Allerdale Borough Council
Development Panel
Reference No: 2/2013/0677 Received: 21 June 2013 Proposed Erection of wooden lodge for residential use Development: Location: Lane Head Stables Deanscales Cockermouth Applicant: Mrs Denise Proctor
Drawin g Numbers: Site Plan BL1 - Block plan LM-2013-07-04-v1 Rev 0 amended elevations plan received 8 November 2013 LM-2013-07-04-V1 Rev 0 amended block plan received 8 November 2013 Ref 6 Septic tank location Septic tank details External details Email received 6 November 2013 Email received 7 November 2013 Email received 8 November 2013
Constraints: Radon Assessment EN22 ASCA Area
Policies: National Planning Policy Framework Building a strong, competitive economy Conserving and enhancing the natural environment Conserving and enhancing the historic environment Delivering a wide choice of high quality homes
Allerdale Local Plan, Adopted 1999 (Saved) Policy EN25 - Protecting the open countryside
Allerdale Local Plan First Alteration, June 2006 (Saved) Policy HS4 - New housing in open countryside Policy HS8 - Housing design Policy HS9 - Infrastructure requirements for housing
Allerdale Local Plan Part 1 Presubmission Draft S32 - Safeguarding amenity DM2 - Rural workers dwelling Relevant Planning 2/90/1125 Stables and riding surface approved and temporary History: caravan 2/92/0154 Temporary caravan extended with evidence that equestrian centre viable 2/92/1010 Existing house approved 2/99/0905 Construction of equestrian schooling area 2/2000/0782 Certificate of lawful development for stable buildings, tack room and hay barn
Representations: Dean Parish - No objections
Environmental Health - Further information required, consultation response provided at Development Panel
Cumbria Highways - No representations received to date.
Report Proposal
Planning permission is sought is for the erection of a wooden lodge for residential purposes at Lane Head stables, Deanscales, Cockermouth.
The proposed 3 bedroomed transportable wooden lodge is required to accommodate a separate home for a family member whom requires affordable accommodation in the locality and this would enable the family to provide extra security to support the family stable business.
The stable currently provides livery for 14 horses but has capacity for 18 horses. The stable provides a full livery service, has grazing, provides riding lessons and seeks to provide riding holidays in the future. The planning history associated with the site is outlined above.
External materials would be western red cedar wood with metro tile roofing tile
Site and Surrounding Area
The application site lies in the open countryside approximately 310 metres east of the A5086 that runs through part of the linear village of Deanscales.
The site is served by an access lane (310 metres in length) that serves the stables and the existing associated dwelling.
The site currently includes a stable for approximately 18 horses, an existing dwelling house, stable yard and exercise areas. The site proposed for the lodge currently forms part of a grassed sloping area of land to the north of the stable complex. The existing stables are wooden and single storey in nature.
The stable complex is within a former quarry known as ‘Bouch Quarry’.
Deanscales is a linear settlement that has a public house within the village. The site is isolated but is well screened by quarry features.
Policies
Under paragraph 14 of The National Planning Policy Framework (NPPF) there is a presumption in favour of sustainable development and outlines the following in relation to decision making “approving development proposals that accord with development plan without delay; and where the development plan is absent, silent or relevant policies are out-of-date, granting planning permission unless:
• any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole: or
• specific policies in this Framework indicate development should be restricted”.
Under chapter 6 of the NPPF relating to delivering a wide choice of high quality homes, paragraph 56 states that “good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people”. Para 58, stresses the importance of establishing a strong sense of place, responding to local character and reflecting identity and visual attractiveness as a result of good architecture.
In reference to houses in rural areas, housing should be located where it will enhance or maintain the vitality of rual communities.
Chapter 6, Paragraph 55 of the National Planning Policy Framework advises local authorities should avoid new isolated homes in the open countryside unless there are special circumstances such as:
• the essential need for a rural worler to live permanetly at or near their place of work int eh countryside; or • where such development would represent the optimal viable use of a heritage assest or would be approproaite enabling developing to secure the furture of heritage assets; or • where the development would re-use redundant or disused buildings and lead to an enhancement to the immeidate setting; or • the exception quality or innovative nature of the design of the dwelling
Having regard to the advice set out in the NPPF it is considered acceptable to continue to apply some weight to the policies within the Allerdale Local Plan if they accord with the policies set out in the NPPF.
