Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Site visit made on 5 August 2022 by Lewis Condé BSc (Hons), MSc, MRTPI an Inspector appointed by the Secretary of State Decision date: Monday 26 September 2022 Appeal Ref: APP/V3120/W/22/3297892 Land at Highfield Barn, Priors Court Farm, Hyde Road, West Hanney, Wantage OX12 0DN • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr Alan Cottrell against the decision of the Vale of White Horse District Council. • The application Ref P21/V1141/FUL, dated 13 April 2021, was refused by notice dated 3 November 2021. • The development proposed is described as ‘Change of use of land from agriculture to the siting of up to 10 glamping pods, carparking and all weather pedestrian path’. Decision 1. The appeal is dismissed. Preliminary Matters 2. During the application the scheme was amended to involve the siting of shepherd huts as opposed to glamping pods, while additional supporting information was also provided to the Council. The Council determined the application based on the amended scheme comprising of shepherd huts. Accordingly, I have determined the appeal on this basis. Main Issues 3.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision The main issues are: a) The effect of the proposal on the character and appearance of the surrounding landscape; and b) Whether occupants of the development would have reasonable access to facilities and services. Reasons Character and Appearance 4. Located in the countryside, off a main road between the villages of West Hanney and Denchworth, the appeal site comprises parts of two fields that are part of a wider farm holding. The two grassland fields are separated by a hedgerow and a ditch. The appeal site is proposed to be accessed via an existing entrance driveway serving Highfield Barn. The entrance driveway crosses over Childrey Brook, before leading to the eastern field forming part of the appeal site. https://www.gov.uk/planning-inspectorate

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Appeal Decision APP/V3120/W/22/3297892 5. The surrounding area is characterised by a rural and largely undeveloped landscape of open fields, enclosed by mature hedgerows, along with pockets of mature trees and woodlands. The topography is low lying and largely flat. Whilst predominantly free of built development, there are a small number of sporadic dwellings and agricultural buildings within the wider landscape, between the site and the settlements of West Hanney and Denchworth. 6. The eastern extent of the site is generally the more visually exposed of the two fields. Nevertheless, it remains heavily screened from nearby public vantage points. This is due to an existing copse of mature trees to the north of the appeal site, the presence of vegetation running along Childrey Brook, and mature hedgerows that run alongside the adopted highway. The western field meanwhile is generally more contained due to nearby areas of woodland, alongside the copse of trees to the north and roadside hedging. 7. Ten shepherd’s huts are proposed to be located across the two fields that make up the appeal site.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Alongside the shepherd’s huts, the proposals would also involve the laying of all-weather pathways, a new bridge crossing between the east and west fields, a parking area and bin store. The appellant has indicated that the proposed development would operate on a seasonal basis only (between April and September). It is indicated that the shepherd’s huts could therefore be stored away outside these periods, which the appellant suggests could be suitably conditioned were planning permission to be granted. 8. The proposal would introduce a more domesticated and built-up appearance to this rural site. However, the proposed shepherd’s huts are of a generally modest scale and their appearance has a rural characteristic. Furthermore, from the evidence before me, and my own observations on site, the proposals would not result in a sense of sprawling development or intrusive features. This would largely be due to the limited visibility of the proposals. 9. The existing dense vegetation surrounding the site, and the proposed seasonal use (when vegetation would largely be in leaf) would effectively screen the development from most nearby public viewpoints.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Most notably, close range, roadside views of part of the site are currently available from an existing gateway into the western field. However, these views would be highly localised. In addition, they are likely to be fleeting in nature as they would mainly be experienced by occupiers of passing vehicles. The appellant also proposes to undertake additional landscaping works that would fill this gap, and has indicated a willingness to accept appropriate landscaping conditions were planning permission to be granted. 10. The Council contend that existing vegetation could be cut in height or removed, such that the mitigation it provides in terms of screening the visual effects of the development would be lessened. Notably, it appears that much of the existing vegetation that screens the site is on land within the appellant’s ownership and is therefore within his control. Whilst there is such potential, for the vegetation to be significantly reduced in height or removed, I consider that it is unlikely. As well as screening the site from external views, the surrounding vegetation gives potential occupiers a degree of privacy, security and provides an enhanced rural setting.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Therefore, it is likely to be beneficial from an operations perspective to maintain the screening. In addition, further on-site landscaping has been proposed that would further help to assimilate the https://www.gov.uk/planning-inspectorate 2

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Therefore, it is likely to be beneficial from an operations perspective to maintain the screening. In addition, further on-site landscaping has been proposed that would further help to assimilate the https://www.gov.uk/planning-inspectorate 2

