White Horse Stables, Harvel, Meopham PDF 54 KB - Gravesham ...

8 week date Application No. Date of meeting Report No.
21.04.08 GR/2008/0174 16.04.08
White Horse Riding School, White Horse Lane, Meopham
Erection of a storage barn.
White Horse Riding School
Recommendation:
Permission subject to conditions see Page 7
1. Site Description
White Horse Riding Stables are located in former agricultural buildings at Pond Farm
in White Horse Lane, Meopham immediately south east of the village of Harvel on an
area of 10.5 hectares (26 acres).
The site comprises a number of converted and new buildings providing some 40
stables, a trailer and machine store, a mess room, tack room and office, yard area an
indoor riding school, an outdoor sand school and a parking area for 25 cars.
Adjoining the Riding School site is Upper Marsh Croft, an existing two storey dwelling
recently extended. This dwelling was originally occupied as the farmhouse for Pond
Farm. Adjoining the site to the north west is the village green of Harvel. Much of the
site adjoins open fields but there are some dwellings nearby around the edge of the
green.
There is a bridleway on the north and north west sides of the site (NS247) and a
public footpath runs through a small part of the site to the south (NS235A).
The Riding School has been operational at Harvel for over seven years.
2. Planning History
The original planning application for the Riding School (GR/98/637) was submitted in
October 1998 and was intended to provide accommodation for the Tollgate Riding
School at Northumberland Bottom which had been displaced as a result of the
Channel Tunnel Rail Link.
The application was granted permission at a full Council meeting on 3 March 1999
subject to a range of planning conditions including restrictions on the number of
stables, the number of horses to be kept on the land, that no DIY livery be carried out
from the site, restrictions on the times of use, that no sale of compost or manure shall
take place and no gymkhanas or riding events shall take place.

A revised application for change of use of the farm buildings and land to a Riding
School (GR/99/681) was submitted in September 1999. It involved, amongst a
number of changes, a larger and higher indoor riding school. The application was
refused on green belt grounds, harm to the landscape, detriment to the Harvel
Conservation Area and detriment to the privacy and amenity of the adjoining dwelling
at Upper Marsh Croft.
A further revised application (GR/2000/71) for change of use of the land and buildings
to a Riding School involving the erection of a new building for use as an indoor riding
school was refused on 14 April 2000 also on green belt grounds particularly because
of the increased height and bulk of the revised indoor riding school which was 20 per
cent larger.
A later application (GR/2000/578) for a single portal frame structure to form an indoor
riding school in substitution for that permitted under reference GR/98/637 was
permitted on 22 December 2000, the building being of the size previously permitted
but was a new building as opposed to a re-erected building.
Approval was given to a revised landscaping scheme on 25 November 2002.
An application (reference GR/04/92) was submitted in January 2004 to site a mobile
home for an equestrian manager on the site.
The plan indicated that the mobile home (14.5 metres by 6 metres) would be located
to the south of the Indoor Riding School and would have a separate curtilage of
17 metres by 35 metres.
The reasons given for the need for the mobile home were:-
• to provide security and prevent theft of equipment and animals
• to provide out of hours cover to deal with animal welfare issues
• the need for supervision at equestrian establishments has been recognised in the
local area.
The application was reported to the Regulatory Board meeting on 19 May 2004. It
was resolved to defer for negotiation with a view to securing the preferred option of
conversion of an existing building to accommodation for the manager and possible
refurbishment of an on-site metal barn. The application for the mobile home was
however subsequently withdrawn.
Two further planning applications were submitted in 2004. They comprised the
reconstruction of an existing metal clad store building (formerly a pole barn) at the
entrance into the site to form a dwelling for an equestrian manager (GR/2004/0724).
The dwelling was to be on the same footprint of the store building and would comprise
living room, kitchen/diner, bathroom and two bedrooms and constructed of a brick
plinth with weather boarded walls and a pitched slate roof. The existing building had
a flat metal roof and was originally used as a tractor and machinery store but
internally there were four stables (although these were there without the benefit of
permission).
To compensate for the loss of the stables it was proposed to erect four additional
stables (GR/2004/0723). These would be located adjacent to the main block of
REPORT NO PAGE 2