Assessment
Members are requested to assess the principle of the housing development at this location, especially given its location in the open countryside and the nearest village Deanscales being some 300 metres distant.
The applicant has set out that the dwelling is required to enable family members to live close to the stable to help support the running of it and provide security for the stables complex.
The principle of the proposal relates specifically to paragraph 55 of the National Planning Policy Framework that states isolated dwelling in the open countryside should be avoided unless there are special circumstance such as:
The essential need for a rural worker to live permanently at or near their place of work in the countryside
Under this policy only essential need dwelling houses i.e. employment or local need should be allowed to be developed outside the designated settlements in the open countryside. This policy seeks to avoid sporadic housing development and alternatively concentrate it within the identified sustainable locations of defined settlements. This similarly safeguards the character, appearance and amenity value of the open countryside.
The applicant’s case centres on the need for the applicants to provide extra security and provide help to the existing livery business. The dwelling would accommodate the daughter of the owner and her young family.
However officers consider that this evidence does not constitute sufficient information (given no financial viability assessment has been provided) setting out why 2 essential need dwellings are required at the site. The applicant’s daughter does not currently work within the stable full time.
The council has previously refused cases e.g. Hayrigg Farm, Pelutho (2/2012/0083) and Syke Farm, Wigton (2/2013/0048) for isolated new build dwellings in the open countryside based on welfare grounds but related to farming and where no need been demonstrated. Furthermore, the livery stable at Cumberland Lodge, Winscales required a single essential dwelling for no more than 25 horses as approved at Development Panel.
If allowed the proposal would act as precedent for similar proposals and officers consider the proposal is contrary to paragraph 55 of the NPPF and the policy context and objectives of Policy HS4 of the First Alterations to the Allerdale Local Plan and EN25 of the Allerdale Local Plan.
The National Planning Policy Framework retains the importance protecting the open countryside from non essential housing development and the site by virtue of its isolated position also conflicts with its objectives for sustainable development.
Where such development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets
There are no heritage assets on the site, therefore the proposal would not represent a viable use of a heritage asset.
Where the development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting
The proposal is for a new build in the open countryside adjacent to the existing wooden stables. Officers consider the development of this site would not necessarily lead to an enhancement of the site or the stable complex.
The exceptional quality or innovative nature of the design of the dwelling
The applicant has made no reference to the scheme resulting in an innovative design and the scheme can not be considered acceptable under this statement.
Drainage
The surface water from the roof of the proposed lodge will be collected and used in stables.
Foul drainage would be disposed of to a proposed treatment plant to share with existing dwelling.
Access
No representations have been received from Cumbria Highways but they will be reported to Development Panel. Local Finance Considerations
Having regard to S70 (2) of the Town and Country Planning Act the following local finance considerations are relevant to the consideration of the application:
There will be benefits arising from the scheme if approved through the New Homes Bonus scheme. It is considered the New Homes Bonus is of little weight in judging the overall planning merits of the current scheme.
Conclusion
Officers consider the application would constitute non essential development in the open countryside contrary to paragraph 55 of the National Planning Policy Framework, Policy HS4 of the First Alteration to the Allerdale Local Plan and EN25 of the Allerdale Local Plan, therefore the application should be refused.
Recommendation: Refused
Conditions/ The proposed residential wooden lodge would constitute non Reasons: essential development in the open countryside contrary to paragraph 55 of the National Planning Policy Framework, Policy HS4 (saved) of the First Alteration to the Allerdale Local Plan 2006 and Policy EN25 (saved) of the Allerdale Local Plan 1999.
Proactive Statement
The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of planning policies, constraints, stakeholder representations and concerns with the proposal and determining the application within a timely manner, clearly setting out the reason(s) for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal. The Local Planning Authority is willing to meet with the Applicant to discuss the best course of action and is also willing to provide pre- application advice in respect of any future application for a revised development.
Notes to Applicant: