Relocated stable yard at Wyck Hill Farm Racing Stables Wyck Hill Farm Wyck Hill Stow-on-the-Wold

What was proposed

The scheme would relocate the stable yard, add new access and equestrian buildings, provide a mobile home, convert two barns into homes and remove existing buildings.

“The applicant now wishes to improve the existing facilities on the site in order that the business can continue to grow. He wishes to replace the existing equestrian buildings and associated equipment with a new purpose-built equestrian facility on a field lying to the north-west of existing development. A number of the existing buildings would be removed and a landscape restoration scheme implemented.”

Officer report

The site

The 6.1-hectare equestrian site lies in open countryside on a hillside within the Cotswolds National Landscape, about 1.9 kilometres south of Stow-on-the-Wold.

“This application relates to an existing equestrian development occupying a hillside location in an area of open countryside approximately 1.9km to the south of the town of Stow-on-the-Wold. The application site measures approximately 6.1 hectares in size. The south-western boundary of the application adjoins the A424. The north-western boundary of the site adjoins fields. Its north-eastern boundary adjoins a field and a woodland.”

“Paxton Place). The southern part of the site is occupied by a farmhouse, stone barn, Dutch barn and associated equestrian buildings and paraphernalia, including an outdoor riding arena. The Grade II listed Wyck Hill Lodge is located to the south-west of the A424 opposite the main entrance to the existing site. A pair of dwellings (1 and 2 Vale Cottages) are located to the west of Wyck Hill Lodge.”

Officer report

Earlier permissions

Earlier permissions covered racehorse training, stables, gallops, barns, riding facilities, a horsewalker and a dwelling connected to equestrian work.

“Permitted 2009 4.4 10/04294/FUL Conversion of existing detached barn and stables to provide dwelling and racing stable offices in association with the equestrian use, and erection of detached garage. Permitted 2011 4.5 13/03094/FUL Erection of 3 stable blocks providing 25 stables and ancillary office, together with a horse walker. Permitted 2013 4.6 The dwelling approved under permission 10/04294/FUL is subject to the following condition: 14.”

“Officer's Assessment: Background and Proposed Development 10.1 Planning permission was granted in 2004 (04/00490/FUL) for the 'change of use of existing farm and agricultural land for racehorse training and stables and creation of gallops.' The aforementioned application was submitted by the current applicant. The change of use covered approximately 86 hectares. The approved gallops extend for 4 furlongs and are 2m in width.”

Officer report

What officers recommended

Officers recommended permission subject to a biodiversity agreement, concluding that the scheme’s business, heritage, highway, housing and environmental benefits outweighed its impacts.

“With regard to other matters such as sustainable development, highway safety, traffic generation, flooding, drainage, design, contamination, pollution, residential amenity and biodiversity, the policies in the draft NPPF remain broadly consistent with those in the current document. This application is considered not to conflict with policies in the draft NPPF. 11.”

“It is therefore recommended that the application is granted permission subject to the completion of a S106 legal agreement covering Biodiversity Net Gain. Proposed Conditions: The development shall be started by 3 years from the date of this decision notice.”

Officer report

Consultation responses

Highways, drainage, biodiversity, trees and contamination consultees raised no objection subject to conditions, while the parish council also raised no objection.

“Observations of Consultees: Gloucestershire County Council Highways: No objection subject to condition 6.2 Gloucestershire County Council Lead Local Flood Authority: No objection subject to conditions 6.3 Gloucestershire County Council Archaeology: No objection. Gloucestershire County Council Minerals & Waste: Recommends conditions relating to waste management and recycling.”

“Historic England: 'Historic England provides advice when our engagement can add most value. In this case we are not offering advice. This should not be interpreted as comment on the merits of the application.' View of Parish Council: No objection 8. Other Representations: None 9.”

Officer report

Who spoke

The ward member spoke in support, highlighting the established business, housing conversions, groom’s accommodation, employment and safer access.

Members’ discussion

Members discussed the heritage basis for the barn conversions, the existing equestrian use, highway visibility and the business’s contribution to the local economy.

“Member Questions • The stone barn qualified for conversion under paragraph 84 as non-designated heritage asset, with the Dutch barn’s setting enhanced by removal of surrounding buildings and landscaping, and the land already had an equestrian use from a 2004 permission.”

“Member comments • The development supported a local equestrian business, which was an important contributor to the local economy. • Changing the entrance was welcomed for existing safety concerns.”

Minutes

The vote

Councillors Joe Harris and Daryl Corps proposed and seconded permission, and the committee agreed the proposal by vote.

“Councillor Joe Harris proposed and Councillor Daryl Corps seconded the proposal to permit the application. Delegated authority was proposed for the officer to make minor amendments to condition timeframes, with a Section 106 agreement ensuring monitoring of biodiversity net gain (BNG) over the coming months. The proposal was put to the vote and agreed by the Committee.”

Minutes

The decision

The committee permitted the application subject to completing a biodiversity agreement and delegated authority to officers over condition timeframes.

“RESOLVED: To PERMIT subject to completion of S106 legal agreement covering Biodiversity Net Gain with delegated to Officers to condition timeframes.”

Minutes