Report to be read in conjunction with the Decision Notice.
Application Ref: / 3/2017/0728 /
Date Inspected: / 09/11/17
Officer: / RM
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / Change of use of former agricultural building/stable to bakery including external alterations, creation of car park and erection of stables.
Site Address/Location: / Chew Mill Farm, Elker Lane, Bilington
CONSULTATIONS: / Parish/Town Council
No comments have been received
CONSULTATIONS: / Highways/Water Authority/Other Bodies
LCC Highways: / No objection
Environment Agency: / No consultation required
CONSULTATIONS: / Additional Representations.
No representations have been received in relation to this application.
RELEVANT POLICIES AND SITE PLANNING HISTORY:
Ribble Valley Core Strategy:
Key Statement DS1 – Development Strategy
Key Statement DS2 – Sustainable Development
Key Statement DMI2 – Transport Considerations
Key Statement EN2 – Landscape
Key Statement EC1 - Business and Employment Development
Key Statement EC2 – Development of Retail, Shops and Community Facilities and Services
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
Policy DMG3 – Transport & Mobility
Policy DMB3 – Recreation and Tourism
Policy DMB1 - Supporting Business Growth and the Economy
Policy DME2 – Landscape and Townscape Protection
Policy DME3 – Site and Species Protection and Conservation
National Planning Policy Framework (NPPF)
Relevant Planning History:
None relevant
ASSESSMENT OF PROPOSED DEVELOPMENT:
Site Description:
The application relates to Chew Mill Farm off Elker Lane in Billington. Chew Mill Farm is no longer a working farm as such, however horses are currently kept on the land and within existing stable buildings.
In addition to the dwelling Chew Mill Farm consists of a detached double garage which is currently being used as a bakery/kitchen by the occupant of Chew Mill Farm, a substantial parking area, a large stable building which is currently being converted into a kitchen/bakery and two recently erected stable buildings. Adjoining the eastern boundary of the application site is a large agricultural building used for storage purposes, however this is not within the applicant’s ownership.
Access to the site is obtained via an existing access point off Elker Lane and the application site is located within the open countryside and within Floodzones 2 & 3.
Proposed Development:
The application seeks part retrospective consent to convert the former stable building into a kitchen/bakery and erect two new stable buildings on the site. The application also includes the provision of a car parking area for customers.
The existing bakery/kitchen currently operates from the detached double garage at the southern end of the site. This proposal seeks to move the kitchen/bakery to the larger stable building at the northern end of the site, which in turn requires the erection of two new stable buildings on the site.
New Kitchen/Bakery:
The building to be converted to the new kitchen/bakery measures 18.4m long x 6.7m wide and has a lean-to roof measuring 4.3m high to the highest point. Works on this conversion have taken place and larch/timber cladding has been erected to the outer skin of the building. The structure has not been extended although new openings appear to have been created in the west facing (main elevation).
The building would consist of the main bakery, a toilet, a store/wash room and a small customer serving area. The applicant has confirmed that the bakery/kitchen currently operates, and will continue to operate as follows:
  • Hours 08:00 -20:00 Monday to Friday and 09:00 -17:00 Sat/Sun;
  • The business mainly deliveries goods out from the site, however some customers do visit the site for collections (on average 8-10 collections per day but they are very quick stops as everything is pre-ordered);
  • Customers cannot turn up on-spec to order/collect food;
  • The business is family run and the owner/manager (Mrs Raffety) resides at Chew Mill Farm;
  • The business currently employs 9 people but this could increase as a result of the larger building.
Stable buildings:
The applicant currently has three horses, previously kept in the building to be converted, and hence there is a requirement for new stables for these horses. The application therefore seeks retrospective consent for the erection of two stable buildings which have been sited directly adjacent to the former stable buildings.
The two stable buildings are identical in size and design, measuring 3.6m x 14.5m with a pitched roof design measuring 3m to the ridge. Once stable building would provide space for two horses and a storage room, and the other one horse stable, a storage room and a tack room. The stable buildings are of dark stained timber construction.
Car parking:
The application also seeks consent to formalise the existing car parking area located between the existing and proposed bakery/kitchen. This area is already hard surfaced and can accommodate up to 16 vehicles. This area will be used by staff and customers.
The applicant has also confirmed that the existing bakery/kitchen would be converted back into a detached garage for the dwelling at Chew Mill Farm.
