Agenda item

1.    The Committee considered a report (Agenda Item 3(1)) concerning Planning Application 23/01492/FUL Erection of equestrian workers dwelling; with associated parking, turning, landscaping, private amenity space and access in respect of Land approximately 400 metres west of Dark Lane and South of Denford Lane, Upper Denford

2.    Ms Isabel Oettinger (Planning Officer – Development Control) introduced the report to Members, which took account of all the relevant policy considerations and other material planning considerations. In conclusion the report detailed that the proposal was acceptable in planning terms and officers recommended that the Development Manager be authorised to grant planning permission subject to the conditions outlined in the main and update reports.

3.    In accordance with the Council’s Constitution, Mr Jerry Keates and Ms Stella Coulthurst, Town Council Representatives, and Mr Mark Pettitt and Mr Richard Evans, applicant/agent, addressed the Committee on this application.

Parish/Town Council Representation

4.    Mr Keates and Ms Coulthurst addressed the Committee – their representation can be viewed here:

Western Area Planning Committee - Wednesday 16th July 2024 (youtube.com)

Member Questions to the Parish/Town Council

5.    Members did not have any questions of clarification.

Applicant/Agent Representation

6.    Mr Pettit addressed the Committee – his representation can be viewed here:

Western Area Planning Committee - Wednesday 16th July 2024 (youtube.com)

Member Questions to the Applicant/Agent

7.    Members asked a number of questions of clarification and were given the following response:

·       This had been a separate planning application from the main house due to the growing concern and need for the extra land, to reduce journeys from the main estate. The quality of the brood mares had increased and necessitated an on-site presence

·       The safety and welfare of the horses until the completion of the house would be maintained by frequent journeys from the main estate to the horses.  

·       Security was provided through CCTV on the main estate, but an on-site presence would be more effective, as well as the completion of the North Lodge.

·       Offsite accommodation had not been considered as the accommodation needed to be within sight and sound of the brood mares, the location of the accommodation had been chosen to satisfy that criterion.

·       The accommodation would be used by an existing member of staff.

Ward Member Representations

8.    Councillors Tony Vickers addressed the Committee. His representation can be viewed here:

Western Area Planning Committee - Wednesday 16th July 2024 (youtube.com)

9.    Councillor Dennis Benneyworth addressed the Committee. His representation can be viewed here:

Western Area Planning Committee - Wednesday 16th July 2024 (youtube.com)

Member Questions to the Ward Members

10. Members asked a question of clarification and were given the following response:

·       CCTV was not considered to be a viable alternative to an on-site presence - an onsite presence would allow a better understanding of the horses’ welfare and security.

Member Questions to Officers

11. Members asked questions of clarification and were give the following responses:

·       The occupancy condition would apply for the lifetime of the building and the building was tied to the equine business. Anyone living in the building would have to work for the business - it would not allow for the occupier to retire and maintain occupancy or for their family to remain their if the employee died.

·       Officers has assessed the information provided. Additional evidence had been submitted in response to queries about the business and Officers were satisfied the business was viable in the long-term. 

·       Alternative, off-site accommodation within the settlement area had been assessed, but there had been issues with visibility across parts of the site.

Debate

12. Councillor Howard Woollaston opened the debate by highlighting that members with equine knowledge were in support of the application. He indicated that he supportive of the application.

13. Councillor Anthony Amirtharaj agreed that West Berkshire had a proud heritage related to the equine and horse racing sector and benefited from the associated employment. He noted that previous applications had recommended accommodation near to the animals. He indicated that he was minded to support the application.

14. Councillor Paul Dick noted that any relative weaknesses in the application had been explored, and he was satisfied by the evidence provided the applicants and Councillor Benneyworth. He indicated that he was supportive of the application.

15. Councillor Tony Vickers had been reassured by Councillor Benneyworth. He suggested that a formal diversion order should be considered for the public right of way to minimise risks to the horses and members of the public.

16. Councillor Nigel Foot noted that the proposed dwelling looked like a gate house lodge for a stately home. He also highlighted the views of the applicant in relation to the welfare and value of the animals, and he noted the employment aspects of the proposal. He indicated that he was minded to support the application.

17. Councillor Antony Amirtharaj proposed to accept Officer’s recommendation and grant planning permission subject to the conditions listed in the main report and update report. This was seconded by Councillor Howard Woollaston. At the vote the motion was carried.

RESOLVED that the Development Manager be authorised to grant planning permission subject to conditions listed in the main report and the update report.