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Appeal Decision APP/V3120/W/22/3297892 development proposals within the landscape and could be secured with conditions were planning permission to be granted. 11. Some long-range views of the proposals would be available, most notably from the public right of way to the south of the site. However, due to the distances involved and the relatively small scale of the development proposals, including any likely associated paraphernalia, the development is unlikely to be particularly perceptible. 12. No substantive evidence has been provided to demonstrate the prevailing noise environment or likely noise impacts of the development. Nevertheless, whilst a certain level of noise and motion would be generated by vehicles and visitors within the site, it is unlikely to be of a magnitude that would have a harmful effect on the character of the surrounding area. Notably, although the site lies in a relatively quiet rural location, it is well screened and lies near a main road, which is already a source of noise and motion. 13. Similarly, the level of illumination that the development would give rise to is unlikely to be excessive or intrusive.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision In particular, the small scale of the proposals, and its operations during seasons with longer daylight hours, are likely to curtail the amount of lighting required on the site. As such, it is not considered that the lighting conditions associated with the proposed use would result in harmful impacts on the character and appearance of the area. 14. Overall, due to the modest scale of the development proposed, its seasonal nature and its lack of prominence, I find that no harm to the character and appearance of the area would arise. Consequently, there would be no conflict with Core Policies 37 or 44 of the Vale of White Horse District Council Local Plan 2031 (Part 1) (adopted 2016) (the Local Plan Part 1). Together these policies, amongst other matters, seek to ensure that new development responds positively to its surroundings and protects the key features of the District’s landscape from harmful development. Accessibility 15. Core Policies 33 and 35 of the Local Plan Part 1 promote sustainable transport and accessibility.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision As such, these policies, amongst other matters, seek for development proposals to be located where there are choices in the mode of transport available, as well as ensuring new developments are suitably located to facilities. These policies are reflective of the National Planning Policy Framework (the Framework) objectives to guide development to sustainable locations. 16. On my site visit, I observed that the nearest settlements of West Hanney (approx. 1.2km from the site) and Denchworth (approx. 2km away) were both small villages. Both villages contained public houses/restaurants that visitors to the site may utilise. However, it was evident that other facilities or services in these villages and the surrounding area were highly limited. It is recognised that visitors would only be residing in the shepherd’s huts on a temporary basis, but they would still likely seek access to a wider range of services and facilities, for example shops for provisions and visitor attractions. Therefore, it is likely that visitors to the site would need to travel further afield to accommodate wider needs or activities. https://www.gov.uk/planning-inspectorate 3

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Appeal Decision APP/V3120/W/22/3297892 17. Furthermore, even those limited facilities available within West Hanney and Denchworth are not particularly accessible to the site, other than by private motor vehicle. This is due to the distances involved, while the surrounding road network within the immediate vicinity of the site consists mainly of narrow, unlit country roads that lack separate pavements. As such, the character of the surrounding road network would not promote pedestrian or cyclist usage. 18. The absence of pavements and lighting may not deter all persons from walking or cycling. Nevertheless, I consider it would still be a hinderance that would deter most occupants of the proposal, especially during adverse weather or periods of darkness. 19. The nearest bus stop has been identified as being in East Hanney. From my observations the bus stop was neither sheltered nor did it have a particularly frequent timetable. In addition, it was located a considerable walking distance from the appeal site mainly along country lanes as described above. Therefore, the use of buses is unlikely to be a realistic choice for visitors to the site. Likewise, the distance to Didcot train station (approx.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision 16km) is also unlikely to make it an attractive option for wider travel to and from the site. 20. Consequently, future visitors are likely to be heavily reliant on the use of private vehicles to access all but a very limited range of services and facilities. This would be the least sustainable travel option. 21. The potential for alternative means of transport in rural areas is often limited. However, in this case, I find the site’s characteristics would not encourage future visitors to use alternative modes of transport or provide genuine, usable, or practical alternative modes. It is also recognised that glamping is an activity generally associated with the countryside. However, there is no substantive evidence before me to demonstrate that glamping requires the degree of seclusion that the appeal site would provide. As such, the type of tourism accommodation proposed does not justify its inaccessible form of development. 22. Core Policy 31 of the Local Plan (Part 1) encourages new development that would advance the visitor economy for leisure and business purposes. In a countryside location, such as the appeal site, the policy offers support for small scale development to support the visitor economy.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision This includes development that involves farm diversification, provided that the proposals are in keeping with the scale and character of the locality and would not adversely affect heritage assets or their setting. 23. It is not in dispute that the proposal is for a small-scale tourism related development that would support the visitor economy. Whilst the Council has questioned whether the proposed development should constitute farm diversification, this is not a policy requirement under Core Policy 31. As previously detailed the proposal, due to its overall limited scale and the site- specific circumstances it is not deemed to harm the character and appearance of the area. Consequently, I find that the proposed development accords with Core Policy 31. 24. The appellant contends that Core Policy 31 supports small-scale rural tourism development without requiring that the development be sustainably located. Whilst this may be the case, it does not negate the need for such development proposals to also be considered against wider development plan policies and determined against the development plan as a whole. https://www.gov.uk/planning-inspectorate 4

