Offices in equestrian stables at Beckley Stud, Reeds Lane, Southwater

What was proposed

The application sought offices in the equestrian stables, enclosure of the roof overhang, and parking on existing hardstanding without changing the site access.

“Permission is sought for the change of use of the equestrian stables to offices (Class E) and the enclosure of the existing overhang. Parking is proposed to the south of the existing stable block, on existing hardstanding. No changes are proposed to the existing site access.”

Officer report

The site

Beckley Stud is a mixed-use equestrian and commercial enterprise with a rural workers dwelling, storage buildings, stables and other equestrian development.

“Beckley Stud is located on the corner of Colstaple Lane and Reeds Lane, the site is accessed via Reeds Lane. The site is stated as being a mixed-use equestrian and commercial enterprise, with a rural workers dwelling also present. The wider site contains storage buildings, stables and other equestrian related development. Beyond the site…”

Officer report

Planning history

Earlier permissions and decisions covered equestrian buildings, storage, residential and commercial uses, while some applications were refused.

“DC/22/0388 Retention of existing green steel clad building and mono-pitch lean-to for storage and distribution use by Equine America UK and resulting mixed use of Beckley Stud as a whole for equestrian, residential and commercial purposes Allowed on Appeal 07.05.2025.”

“DC/22/0565 Temporary retention of storage containers at Beckley Stud for a two year period Application Refused on 15.03.2023”

Officer report

What officers recommended

Officers recommended refusal because the scale of the proposed offices was not shown necessary or proportionate to the established mixed-use enterprise.

“However, there are concerns regarding the scale and nature of the office accommodation proposed. The submitted plans indicate provision for in excess of 20 workstations, together with associated staff facilities and workspace for visiting veterinarians.”

“The scale of the proposed office accommodation has not been demonstrated to be reasonably necessary for, or proportionate to the established mixed use of the site. Consequently, the Local Planning Authority is not satisfied that the proposed office use would be appropriate to this countryside location or that it would avoid a significant intensification of commercial activity within the countryside.”

Officer report

The main planning concern

More than 20 workstations and staff facilities could create a substantial office-based employment use and significant intensification of countryside activity.

“The scale of the proposed office accommodation would facilitate a significant intensification of commercial activity at the site. In the absence of evidence demonstrating that this level of accommodation is reasonably necessary for, or proportionate to, the established mixed use of the site, the Local Planning Authority is not satisfied that the proposal would remain appropriate to its countryside location.”

“In contrast, the current proposal would facilitate a substantial concentration of office-based employment activity within the countryside. The submitted plans demonstrate provision for more than 20 workstations together with ancillary staff accommodation and facilities for visiting veterinarians.”

Officer report

Consultation responses

The council’s consultees, highways authority, ecology consultant and parish council raised no objection, with ecology conditions recommended; no public representations were initially received.

“Ecology Consultant: No objection, conditions recommended.”

Officer report

Representations and objections

The committee noted an addendum setting out representations objecting to the application.

“Members noted the addendum to this application outlining representations received objecting to the application.”

Minutes

Who spoke

A representative of the applicant spoke in support of the proposal.

Members’ concerns

Members were concerned about the significant increase in commercial activity in a countryside location.

“Members raised concerns over the significant increase in commercial activity in a countryside location.”

Minutes

The vote

The committee refused the application in accordance with the officer recommendation.

“That DC/25/1444 be refused in accordance with officer recommendation.”

Minutes