Reference number:
Site address: Horseshoe Cottage, 9 Smeaton Lane, Stretton-under-Fosse
Description: Replacement and relocation of an existing equestrian ménage.
Case Officer Name & Number: Nathan Lowde 01788 533725
Description of proposal:
The proposal seeks the replacement and relocation of an existing equestrian ménage. The proposed ménage measures 40m x 20m and will be enclosed 1.2m post and rail fencing and will be externally lighted with task lighting
Description of site:
The site is located outside of a defined settlement boundary within the West Midlands Green Belt. The land edged plan associated with the application site comprises of a single dwelling house, pasture/paddocks and stable blocks and ménage located to the south-west of the site. The existing ménage measures 40m by 20m and is enclosed by post and rail fencing and lit with externally pole mounted lighting approximately 4m in height.
To the south of the application site is a row of terrace Victoria cottages name of Fog Cottages. Along Smeaton Lane there is a fragmented form of linear development, comprising a mix of residential, agricultural and industrial purposes. To the east of the application site is a site used as a private residential caravan site with a temporary permission until 2014.
Relevant Planning History
R12/0567 Erection of new replacement stable block, Approved 20-Jul-2012
consisting 3 stables, tack room/feed room,
hay store, and covered grooming/blacksmith area.
Associated hardcore/gravelled hardstanding
Third parties
Neighboursno comments received
Parish Council no comments received
Technical Consultation Responses
Environmental Services - advisory notes relating to the storage of manure and waste and
external lighting
WCC Ecology-Informative relating to nesting birds.
Relevant planning policies and guidance
RBC LDF Core Strategy 2011
CS1Development Strategy complies
CS16Sustainable Deign complies
Saved Local Plan Policies (Post Core Strategy Adoption) June 2011
E6Biodiversitycomplies
National Planning Guidance
National Planning Policy Framework 2012
Assessment of proposal
Principle
The application site is located outside of the defined settlement boundary within the West Midlands Green Belt. Policy CS1 as contained within the Rugby Borough Core Strategy 2011 sets out the settlement hierarchy which seeks to ensure that the most sustainable location are considered ahead of those further down the hierarchy. The purpose of the settlement hierarchy is to ensure the most sustainable location of development within the Borough.
For countryside locations CS1 is specifically restrictive on new development promoted due to its inherently unsustainable nature. The hierarch does not exclude Green Belt locations but they are at the bottom of this sequential approach. In relation to Greenbelt, CS1 states: “New Development will be resisted: only where national policy on Green Belt allows will development be permitted.”
Therefore in the assessment regard is given the Green Belt guidance contained in the National Planning Policy Framework.
There is currently on site an existing ménage measure 40m x 20m, boarded by a post and rail fencing, situated close to existing stables. The applicant contends that this ménage is not in a suitable location as it is prone to flooding. The proposed is therefore to relocation the existing ménage towards the north-east of the application site adjacent to where the proposed stable block (approved under ref: R12/0567) will be sited. The topsoil generated from the creation of this ménage will be used to reinstate the area where the existing ménage is situated to grassland. The existing ménage to be filled with topsoil will be graded/levelled to match the surrounding ground levels and seeded for grazing/isolated paddock.
The use of this land of equestrian purposes is considered by definition as set out in paragraph 89 of the NPPF as an appropriate form of development as it is considered a type of outdoor sport/recreation. Whilst a ménageis not strictly speaking new buildings, they are new structure within the Green Belt and are equine in nature and provides an opportunity for outdoor sport and recreation necessary to provide exercise and training facilities for an equine breeding and training business. The create of a ménage would not conflict with the purposes of including land within the Green Belt as set out in paragraph 80 of the NPPF.
Visual amenity
Policy CS16 of the Core Strategy states that development will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenities of the areas in which they are situated. A small proportion of the ménage will be visible from the public highway, although a large percentage of this would be screened from the highway given its location site back within the application site. Where it is visible given its rural location and the equine nature of the site it would not have an adverse impact upon the visual amenity of the area and as such accords with policy CS16 as contained within the Rugby Borough Core Strategy 2011.
Residential amenity
Policy CS16 seeks to ensure that new development does not impact upon residential amenity. To the east of the application site is an area of land which has temporary permission up until 2014 for use as a private residential caravan site. The location of the two caravans have been approved and are positioned along this boundary. Given the distance of the development to this boundary and the nature of the development it is not considered to have an adverse impact upon the amenities of neighbouring properties and as such accords with policy CS16 as contained within the Rugby Borough Core Strategy 2011.
Biodiversity
Following consultation with WCC Ecology it is not considered that the propose development would impact upon protected species or habitats subject to informatives attached.
Recommendation
Approval subject to conditions
Report prepared by: Nathan Lowde 26 February 2013
Report Sheet