Decision details

This application was for the creation of a manege, parking, associated boundary treatments and the erection of stables/equestrian buildings on land opposite Woodside Farm, Kynnersley Drive, Lilleshall, Newport, Shropshire

The Application was before Committee at the request of Councillor A Eade.

Members had attended a site visit on the afternoon prior to the meeting.

The Area Team Planning Manager presented applications TWC/2020/0356 and TWC/2020/0358 which both related to land opposite Woodside Farm, Kynnersley Drive, Lilleshall, Newport, Shropshire.

Lilleshall Parish Council had submitted a statement.  This had been received after the deadline for additional information, but the statement broadly outlined, highways, policy TA1 of the Lilleshall Neighbourhood Plan, a conflict with Design Policy B1, Policy LE2 in relation to ecology and landscape and the Wealdmoors was a strategic area.  Kynnersley Drive was in the Parish of Lilleshall and the development was on the boundary, concerns regarding the public right of way through the site, the gate and hedgerow fronting the land and the impact of nearby residential properties.

Councillor A Eade, Ward Councillor, spoke against the application and raised concerns regarding Policy C3 of the Local Plan, access and egress and the impact on the narrow lane, highway safety, the local authority assessment of the visits to the livery yard were underestimated, delivery traffic, intensification of use and lack of passing places, new Highway Code rules regarding the passing of horses at a safe distance and the impact with the narrow land and drainage ditches, limiting horses to within the yard itself, the lack of conditions in relation to the manege being limited to “not for public hire” and it was urged that this condition be added if Members were minded to approve the application.

Ms K Lutner, a member of the public, spoke again the application and raised concerns regarding the detrimental impact on the Wealdmoors which was a strategic area within the Local Plan, landscape the lack of a character assessment, the isolated site that would detract from the land, negative impact on wildlife, in particular badgers and a licence would be required, the impact on Kynnersley Woods and the flat topography of the area, increased traffic on narrow lanes, impact on the special qualities of the area and interruption to the peace and tranquillity.

Mr A Lane, Applicant’s Agent spoke in favour of the application which was a small scale livery for a maximum of 10 horses which was an acceptable use of the land within the rural area.  The existing field gate and access would be utilised but improvements made to its appearance, visibility splays will be provided, there were no objections from the highways authority, vehicle movements would be minimal with an estimation of 8 movements per day and he considered this would be far less than agricultural vehicles using this field.  Ecology and drainage assessments had been undertaken and there were no objections from officers.  This was a small scale, sensitive livery set in the rural area which officers had recommended for approval.

The Area Team Planning Officer addressed Members that the application was for a riding area and the erection of riding stables to run a livery yard with associated, access and limited hardstanding, gravel track and boundary enclosures with the field at Kynnersley Drive.  An associated application for the siting of a mobile home on the same site for a maximum period of three years will be discussed later on the Agenda.  Additional information had been provided by the applicant in relation to the business and drainage issues which had now been overcome and re-consultation taken place.  The site was in the rural area where the running of a livery and stables was deemed acceptable and it would diversify the rural economy and bring investment into the rural area.  A business case had been submitted and a letter of support received confirming there would be a maximum of 10 horses on site at any one time with limited visitor opening.  It was considered there would be negligible impact on the highway network.  A lighting strategy would be required which was accepted in principle but a lighting scheme would need to be submitted prior to the development commencement in order to prevent any adverse impact on local residents and biodiversity and floodlighting would not be acceptable.  A small riding area would be built on the existing building area together with stables and ancillary development and would be consistent with other farm buildings within the nearby area and in line with that typically expected in the rural area.  The site was within the strategic landscape area of the Wealdmoors but that some development within the rural area was necessary and was not in conflict with Policy NE7 of the Lilleshall Neighbourhood Plan to protect strategic landscape areas. A drainage strategy had been submitted and drainage officers supported this subject to conditions and there were no objections from highway officers.  A condition could be imposed limiting the amount of horses on the site to 10 at any one time.

During the debate, some Members asked if horses would be allowed out of the field and onto the highway for recreation purposes and would family and friends be expected to be visiting a manege and who was likely to visit this area.  Other Members raised concerns regarding the state of the road and the vehicular impact, the specified amount of horses and whether it was contrary to the Lilleshall Neighbourhood Plan and the Telford and Wrekin Local Plan.  Some Members felt it was beneficial to attend the site visit, the Local Plan was a material consideration and was based on local people’s views.  Concerns were raised regarding access, the deterioration of the road, lack of passing places, lack of deliveries of supplies to the site, impact on badger sets, impact on the level platform and wide open space and felt they could not support the application.  Other Members considered that the field already had horses grazing and that food and supplies would already be being delivered, there were passing places and drivers who had trailers would have the ability to manoeuvre their vehicles.

The Area Team Planning Manager informed Members that in respect of Kynnersley Drive, this was an adopted highway and there was nothing that could be done to stop horesriders using the highway.  There was an arena and grassed area within the site which horses were currently using to graze and sufficient area for horses to exercise.   Family and friends would not be prevented from visiting the manege and this site would be used for the boarding of horses and the running of the stables.  With regard to eight vehicular movements, this has been included within the business case and it may be that some owners would place more than one horse at a time limiting vehicular movements and this was an existing business re-locating from outside of the Borough.  There would be ten stables so this would limit the business to ten horses.  In respect of the Neighbourhood Local Plan, development was tightly constrained as to where this could take place but it did not prohibit development but considered acceptable usage ie equestrian or agricultural within a rural area.

Upon being put to the vote it was, by a majority:-

RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to grant planning permission subject to the conditions contained within the report (with authority to finalise conditions and reasons for approval to be delegated to Development Management Service Delivery Manager).