Horse field shelter at Land Rear Of Trelowena, Pennance Road, Lanner, Redruth

What was proposed

The application sought permission for a timber field shelter for horses or ponies, with hay, machinery and feed storage.

“The proposal seeks full planning permission for the construction of a field shelter for horses/ponies with associated storage for hay and machinery on land rear of Trelowena, Pennance Road, Lanner.”

“The proposed field shelter is a simple timber clad structure under a shallow pitch roof, which comprises plasticol coated translucent sheeting. The building form comprises a small centralised courtyard with two southward facing gable projections to house the sheltered area for horses/ponies, hay and implement storage and a feed store.”

Officer report

The site and its history

The site lies north of Pennance Road beside an existing stable, which has permission to be converted into a dwelling.

“This application site concerns land to the north of Pennance Road, Lanner. The field in question is located immediately to the north of a line of dwellings on the north side of Pennance Road. Access to the land is gained by an unmade track direct from Pennance Road to the south, which also provides access to Fairview Farm to the east. A gated entrance is present in the south east corner of the site with direct access to the lane.”

“The proposed field shelter is to be sited on land immediately to the west of the current stable block, on a wider parcel of land within the applicant’s control identified as being edged in blue on the submitted site location plan. Access to the building will continue past the current stable block to the south through a new field gate, on a parcel of land that is already contained by an existing post and rail fence, low stone wall and natural site boundaries.”

Officer report

Earlier applications

Earlier permissions and appeals included approval for the stable and permission on appeal for its conversion and extension into a dwelling.

“PA15/05828 - Formation of a stable: APPROVED 25th August 2015. PA16/03542 - Non material amendment to PA15/05828 to change the roof material, stable door positions and new openings: GRANTED 16th May 2016. PA20/00793/PREAPP - Pre-application advice for conversion and extension of existing domestic stables into a residential dwelling: ADVICE GIVEN on 30th June 2020.”

Officer report

Why officers recommended approval

Officers considered the building modest, suitably rural and acceptable for the landscape, neighbours, access and countryside equestrian use, subject to conditions.

“The proposal is for a domestic field shelter to support an existing small-scale equestrian use currently operating at the site. While outside the settlement boundary as defined in the Lanner Neighbourhood Plan, such land uses and buildings are considered appropriate in rural areas to support equestrian activities in the countryside.”

“The building is modest in scale, of simple rural design and will not result in overriding harm to the character and distinctive landscape quality of the Area of Great Landscape Value (AGLV) or neighbouring amenity in this location. The existing access to the site is deemed acceptable and details of parking provision, drainage, landscaping and biodiversity matters will be addressed through the imposition of suitably worded planning conditions.”

Officer report

Consultation responses

The parish council strongly opposed the proposal, while the highways officer had no objection and drainage infiltration was considered acceptable.

“Information Classification: PUBLIC boundary defined within the Lanner Neighbourhood Development plan must be considered with vigilance. The title of the application is considered mis-leading; this states the application is for the 'Construction of field shelter for horses/ponies with associated storage for hay and machinery'.”

“Due to the proposal being for agricultural use, I have no highways objection.”

Officer report

Residents’ views

Supporters cited rural need, screening and sympathetic design; opponents raised scale, landscape, privacy, traffic, drainage, ecology and safety concerns.

“Low key and sympathetically designed field shelter. • Designed to be in-keeping with the landscape with minimal visual impact. • Horse riding a part of rural life and stable required for the welfare of horses and associated storage. • Site well screened and planting previously taken place on land.”

“Outside Development Boundary for Lanner. • Previously planning history on site for conversion of existing stable building to a dwelling and precedent this may set. • Harm to character and landscape quality of the Area of Great Landscape Value (AGLV). • Light pollution and impact on ecological value of the site. • Building too large in scale for its intended use/need and design not fit for its required purpose. • Method of construction questioned.”

Officer report

Who spoke

A neighbour and the parish council representative spoke against the application, while the applicant spoke in support; the electoral division member also addressed the committee.

What members debated

Members discussed the building’s scale, landscape visibility, highway safety, existing-stable conversion, countryside location and drainage, with officers defending the proposal.

“The three key areas of objection were comprehensively covered by the officer’s report and presentation. Officers were satisfied with the location and the scale. If a different location was used on the applicant’s land, then it would be on higher ground and therefore more visible. The scale was fine for the number of horses along with associated feed, hay and machinery storage; The proposal was of modest height; 3.”

“There were concerns over the scale of the proposed building; There were also concerns over highway safety with the potential increase in vehicle movements; The scale seemed appropriate in relation to the existing stables that were being replaced; Any increase in vehicle movements was more likely to be from the conversion of the existing stables, and permission had already been granted for this; Due diligence had been carried out by the Officers; and 6.”

Minutes

The final decision

The committee approved the application, amending condition six to require replacement planting in perpetuity instead of for five years.

“RESOLVED that Application No. PA25/03386 be approved with an amendment to condition 6, removing the 5 year replanting period and instead replacing it with a requirement for replanting in perpetuity.”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report.”

Minutes

Key conditions

The shelter must remain linked to the approved dwelling, be used privately, and meet biodiversity, landscaping, drainage, materials and lighting requirements.

“The field shelter hereby approved shall at all times be used solely for purposes incidental to the enjoyment of the dwelling approved under planning permission reference PA24/02019 (as allowed on appeal on 25 November 2024 under ref.”

“Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved HMMP. Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990, policies 2 and 23 of the Cornwall Local Plan Strategic Policies 2010 – 2030, policy G2 of the Climate Emergency Development Plan Document 2023 and policy 7 of the…”

Officer report