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					Ite    Application No.         Proposal, Location and Applicant
m      and Parish
No
       03/02298/FUL            Demolition of redundant hostel, barn and stables, and erection
(2)    Lambourn                of a terrace of four dwellings.
                               Bourne House Stables, Oxford Street, Lambourn
                               Eldon Park Limited



Recommendation Summary:                The Head of Planning and Transport Strategy be
                                       authorised to grant planning permission

Ward Member(s):                        Councillor Graham Jones
                                       Councillor Gordon Lundie

Reason for Committee                   Request of Councillor Lundie
determination:

Committee Site Visit:                  6 May 2004




 Contact Officer Details
 Name:             Nigel Britton
 Job Title:              Senior Planning Officer
 Tel No:                 (01635) 519111 (Mondays and Tuesdays)
 E-mail Address:         nbritton@westberks.gov.uk




West Berkshire Council         Downlands Area Planning Sub-Committee              19 May 2004
Site History

141436         Residential development                                 Refused   19.08.92
141437         CA consent demolition of yard                           Refused   19.08.92
155767         20 units affordable housing                             Refused   02.02.00
155763         CA consent demolition of yard                           Refused   02.02.00

00/00003       Outline 17 units affordable housing    )                Non-determination
00/00004       Outline 20 units affordable housing    )                appeals dismissed
00/00005       CA consent demolition of yard          )                    23.11.00


Publicity of Application

Press notice expired                             4 December 2003
Site notice expired                             23 December 2003
Neighbours notified expired                      2 December 2003


Consultations and Representations

Parish Council:          Objects to the application. It does not wish to lose another yard to
                         racing. This application is contrary to WBC Policy ECON.8 and to
                         Lambourn Parish Council's draft planning policy. At first glance,
                         the application does not appear to contravene this as it shows the
                         yard to be retained. However, the accommodation, tack room and
                         hay/bedding storage have been taken away from the yard, thus
                         making it clearly not viable and therefore against policy. Jockey
                         Club rules require live-in accommodation on site and this criterion
                         cannot be met if the new plans are adopted - unless the proposed
                         development is tied to the yard as trainer and staff
                         accommodation.

                         The Parish Council also objected to the close mix of horses and
                         housing and commented that this is undesirable, due to proximity
                         of muck heaps and stabling to the houses, also that horses
                         leaving the yard in the morning would clash with cars leaving the
                         dwellings. It was noted that the parking spaces would be
                         inadequate for the proposed development. There is an existing
                         problem with cars parked in Oxford Street opposite the
                         development; this would be exacerbated should the application be
                         passed.

                         In response to the amended plans, the Parish Council confirms its
                         objections


Highways:                 Has no objection subject to conditions. (commenting on revised
                          plans).
Environment              Has no objection subject to satisfactory details of surface water
                         disposal.
Agency



West Berkshire Council        Downlands Area Planning Sub-Committee                19 May 2004
Thames Water             Has no objection subject to satisfactory details of surface water
                         disposal.
Utilities

Conservation             Emphasised the architectural and historic interest of the granary
                         and the wall on the western boundary of the site, which should be
Consultant               retained.

                         The timber barn may contain significant historic timber-framing,
                         and a further assessment should be made.

English Heritage         Has no objection

Public Protection        Recommended that there should be a separation of at least 30
                         metres between the new houses and the stables. (on the original
                         application which retained the stable buildings).

Education                Do not require any contributions

Archaeological           Has no objection subject to a condition requiring recording of the
                         traditional farm buildings on the site.
Service
Lambourn Trainers        - concerned about the onset of dereliction,
Association -            - the stable behind should be retained and could be improved,
                         - the single dwelling at the entrance to the stable would enhance
                           security.

Correspondence           Five letters have been received. Three of these express
                         objections on the grounds of -

                         - impact on the AONB,
                         - noise and disturbance,
                          - loss of view,
                          - dangerous access,
                         - planning permission has previously been refused,
                         - the barns should be demolished and the area grassed over,
                         - viability of stables could be threatened,
                         - treatment of frontage out of character with Oxford Street, and
                         will be damaged by heavy vehicles
                         - prelude to development of remaining areas
                         - effect on the flood plain not expressed
                         - structural report is questioned

                         A fourth letter expresses no objection as long as the paddock
                         area remains intact, while a fifth expresses no objection subject
                         to no overlooking windows.


Policy Considerations

Berkshire Structure Plan 1991-2006 Policies C7, EN2, EN5
Berkshire Structure Plan 2001-2016 (Deposit Draft March 2002) Policies EN1, EN4, EN5
West Berkshire District Local Plan 1991-2006 Policies ENV.2, ENV.33, OVS.2, HSG.1, ECON.8.


