Single traveller pitch at Land On Northwest Side Of Green Lane, Markyate, St Albans

What was proposed

The application sought a mixed equestrian and traveller use with one pitch containing one mobile home and one touring caravan, plus stable alterations.

“The application seeks permission for the retention of an existing stable building, hard standing and enclosures as set out in drawing J005284-DD-02 including alterations to the layout and façade thereto.”

“Permission is also sought for the change in use of the site from equestrian to a mixed equestrian and traveller site. This would involve extending the existing hard standing to the north west of the stable and the provision of a single gypsy and traveller pitch (1 Mobile/Static Home and 1 Touring Caravan). This would accommodate a single traveller family unit.”

Officer report

The site

The site is Green Belt land beyond Markyate, accessed from Green Lane, with a stable, hard standing, fencing and paddock.

“The application site is located within the Green Belt beyond the southern extent of the village of Markyate and on the eastern side of the A5183. The site is accessed from Green Lane just north east of its junction with Old Watling Street. A dense band of vegetation screens the application site along its south western boundary and from Old Watling Street. There are a number of agricultural fields to the north and north east of the application site.”

“The application site is approximately 0.18 ha and has been developed for equestrian purposes. It contains an existing stable, hard standing, fencing and paddock.”

Officer report

Earlier permission

Permission was granted in May 2024 for equestrian use and stables, but the development was not fully built as approved and provides a fallback position.

“Planning permission was granted in May 2024 for a change in use of the site for equestrian purposes and the construction of stables including tack room, feed store and WC (23/03032/FUL). Conditions associated with this application were subsequently discharged in December 2024. This permission was not implemented fully in accordance with the approved plans, however it does provide a “fall-back” position in respect of the applicant’s use of the site.”

Officer report

Why officers supported it

Officers considered the site Grey Belt land, the traveller pitch needed and suitably located, and the limited harm outweighed by the benefits.

“The site comprises “Grey Belt” land as set out in Annex 2 of the NPPF and as a consequence the proposals comprise appropriate development in the Green Belt under paragraphs 155 to 157 thereto.”

“It has been identified that only a small level of harm can be attributed to landscape and visual harm resulting from the proposals. This is primarily because of a loss of spatial openness to the Green Belt. The benefits of the development include the provision of a much-needed gypsy and traveller pitch and one which is suitably located to meet the education, health and well-being needs of the applicants or other travellers.”

Officer report

Who spoke

A parish councillor, the ward councillor and Manoj Vaghela spoke against the application.

The committee vote

Councillors voted six for, none against and two abstentions on a proposal to delegate approval.

“It was proposed by Councillor Anderson and seconded by Councillor Guest to DELEGATE with a view to APPROVAL.”

Minutes

The decision

Planning permission was delegated with a view to approval, subject to a legal agreement, Natural England’s position, financial contributions and conditions.

“Resolved: That planning permission be DELEGATED with a view to APPROVAL. RECOMMENDATION”

“It is recommended that planning permission is DELGATE with a VIEW TO APPROVAL subject to the completion of a legal agreement under Section 106 of the Town and County Planning Act 1990 (As Amended), a removal of any objection from Natural England following the completion of an Appropriate Assessment and subject to the following planning conditions 6.2 That the following Heads of Terms are agreed • A contribution of £913.88 towards Strategic Access Management and Monitoring…”

Minutes