schedule of planning applications

It is considered that the principal and historic use of the site is as a private golf club
with associated recreational facilities. The hotel accommodation recently constructed
is ancillary to this use. One of the uses listed in PPG2 as potentially appropriate in
the Green Belt are ‘essential facilities for outdoor sport and outdoor recreation, for
cemeteries, and for other uses of land that preserve the openness of the Green Belt
and which do not conflict with the purposes of including land in it’
This concept is further refined by para. 3.5 of PPG2 which states ‘Essential facilities
should be genuinely required for uses of land which preserve the openness of the
Green belt and do not conflict with the purposes of including land in it. Possible
examples of such facilities include small changing rooms or unobtrusive spectator
accommodation for outdoor sport, or small stables for outdoor sport and outdoor
recreation’.
It considered that the proposed marquee and its associated works are not related to
the historic function of a golf club but with the development of the site as a venue for
social functions. The Design and Access Statement is clear that the marquee is to be
used in connection with weddings held at the hotel. The use of land in connection
with social functions is clearly not within one of the uses referred to on Para. 3.4 of
PPG2. It is therefore by definition inappropriate development in the green belt.
PPG2 recognises that the most important attribute of green belts is their openness
and recognises uses of land which preserve openness and which do not conflict with
the purpose of including land on it.
The proposed marquee will be a substantial structure on a permanent decking base
set some distance from the clubhouse. Because of its size, bulk and position in the
landscape it is considered that it would have a considerable and unacceptable impact
on the openness of the Green Belt and likely to result in additional visual harm over
and above the harm in principle.
Given the inappropriate nature of the development and the additional visual harm
caused it is necessary to examine whether there are any very special circumstances
that must exist to override the strong presumption against inappropriate development
in the green belt. The applicant has not advanced any very special circumstance in
support of the application in the design and access statement. However, a
subsequent e-mail from the applicants Agent states;
"At the moment, once guests have eaten, the restaurant is cleared and the evenings
entertainment is held in there. This marquee would avoid the need to clear away
tables and chairs in the restaurant every time and provide an ancillary entertainment
space."
Guidance from appeal decisions and advice notes is that only the most compelling
special circumstance should be allowed to succeed. Economic advantage or
development, or the convenience of operation of the business is not sufficient
reason. It is self evident that the main driver for this application is the economic
expansion of the hospitality element that has grown from the original recreational
use. The need and convenience for the marquee does not constitute a ‘very special
circumstance’. The clubhouse is already a substantial building with a function facility
and the application must be considered in the same light as a further ‘semi
permanent’ extension to this facility.
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