West Berkshire Council        Downlands Area Planning Sub-Committee                19 May 2004
PPG 3   Housing
PPG 7   The Countryside
PPG15   Planning and the Historic Environment
SPG 4   Private open space in new residential development

Description of Development

Bourne House Stables occupies an area of some 0.1 hectare on the south-east side of
Oxford Street. The frontage of the site is occupied by a derelict brick building with single-
storey and two-storey components, formerly a stable lads' hostel, which stands directly
against the highway. Behind this building is a taller wooden barn, while further to the rear
and adjacent to Collingridge House to the west is a two-storey brick granary used for
storage. All three of these buildings are wholly or partly within the Lambourn Conservation
Area. There are also three long ranges of stables adjacent to the wooden barn, but these
are not in the Conservation Area.

This planning application and the related conservation area consent application have been
amended since they were originally submitted. It was originally proposed to demolish the
stable lads' hostel, barn and granary, but to retain the stable buildings which were
intended to remain in stable use. It is now proposed to demolish all of the buildings
except for the brick granary which has been retained in the application site but is not
proposed to be changed.

The application site also includes a turn-out paddock, which comprises about half of the
site. This adjoins other paddock land, which is not however in the same ownership. The
area is otherwise surrounded by mainly modern residential estate development.

The site and the whole settlement of Lambourn are within the North Wessex Downs Area
of Outstanding Natural Beauty (AONB).

In place of the demolished hostel, it is proposed to erect a terrace of four new 3-bedroom
dwellings set back from the street behind a grass verge and a footway. The dwellings will
be constructed in brick under a plain clay tiled roof, half-hipped at each end. Living space
will be formed in the roof and lit by conservation rooflights on the front roof plane and by
small dormers at the rear. Each of the dwellings will be provided with a small curtilage.

The existing access is to be moved to the north-east following demolition of the hostel,
and a total of 8 No. car parking spaces and a vehicle turning area will be formed. Access
to the retained paddock area to the rear will be retained.

A brief planning and design statement has been submitted, together with a structural
report on the brick-built hostel and the timber barn. It was originally intended to convert
the hostel, but the structural engineer concluded that it was in a dangerous state and
could not be restored to residential accommodation. The timber barn has reached the
end of its useful life.


Consideration of the Proposal

The application site is within the settlement boundary of Lambourn, where Policy HSG.1 of
the Local Plan allows for residential development subject to criteria. The application
effectively proposes to redevelop on the footprint of an existing building, such that it will



West Berkshire Council       Downlands Area Planning Sub-Committee                 19 May 2004
not have any impact on the Area of Outstanding Natural Beauty. Therefore there is no
conflict with Policy C7 of the Structure Plan or Policy ENV.2 of the Local Plan.

There are three main issues with the application - the impact on the Lambourn
Conservation Area, the loss of the racing stable use (Local Plan Policy ECON.8), and the
possible precedent for development on the open land at the rear of the buildings.

The impact on the conservation area

Oxford Street is one of the main thoroughfares leading out of Lambourn, and together with
High Street it contains the most character and architectural interest. It comprises a
mixture of dwellings and business premises set at various orientations to the road and in a
mixture of mainly traditional materials.

The buildings of Bourne House Stables, originally a farm yard, have a negative effect on
the Conservation Area. This is due to their dilapidated condition, and the various
alterations which have been made to the hostel building on the frontage. The
Conservation Area would not lose from its demolition or that of the timber barn to its rear.

The principle of replacing these buildings with new dwellings is acceptable. Further
drawings have been received which set the frontage development in the context of the
street scene and some of the window detail has been amended. With suitable external
materials, this part of the development will enhance the Conservation Area.

The small two-storey brick granary relates strongly to the listed Collingridge House
adjacent, and is probably contemporary with it. It affords much character to the
Conservation Area. The applicants were advised that this must be retained, and they
have now withdrawn it from this application and the related conservation area application.


The effect on the racing stables

Policy ECON.8 of the Local Plan states that the Council will refuse proposals for change
of use or redevelopment of existing and suitably located racehorse training and breeding
establishments. It is not the intention of the policy to retain such establishments in their
existing use if they are no longer suitable for the purpose. However, planning applications
for re-use or development will be refused if, arising from the scheme, material harm is
demonstrated to the character and amenities of the settlement in which it is located, or the
availability of local employment opportunities.

The criteria for deciding a site's "suitability" are -

a) the existing range of facilities on the site and their adequacy for the purpose of training
and/or breeding horses;
b) the availability of and access to suitable gallops and training areas;
c) the impact on local roads including the safety of horses and riders and traffic using the
highway;
d) the availability of sources of labour and the accommodation of personnel on site or in
the locality.

