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SDNP Part 2 Section 1 Item 4 Quarry Farm, Liss

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SDNP Part 2 Section 1 Item 4 Quarry Farm, Liss 110 Agenda Item 04 Report to Planning Committee Date of Committee 18 July 2013 By Director of Planning Local Authority East Hants District Council Ward The Hangers And Forest Ward Application No: SDNP/13/01805/FUL Validation Date 29 April 2013 Target Date: 24 June 2013 Applicant: Ms W Grenville-Hall Proposal: Creation of hardstanding Site Address Quarry Farm, Empshott Green, Empshott, Liss, GU33 6HU Purpose of Report The application is reported to Committee for a decision Recommendation: That the application be Approved subject to the conditions set out in paragraph 10.1 of this report. Executive Summary This application is included on the agenda as it has been submitted by a private business partner of a member of staff. The Monitoring Officer confirms that this proposal has been dealt with in accordance with the Council's procedures for handling planning proposals submitted by or on behalf of Council Members and Staff. 1. Site Description The site is associated with the Alderney Equestrian Centre and comprises a paddock, to the west of the Quarry Farm complex. The surrounding land is used as a combination of paddocks for the existing equestrian use and for agriculture. To the north of the site lies Hawkley Green Lane, which is sunken by several metres, with steep verges containing dense vegetation. To the east of the site lies the farm complex which incorporates stables, a large barn and a dwelling arranged around a courtyard, hardstanding and an area of parking. The land to the south and west of the site is of an open character and mainly fallow. There is also an area of woodland approximately 70 metres to the west and south. 2. Relevant Planning History SDNP/12/02299/FUL - Construction of new vehicular access, service road and hardstanding. Withdrawn 05.03.2013 111 3. Proposal A previous application was submitted for a hardstanding in an alternative location (to the north west of that currently proposed) together with a new access onto Hawkley Green Lane. The application was withdrawn due to officer concerns regarding the impact that the proposed access would have on Hawkley Green Lane. The current application seeks permission for the construction of a hardstanding only. The hardstanding which would measure 12 by 20 metres is required to enable the storage and removal of waste resulting from the existing equestrian use. 4. Consultations Landscape Officer - No objection. The proposed access is located close to the existing farm buildings and in such a position that it should not have an adverse impact upon the wider landscape. Given these factors, the proposals will not conflict with the purposes of the SDNPA. Highways Officer - No objection. The application is for the creation of a hardstanding. The site fronts onto an unclassified road (U230 FJ) subject only to the national 60 MPH speed limit for single carriageway roads. I note that our records show this to be Brook Lane. Since the previous application I note that the proposed new access and track have been deleted from the application. I assume therefore that access is to be taken via the existing access to the west of the ford. As there is no new access to the highway or road that could result in the discharge of further water onto the public highway I have no further comments to make. Hawkley Parish Council - No objection. 5. Representations None received. 6. Policy Context 6.1 Applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The statutory development plan in this area is the EHDC District Local Plan: 2nd Rev (2006). The relevant policies to this application are set out in section 7, below. 112 National Planning Policy Framework (NPPF) and Circular 2010 Government policy relating to National Parks is set out in English National Parks and the Broads: UK Government Vision and Circular 2010 and The National Planning Policy Framework (NPPF) which was issued and came into effect on 27 March 2012. The Circular and NPPF confirm that National Parks have the highest status of protection and the NPPF states at paragraph 115 that great weight should be given to conserving landscape and scenic beauty in the National Parks and that the conservation of wildlife and cultural heritage are important considerations and should also be given great weight in National Parks. 6.2 National Park Purposes The two statutory purposes of the SDNP designation are: • To conserve and enhance the natural beauty, wildlife and cultural heritage of their areas; • To promote opportunities for the public understanding and enjoyment of the special qualities of their areas. If there is a conflict between these two purposes, conservation takes precedence. There is also a duty to foster the economic and social well being of the local community in pursuit of these purposes. 6.3 Relationship of the Development Plan to the NPPF and Circular 2010 Paras 14, 17, 28, 109 and 115 7. Planning Policy The following policies of the EHDC District Local Plan: 2nd Rev (2006) are relevant to this application: • GS2 (EH) Location Of Development • GS3 (EH) Protecting The Countryside • C4 (EH) Nature Conservation • C5 (EH) Local Landscape Features • C12 (EH) Equestrian Uses • T9 (EH) Highways Improvement - New Development • IB3 (EH) Industrial And Business Development 113 8. Planning Assessment 1) Principle of development 2) Impact on the character of the area and the South Downs National Park 3) Highways issues 1) Principle of development The site, which is within the countryside, has an agricultural use and is adjacent a paddock; therefore, Policy GS3 is applicable. The proposed hardstanding is required in connection with the existing equestrian use and is, therefore, acceptable in principle, provided it does not harm the overall character, quality, tranquillity and appearance of the countryside and does not result in danger or inconvenience to the adjacent public highway. 2) Impact on the character of the area and the South Downs National Park The proposed hardstanding would be positioned to the west of the existing paddock and farm buildings and to the south of Hawkley Green Lane. Hawkley Green Lane is sunken several metres below the level at which the hardstanding would be located. Therefore, the hardstanding would be visible only from within Quarry Farm and would not be visible from within the public realm. The Principal Landscape Officer has raised no objection to the proposal. The impact the hardstanding would have on the character of the area would be minimal and would, therefore, not erode the rural quality of the South Downs National Park. 3) Highways issues The proposed hardstanding would not have any impact on the safety of Hawkley Green Lane. The design and access statement states that permission is also sought for a new access and road, but these are not shown on the submitted plans or included in the description of proposed work in the application form. A new access could result in damage to the verge (depending on it's location) and have an adverse impact on the safety of the highway. It is recommended that if consent is granted, a condition is attached which states that the consent is for a hardstanding only. If permission for an access is required, a separate application would be necessary. 9. Conclusion The proposed hardstanding is modestly proportioned and directly adjacent the existing farm complex and as a result will not have a significant impact on the character of the area. It is, therefore, considered to comply with the policies of the East Hampshire Local Plan and it is recommended that consent is granted. 114 10. Recommendation 1. It is recommended that the application be Approved subject to the following conditions: 01. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with the provisions of Section 91 (1) of the Town and Country Planning Act 1990 (as amended)./ To comply with Section 51 of the Planning and Compulsory Purchase Act 2004 02. Notwithstanding the details submitted with the application, no additional access shall be constructed unless agreed otherwise in writing with the Local Planning Authority. Reason - In the interests of the amenities of the area and highway safety and having due regard to policies C5 and T9 of the East Hampshire Local Plan: Second Review 2006. 03. The development hereby permitted shall be carried out in accordance with the following approved plans and particulars: Application form Location plan Landscape and Visual Impact Assessment ref: 15712 Design and Access Statement ref: 15712 0912-1620B block plan Reason - To ensure provision of a satisfactory development. Case Officer Details Name: Rachael Hebden Tel No: 01730 234235 Email: [email protected] 115 Section I Item 4 Quarry Farm, Empshott Green, Empshott, Liss, GU33 6HU Site plan 116 117 .
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