stables and arranged in an ‘L’ shape and linked to new stables that were constructed
as part of the original permission for Tollgate Riding Stables. In total there would be
42 stables at the site.
In order to accommodate a small amenity space for the occupants of the proposed
dwelling three car parking spaces would be relocated next to the indoor riding school
building.
Both applications were considered at the meeting of the Regulatory Board on 6
October 2004. The recommendation was that subject to satisfactory financial
justification the applications be delegated to the Head of Planning & Regeneration
Services for permission, subject to conditions and possible legal agreement. A
decision was deferred for further information to be submitted on the business
accounts of the operation. The applications were reconsidered at the meeting of the
Board on 8 December 2004.
It was resolved that application GR/04/723 be delegated to the Head of Planning and
Regeneration Services for the issue of a PERMISSION, subject to appropriate
conditions. It was resolved that application GR/04/724 be delegated to the Head of
Planning and Regeneration Services for the issue of a PERMISSION, subject to
conditions and the completion of a legal agreement tying the new dwelling to the holding.
The agreement was completed and the permissions issued in June 2005. The additional
stables have been built but the dwelling for an equestrian manager has not to date been
implemented. The latter permission does not expire until June 2010.
An application (GR/2005/0568) to vary conditions 17 and 18 of the original planning
permission to allow the muck removal trailer to be relocated was refused in December
2005 on grounds of visual impact and smell.
3. Proposal
The current proposal is for the erection of a five bay barn (4 bays open sided and one
bay enclosed) measuring 26 metres long by 9 metres wide and 6 metres high to the
ridge to be located at the eastern end of the site just beyond the indoor school
building.
The barn would be used for the storage of hay bales, bedding and proprietary feeds.
Externally it would comprise dark green plastic coated profile sheeting with a low
pitch fibrous cement roof.
Attached to this report is the applicants design and access/planning statement in
support of the application.
4. Development Plan
The site is within a Green Belt area, a Special Landscape Area and an Area of
Outstanding Natural Beauty in the Gravesham Local Plan First Review.
The north western boundary of the riding centre site abuts Harvel Conservation Area,
where Policy TC3 applies.
There is presumption against inappropriate development in the Green Belt.
REPORT NO PAGE 3

Policy C17 (Policy for the use of Land for Horse riding and the erection of stables)
states:
Policy C17
Proposals for the recreational use of land in the countryside for horse-riding,
riding schools and the erection of stables will only be permitted if they are
compatible with the agricultural, landscape and transport policies of this Plan.
Where proposals are acceptable in principle, the Borough Council will expect
stables and horse shelters to be properly designed and constructed of sound
materials appropriate to the countryside and to be in an acceptable location
within the site.
Policies GB1 and GB2 (Green Belt); C2 (policy for other agricultural land); C3 (Policy
for AONB’s); C4 (Policy for Special Landscape Areas); T4 (Generation of additional
traffic outside built up areas) and T5 (Access to the Identified Highway Network)
apply.
In the Gravesham Local Plan Second Review Deposit Draft the following policies are
also of relevance: NE1 (AONB’s), NE2 (Special Landscape Areas), BE4 (New
development within and adjacent to a Conservation Area), RA1 and RA2 (Green Belt
policy), RA4 (reuse of rural buildings) and RA21 (use of land for horse riding and the
erection of stables).
5. Reason for Report
Objection of Meopham Parish Council. The site has been the subject of previous
reports to the Board.
6. Consultations and Publicity
Consultations
Meopham Parish Council
Recommends refusal. The building is too large for its intended purpose.
Rural Planning Ltd (Agricultural Advisor)
As you are aware the application relates to premises that were originally a cattle/sheep
holding, which under GR/1998/0637 was granted for the change of use of the buildings
and yards to a riding school, together with the erection of an indoor riding arena, an
outdoor sand school, and additional buildings for stables, with associated parking.
The riding school now has a total of some 40 stables, the open and enclosed sand
schools, as well as an office, tack room, lecture room/rest room and WCs. However there
is no dedicated store allowing for bulk purchase and storage of the large quantities of
hay, hard feed and bedding that are required throughout the year, so that this currently
has to be purchased weekly in smaller (and thus more expensive) quantities.
Given this background, it is considered that the scale, design and proposed location of
the proposed building to be appropriate to the needs of this established and relatively
large-scale commercial equestrian facility.
REPORT NO PAGE 4

