PART 1 EAST HAMPSHIRE DISTRICT COUNCIL PLANNING COMMITTEE REPORT OF THE HEAD OF PLANNING Applications to be determined by the Council as the Local Planning Authority SECTION 1 SCHEDULE OF APPLICATION RECOMMENDATIONS PS.477/2016 1 December 2016 Item No.: 01 The information, recommendations, and advice contained in this report are correct as at the date of preparation, which is more than one week in advance of the Committee meeting. Because of the time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comments. Any changes or necessary updates to the report will be made orally at the Committee meeting. PROPOSAL LOCATION: Utility/day room ancillary to existing use on site (as amended by email and plan received 15/8/16) Stallions Lodge, Grayshott Road, Headley Down, Bordon, GU35 8LA REFERENCE : 52105/004 PARISH:Grayshott APPLICANT: Mrs Murray CONSULTATION EXPIRY : 17 August 2016 APPLICATION EXPIRY : 29 July 2016 COUNCILLOR: Cllr F E Cowper SUMMARY RECOMMENDATION: PERMISSION This application is included on the agenda at the discretion of the Head of Planning. Site and Development
The site lies in the countryside to the north of Grayshott Road and falls within the Headley Down/Grayshott Local Gap. Vehicular access is via an unmade track, with Travelling Showmen's sites to the south of the site. The proposal is for the erection of a utility/dayroom with a pitched room ancillary to the existing use of the land as a travelling showperson's site, granted permission under ref: 52105/003. The size of the building is 5 x 8 x 5 metres with a floor area 40 sq metres. The building would provide a wash room, bathroom, kitchen and day room and the materials would be brick and tile. Relevant Planning History 52105 - Change of use of land from agricultural to equestrian, retention of stable/utility/dayroom block and boundary fence and gate, Permission 28/01/2010 52105/001 - Change of use of land from agricultural for siting of a mobile home and caravan for residential purposes. Refused 26/01/2010 52105/002 - The use of land for the stationing of caravans for the residential purposes for 2 no. gypsy pitches with utility/ dayroom, to be used ancillary to that use together with the retention of an existing stable block including part use of dayroom and existing mobile home. Refused 13/03/2012 52105/003 - Retention of - the use of land as a travelling showpersons site including 1 no mobile home and 2 no touring caravans with the retention of a stable block including part use of dayroom and existing mobile home. Permission 06/03/2012 Development Plan Policies and Proposals East Hampshire District Local Plan: Joint Core Strategy (2014) CP2 - Spatial Strategy CP6 - Rural economy and enterprise CP15 - Gypsies, Travellers & Travelling Showpeople CP19 - Development in the countryside CP29 - Design CP23 - Gaps between settlements Planning Policy Constraints and Guidance National Planning Policy Framework (NPPF) In this instance the following sections of the NPPF are considered to be particularly relevant to the consideration of the development; Core planning principles: Paragraph 17: Good amenity for all. Section 1 Building a strong, competitive economy. Section 3 Supporting a prosperous rural economy. Section 7 Requiring good design.
Section 11 Conserving and enhancing the natural environment. Planning Policy for Traveller Sites 2015 Village Design Statement - Grayshott Village Design Statement - non statutory planning guidance that has been the subject of public consultation and therefore is a material planning consideration. Consultations and Parish Council comments Grayshott Parish Council Objection. The proposed utility/day room is a permanent residential structure in the local gap and outside the settlement policy boundary and is therefore contrary to policy. Headley Parish Council Objection. We OBJECT to this application as the proposed utility/day room appears to duplicate facilities previously agreed "part use dayroom facilities as permitted in application 52105? The current plans would also appear to show a centrally situated building (coloured black) with no defined use or planning permission. Representations None. Determining Issues 1) Planning Policy for Traveller Sites 2015 and the principle of the development 2) Impact on the character and appearance of the area and a Local Gap 3) Impact on neighbours. Planning Considerations 1) Planning Policy for Traveller Sites 2015 (PPTS) and the principle of the development Objections have been received from two Parish Councils, which are set out in full above. Due regard has been given to these objections and all other material considerations, when assessing the proposal. Permission was granted under reference 52105/003 on 6 March 2012 for the use of the land as a caravan site for travelling showpeople. The number of caravans that may be sited on the land is limited to four: two static mobile homes and two tourers. Therefore, the principle of the use of the land as a caravan site for this use has been found to be acceptable in planning terms. The applicant is a travelling showperson, who continues to manage and train stallions for circuses and other public performances. The definition of a showperson is set out in the PPTS which states: "Members of a group organised for the purposes of holding fairs, circuses or shows (whether
