Agenda item

The Senior Planning Officer introduced the application for a change of use to locate 90 holiday lodges, 10 touring units and 10 camping pods together with associated infrastructure and Liquid Petroleum Gas storage area (in place of 89 touring unit pitches). The application was recommended for approval, subject to the conditions and informatives outlined in the report. A history of the site was given, including previous planning permissions and details of land ownership. It was explained that the key policy relevant to the proposal was Core Policy 39 (Tourism Development) of the Wiltshire Core Strategy. The officer advised that the application was an extension of the existing site and stated that the paddock area had existing planning permission for pitches. Statutory declarations regarding the use and non-use of this paddock had been received from the agent and residents.

 

The officer drew attention to the late observations and noted that a site visit, attended by Committee members, had taken place earlier that day to allow members to familiarise themselves with the site. The proposed layout of the lodges, units and camping pods was provided, alongside details of existing structures to be removed and plans of the existing entrance and exits which were to be used for access. The Senior Planning Officer acknowledged that 1.7% of the woodland would be lost to the development however there would be no damage to the ancient trees and it was considered that the application, which included a woodland management plan, would be of significant benefit to the woodland.

 

Members were advised that the site would be open to visitors using the lodges, caravan and camping pods all year round, however traffic to the site was expected to reduce in comparison with current usage due to the site being closed to day visitors; as such no objections had been raised by Highways officers. It was noted that local residents had undertaken a traffic survey however this was not considered to be reliable and could not be taken into consideration due to a lack of information regarding when, how and where the survey had been undertaken, it had also not been submitted to the Local Planning Authority. Photographs of the site were shown and the officer summarised that the application was not considered to have an adverse impact on the neighbouring amenity and would see enhanced ecology, employment opportunity, rural tourism and a positive impact on highways.

 

In response to technical questions, it was stated that in the locality there was a farm shop, nearby pubs and nearby towns and villages that could benefit from the development attracting tourists to the locality.

 

Tracey Peachment, Simon Langdon and Nigel Godsiff spoke in objection to the application.

 

Neil Benson, James Whiteford and Jeremy Lambe (the applicant’s agent) spoke in support of the application.

 

Cllr Marion Masters, Southwick Parish Council, and Cllr Alison Irving, Dilton Marsh Parish Council, spoke in objection to the application.

 

The local member, Cllr Horace Prickett, spoke in objection to the application on the grounds that it did not meet the requirements of Core Policy 39, was an unsustainable development and he considered it to be more than an extension of the existing permission.

 

In response to statements from members of the public, the Senior Planning Officer stated that the addition of 21 pitches on the site was an extension of the existing permissions and that parts of the sire within the application submission was a change of use. It was clarified that the site would still be a visitor attraction and would only alter the type of visitor being attracted as the site would no longer be open to day visitors.

 

Cllr Andrew Davis, seconded by Cllr While, moved the officer recommendation. The proposer and seconder accepted an amendment moved by Cllr Seed to include a further informative asking the applicant to consider the possibility of a vehicular exit from the site onto Brokerswood Road.

 

In the debate that followed, members discussed the impact of the development on traffic levels and consequently the local highways network. Some members expressed disappointment that the applicant had not considered a separate access to this site and the Committee agreed that an informative be added to request that the applicant consider the possibility of a vehicular exit from the site onto Brokerswood Road. Councillors discussed the impact of the proposals on the ancient woodland and the Woodland Trust’s response. Overall, it was considered that the development would be an improvement to the woodland. The situation of the site in the open countryside was discussed and councillors considered the risk of the site becoming derelict without intervention and the subsequent loss of amenity. It was commented that the proposal would be an effective way of preserving the amenity.

 

On going to the vote, Cllr Ernie Clark wished it be recorded that he voted against the motion.

 

Resolved:

 

That planning permission be granted, subject to the following conditions and informatives:

 

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2.    The use of the site hereby permitted is restricted to 90 lodges, 10 touring unit pitches and 10 camping pods and shall not be used for any other purpose. No more than either one tent, caravan, lodge (as defined in the Caravan Sites and Control of Development Act 1960 (amended by Statutory Instrument No 2374 1^st October 2006) and the Caravan Sites Act 1968) or pod[s] shall be stationed on each pitch at any time.

 

REASON: To control the number of pitches to ensure the adequacy of parking provision and in the interest of the character and appearance of the area.

 

3.    Notwithstanding Class C3 of the Schedule to the Town and Country (Use Classes) Order 1987 (as amended)(or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification), the accommodation hereby permitted (lodge numbers 1 to 67 and 69 to 90, camping pods 1 to 10 and touring unit pitches 1 to 10) shall be used to provide holiday accommodation only, which shall not be occupied as permanent, unrestricted accommodation or as a primary place of residence. An up to date register of names and main home addresses of all occupiers shall be maintained and shall be made available at all reasonable times to the Local Planning Authority.

 

REASON: This site is in a position where the Local Planning Authority, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit permanent residential accommodation.

 

4.    The occupation of the lodge number 68 as annotated on drawing number LPD/BWCP16/HL5 shall be limited to a person solely or mainly employed or last employed in the business occupying the plot edged red on the submitted location plan, or a widow or widower of such a person, or any resident dependents.

 

REASON: The site lies within an area where planning permission would not normally be granted for development unrelated to the essential needs of the established business for which nearby staff accommodation is now required and this permission is only granted on the basis of an essential need for a new dwelling/residential accommodation in this location having been demonstrated.

