Item No:
3
Reference: B/15/00179/FUL
Parish:
SHIMPLING
Ward Member: Cllr J Long
Location:
Chadacre Hall, Chadacre
Proposal:
Erection of an estate lodge for recreational use (retention of)
Applicant:
21st Century Farms Ltd
Case Officer: Terry Hardwick
Date for Determination: 30 April 2015
RECOMMENDATION: Grant Planning Permission
THE SITE
1.
Chadacre Hall is a large Grade II listed country house, situated within its own parkland
and a 680 acre ring fenced agricultural estate which includes two farms, a Dower House
and a number of estate workers cottages. Recent development has included the erection
of a cricket pavilion and a large extension to Chadacre Hall. The Chadacre estate
straddles the boundary of Hartest and Shimpling parishes.
2.
The site of the shooting lodge is an agricultural field located approximately 824 metres to
the west of the main dwelling and approximately 780 metres by road from the cricket
pavilion. The site can be accessed from private roads within the estate, one of which
runs from past the shooting lodge and meets the public highway at Lawshall Road. The
site has an elevated position providing long distance views towards Hartest. A bridleway
runs to the North of the application site. There are no close neighbours to the site.
THE PROPOSAL
3.
The current application is a resubmission of two previously refused applications to retain
a shooting lodge that has been erected without planning permission in an isolated
position on the Chadacre Estate (B/13/00368/FUL and B/14/00190/FUL).
4.
The proposal is for the retention of a shooting lodge; the building is single storey with a
height of 4.15 metres and a footprint of 56.47 square metres. The building is a prefabricated timber structure with shingle tiles. Internally the building has a W.C. and
kitchen facilities as well as an area for sitting. To the front of the building is a large
veranda, which provides a seating area with views of the wider Countryside. There is a
large stainless steel flue protruding from the rear of the building.
5.
The purpose of the building is to provide a place in the field where guests can take
shelter and refreshments whilst out on a shoot on the Chadacre Estate, whose owners
propose to develop a world class centre for country sports. The estate and the lodge are
to be used in association with shoots for private, non-paying guests only. The application
indicates that the siting of the lodge has been chosen because of its convenient location
in the centre of the estate and the absence of other buildings which could fulfil this
function. Planning permission was previously granted on this site for the construction of a
mausoleum (B/00/01159/FUL).
6.
The current application differs from the previous proposals in that there would be a more
extensive and comprehensive landscaping scheme in an attempt to minimise the impact
of the building on the surrounding landscape.
7.
The application documents can be viewed on line via the planning pages on the District
Council’s website.
Planning Committee
22 April 2015
19
RELEVANT HISTORY
8.
B/00/01158/FUL – Erection of a colonnade – Withdrawn.
9.
B/00/01159/FUL – Erection of mausoleum – Granted.
10.
B/00/01083/LBC – Application for Listed Building Consent. Erection of a colonnade –
Withdrawn.
11.
B/00/01089/AGD – Notification under part 6 of Schedule 2 of the Town and Country
Planning (General Permitted Development) Order 1995 - Erection of a general purpose
agricultural building – Granted.
12.
B/10/01456/LBC – Application for Listed Building Consent – Alterations to 2 No. windows
on east elevation; replacement of existing downpipes; internal alterations (as amended
by details received 21/12/2010 and 19/01/2011) – Granted.
13.
B/10/01622/FHA – Proposed extensions to Chadacre Hall including construction of twostorey courtyard building as extension to former stable block, link extension between Hall
and former stable block, swimming pool and enclosure and two-storey extension to north
corner of Hall together with landscape works, as revised by drawing nos. 6514(08)021A,
6514(08)026A, 6514(08)027A and 6514(08)028A received 10 March 2011, and as
supplemented by Bat Roost Potential Survey received 1st April 2011 – Granted.
14.
B/10/01623/LBC – Application for Listed Building Consent - Proposed extensions to
Chadacre Hall including construction of two-storey courtyard building as extension to
former stable block, link extension between Hall and former stable block, swimming pool
and enclosure and two-storey extension to north corner of Hall together with landscape
works, as revised by drawing nos. 6514(08)021A, 6514(08)026A, 6514(08)027A and
6514(08)028A received 10 March 2011 – Granted.
15.
B/10/01636/FUL – Erection of 1 No. detached dwelling (for staff accommodation), as
revised by Security Lodge Justification received 17th March 2011 – Granted.
16.
B/11/00867/FHA – Proposed extensions to Chadacre Hall including construction of two
storey courtyard building as an extension to former stable block, link extension between
Hall and former stable block, swimming pool and enclosure; two storey extension to
North corner of Hall, landscaping works, replacement gate, walls and railings. (Amended
scheme to that approved under P.P.B/10/01622/FHA) – Granted.
17.