or not travelling together as such). This includes such persons who on the grounds of their own or their family s or dependants more localised pattern of trading, educational or health needs or old age have ceased to travel temporarily, but excludes Gypsies and Travellers as defined above." When planning permission was granted this also included part use of a building as a dayroom granted under planning permission 52105. This provided some of the facilities the subject of this application. This provision was raised with the applicant's agent, who responded by advising that the proposal"... is associated with the 2nd pitch on the site, who at the moment do not have a utility/dayroom facility." Former Government Guidance (i.e. Designing Gypsy and Traveller Sites Good Practice Guide) set out as a general guide, " that an average family pitch must be capable of accommodating an amenity building ". However, this guidance has been withdrawn. The Planning Policy for Travellers 2015 is silent on this type of provision. That said, over the years the Local Planning Authority has granted such proposals, in accordance with the guidance and since it has been withdrawn. This has been in recognition that there can be safety issues with cooking in caravans and that such buildings provide additional facilities for residents. The site inspection confirmed that the second mobile home has been replaced and is no longer within the authorised caravan site, but sited further to the north, which it is understood would be occupied by the applicant's daughter and son-in-law. The agent's response to the revised location of the mobile home, is that a further application would be submitted once this proposal was determined. (This is not material to the determination of this application.) Therefore, this proposal is for the applicant's use. The principle of the use of the land as a travelling showperson site has already been established for 2 pitches, therefore, development that is ancillary to this use is in principle acceptable, subject to other planning considerations, which are set out below. 2. Impact on the character and appearance of the area and a Local Gap Policy CP19 of the Joint Core Strategy (JCS) operates a general restraint on certain types of development outside the settlement policy boundaries unless there is a genuine and proven need for a countryside location. The proven need for the use of the land as a travelling showperson's site has already been found to be acceptable and the proposal is ancillary to this lawful use. Therefore there is a genuine need for a countryside location. The proposal is located in the south-east corner of the site, adjacent to Fairlands, which is an authorised travelling showmen's site. Along this boundary is a wooden fence over 2.5 metre tall, with 2 m fencing along the eastern boundary. The proposal would be conveniently located to the applicant's mobile home to the north west. In impact terms the proposed siting would be in an appropriate location, which would be within existing development, with the backdrop of Fairlands' to the rear. The siting of the proposal in this location would not have a significant impact on the character and appearance of this rural area.
CP29 of the JCS states: "Development will only be permitted within gaps if: a) it would not undermine the physical and/or visual separation of settlements; b) it would not compromise the integrity of the gap, either individually or cumulatively with other existing or proposed development; and c) it cannot be located elsewhere." Due to the location of the proposal, within and alongside existing development and that it cannot be viewed from the public realm, it would not undermine the physical and or/visual separation of settlements, or compromise the integrity of the gap. As the proposal is ancillary to the lawful use of the land, it cannot reasonably be located elsewhere. 3. Impact on neighbours. Policy CP27 of the JCS requires that developments would not have an unacceptable impact on the amenity of the occupiers of neighbouring properties through loss of privacy or excessive overshadowing. The proposal would be sufficiently distanced, orientated and designed so as to have no significant effect on the amenities of the neighbouring properties, in particular to their outlook, privacy or available light. Response to Parish Councils Comments Most of the points raised by the Parishes are covered above. As to the structure referred to, this is a gazebo within the authorised site, which on current information is subject to planning control. However, this is not material to the proposal under consideration. Conclusion The principle of the use of the land as a travelling showperson has already been established for two pitches, which is the basis that this proposal has been assessed against. Having regard to all material planning considerations and points raised, the principle of the proposal is considered acceptable in planning terms. The development would not be materially harmful to the locality, or impact on the integrity of the gap, or the amenity of neighbours. Subject to the imposition of appropriate conditions, the proposal would accord with the relevant policies of the East Hampshire District Local Plan: Joint Core Strategy and the relevant paragraphs referred to above in the National Planning Policy Framework. RECOMMENDATION PERMISSION subject to the following conditions: 1 The development hereby permitted shall be begun before the expiration of three years from the date of this planning permission.
Reason - To comply with Section 91 of the Town and Country Planning Act 1990 2 The utility/day room hereby permitted shall be restricted to use as ancillary accommodation to the caravan site from which it shall not be let, sold separately, or severed thereafter. Reason - The site is in an area where a new dwelling would not normally be permitted. 3 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars: Application form Covering letter Biodiversity checklist 09_327B_001 Location plan 09_327B_002 Existing site 09_327B_003A Proposed site 09_327B_004 Dayroom Layout Reason - To ensure provision of a satisfactory development CASE OFFICER: Lesley Wells 01730 234223
SECTION 1 Item 1 Stallions Lodge, Grayshott Road, Headley Down. Proposed site layout
SECTION 1 Item 1 Stallions Lodge, Grayshott Road, Headley Down. Proposed west elevation Proposed south elevation
SECTION 1 Item 1 Stallions Lodge, Grayshott Road, Headley Down. Proposed east elevation Proposed north elevation