Retention of Two Sand Schools

Item No. 6

Application Number and Date:
MO/2004/1706PLA
Detailed
11-Oct-2004 / Applicant:
Miss E Tilley
Case Officer:Mr A Gardner / Ward:Ashtead Park

Amplified by letter dated 7 October 2004.

Proposal and Site

Retention of two sand schools.

Woodruff Stables, Headley Road, Epsom, Surrey, KT18 6BH

Development Plan

Mole Valley Local Plan - Metropolitan Green Belt.

Relevant Planning History

A4536 / Erection of additional stables. / Permitted 18/08/49. Implemented.
A14923 / 14 new stables and store. / Permitted 19/04/63. Implemented.
A22058 / Mess room, store and dog kennels together with two fodder stores. / Permitted 09/04/70.
MO/96/1118 / Replacement and resiting of muck pit area, new hardstanding for parking, replacement of existing damaged hardsurfacing. / Permitted 19/11/96.
MO/96/1294 / 2 new barns following demolition of existing barns and outbuilding. / Permitted 05/02/97.
MO/97/0754 / Retention of two barns and erection of additional barn. / Refused 20/11/97.
MO/97/1521 / Erection of chalet style building to provide living accommodation for head trainer and stable hands following demolition of existing buildings. / Withdrawn 23/12/97.
MO/98/0024 / As above, revised scheme. / Withdrawn 01/06/98.
MO/99/0730 / Retention of horse walker. / Permitted 28/07/99.
MO/99/0731 / Change of use and extension of stables to provide staff residential accommodation. / Permitted 01/12/99.
MO/04/01713 / Erection of single storey extension to form tack room. / Reported elsewhere on this agenda.

Summary of Site and Description of Development

Woodruff Stables lies on chalk downland to the south east of Ashtead, adjacent to the boundary with Epsom and Ewell Borough. The site was run for many years as a racing stables until about two years ago. The applicant, who has 25 horses, has recently acquired the premises and intends to use it as a horse training establishment. The facilities comprise 46 stables in two yards, together with 10 hectares (25 acres) of grazing land and ancillary structures including two barns, a horse walker and parking areas. A public footpath (no.153) runs along the north western boundary of the site.

In about mid September, it was brought to the Council’s attention that quantities of materials were being moved to the site. Upon investigation, it was established that the material comprised ‘road plannings’ which were being delivered by lorry to the site late in the evenings. The plannings were required in connection with the formation of two sand schools at the western side of the site. The applicant was advised that the works comprised engineering operations requiring planning permission. The current application was submitted following this advice. At the time of a recent site visit, these sand schools had been completed.

There are two sand schools, one measuring 45 metres by 18 metres, the other, 30 metres square. The northernmost sand school would be used for show jumping training, the other, for dressage. The surface for the northern sand school comprises sand coloured resin material, whilst the dressage surface is softer and has a grey appearance owing to the presence of rubber material. Both sandschools are enclosed by post and rail fencing stained dark.

The applicant has also submitted an application for a single storey extension to the stable complex to create a tack room. A report to this proposal appears elsewhere on this agenda.

Finally, In December 1999, permission was granted for the change of use and extension of part of the stables at the south eastern corner of the yard to form residential accommodation for grooms. (MO/99/0731). These conversion works have recently been carried out.

Consultations

SCC Highways – no requirements.

Environment Agency – no response received.

Epsom and Ewell Borough Council – no response received.

Representations

One letter has been received from the Chairman of the Paul’s Place Management Company Limited in which the following summarised points are raised:-

It is believed that the site was originally a racehorse training facility. It would appear that the facility would be essentially livery with rider training facilities. It is felt that this would constitute a material change of use.

Comment: The applicant has advised that it not proposed to conduct a livery use at the site. In any case, the Council has previously obtained legal advice about whether the use of a racing yard for livery purposes would require planning permission and has been advised that permission would not be required.

The proposal could result in an intensification of commercial activity at this Green Belt site.

Increased disturbance to adjoining residents in Paul’s Place. This already has occurred following the grant of permission in 1999 for a horse walker.

It is not clear whether there were sand schools in place previously.

The forms state that there is no new access and that there is no public right of way adjacent to the site. These statements are both incorrect.

It is stated that no trees have been felled, however, felling has already taken place.

The sand school could be used for commercial purposes.

The number of parking spaces does not correspond with the number of operational traffic movements.

Section 16H of the forms states that horse manure will be used as fertiliser on the land and removed by a specialist firm as necessary. Adjoining residents have already been affected by infestations of flies. Any manure storage should be well away from the northern boundary of the site and of a minimal quantity.

Section 17 of the forms indicates that surface water drainage will run to soakaways. The water may well be contaminated with horse urine and droppings.

If permission is granted, conditions should be imposed to control the following aspects:-

Restoration of the new and unauthorised access to Headley Road.
Noise levels mitigated by planting of new trees along the northern boundary of the site.
Prohibition of any form of lighting to the new sand schools.
The long term storage of manure is not approved and the temporary short term holding of manure is located well away from the northern boundary of the site.

Main Planning Policies

Surrey Structure Plan 2004

LO4: Relates to the protection of the Green Belt and the countryside.

Mole Valley Local Plan

ENV2: Development policy for the Green Belt.

REC15: Advises that permission will only be granted for new commercial horse related development or extensions to existing facilities where:-

The proposal can be accommodated without prejudice to the agricultural operation of any holding.

The proposal would not have a significant impact on the openness of the Green Belt or rural character of the countryside and enables the re-use of appropriate existing buildings where possible.

The proposed development is of a design, scale and materials which are appropriate to the character and appearance of the area and which would not have a detrimental impact on the openness of the countryside.

4.Any buildings and related activities would not adversely affect the amenities of adjoining residential properties.

