Agenda item

To change the use of a cowshed & dairy, to make half of the building to a dog day care centre and the other half to a vehicle storage for a temporary 5 year period (as amplified by details submitted by the applicant on 18 & 20 February 2020).

The Committee considered application P19/S4364/FUL to change the use of a cowshed and dairy, to make half of the building to a dog day care centre and the other half to a vehicle storage for a temporary 5 year period (as amplified by details submitted by the applicant on 18 & 20 February 2020) at the Old Vicarage, The Street, South Stoke.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer reported the relevant planning considerations for the application, namely; the principle, noise, drainage/flooding, hours of operation, highways, Community Infrastructure Levy (CIL) and other issues. The committee was advised that the site lay within the built-up limits of South Stoke, which was categorised as one of the district’s smaller villages within the South Oxfordshire Core Strategy.

The National Planning Policy Framework at paragraph 80 advised that planning policies and decisions should help create conditions in which businesses could invest, expand and adapt.  Significant weight should be placed on the need to support economic growth and productivity, taking into account local business needs and wider opportunities for development. The planning officer considered that the application was well-related to the surrounding existing development and should be encouraged.  The principle of the development was also acceptable as the operation would be taking place from an existing building within the settlement.

With respect to noise, the planning officer reported that part of the South Stoke Parish Council’s objection related to noise disturbance in a residential area. The planning officer also reported that the council’s environmental protection officer had no objections on noise grounds and that there were no technical reasons for refusal. The operator would require a licence, limiting the business to six dogs or fewer, according to available usable floorspace. Noise was controllable through a licence issued under the Environmental Protection Act 1990.

The planning officer reported that vehicle movements would be minimised by virtue of an undertaking by the operator to collect and deliver dogs. The Oxfordshire County Council had withdrawn its objection on highways grounds and had concluded that access was sufficient to accommodate the operation without any harm; there was no perceivable impact on highways usage.

The planning officer reported that Policy EP2 of the South Oxfordshire Local Plan sought to ensure that new development did not result in noise and disturbance to local residents. A number of neighbours and the Parish Council had referred to the lack of information on the proposed hours of operation for the dog day care business.  One of the conditions of the existing permission was that the site operated from 7am to 6pm on Monday to Fridays and 7am to 1pm on Saturdays. The applicant had confirmed her intention to operate the dog business from 8am to 6pm Monday to Friday only. The hours were to be controlled with the addition of a condition which would ensure that the development accorded with Policy EP2.

Councillor Maggie Filipova-Rivers, the local ward councillor, spoke in support of the application.

A motion, moved and seconded, to grant planning permission was declared carried on being put to the vote.

RESOLVED: to grant planning permission for application P19/S4364/FUL subject to the following conditions;

That planning permission is granted subject to the following conditions:

1.         Five year temporary consent

2.         Approved plans

3.         In accordance with the agreement form.

4.         Hours of operation

5.         Foul drainage