Agenda item

Proposal Description: Item 13: Proposed erection of replacement equestrian building, following demolition of existing equestrian buildings.    

The application was introduced. Members were referred to the Update Sheet which set out in full officers response to the following matters:

(i)             Further comments received from Twyford Parish Council regarding the cumulative development and the impact of this on the settlement gap.

(ii)            Two further letters received from the occupiers of Colleton House seeking further clarification.

During public participation, Councillor Chris Corcoran (Twyford Parish Council) spoke in objection to the application and Robert Tutton spoke in support of the application and answered Members’ questions thereon.

Councillor Cook spoke as Ward Member in objection to the application. In summary, Councillor Cook raised the following points:

·       Councillor Cook supported the parishes and residents' objections to the application, citing suspicion about the applicant's motives and genuineness.

·       Concerns were raised that the applicant, described as a developer, may be aiming to build a house instead of a stable, potentially compromising a sensitive site.

·       Councillor Cook urged the council to base its decision on the South Downs National Park policies and the Twyford neighbourhood plan.

·       A key issue highlighted was the increased visual impact of the proposed replacement block. The submitted plans were criticised for lacking detail, particularly regarding stall layout and the absence of natural light in some boxes.

·       She questioned the suitability of keeping horses in boxes for extended periods (24 hours a day, 7 days a week), contrary to the standards of the RSPCA and the British Horse Society, also noting the absence of grazing, a menage, or a walking ring.

·       Councillor Cook raised concerns about road safety due to high traffic volume (15,000-18,000 traffic movements daily) with speeding on the road near the proposed stable.

·       The scale of the proposed stable building was a major point of contention, being significantly larger (270% larger, three times the floor area, and four times the volume) than the existing stables.

·       Referred to a previous application for eco-lodges on an adjoining site, where South Downs National Park councillors supported the parish's interpretation of policy LEH1 and refused the application.

·       In conclusion, Councillor Cook asked the committee to refuse the application in its current form. She clarified that the parish council was open to development and would not object to rebuilding the stable in its current location, perhaps slightly larger. The objection was specific to demolishing the stables and building a much larger one in another part of the field.

In response to questions in relation to precedent with regards to an increase in development to equestrian sites in similar applications and appeal outcomes, the council’s Senior Planning and Litigation Lawyer clarified this would be a case of planning judgement based upon the merits, with the law clear on changes of use.

The Committee proceeded to ask questions and debate the application.

          RESOLVED:

                     The committee agreed to refuse permission for the following                      reasons:

(i)             Contrary to policies: LEH1 (Twyford neighbourhood plan – settlement gaps), SD4 (1b & 3 - character), SD5 and SD24(1a) - intensification of equestrian use).  The precise wording to be delegated to the Chair of Planning Committee, in consultation with the Service Lead: Built Environment.