The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision Site visit made on 18 October 2022 by Elaine Moulton BA (Hons) BPl MRTPI an Inspector appointed by the Secretary of State Decision date: 15 November 2022 Appeal Ref: APP/P3040/W/22/3301436 The Old Grain Store, Barnstone Lodge Farm, Works Lane, Barnstone NG13 9JN • 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 Mark Shouler against the decision of Rushcliffe Borough Council. • The application Ref 22/00238/FUL, dated 24 January 2022, was refused by notice dated 5 April 2022. • The development proposed is the erection of a stable building. Decision 1. The appeal is allowed and planning permission is granted for the erection of a stable building at The Old Grain Store, Barnstone Lodge Farm, Works Lane, Barnstone NG13 9JN in accordance with the terms of the application, Ref 22/00238/FUL, dated 24 January 2022, subject to the following conditions: 1) The development hereby permitted shall begin not later than 3 years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with the following approved plans: 02 Revision E and 04 Revision C.

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision 3) The stables hereby permitted shall be used only for purposes ancillary to the enjoyment of the associated dwelling, The Old Grain Store, Barnstone Lodge Farm, and not as a riding school, livery stables or any other business or commercial use. 4) The development hereby permitted shall not be brought into use until details of the arrangements for the storage and disposal of manure have been submitted to and approved in writing by the local planning authority. The approved scheme shall be carried out whilst the stables are in use. Main Issue 2. The main issue is the effect of the proposal on the character and appearance of the area. Reasons 3. The appeal site is in a rural location and comprises an open field that lies next to an existing building, initially used as stables but subsequently converted to garages, workshop and gym. The site is near a group of former farm buildings https://www.gov.uk/planning-inspectorate

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision Appeal Decision APP/P3040/W/22/3301436 that are in residential use. The landscape is relatively flat containing fields edged by hedgerows and fences. 4. Whilst not directly abutting the field boundaries the proposed stable would, nonetheless, be sited near to the boundary that is closest to the group of buildings. It would not, therefore, appear isolated and prominent in short to long distant views, including views from nearby footpaths and bridleways. Furthermore, I note that it would be sited closer to the group than two existing equestrian buildings which are separated by gardens and a menage. 5. The proposed stable building would be relatively large, providing 3 stables, a hay store, feed store, tack room, and grooming area and would form an L shape. The building would have a traditional form including a brick plinth, timber cladding, and a steeply pitched and tiled roof. 6. The materials of the proposed stable are not lightweight and would have a greater longevity than many equestrian and modern agricultural buildings. Nonetheless, it would appear as a typical, traditional stable building.

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision The use of plain tiles for the roof covering, and the associated roof pitch, is not rare for equestrian and older agricultural buildings and would not appear incongruous within the countryside. Moreover, the use of such materials would assist in the assimilation of the proposal into the group of buildings. 7. The number of openings, glazed window to the tack room and gable feature that are incorporated into its design would not result in a building that is inappropriate to its context. In the absence of any justification that supports a conclusion that the proposed stable is unnecessarily large in its footprint, too high and uses more permanent materials than is appropriate, I consider it to be acceptable. The solid construction does not result in a building that is domestic in appearance, or strongly suggest that it was not designed solely for equestrian use. 8. I therefore conclude that the development would not result in harm to the character and appearance of the area. Consequently, it accords with Policies 1 and 22 of the Rushcliffe Local Plan Part 2: Land and Planning Policies 2019 which seek to ensure development is of an appropriate design that conserves and enhances the countryside.

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision In addition, there would be no conflict with the design principles of the National Planning Policy Framework. Conditions 9. I have assessed the Council’s suggested conditions in light of guidance found in the Planning Practice Guidance and where necessary the wording has been amended for clarity and precision. 10. In addition to the standard time limit condition limiting the lifespan of the planning permission I have also, in the interests of certainty, attached a condition specifying that the development is carried out in accordance with approved plans. I have attached a condition restricting the use of the building to purposes ancillary to the enjoyment of the adjoining dwelling only, in the interests of highway safety, protecting the living conditions of neighbours, and protecting the rural character and appearance of the area. 11. In the interests of protecting the living conditions of neighbours and the rural character and appearance of the area I have also attached a condition to control the storage and disposal of waste. https://www.gov.uk/planning-inspectorate 2

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Appeal Decision Appeal Decision APP/P3040/W/22/3301436 12. I have not attached a condition that requires prior written approval for any alterations to the external appearance of the building. Such a condition is unnecessary as any alteration to the building that materially affects its external appearance would require planning permission. Conclusion 13. For the reasons given above I conclude that the proposal accords with the development plan when taken as a whole and there are no material considerations which indicate that the decision should be taken otherwise than in accordance with it. Consequently, the appeal should be allowed.

The Old Grain Store, Barnstone Lodge Farm Works Lane, Barnstone, NOTTINGHAM, NG13 9JN — Rushcliffe Borough Council — Elaine Moulton INSPECTOR https://www.gov.uk/planning-inspectorate 3