B/11/00868/LBC – Application for Listed Building Consent – Proposed extensions to
Chadacre Hall including construction of two storey courtyard building as an extension to
former stable block, link extension between Hall and former stable block, swimming pool
and enclosure; two storey extension to North corner of Hall; reinstatement of 1 No.
window, erection of canopy, landscaping works, internal alterations, replacement gate,
walls and railings. (Amended scheme to that approved under P.P.B/10/01456/LBC
B/10/01623/LBC) – Granted.
18.
B/11/01052/FUL – Erection of gates to replace existing gated access at Melford Lodge,
as revised by drawing no. 6514B(20)006 Rev B received 25 November 2011 – Granted.
19.
B/11/01059/FUL – Erection of a cricket pavilion and continued use of playing field for
recreational purposes – Granted.
20.
B/11/01067/FUL – Erection of agricultural machinery and tractor store. (Removal of
existing glasshouse) erection of replacement glasshouse; erection of brick wall and
pedestrian access gates – Granted.
21.
B/13/00368/FUL – Erection of a shooting lodge (retention of) – Refused.
22.
B/14/00190/FUL – Erection of estate lodge for recreational use (retention of) – Refused.
Planning Committee
22 April 2015
20
NATIONAL PLANNING POLICY FRAMEWORK
23.
The National Planning Policy Framework (NPPF) contains the Government’s planning
policies for England and sets out how these are expected to be applied. Planning law
continues to require that applications for planning permission are determined in
accordance with the Development Plan unless material considerations indicate
otherwise. The policies contained within the NPPF are a material consideration and
should be taken into account for decision-making purposes.
PLANNING POLICIES
1)
24.
The Babergh Local Plan – Core Strategy and Policies (2014) was adopted on 25
February 2014 and is now fully operational. The following policies are relevant to this
particular planning application:
25.
Core Strategy



CS1 – Applying the Presumption in Favour of Sustainable Development in
Babergh
CS2 – Settlement Pattern Policy
CS15 – Implementing Sustainable Development in Babergh
CS17 – The Rural Economy
2)
Saved Policies in the Local Plan
The Development Plan comprises the saved policies in the Babergh Local Plan
(Alteration No. 2) adopted 2006. The Plan should be regarded as material consideration
in planning decisions. The following policies are applicable to the proposal:


CN01 – Design Standards
RE06 – Small/medium scale - Recreation in the Countryside
The relevant policies can be viewed on line. Please see the notes attached to the
schedule.
CONSULTATIONS
26.
Hartest PC – Supports
27.
Corporate Manager – Economic Development and Tourism – Supports – “Whilst not run
as a commercial venture for fee paying clients the Applicant invests directly into the local
economy on average £230,000 per annum to provide the shoot.
28.
Whilst not stated as a direct outcome the value of such events as networking between
business leaders and investors is without doubt significant, and can only be good for the
promotion of the locality for economic benefit.
29.
The estate supports 12 people directly employed and in addition local businesses directly
benefit in the supply of services such as catering, maintenance and sundry supplies”.
REPRESENTATIONS
30.
No letters of representation have been received.
Planning Committee
22 April 2015
21
PLANNING CONSIDERATIONS
Main Considerations
The Principle of Development
31.
The application site is located in the countryside where Core Strategy policies CS2 and
CS15 apply. Policy CS2 presumes against development outside the towns/urban areas
in the District and the defined Core and Hinterland villages – other than in exceptional
circumstances where there is a justifiable need. Policy CS15 requires all new
development to, inter alia, respect the local context and character, landscape and
landscape features and to make a positive contribution to that local character and the
shape and scale of the area. Policy CS17 states inter alia that the economy in the rural
area will be supported through a number of measures including leisure based businesses
and support for rural businesses.
32.
Saved Policy RE06 of the Babergh Local Plan Alteration No. 2 (2006) states, inter alia,
that proposals for recreation facilities in the countryside which are small or medium scale
may be acceptable, subject to no adverse impact on the character of the locality and
landscape character, and facilities will not be permitted if they introduce new buildings
which would detract from the character of that particular tract of countryside.
33.
The building occupies an isolated location in the countryside, distant from any existing
settlement, within the Chadacre Estate. The main thrust of the policy is to concentrate
new development within existing settlements and, in turn, to protect against the erosion
of the countryside. The current proposal, which follows two refused applications,
continues to propose the retention of an isolated building within the countryside, and this
would normally be contrary to policy. However, the applicants have provided additional
information regarding the chosen siting of the shooting lodge as well as details relating to
the benefits to the local economy as a result of the shoots.
34.
Since determining the previous applications, Officers have been in consultation with the
applicants. It is now accepted by Officers, following a thorough scoping exercise, that the
position of the shooting lodge is the optimum location for a building of this function. It is
agreed that the alternative, existing buildings elsewhere on the estate are either
unsuitable to function as a shooting lodge or are in an unsuitable location away from the
area where the shoots predominantly take place. Furthermore, it is important to be
mindful of the presence of an extant permission for the erection of a 7.2 metre high
mausoleum on the application site, which would introduce an isolated building into the
landscape.
