Cobbs Farm: appeal dismissed

West Berkshire planners initially refused permission for the project last April.
A new proposal was tailored to comply with planners’ requirements but that, too, was rejected.
In his ruling the inspector, Richard McCoy, stated: “The main issues are the effect of the proposal on the character and appearance of the area which is located within the North Wessex Downs Area of Outstanding Natural Beauty (AONB) and whether the proposal would be suited to this location having regard to local policy on economic development in the rural area.”
He noted: “Proposed is the erection of a detached building which would stand close to the existing farm shop, occupying what is presently a grassed area with some outdoor seating. This is a revision of a recently refused application and differs insofar as it would have a slightly different footprint, would be sited further to the north and would be reduced in height.
“The council is concerned that the proposal would result in a dominant building complex, in a rural location that would be harmful to the character and appearance of the AONB. While the site is partially screened by existing planting, it is visually prominent on the approach along the A4 from the west.”
Mr McCoy conceded that the site would be screened by new planting but added: “Nevertheless, the building would be of a substantial bulk, having a floor area of
around 265m2 and rising to around 7.2m at the ridge....furthermore, the appellant estimates that the proposal would attract around 22,000 additional visits to the appeal
site per annum.
“In my judgement, the proposal would change the nature of the existing business from that of a modest rural enterprise within the AONB to one which would bring about a significant increase in the amount of built development and activity at the appeal site. As a result, it would be likely to harmfully change the character of the AONB through increased development and activity.”
The inspector concluded: “While I note the widespread support for the proposal, evidenced by the petitions and the letters of representation, as well as the benefits which the appellant claims would arise from the proposal, these considerations would nevertheless not outweigh the harm that I have identified in respect of the
AONB and sustainable development objectives.
“Therefore, for the reasons given above I conclude that the appeal should be dismissed.”
In a further blow to Cobbs Farm management, Mr McCoy dismissed their appeal for costs against West Berkshire Council.
he ruled: “Costs may only be awarded against a party who has behaved unreasonably and thereby caused the party applying for costs to incur unnecessary or wasted
expense in the appeal process.”