Principle of Development:
There are two main elements to this proposal, first the conversion of the existing building to provide a larger kitchen/bakery and secondly the erection of two new stable buildings.
In respect of the kitchen/bakery use, the site already operates this business from an existing building, however the building is too small and no longer practical for its use, particularly in that the kitchen (food prep area) is not separated from the customer/collection area. The relocation of the business to a larger building on the site would allow for a larger kitchen/bakery and a separate designated area for collection. The larger building would also provide more space for staff and production of food.
Ribble Valley Core Strategy (Policies EC1 & DMB1) seeks to support business growth and the local economy, and whilst these policies generally relate to large scale employment uses, the bakery clearly provides a diversification of the former use of the site, generates an income and employs nine member of staff at the site – which could potentially increase.
Policy DMG2 states that development should be encouraged within the principal settlements and the nine Tier 1 villages, however within the open countryside proposals must meet one of a number of criteria, including:
  • Being essential to the local economy
In terms of the above, the application site is within the open countryside andas mentioned above the development would result in a diversification of former use of the farm, as well as being an existing business which has operated for over two years and employs staff. Another advantage of the business operating from this location is that it allows the applicant to operate the business from home whilst caring for their disabled daughter who resides with the applicant at Chew Mill Farm.
The principle of the relocation of the existing bakery into the larger building is therefore considered to be acceptable in accordance with the relevant sections of the Core Strategy.
The second part of the proposal relates to the erection of two new stable buildings to house the horses that were previously located in the building to be converted into the bakery. The application site is within the defined open countryside and Policy DMB3 is supportive of proposals for recreational use in rural areas. The application site already has an established equine use and hence the principle of recreational (equine) facilities has been established at this site.
In view of the above the broad principle of the development is acceptable, subject to compliance with other relevant considerations detailed below.
Impact Upon Residential Amenity:
The nearest neighbouring property (except the applicant’s own dwelling at Chew Mill Farm) is Chew Mill Farmhouse and this property is located over 80m from the bakery/kitchen and new stables. This is significantly further than existing garage building that is currently used as the bakery and at such a distance (80m) it is not proposed that the proposed use would have any undue impact on neighbouring residential amenity. No objection has been raised from Environmental Health.
The applicant has confirmed that the business currently operates 08:00 – 20:00 Mon – Fri and 09:00 – 17:00 on Sat and Sun, and this will continue to be the hours of operation from the new building. In respectcomings and goings, the application site already has a commercial use and it is not considered that the traffic generated by this use would have a detrimental impact upon the wider area. The applicant has confirmed that the main business is delivering food out from the site and on average only 8-10 customers visit the site per day.
Visual Amenity/External Appearance:
The existing stable building to be converted is not being extended and whilst the external appearance is being altered by the use of timber cladding, the alterations are considered to result in a visual improvement of what was there previously.
With regard to the new stable buildings, these have been sited on a section of land between the proposed bakery building, a high retaining wall and the large agricultural style building situated on the boundary of the application site. As such the proposed stable buildings would be well screened by surrounding structures and would be barely visible from outside the application site.
The proposed car parking area would make use of an existing hard surfaced area, used for parking of vehicles and it is considered that the proposed development would not have a significant impact upon the visual character of the area and the proposal complies with Policies DMG1 and EN2 of the Ribble Valley Core Strategy.
Highways:
The County Highway Officer has raised no objection to the proposal, commenting that the proposal would utilise the existing access and formalise the existing car parking area.
Flooding:
The application site is located within both Floodzone 2 & 3 and consequently a FRA has been submitted with the application.. The proposal does not seek to change land levels or introduce any new uses to the site as the use of the site for the stabling of horses and a bakery/kitchen is already established. The FRA comments that the owners of Chew Mill Farm have agreed to register with the EA Floodline Warnings Direct Service and employees will be conversant with the system and measures to be taken in the event of a warning. The FRA also details that the designated evacuation route is onto Elker Lane to the south, which is outside floodzone 2. A condition has been attached which requires the development to be carried out in accordance with the mitigation measures detailed within the submitted FRA.
Conclusion:
Considering all of the above and having regard to all material considerations and matters raised, the application is considered to be acceptable and subsequently the application is recommended for approval, subject to conditions.
RECOMMENDATION: / That planning consent be granted.