose use to store grass mowing equipment and items related to the microlight airfield’ Building 2 – An agricultural style, green polytunnel with a steel frame and polythene exterior, located to the southern side of the airfield. The building measures 9m x 9m with a maximum height of 4m. The design & access statement submitted for this building states that the building is for ‘general purpose use to store ground maintenance equipment, storage lockers and items related to the operation of the microlight airfield’ Access to the buildings is currently via existing roadway and mown agricultural land and will not change During a site visit, it was observed, and the applicant freely admitted that these buildings are used for storage associated with the airfield including at the time of the visit 7 permanently parked aircraft; 2 of which are stored on the main farm (Chorley Council) Summary of Supporting Documents In addition to scaled drawings, the application is accompanied by a design statement, Green Belt Statement (Cassidy & Ashton C/3593: January 2015) and photographic evidence. Representations Summary of Publicity Three site notices have been posted and 45 neighbouring properties have been consulted. Much Hoole and Bretherton Parish Councils have also been contacted, and a private letter of objection has been circulated by one of the neighbouring residents. In total 32 letters of representation have been made; some in support and some objecting to the proposal. Both include comments which refer in part/wholly to the use of the airfield itself. Page 3 of 9 Whilst this application seeks permission only for the buildings, they are inextricably linked to the airfield and its history, which is in some part relevant to this determination; these have been marked as *. The recommendation of this proposal however is purely based upon the planning merits of the buildings themselves. Letters of objection 18 letters of objection have been submitted and include the following comments: General Several requests that the decision is made by planning committee and not delegated to Officers Respondent requests referral to Much Hoole and Bretherton Parish Councils Use of the airfield exceeds the 28 day permitted development allowance – evidence is available and has been presented to South Ribble Council* Loss of privacy and amenity as a result of aircraft movements during take-off, landing and maintenance* Use of the airfield impacts severely on wildlife, grazing animals and equine stock* Flight path is directly over residential areas* Wildfowl in the area are European Protected Species* Microlights should only be used at approved charity events* No need for plane storage on a working farm – application made to Chorley Council in 2006 stated that plane storage would not occur Vehicular movement and sightlines to the farm are already bad; this proposal will only increase traffic movement and danger on the highway Danger to young riders* The airfield benefits the farmer but is of constant disruption to the community* Large scale opposition to the airfield has continuously been ignored* Applicants complete disregard to planning policy Bretherton and Much Hoole Councils, and the Wildfowl Trust have been consulted; their comments form part of this report.
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