Retrospective
application for the change of use of agricultural building to a mixed use of
agricultural and as a horse riding establishment (including exercise area),
construction of extension to include loose boxes and storage area for
vegetables preparation, together with provision of car parking and external hardstanding for horses
LOCAL MEMBER: Councillor Eurig Wyn
Link
to relevant background documents
Minutes:
Retrospective
application for the change of use of agricultural building to a mixed use of
agricultural and as a horse riding establishment (including exercise area),
construction of extension to include loose boxes and storage area for
vegetables preparation, together with provision of car parking and external
hard standing for horses
(a) The
Senior Development Control Manager elaborated on the background of the
application, and noted that the application was a retrospective application to
change the use of an agricultural building to mixed agricultural use and a
horse riding establishment, which included indoor exercise area, an area for
vegetable preparation, an agricultural machines/equipment storage area and an
area to store horse feed. It was noted that the application also included a single-storey
extension to include nine loose boxes and a tack room, together with the
provision of a car park and a hard standing for horses.
It was noted that the site was located outside
the development boundary of Waunfawr, and the
building itself was located approximately 72m from the nearest residential
dwelling. It was not considered that the mixed use made of the building would
cause significant harm to the amenities of the local neighbourhood and that it
was acceptable in terms of Policy B23. The building was described as one of
standard agricultural construction in terms of its design and size; that the
extension to the existing building was in-keeping with the current agricultural
building with dark green sheet cladding on the walls and on the roof.
Although there was concern amongst local
residents in terms of how adequate the unclassified existing highway which
served the site was to cope with the increase in traffic, it was considered
that the proposal itself would not exacerbate the situation to such a degree
that the application could be refused on the grounds of road safety.
The local residents' objections had been given
full consideration and this had been highlighted in the report. As a result, it
was considered that the application complied with local planning policies and
national planning guidelines. It was not considered that the proposal would
cause significant harm to the area's visual amenities, the general amenities of
nearby residential properties, or would have a detrimental impact on road
safety on the nearby highway, and was therefore acceptable to be approved with
relevant conditions.
(b) Taking
advantage of the right to speak, an objector to the application noted the
following main points:-
• The
road to the site was a single-lane road and was narrow - it was difficult even
for a vehicle to pass pedestrians
• Concern
regarding an increase in traffic as a result of the enterprise's success
• Willing
to consider restrictions by setting relevant conditions to those restrictions
in order to prevent any new owner in future from disagreeing with the
restrictions
• Suggested
a site visit for officers to see how narrow the road was
(c) Taking
advantage of the right to speak, the applicant noted the following main points:
• The
intention was to have 8 - 12 clients per day in one to one lessons
• The
site was reachable from two directions - the wide road would be used most
frequently
• Likely
clients already living in Waunfawr would arrive on
foot or on horseback
• It
was a specialist development and not a traditional equestrian school - there would
be no group or route lessons
• Vegetables
would be sold off the property - provide and transport goods only
• Narrow
roads were characteristic of rural Welsh areas and therefore it was not
possible to differentiate here
• The
facilities were not adequate to enable a large establishment
• It
was not possible to reach the site with large vehicles due to the size of the entrance
(ch) The local member (who was a member of this
Planning Committee) noted the following:
• Support
for the enterprise and welcomed a development that would have a possible
creative association with other local enterprises
• Countryside
culture had to be safeguarded
• Emphasised
the need to improve public footpaths on the outskirts of the site and
encouraged the developer to do this and to clear the site
• Promoted
healthy living
(d) In
response to traffic concerns and the narrow roads, which were characteristic of
the Waunfawr area's rural nature, the Senior
Transport Development Control Officer noted that the development was not likely
to lead to an increase in traffic flow. The enterprise would offer one to one
lessons rather than classes and therefore this would not have a likely impact
on the roads.
(dd) In response to the Local Member's
observation on public footpaths, it was noted that the observation would be
referred to the Countryside and Access Unit.
(e) Proposed and seconded – to approve the
application.
(f) During the discussion, the following
observations were made:
• Rural
roads were a part of the pattern of Welsh countryside
• An
opportunity to diversify the industry
• Their
intention was to distribute vegetables
Resolved: To
approve with the following conditions:
1. The building/property is
used for agricultural purposes and as an equestrian/horse training
establishment, and not for any other purpose (including any other purpose in
class D2 of the Town and Country Order (Use Classes) 1987 (or in any provision
equal to that class in any statutory instrument which supersedes or re-enacts
that order with amendments or without amendments).
2. The five additional
parking spaces would be set out in line with the approved plans within three
months of the date of the planning permission in accordance with the details
which are to be agreed with the Local Planning Authority beforehand. The
parking space provided would be available to park vehicles in it at all times.
Supporting documents: