Agenda item

The Committee considered the above-mentioned full application for change of use from agricultural land to equestrian use including the erection of a stable building and sand school.

Prior to the consideration of the application, the following persons addressed the Committee in accordance with Public Speaking Procedure Rules 3(b):

·        Mrs Nicola Hetherington (to object) and;

·        Ms Emily Hall (WS Architecture and Planning) (in support)

The Committee received a presentation from the Senior Planning Officer, Lisa Botha.  The Committee noted the supplementary late sheets which clarified the comments received by Shere Parish Council as well as detailing an additional letter of objection.  The site was located within the Green Belt, Surrey Hills Area of Outstanding Natural Beauty (AONB) and Area of Great Landscape Value (AGLV).  The site was in a rural area comprised of open fields which extended to the rear of Chase Cottage and Abinger Fields northwards along to Sutton Place.  The proposed sand school was 40 metres by 20 metres located to the rear of the residential curtilage of the dwelling running east to west.  The proposed stable building would be comprised of an earth substrate and a condition was recommended to secure details of this.  No fencing was proposed to be erected around the sand school itself and a condition was proposed to secure details should the applicant wish to install fencing at a later date.  The proposed stable building would measure 11 metres by 7.35 metres at its maximum height and would have a pitched roof made of wooden boarding and corrugated sheeting.  From the footpath the proposed sand school and stable building would not be visible as it was lower than the elevated ground it would be built on.

Planning officers had concluded that the change of use of land and the engineering operations to create the sand school would not represent inappropriate development within the Green Belt.  The proposed use would be required for outdoor recreation and the sand school would represent an engineering operation.  Both elements would preserve the openness of the Green Belt and would not conflict with the purposes of including land within it.  No in principle objections were raised to these elements of the proposal.  The proposed stable would constitute appropriate facilities in connection with a change of use of the land.  As such it was not construed as inappropriate development within the Green Belt.  The principle of development was therefore considered acceptable. The stable building would be in keeping with the character of the area, appropriately designed and in scale for its intended use.  Whilst the site was positioned in an elevated position in the landscape, the site was relatively visually contained and would not be prominent from distant views.  Furthermore, stable buildings such as this would not be unexpected in this rural context.  Whilst the site was located on the best and most versatile land, the land could easily be brought back into agricultural use if required.  It was acknowledged that the site was in a sensitive location and should the application be approved, a condition would be imposed to prevent the installation of external lighting without first obtaining permission.  No adverse impacts upon neighbouring amenities would occur owing to the nature of the proposals and the separation distances proposed.  No concerns were raised with regard to the impact upon the highway and the application was therefore recommended for approval subject to a S106 condition and amended and additional conditions as outlined on the supplementary late sheets.

The Chairman permitted Councillor Bob Hughes to speak in his capacity as ward councillor for three minutes.  The Committee noted concerns raised regarding the loss of agricultural land.  The Council’s AONB Officer had raised concerns about the fragmentation of the field which could enable other planning applications to come in.

The Committee discussed the application and noted that the traffic to the Sand School was limited to private/commercial use.  A condition had also been added to ensure that the Sand School was built on permeable land.  

The Committee considered that it was difficult to demonstrate that serious damage would be caused by approving this application.  Each application had to be considered on its own merits.  Whilst the AONB’s Officers concerns had been noted they were not a statutory consultee.  The Committee was satisfied that the proposed stable and sand school could not be seen from the footpath and were typical structures of such a rural setting.

A motion was moved and seconded to approve the application which was carried.

In conclusion, having taken consideration of the representations received in relation to this application, the Committee

RESOLVED to approve application 22/P/01898 subject to updated and amended conditions as detailed on the supplementary late sheets.

Amended condition

Condition 2 should be replaced by the following condition to take into account an amended drawing received to correct the references on drawing J004325-DD-07 identifying the elevations of the proposed stable building.

The development hereby permitted shall be carried out in accordance with the following approved plans: J004325-DD-01, J004325-DD-2, J004325-DD-3, J004325-DD-4, J004325-DD-5, J004325-DD-6 received on 09/11/22 and J004325-DD-7 AV received on 20/06/23.

Reason: To ensure that the development is carried out in accordance with the approved plans and in the interests of proper planning.