1.0 SITE Lot 2, Manor Farm, Hulcote, NN12 7HU. The site is situated on farmland that was previously part of the Easton Neston Park Estate. 2.0 INTRODUCTION The 3.2 hectares of land is used by the applicants for both agriculture and equine activities allowing both agricultural livestock and ponies to be able to be kept on the land for grazing and general welfare. This use was permitted in 2007 (S/2007/1198/P) following an appeal. There is an existing stable building on site; a single storey wooden building (photograph right) located along the edge of the land; it is not intrusive in design or colouration. The fields are currently divided by green coloured electric fence tape. The applicants currently keep 1 pony and 2 pigs on the land at Hulcote. They own a further two horses which are temporarily kept in livery at Rothersthorpe due to recent poor access conditions that prevailed but have now been resolved. The proposal will allow the applicants to permanently keep all 3 of their horses together on the land at Hulcote. 3.0 PROPOSAL The proposal is for a 45x30 steel frame storage building consisting of 3 bays, one of which is lockable by a metal roller shutter door. Please see drawing no. 3219/24B. We are also proposing a 40x20m outdoor riding arena. The size of the arena is the smallest standard size appropriate for the exercise of horses. 4.0 JUSTIFICATION 4.1 Riding Arena/ Ménage It is possible for the applicants to occasionally ride in the field, however grass is only a suitable riding surface for a very small proportion of the year, in winter it is slippery and becomes churned up with frequent use, and damages the sward; in the summer it becomes too hard and can cause extreme lateral stress to a horse s limbs. We are proposing an artificial surface Page 1 of 9
school because it can be used in any weather; it is durable, reduces injury to riders in a fall and absorbs impact. An arena of the correct dimensions provides markers that can help indicate the correctness in the size or shape of a figure, the 20m circle is one of the most important figures in dressage and is seen right through from the first simple tests to Grand Prix level. A 20x40m arena is the most common size for domestic needs, while a 20x60m arena is more common on commercial livery yards. The applicants have no commercial interest and are not intending to hire their facilities; therefore a 20x40m arena is adequate. Currently only 1 of the applicants 3 horses is kept on the land, the other 2 are in livery at an alternative yard which has a ménage for exercising the horses. Both of these horses are currently being trained and ridden by the applicants (in an arena) 6 days a week. The applicant has two riding lessons per week by European Dressage Riders, and is also a member of Ekko Equestrian Dressage Team. When the new competing season starts the applicants will be out competing most weekends. An arena is imperative for the training of these horses. Understandably the reason the applicants invested in this land was so that they didn t have livery costs so it does not seem unreasonable to be able to keep all of their horses at the same location on their own land. If the 2 competing horses were to live at the Land at Hulcote without an arena, the applicants would have to transport them daily to a yard which can provide them with an appropriate area to be exercised. 4.2 Storage Building 4.2.1 Agricultural Tools The applicants are proposing a storage building partly for security and partly to tidy up the appearance of the site. Many of the tools which come with the maintenance of land are costly and require protection from the elements to preserve their lifetime. The table below outlines the items which are currently kept on the land because they are frequently required for the maintenance of the land. These items would be stored in the barn. Please see appendix for technical details of vehicles. Item Dimension Purpose Ifor Williams HB511 Horse Trailer 2.65x2.22x2.75m Transporting horses to training, competitions and in emergencies. Tractor with back actor 3.6m ht Various land management jobs including the periodic clearing of the ditches that form the drainage channel around the perimeter of the land. Harrow 6ft width x 5ft length Flattening ground. Page 2 of 9
Roller 5ft 7in width x 4ft 7in Flattening ground. Aerator 5ft 9in width x 2ft Ground Management. Topper 6ft 3in width x 8ft 4in Topping weeds in fields. 4.2.2 Hay The storage building will also provide somewhere dry for hay and feed to be stored for the horses and pigs, as it is the applicants intention to make hay from the land. Again, there is no commercial incentive for this, as all hay produced will be used by the animals kept on site. By making hay from the land this will reduce the need for deliveries, significantly reducing traffic to and from the site (explained in detail in section 9.0). Currently hay is stored in the agricultural sheep trailer and is collected weekly. It is stored there because it is too dangerous to store hay in a wooden barn where livestock live. Winter months (beginning of October through to the end of March- approx. 203 days) are often difficult for horse owners as most of the grass has been eaten down throughout summer and it doesn t grown again until spring, so most people have to supplement horses grazing with hay. Or in the case of horses that are stabled throughout winter, a large amount of hay (1.5-2%of their bodyweight per day) should be fed to compensate for the lack of grazing. Currently with 1 pony on site, 51 small bales of hay are used through winter. With 2 horses and 1 pony on site, there is inevitably a need for at least 3 times the amount of hay. The proposed consumption of hay throughout winter for all horses is approximately 305 bales of hay, as opposed to the current 51 bales. If the applicants don t make use of the hay produced on site, there is potentially life threatening risks for the horses if they develop laminitis (from consuming too much grass). Previously the applicants have overcome this issue by allowing farmers to harvest the hay and keep it because they don t have anywhere to store it. The applicants then have to buy it back as and when it s needed. The applicants are proposing to harvest small bales of hay from their land measuring approx. 450mm wide x 350mm high x 1100 long. A standard calculation of hay harvesting is 100 bales of hay per acre. The applicants own 3.2 hectares/ 7 acres, only half of this will be used in the making of hay (because the rest is needed for grazing throughout the year) which leaves them 350 bales of hay which need storing for the winter months. 305 bales are anticipated being used when all horses are on site. The 45x30 storage barn will fit 350 small (450mm wide x 350mm high x 1100 long) bales of hay as per section to the right. Please see drawing no. 3219/26 for full details of storage capacity. Page 3 of 9
An inevitable part of hay making is the margin for bad bales which wont be fed to the horses. By making 350 bales of hay this is accounted for. 4.2.3 Other Feed Horses that are in work are fed additional feed which is specifically aimed at their discipline. The applicants own 2 horses and one pony- the 2 horses are fit and regularly competing as described in Section 4.1. The table below shows the feed that is currently needed on the land at Hulcote and the proposed amount needed when all 3 horses live on site. Current Feed Proposed Feed 6x 20g bags of Happy Hoof for pony with laminitis 6x 20g bags of Happy Hoof for pony with laminitis 29x20kg bags of pig nuts 29x20kg bags of pig nuts 6x large bags of dog food 6x large bags of dog food 58 bales of bedding 5 large bales of straw 58x 20kg bags of Just Grass 6 x 20kg bags of show chaff The feed will be stored in the proposed storage building. The applicants use Countrywide for feed and bedding and is proposing to have 2 deliveries per year, to avoid deliveries during the winter months. 5.0 DESIGN The proposed storage building will take the form of a small steel frame building with a 400mm band of block work at the base and dark green corrugated metal sheeting on both walls and roof. It is intended that the building will have an appropriate rural form, appearance and setting in the landscape and we believe that against the backdrop of dense trees the barn will blend in appropriately, please see image below. Red dot indicates proposed location of the storage building. Page 4 of 9
The 45x30 (13x9m) barn will comprise of 3 bays, one of which is secured by a roller shutter. The bays will face the existing stables to reduce the visual impact from the South, across the field from the footpath. The proposal has an eaves height of 4 meters and a roof pitch of 15, making the building as modest as possible for its proposed storage which is outlined in section 4.2. As mentioned in section 3.0 Proposal, the 20x40m ménage is the smallest practical size for the exercise of horses. There is no proposed fencing surrounding the ménage, so it will blend with the surrounding land. We note that the Council s SPG on Horse-Related Development states that riding arenas should be enclosed, most appropriately by post and rail fencing, to provide a safe riding area where the animal and or rider can be schooled, however the applicants own and compete dressage horses. In this case having an enclosed school would be detrimental to their training as with a physical barrier the horses lean into the fence which means that they are not producing correct and balanced paces. The proposed ménage will be sunk 200mm into the ground and have 300mm ht. kickboards around the perimeter (please see similar images below). The excavated ground will be used to form a gently sloping grass bank around the South West and South East edges of the ménage, making it invisible from the public footpath to the South. Please see attached photograph documents. Images of dressage ménages without fencing. 5.0 USE The proposed barn will provide secure vehicular storage for the applicant s horsebox and tractor as well as feed and bedding for the horses throughout the year. The applicants will produce their own hay over the summer months and the proposed barn will provide weather proof storage for the hay throughout winter. Security has been an issue in the past, and by providing a secure storage building; this will act as a deterrent. The horsebox is currently kept in the field, by storing it under a barn it will be more attractive and give the land a tidier appearance. The ménage is imperative for the exercise of horses throughout the year as explained in Section 4.1. Page 5 of 9
6.0 SCALE The 45x30 barn will provide a suitable amount of storage space for agricultural vehicles, feed and bedding. Please see attached drawing nos. 3219/24B, 25, 26. 7.0 LAYOUT The orientation of the building lends itself to forming a courtyard situation with the existing stable block, and providing a turning area, with a grasscrete (or other permeable surface) covering in between the stable block and proposed barn. By dropping the arena 200mm into the ground it will seem to be invisible from the key vantage points. Please see attached photograph documents. 8.0 LANDSCAPING The existing landscaping will be maintained and enhanced; there will be a new area of grasscrete to the North of the proposed barn, to allow safe access and a turning area to the proposed barn. The use of hard standing (grasscrete or similar) is important for potential veterinary and farrier visits as well as any deliveries, but also allows vegetation to grow up through the slabs. The proposed area contained between the front of the proposed barn and stable building is ideal for parking and manoeuvring of vehicles because it is hidden from any public views. The proposed building sits unobtrusively in the landscape and enjoys mature treeline separating it from neighbouring land. These will be maintained and managed to keep a rural appearance and setting for the building. 9.0 ACCESS Access to the site is currently via an existing unmade access track and across an open field with little or no impact. The proposal will significantly reduce the amount of traffic to and from the site due to improved feed and bedding storage which in turn reduces the amount of required deliveries throughout the year. Page 6 of 9
The table below explains the existing and proposed visits throughout the winter months (October- March). Current Visits Proposed Visits 406 wellbeing checks (twice a day) 406 wellbeing checks (twice a day) 29 hay collections 0 hay deliveries as it will be made on site 58 feed trips (twice a week to Countrywide) 1 delivery of feed Farrier visits 3 Farrier visits 3 116 training trips (4 x week) 0 training trips 1 Straw delivery (no transport) 1 Straw delivery (no transport) TOTAL 613 trips TOTAL 410 trips 10.0 COUNCIL INVOLVEMENT On the 26 th February we attended a pre-application meeting with Alex Keen from SNC. We have acted upon his advice. 11.00 PLANNING HISTORY S/2013/0717/MAF- APP/Z2830/C/08/2076968- Maintenance of existing track. APPROVED Appeal Change of use from Agricultural and Game Bird Accommodation to Agricultural and Equestrian. APPROVED S/2007/1198/P- Change of use from Agricultural and Game Bird Accommodation to Agricultural and Equestrian. REFUSED Page 7 of 9
APPENDIX 1 Ifor Williams Trailer- Technical Details. The applicants own the HB511 model. Page 8 of 9
APPENDIX 2 JCB Technical Details. Page 9 of 9