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Appeal Decision APP/V3120/W/22/3297892 25. The appellant has also drawn my attention to Paragraph 84 of the Framework, which provides support for the rural economy. This includes promoting the development and diversification of agricultural and other land-based rural businesses and sustainable rural tourism developments that respect the character of the countryside. However, the support for rural economic development is not unconditional. Indeed, development that is sustainable in nature is a key consideration of Paragraph 84, along with the wider Framework. Given the accessibility issues outlined above, the development would not represent a sustainable rural tourism development. 26. The appellant has also referred to Paragraph 85 of the Framework that provides policy detail in respect of meeting local business and community needs within the countryside. It highlights that in locations beyond existing settlements and those not well served by public transport, it will be important to ensure development is sensitive to its surroundings and exploits any opportunities to make a location more sustainable. The use of sites that are physically well-related to existing settlements are also specifically encouraged. 27.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision However, the proposal has not been demonstrated to meet local business and community needs. It is also not physically well related to existing settlements or suitably accessible by public transport. Whilst there is little evidence to suggest opportunities to make the site more sustainable are being pursued. As such, I do not find Paragraph 85 of the Framework to weigh in favour of the proposal. 28. Accordingly, the proposal would not represent a suitable form of development with regards to access to services and facilities, including public transport options. It therefore conflicts with Core Policies 33 and 35 of the Local Plan Part 1 that relate to accessibility and promotion of sustainable transport. Similarly, the proposal would not align with the approach in the Framework in respect of promoting walking, cycling and public transport where possible. Other Matters 29. The appellant has indicated that the proposed development would help to diversify the existing farm enterprise. Development Policy 12 of the Vale of White Horse Local Plan 2031 Part 2 (adopted 2019) (Local Plan Part 2) lends support to rural diversification projects where they are ancillary, and related, to existing business enterprise. 30.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision In this regard, the Council has drawn my attention to an appeal decision1 relating to the change of use of part of an agricultural field for use as a dog exercise field. In considering the proposal against Development Policy 12 of the Council’s Local Plan (Part 2), the Inspector deemed that whilst the proposal would be ancillary to the appellant’s wider farm business it was not considered to fall within the remit of the policy. This was due to the distance of the appeal site from the main farm buildings, which resulted in a lack of physical link between the built elements of the farm and a clear functional link between the uses. I do not have the full background details of that case. 31. However, from the evidence before me, I find that the proposal would comprise a form of farm diversification that is both ancillary and related to the appellant’s existing farm business. I recognise that the proposal may not share 1 APP/V3120/W/21/3286082 https://www.gov.uk/planning-inspectorate 5

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision Appeal Decision APP/V3120/W/22/3297892 a close physical relationship to the appellant’s main farm building(s), but this is not a specific requirement under Development Policy 12. Accordingly, I deem the proposal would comply with the aims of Development Policy 12 and I have given the potential benefits of farm diversification moderate weight in my decision. 32. The proposal would bring some social and economic benefits to the local area, through increased visitor spend in tourism and leisure related uses and the provision of employment. Whilst no precise quantification of these benefits has been outlined by the appellant, given the modest scale of the development I deem that they would be limited in scale. Planning Balance and Conclusion 33. I have found that the proposal would not cause harm to the character and appearance of the surrounding landscape. However, this is an expectation of new development rather than a benefit and therefore is neutral in the planning balance. 34.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Appeal Decision The proposed development would result in small scale development that supports the visitor economy as well as providing support for farm diversification, which is supported by Core Policy 31 of the Local Plan Part 1 and Development Policy 12 of the Local Plan Part 2 respectively. Further social and economic benefits to the local area would also occur through increased tourism. Cumulatively, these factors attract considerable weight in the overall planning balance. 35. Nonetheless, I have found that the appeal site is not an appropriate location for the development proposed, with regards to its accessibility to services and facilities, including public transport options. The proposal would therefore rely heavily on the use of private vehicles and fail to encourage the use of sustainable modes of transport. I give very significant weight to these harms. 36. Overall, there is conflict with the development plan as whole. Placing the above factors and all the relevant material considerations in the balance, including the Framework, I find that the scheme’s benefits would not outweigh the conflict with the development plan. Accordingly, I conclude that the appeal should be dismissed.

Land at Highfield Barn, Priors Court Farm , Hyde Road, West Hanney, Wantage, OX12 0DN — Vale of White Horse District Council — Lewis Condé INSPECTOR https://www.gov.uk/planning-inspectorate 6