Agenda item

Change of use from field to construct a riding arena 22 metres x 40 metres for private use

Land North West of Hulwane, U6003 Ulgham to Ulgham Park Junction, Ulgham, Northumberland

Change of use from field to construct a riding arena 22 metres x 40 metres for private use

Land North West of Hulwane, U6003 Ulgham to Ulgham Park Junction, Ulgham, Northumberland

An introduction to the report was provided by W Laing, Planning Officer with the aid of a power point presentation.

D Moore addressed the Committee speaking in objection to the application.  Her comments included the following information:

·       There were still inaccuracies in the report e.g. the stables were located to the east not the north and there was no bridleway.

·       From the north end of the forest access track you could walk south and look down on undulating landscape with the relatively unobtrusive green roof of the stable block tucked away at the south east.  If you looked south west the topography of ridges and furrows would be broken by 880m² of black rubber on view and to the west of the public footpath.

·       Recent approved arena applications all appeared within the curtilage of associated steadings unlike this one.

·       Policy C1 stated that development in the open countryside beyond settlement boundaries would not be permitted unless essential or allowed by alternative policies.  The alternative policies quoted had no relevance to this site.  The inset map 31 showed that the field formed part of a wildlife corridor which continued east towards Meadows Nature Reserve.

·       Env2(iii)(a)  stated that permission would be refused unless it could be demonstrated the benefits clearly outweighed the harm to the nature conservation value of the site.  2m excavation for drainage and rubber surface contravened this.

·       The field was less than 2 acres yet the arena would take up 12% of it.

·       This was not sustainable development as it did not contribute anything to the surrounding area or environment.

·       Rubber took at least 50 years to break down and leached pollutants into the soil, was toxic to flora and fauna and would be dragged into the surrounding wildlife environment.

·       Env3(i)(e) stated that the contribution of the landscape to Northumberland’s landscape would be recognised; and (iii) stated that ensuring that new development on the edge of the settlement should not harm the landscape character of the settlement edge and where possible it has a net positive impact; and (v) stated the potential impact of small scale development could have on the landscape in sensitive rural landscapes would be assessed.

·       This arena did not sit well in the surrounding topography and did not add anything to it or to the community who used the footpath. It would have a net negative cumulative impact on the landscape character.

·       STP7(b) safeguarded the countryside from encroachment and this application created piecemeal development by it being situated away from the existing stables.  This could also be later infilled by other developments which was against STP4(vii) and could set a precedent.

·       Policy STP8(i)(a) that development in the Green Belt would not be supported unless very special circumstances outweighed the potential harm to the Green Belt and other harm to the proposal.

·       In relation to QOP1 the application did not make a positive contribution to the character including landform or topography. It did not integrate the build form of the development with the site as it was unrelated to it and users would need to pass through 3 gates travel north on the public footpath and go through another gate before entering the arena.

·       Policy QOP2(ii) stated that development which had adverse impacts on neighbouring users, in terms of individual or cumulative impacts would not be supported.

·       The application was visually obtrusive from the forest track, adjacent road and footpath.  Easy access/exit was required from the forest track unhindered by parked vehicles.

·       The application created a stand alone development in the Green Belt and wildlife corridor which altered the topography of the landscape; it would introduce rubber into the rural environment; it would be a dominating structure viewed from the footpath and proliferated urban sprawl and did not enhance and improve the local environment and this could be mitigated against by having the arena in the curtilage of the stables

In response to questions from Members of the Committee the following information was provided:-

·       The recognised use as an arena for horses would trigger a material change of use of the land, however it did not introduce any structure, it would remain a green field site and would not become a brownfield site which was able to be used for housing etc.  The land would remain in the Green Belt and any future application would need to be considered in line with Green Belt policies.

·       The use of rubber was proposed by the applicant however if members were happy with the principle of the development on the site but had concerns regarding the visual appearance or  the toxicity of the surface, then a condition could be imposed on any permission granted to provide further details of  the material to be used with the applicant. 

·       Concerns raised in respect of the Right of Way having been diverted without any consultation were outside of this application and the applicant was not proposing any new fencing, hardstanding or diversion of any routes through the site. 

Councillor Dodd proposed acceptance of the recommendation to approve the application as outlined in the report which was seconded by Councillor Wearmouth. 

Members in debating the application felt that they would be more able to support an approval of the application if a condition was added to any permission granted which required the details of the colour and materials to be used in relation to the riding arena surface to be submitted and  approved by the Local Planning Authority.   Advice was provided by the Development Service Manager that whilst the colour of the proposed material was a planning consideration in terms of the visual impact, there was currently no planning legislation related to the toxicity of the material and could be an appealable part of the decision. 

Councillor Wearmouth suggested that Councillor Dodd amend his proposal to approve the application and to include a condition which would require an alternative colour of the rubber surface which would need to be agreed in writing by the Local Planning Authority.  Councillor Dodd advised that he would be happy to do this in order to progress the application and this was seconded by Councillor Wearmouth.

A vote was taken on the proposal to approve the application subject to the conditions as outlined in the report with an additional condition relating to the colour of the rubber surface to be used in the riding arena surface by the Local Planning Authority with delegated authority for the wording of the condition to the Director of Planning and it was unanimously:

RESOLVED that the application be GRANTED for the reasons and with the conditions as outlined in the report with an additional condition stating that the colour of the rubber surface to be used was to be agreed in writing by the Local Planning Authority with delegated authority for the wording of the condition to the Director of Planning.

M Bulman returned to the room and J Blenkinsopp left.