The Planning Inspector's decision in November 2000, concerning the development of the
site for 21 houses, concluded on the issue of suitability of the yard -


West Berkshire Council         Downlands Area Planning Sub-Committee                19 May 2004
"the appeal site may not be in the prime position for a racehorse training/breeding yard nor
may it offer the best facilities. But these matters are not in themselves fatal to the yard's
continued racehorse use. Indeed, there would appear to me to be an advantage in having
a variety of yard types, including some cheaper less than ideal ones, so that those starting
up as trainers have the opportunity of getting themselves established without having to
outlay excessive capital expenditure".

The Inspector also noted, from Inquiry evidence, that the yard could be viable and re-
usable for racehorse purposes. He also found little evidence of complaints about the yard
from nearby residents; indeed several of them supported retention of the yard.

He took the view that the proposal was contrary to Policy ECON.8, and went on to say that
allowing the stables to be re-used or redeveloped without proving that the use or location
is unsuitable would make it difficult to refuse similar changes of use for other village
racehorse training or breeding yards. That is to say, it would create a precedent,
ultimately damaging to the racehorse industry itself and putting the surrounding
countryside under pressure.

The opinions expressed by the Inspector have been reviewed. The site has been
moribund for the last few years and is not considered by the applicants to be attractive to
a racehorse trainer. To most observers, it would not be classed as a suitable site in
terms of criteria (a) or (d) without substantial investment. In terms of criteria (b) and (c), it
has a serious locational disadvantage in requiring horses and riders to use the streets of
the village centre to gain access to the gallops.

There is no policy which requires the retention of ordinary, i.e. non-racehorse training
stables. If the stables were to be retained as a livery or riding school, there could be
environmental health problems with early morning noise, smell, flies, storage and
movement of waste products and other forms of environmental nuisance. There is also
considerable potential for conflict between domestic pedestrian and vehicular traffic with
horses passing through the site and large delivery vehicles arriving, turning, parking and
departing from the site.

Protection of the open land

The development, including the demolition of the stable blocks, provides an opportunity to
extinguish the equine use of the site by planning condition, and the opportunity to extend
and enhance the open paddock at the rear. Without stables, this area could be regarded
as superfluous. However, it is an important feature in the setting of the conservation
area, which should be retained. Proposed Condition No. 4 aims to restrict any
development until a firm proposal is made for this land’s future.


Conclusion

The amended proposal comprises a modest development of four houses which will
enhance the street scene and the Lambourn Conservation Area. The future of the historic
granary on the site, and of the open land at the rear, is reserved for the time being. There
is no merit in seeking to retain the site in racing stable use.




West Berkshire Council        Downlands Area Planning Sub-Committee                   19 May 2004
Full Recommendation

The Head of Planning and Transport Strategy be authorised to grant planning
permission subject to conditions

1. The development hereby permitted shall be begun before the expiration of five years
from the date of this permission and implemented strictly in accordance with the approved
plans.

Reason: To comply with Section 91 of the Town and Country Planning Act and thereby
allowing the Local Planning Authority to review the desirability of the development should
it not be started within a reasonable time.


2. The development permitted must be carried out in accordance with the submitted plans
as amended by plans received on 19 March 2004.

Reason: To ensure the site development is in accordance with the Local Planning
Authority's approved standards, in accordance with Policy OVS 2 of the West Berkshire
District Local Plan 1991-2006.

3. No dwelling shall be occupied until the existing stable buildings have been demolished
and permanently removed from the site. From the date of the first occupation of any
dwelling, the stable use shall be deemed to have ceased in perpetuity.

Reason : To avoid environmental nuisance from stable activities to the occupiers of the
new dwellings, in accordance with Policy EN2 of the Berkshire Structure Plan 1991-2006
and Policies OVS6 and HSG1 of the West Berkshire District Local Plan 1991-2006.

4. Irrespective of the provisions of the current Town and Country Planning (General
Permitted Development) Order 1995 or any subsequent revision, no additions or
extensions to the dwelling shall be built or ancillary buildings or structures erected within
the curtilage, unless permission has been granted by the Local Planning Authority on an
application made for the purpose.

Reason: To prevent the over-development of the site and to safeguard the amenities of
neighbouring properties in accordance with Policies EN1 and LD3 of the Berkshire
Structure Plan 1991 -2006 and OVS2 of the West Berkshire District Local Plan 1991 -
2006.

5. Samples of the materials to be used in the proposed development shall be submitted
to and approved in writing by the Local Planning Authority before development starts.
This condition shall apply irrespective of any indications as to the details that may have
been submitted with the application, and shall where necessary include the submission of
samples of glass, plastic and mortar materials.

Reason: In the interests of visual amenity in accordance with Policies OS1 and LD3 of the
Berkshire Structure Plan 1991 - 2006 and Policy OVS2 of the West Berkshire District
Local Plan 1991 - 2006.




