Application for open storage of cars at Bourne End Farm

Those living in Bourne End Lane on the farm side will already be aware of the 20 or so cars parked on the land.  Those living on London Road will be aware of the transporter moving the cars.

The activity has been taking place since about February and there is now a retrospective planning application. This has been on the website for some time, but as of this post, neighbours have not been informed and it has not been allocated to a parish or ward so it did not turn up in our searches. 

Putting aside the issues of consultation, the application is for an activity entirely inappropriate to the green belt, entirely inappropriate to this specific site, and contrary to specific planning conditions attached to the installation of the manege.

You will find the details on the planning website by searching Bourne End Farm or inputting the number 4/01205/17/FUL

Below is copy our objection letter. We would encourage you to let your views be known.

Chairman Bourne End Village Association
10 Bourne End Lane
Hemel Hempstead,
Herts.

6^TH June 2017

Andrew Parrish, Planning Officer
Dacorum Borough Council
The Forum
Marlowes
Hemel Hempstead
Hertfordshire
HP1 1DN

4/01205/17/FUL | CHANGE OF USE OF LAND TO RESIDENTIAL, EQUESTRIAN AND CAR STORAGE. | BOURNE END FARM, LONDON ROAD, BOURNE END, HEMEL HEMPSTEAD, HP1 2RH

We oppose the above application on the following grounds.

The applicant correctly asserts that the decision rests on the balance between the negative impact on the green belt and the very special circumstances of the development.  We assert that the potential harm to the green belt has been misunderstood by the applicant and the very special circumstances have not been demonstrated. 

1)      In granting permission for application for the manege, 4/00814/11/MFA, the council set the following condition on the area which is the subject of the current application.  This is in recognition of the potential for damage to the green belt.

Condition 3. ‘No jumps, field shelters, horseboxes, trailers, commercial vehicles or associated equestrian equipment shall be stored, stationed or parked on the application site land outside the existing courtyard of Bourne End Farm, unless otherwise agreed in writing by the local planning authority.

Reason: To safeguard the character and appearance of the open countryside within the Green Belt.’

The applicant claims the following in support of the application:

a)      The application seeks to regularise the use of the site for the storage of cars.

We agree that the storage of cars has been taking place, but this is in breach of the condition above.  The activity started no earlier than February of this year and has been the subject of complaint from local residents.   Action has not been taken by the council enforcement officers on the grounds that a planning application was forthcoming.

b)      The site is previously developed and has historically been used for open storage of plant and machinery. The principle of open storage is therefore established.

The site has been developed as a manege, but there has been no regular storage of plant or vehicles in the area concerned.  Indeed, the area where regular cars / machinery etc. were stored was the concrete farmyard. In addition, cars are parked at The Barns to the west of the property.  This is not part of the green belt and is unrelated to Bourne End Farm.

2)      The applicant attempts to minimise the potential impact with statements such as the following.

The development does not encroach onto an otherwise open piece of land and views from the public vantage points are restricted by the existing trees and hedgerow along the site boundaries.

This area of green belt is highly visible.  The site is clearly visible from the footpath of the Hertfordshire Way as it leaves the A4251 towards Little Hay golf course.  It forms part of the outlook for the houses of Bourne End Lane (odd numbers from No. 7 onwards). It is clearly visible from the end of Bourne End Lane and into Upper Bourne End Lane and the area of Bourne End Mills Industrial Estate where 45 houses are to be built. In the further distant view it is overlooked from Sugar Lane and footpaths and fairways on the golf course.

3)      This activity cannot be both low key and employ ‘two full time employees.’  Indeed, the activity of cars being parked and manoeuvred by these two employees would inevitably be a significant intrusion on the green belt and to the local householders.  The proposal does not acknowledge the impact on the residences nearby, in particular the farm house itself and the old school house.  (It should be noted that the applicant is not resident at the property.)

4)      Access is for transporters, whilst possible, is immediately in front of the farm house (a listed building) and involves crossing a busy main road and on an immediate bend.  This access has in the past been rarely used because of safety.  The regular access through a listed building is of insufficient size.

In sum, the proposed development is entirely inappropriate in this residential area designated as green belt, particularly as it is subject to a condition applied by the council which specifically prohibits such activity.

It should be rejected on the following grounds

1)      This commercial activity is inappropriate in the green belt.

2)      The activity is intrusive to the green belt and contributes to a loss of openness and character.

3)      Being visible from many points it impacts on the amenity of the green belt.

4)      It impacts directly on adjoining households

5)      Inappropriate access.

6)      The applicant has failed to demonstrate very special circumstances.

Yours sincerely,

John Mawer

(On behalf of Gordon Rolfe, Chairman, Bourne End Village Association)