Farmer turned hospitality entrepreneur John Anker and his wife Andrea have secured planning consent to retain The Manor House at Coates near Whittlesey as a wedding and events venue.
Mr and Mrs Anker won unanimous backing of Fenland District Council planning committee for a part-retrospective change of use of an existing outbuilding and associated land to a venue for ceremonies, including the formation of a car park.
The committee heard the site refers to an outbuilding, previously in use as a garage/store building with an existing part-domestic/ part-agricultural use.
The wider site includes the main house at 102 Eldernell Lane, with an expansive driveway and parking/turning areas.
“Additionally, within land owned by the applicant is an agricultural building, set to the north, along with another dwelling No.88 with gardens and agricultural buildings set to the south west,” officers told the committee.
The site is accessed via a shared private single-track roadway (approximately 800m long) that links to Eldernell Lane to the southwest of the site.
Their report added: “The application is part retrospective in nature, as the site has already been used as a venue for a number of ceremonies.
““There are no matters pertaining to highway safety, residential amenity, character, safety, flooding, or ecology that are considered to result in significant harm, sufficient enough to warrant refusal of the scheme.
“Furthermore, no technical objections on these matters have been received.”
However, the committee agreed a number of conditions “to mitigate any limited residual impacts”.
One of the objections came from Whittlesey town council and their planning committee chairman Cllr Alex Miscandlon emphasised that “although they objected to this application it is not about refusing businesses in the area”.
He said residents of Eldernell Lane had complained about the lack of passing places on the road and this actually is quite dangerous the speeds some of those vehicles come down there.
“And this has been demonstrated by some of the visitors to this establishment which has been going for quite some time”.
Cllr Miscandlon said: “It was brought to my attention by the residents of Eldernell Lane about the attitude of some of the drivers that have visited this – they seem to treat it as their own private racetrack.
“This road is not suitable for that – it is not suitable for heavy vehicles of any kind although heavy vehicles do use it.”
He said there is another entrance off the A605 “which would come into the backway into this establishment which would not interfere with any of the residents in Eldernell Lane at all.
“So, it is sort of recommended that you either defer it until these issues can be sorted or refuse it because they don’t comply with highway safety.
“It says there is no highway safety issues well I’m sorry the residents think there is because they live up there and they are under constant barrage from vehicles coming up and down that road.
“It is something that needs to be sorted – it hasn’t been sorted”.
Cllr Miscandlon said some residents bought “quite expensive houses to live a quiet rural life and to be interrupted in their pleasure time by people coming down the lane walking, abusing them verbally, urinating in their driveways and basically carrying on as if they own the place.
“This is not a way to go it’s not being a good neighbour, and the applicant needs to be very conscious of who they have there.
“We’re not against them holding something but an alternative entrance off the A605 would be highly desirable. I know the road has got to be made up to a standard that can be used by most vehicles, but I think that’s the job of the applicant to do that not the council.”
The committee was told of 16 letters of objection – which included people in London, Stoke-on-Trent, Spalding, and Glinton; with three letters from addresses in Whittlesey, including Viking Way, Gracious Street and Eastrea Road, and seven letters received from four addresses on Eldernell Lane.
Officers summarised the objections as:
- Increased traffic concerns, narrow private roadway with no passing places, lighting, or footpath.
- Concerns over increased noise.
- Light pollution.
- Wildlife impact.
- Residential amenity impacts.
- Security and anti-social behaviour concerns
However, the committee heard the council had received 58 letters of support for the proposal from 49 address points including: La Villedieu, France; Peterborough; Holbeach St Marks; Eye; Yaxley; Ashwell; Cambourne; March; Turves; Cambridge; Kings Lynn; Pondersbridge; Barking; Twickenham; Byfleet; Thorney; London; and Doddington.
Locally, 11 letters were received from 10 addresses within Whittlesey, including Lapwing Drive, Daisy Drive, Godwit Close, Station Road, Snoots Road, Bens Close, Stonald Road, and Eastrea Road with 4 letters received from 4 addresses on Eldernell Lane.
The reasons for support can be summarised as:
- Will generate much needed jobs.
- Previous and existing activities and businesses at the site offer no issue of noise, traffic, or disturbance.
- Will help a local business grow and thrive.
- Little environmental impact will be felt.
- Proprietors live on site, so will be able to manage operations and control activities.
- The lane is used by many types of traffic and vehicles, with no issue.
- Will improve the local economy; local services can contribute to the change of use through offering complementary services.
- Proposed change will see an overall decrease in the number of vehicle movements, traffic, and disruption.
- Venue separated from local residents, so limited noise or light impacts.
- Use of the venue for varied events will bring a sense of inclusion and community to the local area.
- Will encourage visitors to the area helping local businesses.
- No adverse impacts from noise, pollution, or disturbance to local residents.
- Ample space on site for parking.
- Management are very particular and professional at ensuring no outside disturbance to residents from noise or traffic.
- No concerns regarding noise.
- Safety and security is of paramount concern to operatives
The planning committee agreed with their officers view that “the proposal is considered acceptable and accords with local and national planning policies, as it represents no adverse harm in terms of the material planning considerations discussed above.
What’s good for the goose, is good for the gander farmer tells Fenland Council
“Amenity concerns in respect of traffic disturbance and noise generation can be mitigated through the use of appropriate planning conditions, as can matters relating to the safe egress from the site during flood events.
“Accordingly, a favourable recommendation is forthcoming.”
The committee agreed officers conditions which include opening times, noise abatement measures, operational hours, and a flood evacuation plan.
(You can watch the planning committee debate in the link below)
https://www.youtube.com/live/hnUuFhS2Wys?si=a5Qv2d8SBELqnLt-
Another condition says that “the use of coaches or buses greater than 9m in length for the carriage of passengers shall be prohibited from use during any events. Vehicles accessing the site for deliveries or servicing shall be limited to 7.5 tonnes”.
Link to Old Chapel Farm website
https://www.oldchapelfarm.co.uk/
