Ashford Borough Council - Report of Development Control Managers Planning Committee 9 March 2011 ___________________________________________________________________ Application Number 10/01321/AS Location Churchlands Farm, Church Road, Stone, Tenterden, Kent, TN30 7JT Grid Reference 94133/27338 Parish Council Stone-Cum-Ebony Ward Isle of Oxney Application Demolition of farm buildings and erection of holiday Description accommodation with associated equestrian facilities comprising 3 no. holiday lets, stable block and change of use of land for the keeping of horses Applicant Mr T Piper, Owley Farm, Acton Lane, Wittersham, Tenterden, Kent, TN30 7HL Agent Mrs H Whitehead, Price-Whitehead Chartered Surveyors & Rural Consultants, Forstal Farm, Tenterden, Kent, TN30 7DF Site Area 0.23 Hectares (a) 3/1R 5S (b) S (c) EH – X, KHS – X, SEETB - S, NFU – S, RPL - X Introduction 1. The application is being reported to the Planning Committee at the request of the Ward Member, Councillor Burgess. Site and Surroundings 2. The application site comprises a parcel of land forming part of Churchlands Farm, an agricultural holding totalling 34ha. The applicant also owns an additional 625ha and farms an additional 827ha, totalling 1486ha. The site is located outside the built confines of Stone within landscape designated as an Area of Outstanding Natural Beauty (AONB) and adjacent to the Stone-in- Oxney Conservation Area (CA). The site is located towards the brow of a hill which rises up from the Royal Military Canal, to the south of the site, which forms the boundary of the AONB and the extensive area of Romney Marsh, where the surrounding land is generally flat and open in nature. Views of the 10.1 Ashford Borough Council - Report of Development Control Managers Planning Committee 9 March 2011 ___________________________________________________________________ site and its existing agricultural buildings are gained from the Military Road area, which runs alongside the Canal and further away on Romney Marsh. Within the site are a number of redundant agricultural buildings, including two portal framed buildings, one of which is fire damaged, a portacabin and a brick building. Public footpath (AT108) runs to the rear of the site. 3. A site plan is attached to this report as Annex 1. Proposal 4. The application seeks full planning permission for the demolition of the existing agricultural buildings and the erection of two detached L shaped buildings creating three holiday units, a stable block, comprising four stables and a tack room, and the change of use of the land for the keeping of horses. 5. The larger of the two buildings is two storey and would contain one 3 bed and one 2 bed unit and the other single storey building would contain a single two 2 bed unit. The detached buildings would occupy a similar footprint as the existing farm buildings and their design and articulation reflects that of converted farm buildings. Their elevations would be weatherboard under a tiles roof. 6. The intention with the provision of stabling is to enable guests to either bring their own horses with them on holiday or to hire farm owned horses and ponies. 7. The existing agricultural access would remain and the proposal makes provision for a number of off-road parking spaces, as well as a turning circle and parking area for horseboxes. 8. Under the heading of a Business Plan, the agent has submitted 3 year projected figures of the likely income generated from the venture. It concludes that the net profit will represent approximately 18% of the gross profit of the Estate, which would contribute a valuable element of profit, to alleviate any fears over reduction in subsidies, together with the creation of additional work, as a result of a business enterprise. 9. The submission includes ecology and contamination reports. The ecology report did not record any protected plant species or the presence of badgers on the site and concluded that there are no overriding ecological constraints that would prevent the development from going ahead. It did, however, recommend a number of mitigation measures, as follows: • vegetation to be removed from the site outside of the breeding season or checked in advance of removal by an experienced Ecological Clerk of Works (ECoW) at the very least; 10.2 Ashford Borough Council - Report of Development Control Managers Planning Committee 9 March 2011 ___________________________________________________________________ • demolition of particular buildings under the supervision of a ECoW to be conducted during the spring or autumn; and, • measures to enhance the biodiversity of the site, such as additional hedgerow planting and the provision of bird and bat boxes. 10. In support of the application, the applicant’s agent makes the following points: • the farm buildings are smaller than those required for modern farming operations and are remote to the core farming unit at Owley Farm; • alternative uses of the farm buildings have been sought, including their replacement and commercial letting, however, these were limited due to the condition and configuration of the buildings and marketing has been unsuccessful - holiday letting is the only viable option and will enable the Estate to create a development which generates diversified income, in addition to the core agricultural business; • the built development would utilise a similar footprint and volume to the current arrangement, which will offer aesthetic and landscape improvement given the design and materials proposed, as well as supporting the rural economy, creating a sustainable holiday resource and providing a niche market opportunity for the farm business; • the replacement buildings will be less prominent than those which currently exist and the prominence of the site will be reduced by the materials proposed and landscaping measures, which will also enhance opportunities for wildlife; • the site is perfectly located for walking and equestrian activity holidays and countryside breaks; • the provision of stabling will create a scheme offering a niche market and added value and using farm supplied horses or ponies will increase the income stream generated from the venture and will create new opportunity for local employment; • the site is very near a bus route; • there is ample parking provided by the site; • the site is ideal as it will not cause nuisance to neighbours; • the design promotes the appearance of converted farm buildings and will be in keeping with and physically enhance the landscape; • all soiled stable bedding will be mucked out onto a trailer, parked in a designated position, and this will be routinely removed from the site and taken to Owley Farm; • new hedge and tree planting to the south-eastern boundary will break the form and appearance of the replacement buildings, further enhancing the landscape; 10.3 Ashford Borough Council - Report of Development Control Managers Planning Committee 9 March 2011 ___________________________________________________________________ • the development would significantly improve the character of the locality by replacing the deteriorating and fire damages buildings with less visually intrusive and sympathetically designed buildings, retaining the general form and layout and thus the expected appearance of farm buildings; • the site is located within a sustainable location and the development meets the criteria in policy EC12 of PPS4; • the farm buildings are to be replaced with more acceptable structures in terms of sustainable development and construction materials; • the development of the site will not impact upon the adjacent hedgerow; • the proposal will create rural employment, which will directly contribute to the vitality of the rural community and economy; • the proposal will not result in heavy or excessive use by vehicles or any detrimental impact in terms of the use of the highway; • the proposal is small scale; • the site offers good tourism potential given its proximity to the village and other nearby attractions and service centres; • both the applicant and the occupants would make use of local supplies; • the proposal relates to a particular facility required in conjunction with a countryside attraction – the use demands a countryside setting; • to achieve 4 star rating under the Kent Quality Assurance Scheme for Tourism, each bedroom must be ensuite or have its own nearby bathroom and this will ensure the farm can maximise on returns; • the smaller style units ensure a range of facility is offered, maximising on occupancy rates achieved and thus return and income. 11. The submission includes a number of letters of support from various holiday operators. Planning History 12. There is no relevant planning history. Consultations Ward Member: Cllr Burgess is a member of the Committee and requests the application to be reported to the Planning Committee because of the amount of local interest and professional interest from organisations within the county. Portfolio Holder – Development Management: comments: 10.4 Ashford Borough Council - Report of Development Control Managers Planning Committee 9 March 2011 ___________________________________________________________________ “I agree with the officers’ recommendation for the reasons given in the report and have nothing to add.” Stone Parish Council: supports the application. Neighbours: 3 neighbours consulted; 6 representations received, 5 supporting the application on the following grounds: • represents an excellent opportunity for people wishing to bring their