Agenda item

Ward: West Chiltington, Thakeham and Ashington

Applicant: Mr A Skeet

The Head of Development & Building Control reported that this application sought full planning permission for the change of use for two buildings to provide for the processing, packaging and distribution of game meat (a sui generis use) and associated office accommodation.

The proposal involved no external alterations to the buildings and some internal alterations to provide necessary areas for the operation of the business. Access to the site would remain unchanged. The building was previously used as a racing stable and some stables remained in use however the majority were unused. The site comprised a number of agricultural buildings no longer in use.

Some residential dwellings were located to the south-west of the subject building  approximately 30m away.

The wider area was characterised by open countryside and woodland and the A24 located to the far west of the site.

The Parish Council objected to the application. 18 letters of objection were received from 16 separate households. Four additional letters were received since the publication of the report raising objections in respect of Natural England’s Water Neutrality statement. The addendum included a planning assessment and concluded that the water consumption required by the proposal would not exceed that of the previous stated use. A further two letters of objection had been received since publication of the addendum which questioned the current water consumption as stated by the applicant.

Five letters of support had been received from five separate households. One letter of objection and 10 letters of support had been received from households outside of the District.

The applicant spoke to the Committee in support of the application. Two further members of the public spoke in support of the application and three spoke in objection.

The Parish Council objected to the proposal primarily on the grounds of the adverse effect on the local properties and the location off a busy dangerous road.

Members acknowledged the business was critical for the local rural economy. However, concerns were raised regarding road safety and the impact of increased traffic on the proposed location. They also concluded that the proposed activity would have an adverse effect on the amenity of neighbouring properties and that water neutrality concerns had not been satisfactorily addressed.

Members weighed the benefit of providing the new game processing workshop against the harm to neighbouring properties, satisfactory road access arrangements and demonstration that the development would not result in greater water consumption.

RESOLVED

That planning application DC/21/1756 be refused for the following reasons:

1)    The proposed development would result in a significant adverse impact on the amenities and of the adjacent residential properties, contrary to Policy 33 of the Horsham District Planning Framework (2015).

2)    It has not been demonstrated to the satisfaction of the Local Planning Authority that there would not be an intensification of the proposed access arrangements and therefore it has not been demonstrated that the proposal would not have an unacceptable impact on highway safety contrary to Policies 40 and 41 of the Horsham District Planning Framework (2015).

3)    It has not been demonstrated to the satisfaction of the Local Planning Authority that the proposed development would result in no greater water consumption than the existing, and it cannot therefore be concluded that the development would not contribute to an existing adverse effect upon the integrity of the internationally designated Arun Valley Special Area of Conservation, Special Protection Area and Ramsar sites by way of increased water abstraction. The proposed development would therefore be contrary to Policy 31 of the Horsham District Planning Framework (2015), Paragraphs 179 and 180 of the National Planning Policy Framework (2021), its duties under the Conservation of Habitats and Species Regulations 2017 9 as amended), and s40 of the NERC Act 2006 (Priority habitats & species).