Kent Highways
No objection.
Head of Regulatory Services
No objection.
Publicity
The proposal has been advertised on site under Article 8 and individual notification of
the proposal has been sent to the owners/occupiers of 14 nearby dwellings. The
following representations have been received:-
A J & J S Cahill, Pond Farm Cottage, Harvel Street, Harvel:
Objects because the applicant is a small village riding school and not a large
equestrian centre. Considers that there are sufficient structures on site to store hay
for the number of horses stabled. Points out that the school is located within an area
of outstanding natural beauty and that the existing building and site are not well
maintained and are unsightly. Considers that further expansion will adversely impact
on the Harvel Conservation status including increased traffic. Concerned about
possible general retail sales of hay feed and bedding, which is already being
promoted.
D & J Burkitt, 7 St Francis Road, Harvel
Objects because the development will represent an expansion of the school into a
commercial feed supplier as the present buildings provide sufficient storage for the
yards own use. Points out that it is already supplying feed to other users and an
increase in this activity will generate unacceptable levels of extra traffic on narrow
lanes and this will comprise lorries.
Advises that this is an area of outstanding natural beauty and the village attracts
walkers, cyclists and horse riders. There are also dog walkers. Considers that all
these groups will be affected by increased levels of traffic.
Considers that the current activities are beneficial to the village but a larger
commercial feed centre is inappropriate and detrimental to the area and environment.
R W Hinde, Chairman, Harvel Residents Association
Serious concern is expressed because the additional storage facilities will enable the
operator to expand the existing selling of goods which range from animal feed to
garden turf. Considers that this will add to the traffic problems on the approach roads
to Harvel. The HRA would withdraw their objection if,
1. The planning consent restricted the operation to a riding school only (no retailing
from the site).
2. The planting of the northern boundary hedge to screen the buildings.
3. The inter-planting of the hedge boundary with Harvel Village Green again to
screen the buildings
REPORT NO PAGE 5

7. Director (Business) Comments
The issues to be considered in this application are the need and justification for an
additional building within this established riding centre and the visual impact of the
building given its location within the green belt, an area of outstanding natural beauty
and close to the Harvel Village Conservation Area.
On the former issue it is evident from site inspections that there is little scope within
the existing group of buildings to provide the quantity of storage required. Some
storage is currently taking place within the circulation areas of the stables which is
unsatisfactory in health and safety terms. All other buildings are fully utilised. There
are some separate farm buildings in adjoining fields to the south east which are in the
same ownership (Mr Nuttall) but these are used in connection with farming activities
as a cattle shed and a feed/machinery store. The Council’s Agricultural Advisor
considers the building is appropriate to the needs of this equestrian facility.
On the impact issue firstly there is only a limited impact on the nearest dwelling at
Upper Marsh Croft as that dwelling has a large garage building recently constructed
where its dwelling curtilage adjoins the riding centre site. It should also be noted that
the owner of the centre (Mr Nuttall) is the owner/occupier of Upper Marsh Croft.
It is also considered that the building would only have a limited impact on the wider
landscape. It will appear against a background of and be close to a group of existing
former farm buildings. Its height will be lower than the nearest building, the indoor
riding school. It would not be seen from the conservation area to the north west but
there would be views from a bridleway to the north and from White Horse Lane.
At officers request the applicants agents have agreed to improve the external
appearance by including some boarding and blockwork similar to the indoor riding
school.
In respect of the neighbour and Harvel Residents Association objections it should be
noted that there are no highway objections from Kent Highways that support the
concerns of increased traffic. The applicants agent has agreed to a restriction that
there should be no retail sales. In addition the applicants agent has agreed to provide
more landscaping on the northern and western boundaries (see attached letter from
applicants agent dated 4 April 2008). There is an existing planting area to the
east/south-east of the proposed building which was planted in connection with the
original permission for the riding school, which once established will provide a
reasonable screen to views of the site form the east and from White Horse Lane.
Subject to the above amendments highlighted and appropriate conditions it is
considered on balance that the propose is acceptable in planning terms.
REPORT NO PAGE 6

Consultation expiry date: 1 April 2008
Recommendation
Permission
as amended by applicants agents letter dated 4 April 2008
Subject to:
1. The development to which this permission relates must be begun not later than the
expiration of three years beginning with the date on which this permission is granted.
2. The building hereby permitted shall be used only for the storage of hay, hard feed and
bedding for the use of the Whitehorse Riding Centre and for no other purpose and no
retail sales to the general public shall take place from the building at any time.
3. Full details and samples of the external facing materials including colours to be used
in the building hereby permitted shall be submitted to and approved in writing by the Local
Planning Authority before the development commences; the development shall be carried
out in accordance with the approved details.
4. A landscaping scheme, including details of any surface treatments, screening by walls,
fences or other means, and the planting of trees, hedges, shrubs and grassed areas shall
be submitted to and approved in writing by the Local Planning Authority before any works
are commenced; the scheme shall incorporate proposals to fill in the gaps in the hedge
on the northern boundary of the site adjacent to the bridle path and to the west boundary
adjacent to the village green; the approved scheme shall be implemented to the
satisfaction of the Local Planning Authority prior to the first occupation of the building
hereby permitted and thereafter maintained to the satisfaction of the Local Planning
Authority for a period of 5 years.
Grounds:-
1. In pursuance of Section 91 of the Town and Country Planning Act 1990.
2. In order that any other uses of the building may be the subject of a separate planning
application that the Local Planning Authority would which to consider on its merits having
regard to issues of amenity, traffic safety and the prevailing planning policies.
3. In the interests of visual amenity.
4. In the interests of visual amenity.
REPORT NO PAGE 7