35.
The applicants have stated that the shooting lodge and associated activity would be used
in association with shoots for private, non-paying guests only. The applicants state that
the use of the estate and the lodge by non-paying guests takes place on less than 28
days per year. With this being the case, it is considered that this use would be ‘incidental’
to the main use of the land for agriculture – i.e. private recreational use, rather than a
commercial shoot, or carried out on so minor a scale as to not amount to a material
change of use and limited to not more than 28 days per year as set out in the Town and
Country Planning (General Permitted Development) Order 1995 (as amended).
36.
Whilst the shoot itself is not a commercial activity, the organisation and maintenance of
the estate for the running of the shoots has a significant contribution on the local
economy. The estate supports twelve full and part time staff, who benefit from the
continued functioning of the estate as a country shoot. Other employees (full time and
part time gamekeepers, assistant gamekeepers) are also sustained by the shoot whilst
local companies also benefit from the shoot – e.g. gun and cartridge suppliers, feed
merchants, catering firms and game dealers. It is apparent therefore that the shoot, and
its success, has a positive effect on the rural economy, a point supported by the National
Planning Policy Framework (2012) – paragraph 28 refers.
Planning Committee
22 April 2015
22
37.
The principle of a recreational building is accepted under saved policy RE06 of the
Babergh Local Plan Alteration No. 2 (2006), subject to no adverse impact on landscape
character and the character of the countryside. The building proposed along with the
level of landscaping and the change to the staining is considered to adequately blend in
with the surrounding countryside, limiting its impact on the wider landscape. It is
therefore considered to be in accordance with saved policy RE06.
Landscape Impact
38.
Policy CS15 of the Core Strategy requires proposals to “respect the local context and
character” and “the landscape and landscape features”. The purpose of this policy is to
achieve a high standard of design that harmonises its surroundings. The building has
been erected in an open, elevated location close to the edge of an arable field on the
concrete base, which was in situ as a result of the extant permission for the erection of a
mausoleum under application B/00/01159/FHA. Whilst the design and appearance of the
shooting lodge is not of a particularly high standard, it is functional for what it is proposed
to be and would be finished with dark staining to assist in reducing its impact within the
landscape.
39.
The main difference between the current proposal and the previous submissions is that
the current application proposes a much more comprehensive scheme of landscaping to
the area surrounding the shooting lodge. The landscaping to the North West and South
East of the shooting lodge, which would comprise the planting of native woodland, would
assist in blending the shooting lodge into the landscape when viewed from distance.
Further landscaping, in the form of the insertion of a hedge along the public footpath to
the North of the application site and to the South corner of the arable field would further
restrict views towards the shooting lodge from the public domain. It is considered that the
strengthened and more extensive scheme of landscaping is adequately effective in
blending the building in with the wider landscape. Whilst it is likely that the building would
be visible from the public footpath to the North, these views are likely to be restricted and
only glimpsed views of the building are likely to occur from the footpath.
40.
The comprehensive scheme of landscaping, in conjunction with the dark staining of the
building are considered to sufficiently reduce the impact of the building on the wider
landscape. When viewed from a distance, the building would not appear prominent or
intrusive within the landscape, whilst views from the public footpath would be significantly
reduced. The scheme of landscaping would also serve a dual-purpose by allowing for the
potential for increased biodiversity in the locality. It is therefore considered that the
proposal would not be detrimental to the setting of the wider landscape.
Other Matters
Crime and Disorder
41.
Consideration has been given to the provisions of Section 17 of the Crime and Disorder
Act, 1998, in the assessment of this application but the proposal does not raise any
significant issues.
Biodiversity and Protected Species
42.
In assessing this application due regard has been given to the provisions of the Natural
Environment and Rural Communities Act, 2006, is so far as it is applicable to the
proposal and the provisions of Conservation of Habitats and Species Regulations, 2010
in relation to protected species but the proposal does not raise any significant issues.
Planning Committee
22 April 2015
23
STATEMENT REQUIRED BY ARTICLE 31 OF THE TOWN AND COUNTRY PLANNING
(DEVELOPMENT MANAGEMENT PROCEDURE) ORDER 2010 (as amended).
When determining planning applications The Town and Country Planning (Development
Management Procedure) (England) Order 2010 requires Local Planning Authorities to explain
how, in dealing with the application they have worked with the applicant to resolve any problems
or issues arising. In this case the application could be approved without negotiation or
amendment so there was no need to work with the applicant.
RECOMMENDATION
Grant planning permission, subject to conditions including:



Development in accordance with approved plans
Landscaping
Dark staining of building
This permission is an alternative to the mausoleum application
Planning Committee
22 April 2015
24