Agenda item

20190717 - Courtlands. Gravesend Road, Shorne DA12 3JR

Decision:

Resolved that application 20190717 be PERMITTEDsubject to the planning conditions set out in the main and supplementary report, which would more closely define and control the use of the approved buildings in the specific use for which permission is now given, to be set out in the decision notice issued by the Planning department and made available on the following link: https://www.gravesham.gov.uk/planning-search.

Minutes:

The Board considered an application reference 20190717 in relation to the erection of a stable building with tack room and detached barn at Courtland, Gravesend Road, Shorne. A supplementary report was circulated by the Planning Manager (Development Management) who had also emailed the report to the Board.

The Planning Manager (Development Management) described the application site, its size and location, the access onto the Gravesend Road and showed aerial photographs which gave more detail of the site’s boundaries and topography.  The building was to include stabling for 4 horses and a tack and storage room. A previous application had seen permission given for vehicular access but a change of use for the agricultural land had not been sought at that time as there were no structures on the site. It was noted that a public footpath only intersected a small part of the edge of the site. The application did not propose the loss of any woodland or hedging however there were no Tree Preservation Orders on the site. In recognition of the possible future use of the building, conditions to prevent uses except for equine were set out in the report.

The Board was advised that the proposed change of use to equestrian was a use that was appropriate to the countryside and Green Belt and, in regard to the erection of stables was, due to the positioning of the stables, not considered to result in an excessive adverse impact on the openness of the Green Belt. The proposed development was located away from any neighbouring properties and already had permission for vehicular access. The proposal therefore accorded with the objectives of the relevant policies and strategies and was therefore considered to comply with local and national planning policy.

The application was before the Board at the request to Councillor Bob Lane.

The Board heard the views of the public speaker who answered questions from Members.

The following points were made during discussion on this application:

·         Following a question about the protection or trees and hedgerows, the officer cited British Standard 5387 with regard to tree protection matters and undertook to include an appropriate condition should the application be permitted.

·         Following an objection that the site at one acre was too small to support 4 horses, it was noted that a rule of thumb for the grazing of equines was one acre per horse. However, it was noted that this would depend on what other dry feed the horses were provided with, and whether some grazing occurred elsewhere. The Board was advised that the Council had consulted an external expert, Rural Planning, on this matter who had supported this proposal.

·         The Board was advised that the applicant had agreed to increase the boundary fencing height from 1 metre to 1.25 metres. However, it was requested by the public speaker that the applicant consider a fencing height of 1.50 metres.

·         A request was made that, should a Tree Preservation Order be considered for the site, the Order should not be a coverall and only include certain species and specimens.  The officer noted that this would be a sensible solution if tree removal was being proposed, but that the applicant did not intend to remove any of the trees.

·         The Board was advised that the owner of the site lived on a neighbouring site within a short walking distance of the application site. It was also noted that the applicant was also understood to own other land in the area.

·         Following concern being raised on the possibility of the site being further developed or a change in use, it was suggested that potential future Permitted Development rights be removed and the officer agreed it would be sensible to define this issue.

Resolved that application 20190717 be PERMITTED subject to the planning conditions set out in the main and supplementary report, which would more closely define and control the use of the approved buildings in the specific use for which permission is now given, to be set out in the decision notice issued by the Planning department and made available on the following link: https://www.gravesham.gov.uk/planning-search.

Note:   Mrs Susan Lindley (an objector) addressed the Board.

Supporting documents: