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SE/03/01944 Item 1.2 (Date: 4th March 2004) SE/03/01944 Item 1.2 2. SE/03/01944 Dated as valid 11th August 2003. APPLICANT: Mr. P. Gardner & Miss K. Willis. C/o Graham Simpkin, 2 The Parade, Ash Road, Hartley, Longfield, Kent DA3 8BG. PROPOSAL: Erection of block of two stables, tack room, hay store and WC. Amended plans received 14/10/03 and 12/11/03. LOCATION: Land south of Waterwood Barn, Knatts Lane, KNATTS VALLEY WARD: FAWKHAM & WEST KINGSDOWN ITEM FOR DECISION This application was deferred from the 8th January 2004 Committee to allow officers further time to discuss Members’ concerns over certain parts of the application. The agent’s letter in reply is attached as Appendix 1. There have been no changes to the proposal. RECOMMENDATION: That permission be GRANTED subject to the following conditions: (1) The development hereby permitted shall be begun before the expiration of five years from the date of this permission. Reason: In pursuance of section 91 of the Town and Country Planning Act 1990. (2) No development shall be carried out on the land until samples of the materials to be used in the construction of the external surfaces of the stables hereby permitted have been submitted to and approved in writing by the Council. The development shall be carried out using the approved materials. (EXT02) Reason: To ensure that the appearance of the development is in harmony with the existing character of the area as supported by Policy EN1 of the Sevenoaks District Local Plan. (EXTR01) (3) No external lighting shall be installed on the land until such details have been submitted to and approved by the Council. The installation of external lighting shall only be carried out in accordance with the approved details. (HOR06) Reason: So that any other proposal is the subject of a separate planning application to be determined on its merits, having regard to the management of the use and its impact on the character of the landscape and highway safety as supported by Policy EN1 of the Sevenoaks District Local Plan. (HORR01) (4) The stables permitted shall be used for the stabling of no more than two horses. (HOR07) Reason: So that any other proposal is the subject of a separate planning application to be determined on its merits, having regard to the management of the use and its impact on the character of the landscape and highway safety as supported by Policy SR9 of the Sevenoaks District Local Plan. (HORR01) 1 SE/03/01944 Item 1.2 (Date: 4th March 2004) (5) The stables hereby permitted shall not be used for any commercial purposes. (HOR11) Reason: So that any other proposal is the subject of a separate planning application to be determined on its merits, having regard to the management of the use and its impact on the character of the landscape and highway safety as supported by Policy SR9 of the Sevenoaks District Local Plan. 1.0 DEVELOPMENT PLAN 1.1 Kent Structure Plan. Policies RS1 (Development in the Countryside), ENV1 (Protection of the Countryside). 1.2 Sevenoaks District Local Plan. Policies EN1 (General Standards), GB2 (Development in the Green Belt), EN6 (Area of Outstanding Natural Beauty), SR9 and Appendix 3 (Horses and Stabling). 2.0 OTHER MATERIAL CONSIDERATIONS Planning History 2.1 None. Consultations Parish Council 2.2 “The Parish Council objects to this application as it considers a two storey building to be inappropriate development in this area of Green Belt and Area of Outstanding Natural Beauty. 2.3 The proposed building would be visible from the public vantage point on footpath SD291 and also exceeds the recommendation of Appendix 3 of the SDLP, which recommends that stables should be for not more than two horses, with recommended sizes. 2.4 This application is approximately 24 ft. high. The Parish Council is concerned that the building could be used for residential use, bearing in mind experience in the Valley area. 2.5 The Parish Council is of the opinion that a TPO should be placed on the woodland in order to safeguard the environment. 2.6 The Parish Council is given to understand from adjacent land owners that this area of woodland should be used for the purposes of forestry only.” 2.7 After consultation on amended plans the Parish Council comment as follows: “The Parish Council considers that the comments made previously still apply. 2 (Date: 4th March 2004) SE/03/01944 Item 1.2 This application is still considered to be inappropriate development in the Green Belt and AONB. The building is too big for a stable and a facility for two horses does not require toilet or grooming areas. Grave concern is expressed that if this application is granted it would have an accumulative effect over the years.” Representations Council for the Protection of Rural England 2.8 “We are writing to object to this planning application for a stable block. In our view it is much larger than is necessary for the purpose; the way it has been designed suggests that a later conversion to a dwelling might be anticipated. Furthermore, the development would be visible from footpath SD291. 2.9 In our opinion permission should be refused for the development as it stands.” 3.0 STRATEGIC SERVICES DIRECTOR’S APPRAISAL Description of Site 3.1 The application relates to an area of land remote from any neighbours and situated within a large area of woodland. The site lies within the Green Belt, Area of Outstanding Natural Beauty and Special Landscape Area. 3.2 The site measures some 2.8 hectares and is split between woodland (0.8 hectares) and pasture land (2 hectares). The site is reached via an unmade track, which then continues onto the site itself and onto a flat central area. The unmade track is not a designated footpath; footpath SD291 as mentioned by CPRE is approximately 210 metres away from the site to the south and affords no views of the site due to the existing woodland. Description of Proposal 3.3 The proposal is for a single storey building with pitched roof. The internal layout includes two stables, hay and feed store, tack room, saddling and grooming area and a WC. The proposal includes the use of a flint and brick plinth, weatherboarded walls and tiled roof. The plans are attached as Appendix 2. Determining Issues 3.4 The main considerations for this proposal are whether the building represents inappropriate development in the Green Belt and the design, siting and materials proposed. Considerations Appropriate Development in the Green Belt 3.5 The first consideration is whether the proposal can be treated as an essential facility for outdoor sport and recreation and is acceptable in the Green Belt. The applicant 3 SE/03/01944 Item 1.2 (Date: 4th March 2004) has indicated that the associated land would be used for the keeping of horses. If this is the case a modest stable building can be found to be an appropriate form of development and there would be no in principle objection. 3.6 The proposal has been reduced in height and bulk and now measures 5.7m to the highest ridge of the roof. The agent has stated and I agree that the stable is an essential facility for outdoor sport and recreation and this stance is supported by the Local Plan Policy SR9 and Appendix 3. 3.7 The provision of facilities for outdoor recreation are considered to be acceptable within the Green Belt and the dimensions of the proposed stables are in accordance with Appendix 3 of the Local Plan. Design, Siting and Materials 3.8 The proposed design and materials use a brick and flint plinth and tiled roof. Although this may be different from many stable proposals, this is not altogether unusual and the agent has noted other examples including one in Fawkham, which was approved under reference SE/01/01383 (attached as an Appendix). 3.9 The use of the proposed materials partly explains the consultee’s concerns that the building could be used for residential accommodation at some time in the future. This is not what is being considered now and the proposal shall be judged on its merits, having regard to the circumstances that exist at this time. 3.10 The siting of the building on the land is considered to be in the most sensible location. It would be sited on a fairly flat area of land with mature woodland to one side and a small group of trees to the other. Due to the materials it would not be unduly visible from outside the site, and contrary to comments received I do not consider it would have a detrimental impact on the users of the nearby footpath which does not run through or adjacent to the site. 4.0 CONCLUSION 4.1 I consider that the proposed stables are designed to reflect the character and appearance of the area, are sited in the best location and are considered to be an essential facility for outdoor sport and recreation. 4.2 I have taken all representations into account and found nothing that would lead me to change my recommendation. Sources (a) Site visit (b) Development Plan (c) Representations. Contact Officer: Andrew Taylor 4 (Date: 4th March 2004) SE/03/01944 Item 1.2 5 SE/03/01944 Item 1.2 (Date: 4th March 2004) 6 (Date: 4th March 2004) SE/03/01944 Item 1.2 7 SE/03/01944 Item 1.2 (Date: 4th March 2004) 8 .
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