Sufficient land is available for grazing and exercise and the facility is close to an existing bridleway and open space network which is capable of absorbing the additional number of horses all year round.

The riding of horses off-site would not cause inconvenience or danger to the horse riders themselves, pedestrians or drivers.

Traffic generation, parking and access can be satisfactorily accommodated.

The proposal would not be likely to give rise to significant future requirements for development.

ENV22:General development control criteria.

Main Planning Issues

The main issues are whether the proposal would be acceptable in principle and, if so, whether there would be any adverse impact on the character and amenities of the locality.

Policy background

The site lies within the Green Belt where there is a general presumption against inappropriate development. Under policy ENV2 of the Local Plan, it is advised that appropriate development is limited but includes agricultural buildings and essential facilities for outdoor sport and recreation where these are 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.

The site is a long established equestrian yard of which there are a number in this area on the Ashtead/Epsom borders. This yard has nearly 50 loose boxes and it is considered that two sand schools of this nature would not be unreasonable for an establishment of this size. It is considered that the proposals can be regarded as essential facilities for outdoor sport and recreation which are genuinely required for uses of land which preserve the openness of the Green Belt. Policy REC15 makes provision for equestrian developments provided that they meet the criteria set out.

Effect on character of rural area

The two sand schools are located at the northern end of the site adjacent to the stabling complex. They are thus related to existing buildings rather than being sited in a remote open location. They are screened from the east by the stable buildings and from the west by a substantial tree belt. The northern boundary of the site, adjoining residential properties in Paul’s Place, is also marked by trees and other vegetation. Due to these factors, it is considered that the sand schools do not have an adverse impact on the character of the countryside or the openness of the Green Belt.

The addition of the sand schools represents horse-related facilities at the site. It is not considered that it would lead to an intensification of use resulting in additional horses being brought to the site or using the surrounding bridleway network.

Impact on the amenities of adjoining properties

Because of the existence of trees and other vegetation, it is considered that the sand schools would not have a significant impact on the amenities of the properties in Paul’s Place. It is considered that the existing planting would provide an adequate level of screening to the sand schools. However, the applicant has advised that it is intended to carry out landscaping and further planting along the northern boundary can be secured. A condition is recommended to control this aspect. In order to prevent disturbance to the occupiers, a condition is recommended that would prohibit the illumination of the sand schools. The applicant has also been asked to confirm the type of surface material used to the sand schools. The surface material used to the southern sand school – to be used for dressage training – has a light grey colour. That used to the northern sand school is of a lighter colour comparable with sand. Whilst the appearance is not as subdued as the other school, given the degree of screening afforded by the stable buildings and the tree belts, it is considered that the character of the rural area would not be significantly affected.

Subject to these safeguards, it is considered that the proposals would not detract from the character of the rural area or conflict with the requirements of policy REC14.

Other issues

Reference is made in the representations to the making of a new access to Headley Road. This matter has been investigated by the Council’s enforcement officer. Consultations were carried out with County Highways and the Rights of Way Officer as the track in question crosses over public footpath 153. The Highway Authority confirmed that this is an existing vehicle access which is quite clearly shown on the Ordnance Survey maps and aerial photographs. It leads to rear access gates to both Woodruff Stables and Cedar Point Stables, lying to the north. There is evidence that the surface was originally hardcore and that has now been covered in road tarmac plannings. The Rights of Way Officer concluded that the works did not affect the public footpath at the point of the small area of crossover. County Highways have concluded that since the works to the track fall into the category of repair and maintenance, planning permission is not required.

Finally regarding the reference to handling of manure, these are not aspects for consideration under this application. Permission was granted in 1996 for the re-siting of the muck pit area to a location at the north eastern corner of the stable yard. A site visit established that manure was being confined to this permitted area. If there is any problem of smell caused by manure, it is a matter for control by the Council’s Environmental Health Department.

Summary

The proposed sand schools are considered to constitute an appropriate form of development in the Green Belt. Because of their siting in relation to the stabling yard complex and the presence of tree belts, it is considered that the proposals would not have a harmful impact on the rural character of the countryside or conflict with the policies. Subject to suitable controlling conditions, a permission is recommended.

Recommendation

Subject to the receipt of written confirmation of the type of surface material used to the sand schools, permission is GRANTED subject to the following conditions:

Within one month of the date of this permission, details of a landscaping scheme shall be submitted to and approved by the Planning Authority including planting of trees, shrubs, herbaceous plants and areas to be grassed. The landscaping shall be carried out in the first planting season after the grant of permission unless agreed otherwise in writing by the Planning Authority, and shall be maintained for a period of 5 years. Such maintenance to include the replacement of any trees and shrubs that die.
Reason: To ensure the provision and maintenance of trees, other plants and grassed areas in the interests of visual amenity and in accordance with Mole Valley Local Plan ENV25.
At no times shall the sand schools hereby permitted be illuminated without the prior permission of the Planning Authority in writing.
Reason: In the interests of the visual amenities of the rural area and the amenities of nearby residential properties, to accord with policy ENV57 of the Mole Valley Local Plan

Informative(s)

The development hereby permitted must be carried out in accordance with the approved plans and specifications unless the prior approval in writing of the Planning Authority has been obtained. If changes are proposed you should first contact the Planning Authority to obtain the necessary approval. Any changes carried out without permission may render the applicant/developer liable to enforcement, stop notice or other legal proceedings in order to rectify the matter.

The application was granted for the following reasons:
The development hereby permitted has been assessed against Surrey Structure Plan policy LO4 and Mole Valley Local Plan policies ENV2 and REC15, and material considerations, including third party representations. It has been concluded that the development, subject to the conditions imposed, would accord with the development plan and there are no other material considerations to justify a refusal of permission.