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England and Wales High Court (Administrative Court) Decisions |
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You are here: BAILII >> Databases >> England and Wales High Court (Administrative Court) Decisions >> Cobbledick, R (on the application of) v First Secretary Of State & Anor [2004] EWHC 1341 (Admin) (17 May 2004) URL: http://www.bailii.org/ew/cases/EWHC/Admin/2004/1341.html Cite as: [2004] EWHC 1341 (Admin) |
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QUEEN'S BENCH DIVISION
THE ADMINISTRATIVE COURT
Strand London WC2 |
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B e f o r e :
____________________
THE QUEEN ON THE APPLICATION OF PETER COBBLEDICK | (CLAIMANT) | |
-v- | ||
FIRST SECRETARY OF STATE | (DEFENDANT) | |
NORTH CORNWALL DISTRICT COUNCIL | (INTERESTED PARTY) |
____________________
Smith Bernal Wordwave Limited
190 Fleet Street London EC4A 2AG
Tel No: 020 7404 1400 Fax No: 020 7831 8838
(Official Shorthand Writers to the Court)
MR J STRACHAN (instructed by the Treasury Solicitor) appeared on behalf of the DEFENDANT
The INTERESTED PARTY did not appear and was not represented
____________________
Crown Copyright ©
Monday, 17th May 2004.
"The use of the land and the timber structure erected thereon for retail purposes."
"To discontinue the use of the land and the unauthorised timber structure thereon for retail sales and for exhibiting items for sale."
"20. The Secretary of State sees no documentary evidence that the Council, either before or after the appeal, addressed the issue, raised in your appeal statement, of whether the alleged breach of control had seriously affected public amenity. The same applies to your client's evident concern that the LPA's action should be commensurate with the alleged breach of control. He had not, it seems, received any complaint nor been told of any complaint to the Council; nor had Council officers approached him to discuss the matter before taking formal action. The Council have not rebutted these points, which are considered significant in the light of:
• The guidance in paragraph 5(3) to (5) of PPG 18
• The evidence of the temporary nature of the structure causing concern
• The impact on your client's business of taking precipitate enforcement action linked with a stop notice."
"Unless it is urgently needed, formal enforcement action should not come as a "bolt from the blue" to a small business or self-employed person. It should be preceded by informal discussion about possible means of minimising harm to local amenity caused by the business activity ... "
"It was a surprise when the Stop Notice was issued especially as it covered the whole site. The structure was temporary. Had the Council consulted with us, I could have removed it. Ideally I needed until August 15th to fully furbish the two front rooms. The temporary building could have been lifted out onto a lorry in an hour."
" ... the amenity issue was the primary consideration in the Members' decision.
"As stated by the Head of Development Control, the Enforcement Notice relating to the operational development refers to Policy DVS1 of the District Local Plan in its reasons for issuing the notice. This refers to siting and design and not respecting the character and appearance of the locality, ie: these matters constitute an amenity objection. A planning application would clearly not have been allowed.
"You will note from the video that the building is of timber plywood construction, with a flat roof and stained a washed-blue. It fronts onto the main road through Bude (Bude's primary shopping area).
"I recollect that Members were concerned that because of the speed of the building's erection, its unacceptable appearance and the visual harm of the building in the peak holiday season, it was necessary to take immediate action. The commercial season in Bude is relatively short, with the core-season being the end of July, August and the beginning of September, ie: during the school holidays."
"The Town Council would like to express its concerns about the development which has taken place to the front of the property known as 14 Belle Vue, Bude. The construction is, to say the least, an eyesore situated as it is in the main trading street in Bude ..."
"The further representations supported by the video do not progress the principal reason by the Secretary of State for being minded to make an award of costs. Whatever view is taken as to the effect on local amenity, the Council patently failed to make any enquiry of Mr Cobbledick as to the likely duration for the siting of the temporary building. Although it is not incumbent to serve a Planning Contravention Notice, in deciding whether it is expedient to take enforcement action, it is incumbent on the local planning authority to have regard to material considerations in deciding the expediency of such action. Those considerations must include the likely duration of any harm which the Council have identified from the breach of planning control. The Council have not produced any evidence to show that the Committee was made aware that the temporary building would be removed after a short period following the completion of the refurbishment works and appear to have taken their decision in the belief that the temporary building would remain for the full summer season. If the Council's officers were unaware of the intention to remove the temporary building on the completion of those works, this information could have been obtained by a simple contact with Mr Cobbledick. The failure to make such enquiry is, in itself, unreasonable conduct on the part of the Council."
" ... has a separate remedy under the Act for pursuing what he sees as the serious effect on his business of the Council's action. That is distinct from seeking reimbursement of the costs of pursuing his appeal against the relevant enforcement notice through this application for an award of costs."
"The conclusion reached, in all the circumstances and on the balance of probability, is that the Council did not act unreasonably in issuing, in combination with the operations enforcement notice, the second enforcement notice alleging a material change of use, against which your client maintained an appeal. While you criticise the Council for not first serving a planning contravention notice (PCN) on your client, it is sufficiently clear that the Council
• had received a complaint from the Town Council
• could draw on officer advice, including video evidence of the effect on local amenity
• resolved to act quickly on their assessment of the planning situation, serving also a related stop notice.
"While the Council might have done more to contact Mr Cobbledick and clarify his intentions, it appears unlikely on the evidence available that the Council would have acted differently, given their view of the planning issues. The Secretary of State is therefore not satisfied, on the balance of the evidence, that the normal pre-conditions for an award of costs, as stated in paragraph 6 of Annex 1 to the Costs Circular, have been met in this case. He therefore reaches a different conclusion from that provisionally stated in the letter of 25 February 2003."
"It was considered by the Local Planning Authority (LPA) that the structure erected on the front of 14 Belle Vue was clearly contrary to the aims of District Local Plan Policy DVS1. The development did not respect the scale, character and appearance of the immediate surroundings and the wider environment.
"In the LPA's view there was no realistic prospect of the structure being granted consent, either conditional or unconditional, therefore an application was not invited. The LPA did not feel that cosmetic additions to the structure would significantly reduce the harmful visual impact of the structure on the locality and certainly not to the degree that the building would be seen to comply with Policy DVS1.
"The change of use of the premises from an office to a shop would require the insertion of display window(s). At present it does not have appearance of a shop. The change of use would require operations to the front of the building and as the building is the most formal building in the street scene and least altered careful consideration of these alterations would be required.
"Similar to a number of other recent applications determined by the LPA, including some in Bude, the Authority would require details of alterations to the front elevation as part of any change of use application. In addition details of how the area in front of the premises would be treated ie the forecourt area would also be necessary.
"Class A1 is acceptable in principle provided that there is a satisfactory scheme for converting the premises. It is important to have a shop that accords with good design principles such as those set out in the Council's Design Guide."