Seven dwellings at Land At Checketts Abattoir, Long Compton

The site

The 0.6-hectare site contained abattoir buildings and a restaurant within the village boundary, partly in the conservation area and within the Cotswold National Landscape.

“The application site has an area of 0.6ha and currently comprises a number of abattoir buildings and Oxheart restaurant in Long Compton. The site is within the adopted Built-up Area Boundary (BUAB) of the village, and the eastern aspect of the site facing the main through road A3400 lies within the Conservation Area. The site is also washed over by the Cotswold National Landscape (formerly AONB) and there are a number of Listed Buildings within proximity of the site.”

“The application proposes the demolition of all but one building and the erection of 7 dwellings. The existing Oxheart restaurant is to remain unchanged.”

Officer report

Earlier applications

An earlier proposal for seven dwellings was withdrawn, while an earlier application for a new access was approved.

“Reference Number Proposal Decision and date 23/02211/FUL Demolition of existing buildings and construction of seven dwellings with garages (Oxheart restaurant to be retained with new garden area and parking), change of use of land to residential, provision of new vehicular access and all other associated works. Withdrawn (18.10.23) 02/02098/AGNOT Creation of new access Approved (27.8.02)”

“Full site history available on the application file.”

Officer report

What officers recommended

Officers recommended refusal because the proposed fencing did not provide suitable safety for future residents or protect the adjoining playing field.

“The proposed development would provide benefits that carry significant weight in terms of the delivery of market housing as well as the other benefits outlined above. The adverse impacts in terms of designated heritage assets, and the associated policy conflicts, carry no more than moderate weight in this instance, and limited weight is afforded to the substandard bin carry distances.”

“The proposed development would pose a safety risk to future occupiers of the proposed dwellings and has the potential to prejudice the use of the adjacent playing field with regard to safety. As such, the proposed development would fail to meet the requirements of Paragraph 124, 135 and 102 of the National Planning Policy Framework and Policies CS.9 and CS.25 of the Stratford-on-Avon District Core Strategy.”

Officer report

Consultation responses

Highways, fire, drainage, environmental health and ecology consultees raised no objection or recommended conditions, but Sport England objected.

“WCC Highways – No objection; subject to conditions (26.5.26)”

“SDC Environmental Health – No objection; recommended conditions (3.12.25)”

Officer report

Comments from others

The parish council supported the application, while residents raised points about housing, appearance, lighting, recreation ground safety, habitat, drainage and visual impact.

“Parish Council – Support; subject to conditions of minimal light pollution, materials more appropriate, S106 agreements and off site contributions, consult Sport England to protect amenity, support 5m ballstop fence (10.11.25 and 28.4.26)”

“Third Party Representations The comments made by third parties have been summarised by the case officer. 3 letters of no objection have been received raising the following matters: • Within the BUAB • Not out of keeping with village • Need for housing • Consideration to dark skies policy • Consideration for recreation ground • Appropriate boundary treatments required • Risk assessments undertaken to ensure safety 2 letters of comment only have been received raising the…”

Officer report

Who spoke

The parish council, the agent and the district ward member spoke in support of the application.

The committee vote

A motion to grant permission was proposed and seconded, and the committee then voted unanimously to grant it.

“Having considered the application and the representations made at the meeting, a Motion of GRANT, subject to a S106 Agreement pertaining to affordable housing, the conditions and notes as detailed below, and for the following reason, was proposed by Councillor Jones and seconded by Councillor Ballinger.”

“That Planning Application 25/02369/FUL be GRANTED subject to a S106 Agreement pertaining to affordable housing, the following conditions and notes, and for the following reason (the detailed wording of which be delegated to Officers):”

Minutes

What was decided

Permission was granted subject to an affordable housing agreement, conditions and notes, because housing supply benefits outweighed the identified safety and playing-field harm.

“In the opinion of the Planning Committee, the reason for granting Planning Permission was the potential harm to the safety of the residential users and the prejudice of the playing field and the requirements of Paragraph 124, 135 and 102 of the National Planning Policy Framework and Policies CS.9 and CS.25 of the Stratford-on-Avon District Core Strategy was outweighed by the lack of 5-year housing land supply.”

Minutes