Agenda item

The Chairman introduced application item 6(f), number 145504, seeking planning permission to erect a replacement dwelling and change the use of an existing log cabin accommodation to staff facilities in association with the business at Willowbanks Stables, Pelham Road, Claxby, Market Rasen.

Although the report recommended approval, the development would conflict with criteria d of LP55 of the Central Lincolnshire Local Plan.  Therefore, in accordance with Section 1j of Part IV of the Council’s Constitution the application was required to be considered by this Committee.

The Chairman invited the Planning Officer to present the report which set out the history of the site and other relevant matters. 

The Chairman then invited the applicant, Sophie Richmond, to address the Committee:-

“My partner and I have built the equestrian business from scratch, along with the continued support of West Lindsey. We have grown the business from a willow coppice plantation to a thriving equestrian centre where we attract visitors from all over the country, including many Olympic and Team GB members who come to train and compete on our site.

We employ two full-time and three part-time members of staff and we also employ many casual workers during our busy show season.  We currently the live in the 1 bedroom log cabin, which was built a few years ago when the business was much smaller. My partner and I now have a six month old daughter called Poppy. The log cabin size and location is not really suitable to bring up a family of any size as it only has one bedroom.  Therefore, the replacement dwelling will allow us to live in a suitable home on site, which meets modern family living standards.

We have worked with a Planning Officer and agent and have come up with the design of a property that we believe satisfies all parties.  We believe that the replacement dwelling will enhance the area of Claxby and allow us a chance to grow our family and business. We currently do not have any staff or mess room facilities on site, so this proposal allows the log cabin to become an essential part of the business as a staff welfare unit for our ever increasing number of staff. Thank you for your time.”

The Chairman thanked the speaker for her comments, and opened up the debate to Members of the Committee.

The Committee was very supportive of the application which would allow the continued operation of what had now become a successful business, with all the economic benefits that this brought to the District, and the attraction to the site.

Accordingly, it was proposed, seconded and unanimously agreed that planning permission should be GRANTED subject to the following conditions:-

Conditions stating the time by which the development must be commenced:

1. The development hereby permitted must be begun before the expiration of three years from the date of this permission.

Reason:  To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

NONE

Conditions which apply or are to be observed during the course of the development:

2. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

• 030/0237 Rev B dated 1^st February 2023 – Site and Landscaping Plan
• 020/0237 dated 1^st February 2023 – Dwelling Elevations and Floor Plans
• 023/0237 dated 16^th February 2023 – Log Cabin Elevations and Floor Plan

The works must be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

3. No development above ground level must take place until the following external materials for the proposed dwelling hereby approved have been submitted to and approved in writing by the Local Planning Authority:

• Brick Type
• Roof Type.
• Windows including colour finish
• Doors
• Rainwater Goods

The development must be completed in strict accordance with the approved details and retained as such thereafter.

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the area including the setting of the area of outstanding natural beauty and area of great landscape value to accord with the National Planning Policy Framework and local policies LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036 and the Lincolnshire Wolds AONB Management Plan 2018-2023.

4. No development above ground level must take place until details of a scheme for the disposal of foul and surface water (including any necessary soakaway/percolation tests) from the site and a plan identifying connectivity and their position has been submitted to and approved in writing by the local planning authority. No occupation of the dwelling must take place until its foul and surface water drainage connection has been fully installed in strict accordance with the approved details.  The approved drainage scheme must be retained as such thereafter.

Reason: To ensure adequate drainage facilities are provided to serve each dwelling, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

5. The driveway and turning space hereby approved must be constructed from a permeable material and fully completed prior to occupation of the dwelling and retained as such thereafter.

Reason:  To reduce the risk of flooding to the proposed development and future occupants to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

Conditions which apply or relate to matters which are to be observed following completion of the development:

6. The occupation of the dwelling hereby approved must be limited to a person solely or mainly working, in the equestrian business, or a widow or widower or such person, and to any resident dependents.

Reason: The site is within an unsustainable location in the open countryside where a dwelling unencumbered by such a condition would constitute an unsustainable form of use, the occupiers would have to rely upon considerable car journeys to access services and facilities. Such a use would be contrary to the provisions of national guidance contained within the National Planning Policy Framework and local policies LP2 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

7. The log cabin (identified on site plan 030/0237 Rev B dated 1^st February 2023), on occupation of the dwelling hereby approved, must be used as a staff facility ancillary to the equestrian business in accordance with floor plan 023/0237 dated 16^th February 2023.  Any other use would require an application for planning permission.

Reason:  To ensure the change of use occurs in a timely manner to retain only one occupational dwelling connected to the equestrian business to accord with the National Planning Policy Framework and local policy LP55 of the Central Lincolnshire Local Plan 2012-2036.

8. Notwithstanding the provisions of Classes A, AA, B and E of Schedule 2 Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwelling hereby permitted shall not be extended, altered and no buildings or structures shall be erected within the curtilage of the dwelling unless planning permission has first been granted by the Local Planning Authority.

Reason: To enable any such proposals to be assessed in terms of their impact on the design, character and appearance on the site and open countryside in accordance with the National Planning Policy Framework, local policy LP17, LP25 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

9. Notwithstanding the provisions of Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) no gates, fences, walls or other means of enclosure must be erected within or on the boundary of the site unless planning permission has first been granted by the Local Planning Authority.

Reason: To enable any such proposals to be assessed in terms of their impact on the site and the open countryside to accord with the National Planning Policy Framework, local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.