West Berkshire Council       Downlands Area Planning Sub-Committee                  19 May 2004
6. The development shall be landscaped in accordance with a scheme which shall be
submitted to and approved in writing by the Local Planning Authority before development
commences. The scheme shall include planting and management proposals for the open
paddock at the rear of the site, and shall ensure:-

       (a) the carrying out of any earth moving operations concurrently with the carrying
out of the building and other works;

      (b) completion of the scheme during the planting season next following the
completion of the building(s), or such other date as may be agreed in writing by the Local
Planning Authority;

       (c) the maintenance of the landscaped areas, including the open paddock, for a
period of five years or until established, whichever may be longer. Any trees or shrubs
removed, or which in the opinion of the Local Planning Authority, are dying, being severely
damaged or becoming seriously diseased within five years of planting, shall be replaced
by trees or shrubs of similar size and species to those originally required to be planted.

Reason: To ensure the implementation of a satisfactory scheme of landscaping which will
in due course improve the environmental quality of the development and the setting of the
Lambourn conservation area, in accordance with Policies ENV.33 and OVS.2 of the West
Berkshire District Local Plan 1991-2006.

7. The detailed layout of the site shall comply with the Local Planning Authority's
standards in respect of road and footpath design and vehicle parking and turning
provision. This condition shall apply notwithstanding any indications to these matters
which have been given in the current application.

Reason: In the interest of road safety and flow of traffic in accordance with Policy OVS 2
of the West Berkshire District Local Plan 1991-2006.

8. No development of the site shall commence until the access(es) has/have been
constructed in accordance with the approved drawing(s) and in compliance with the
requirements of the Highway Authority for work carried out within the public highway.

Reason: In the interest of road safety in accordance with Policy OVS 2 of the West
Berkshire District Local Plan 1991-2006

9. No development of the site shall commence until the visibility splays show on the
approved plans have been provided. The visibility splays shall, thereafter, be kept free of
all obstructions to visibility above a height of 0.6 metres above carriageway level.

Reason: In the interest of road safety in accordance with Policy OVS 2 of the West
Berkshire District Local Plan 1991-2006.

10. No dwelling shall be taken into use until the vehicle parking spaces have been
properly provided (and surfaced/marked out) in accordance with the approved drawing(s).
The spaces shall, thereafter, be kept available for parking (of private motor cars and/or
light goods vehicles) at all times. Vehicles shall only be parked within those marked
spaces.




West Berkshire Council      Downlands Area Planning Sub-Committee                 19 May 2004
Reason: To regularise the use of the available parking area and to reduce the likelihood
of roadside parking, which would be a danger to road users in accordance with Policies
TRANS 1 and OVS 2 of the West Berkshire District Local Plan 1991-2006.

11. A temporary parking area and turning space shall be provided and maintained
concurrently with the development of the site, in a position to be agreed, until the
proposed permanent parking has been constructed.

Reason: To ensure the development is provided with adequate parking facilities during
the construction period, in order to minimise the incidence of roadside parking which
would be a danger to other road users in accordance with Policy OVS 2 of the West
Berkshire District Local Plan 1991-2006.

12. No demolition/site works/development shall take place within the application area
unless or until the applicant has secured the implementation of a programme of building
recording in accordance with a written scheme of investigation which has been submitted
to and approved in writing by the Local Planning Authority.

Reason: To ensure that any significant historic remains found are adequately recorded in
accordance with the provisions of Policy EN6 of the Berkshire Structure Plan and Policy
ENV.39 of the West Berkshire District Local Plan 1991-2006 (June 2002).

13. Full details of all foul and surface water drainage systems shall be submitted to and
approved by the Local Planning Authority before building or other operations start.

Reason: To allow proper consideration of the proposed foul and surface water drainage
systems in accordance with Policy OS1 and W1 of the Berkshire Structure Plan 1991-
2006 and Policy OVS2, ENV11, ENV11A and B and ENV12 of the West Berkshire District
Local Plan 1991-2006.


Informatives

1. The Highways (Planning) Manager, West Berkshire District Council, Highways and
Engineering, Council Offices, Faraday Road, Newbury RG14 2AF, telephone 01635
519169, should be contacted to agree the access construction details and to grant a
licence before any work is carried out within the highway. A formal application should be
made, allowing at least four (4) weeks notice, to obtain details of underground services on
the applicant’s behalf.

2. The attention of the applicant is drawn to the Berkshire Act, 1986, Part II, Clause 9,
which enables the Highway Authority to recover the costs of repairing damage to the
footway, cycleway or grass verge, arising during building operations.




West Berkshire Council      Downlands Area Planning Sub-Committee                 19 May 2004

				
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