 

5.    No demolition or site clearance shall commence on site until an Arboricultural Method Statement (AMS) prepared by an arboricultural consultant providing comprehensive details of construction works in relation to trees has been submitted to, and approved in writing by, the Local Planning Authority. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:

·         A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2013 and a plan indicating the alignment of the protective fencing;

·         A specification for scaffolding and ground protection within tree protection zones in accordance with British Standard 5837: 2012;

·         A schedule of tree works conforming to British Standard 3998: 2010;

·         Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;

·         Plans and particulars showing the siting of the existing and proposed service and piping infrastructure (including pipes, drains, sewers, gas, electric, telephone and water);

·         A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification;

·         Details of the works requiring arboricultural supervision to be carried out by the developer’s arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and

·         Details of all other activities, which have implications for trees on or adjacent to the site.

·         In order that trees to be retained on-site are not damaged during the construction works and to ensure that as far as possible the work is carried no demolition, site clearance or development should commence on site until a precommencement site meeting has been held, attended by the developer’s arboricultural consultant, the designated site foreman and a representative from the Local Planning Authority, to discuss details of the proposed work and working procedures.

·         Construction Method Statement to provide details of excavation works within the root protection areas and how the proposed routes of underground services will avoid high density areas of root systems of retained trees and details of alternative routes for these services.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in order that the Local Planning Authority may be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

 

6.    No development associated with the lodges, camping pods and/or roads shall commence on site until a Landscape and Ecological Management Plan (LEMP) has been submitted to, and approved in writing by, the Local Planning Authority. The content of the LEMP shall include, but not necessarily be limited to, the following information:

a) Full specification of habitats to be created, including locally native species of local provenance and locally characteristic species;

b) Description and evaluation of features to be managed; including location(s) shown on a site map;

c) Landscape and ecological trends and constraints on site that might influence management;

d) Aims and objectives of management;

e) Appropriate management options for achieving aims and objectives;

f) Prescriptions for management actions;

g) A copy of the final Woodland Management Plan;

h) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a {5-year period)

i) Details of the body or organisation responsible for implementation of the plan;

j) Ongoing monitoring and remedial measures, including an Ecological Monitoring Programme);

k) Timeframe for reviewing the plan; and

l) Details of how the aims and objectives of the LEMP will be communicated to the occupiers of the development.

 

The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body (ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that the conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented. The LEMP shall be implemented in full in accordance with the approved details.

 

REASON: To ensure the long-term management of protected and priority habitats and other landscape and ecological features, and to maintain and enhance these habitats and features in perpetuity.

 

7.    No development associated with the lodges, camping pods and/or roads shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority. The CEMP shall include, but not necessarily be limited to, the following:

a) Risk assessment of potentially damaging construction activities

b) Identification of 'biodiversity protection zones'

c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements)

d) The location and timing of sensitive works to avoid harm to biodiversity features (e.g. daylight working hours only starting one hour after sunrise and ceasing one hour before sunset)

e) The times during construction when specialists ecologists need to be present on site to oversee works

f) Responsible persons and lines of communication

g) The role and responsibilities on site of an Ecological Clerk of Works (ECoW)

h) Use of protective fences, exclusion barriers and warning signs, including advanced installation and maintenance during the construction period

i) Ongoing monitoring, including compliance checks by a competent person(s) during construction and immediately post-completion of construction works.

 

The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.

A report prepared by the Ecological Clerk of Works certifying that the required mitigation and/or compensation measures identified in the CEMP have been completed to their satisfaction, and detailing the results of site supervision and any necessary remedial works undertaken or required, shall be submitted to the Local Planning Authority for approval within 3 months of the date of substantial completion of the development or at the end of the next available planting season, whichever is the sooner. Any approved remedial works shall subsequently be carried out under the strict supervision of the Ecological Clerk of Works following that approval.

 

REASON: The application contained insufficient information to enable this matter to considered in detail prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner and to ensure adequate protection, mitigation and compensation for ancient woodland, protected species, priority species and priority habitats.

 

8.    No lodge shall be installed on the site until a pallette of materials to be used for the external walls and roofs of the lodges hereby approved have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

9.    No lodge or camping pod shall be installed on the site until a scheme for the discharge of foul water from the site, incorporating either phased improvements to existing treatment facility to provide increased capacity or an entirely new treatment plant together with any discharge consents required, has been submitted to and approved in writing by the Local Planning Authority. The development, or phase, shall not be first occupied until foul water drainage has been constructed (for that phase) in accordance with the approved scheme.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of ensuring appropriate foul water disposal.

 

10.No lodge or camping pod shall be installed on the sited until a scheme for the discharge of surface water from the site (including surface water from the access / driveway), has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of ensuring appropriate surface water run off.

 

11.No lodge or camping pod shall be installed on the site until a timetable for the removal of on-site infrastructure (adventure playground, train and its associated track, outbuildings etc) has been submitted to and approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner.

 

12.The development hereby approved shall be carried out in strict accordance with the additional Ecological Information ref. 15-3614 v2 dated 07.04.16 by Lockhart Garratt Design received by the Local Planning Authority on 25th April 2016

 

REASON: To ensure adequate protection and mitigation for protected species, priority species and priority habitats, including ancient woodland, through the implementation of detailed mitigation measures that were prepared and submitted with the application before determination.

 

13.All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the first building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.

All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

14.There shall be no lighting installed within the site other than those shown on the approved plans.

 

REASON: In the interests of minimising light levels and light spillage to avoid disturbance in the open countryside and to habitats.

 

15.The camping pods shall be constructed in accordance with the The Pod Brochure received by the Local Planning Authority on 7th June 2016.

 

REASON: To ensure the camping pods are appropriate in material and colour to their ancient surroundings.

 

16.No lodge hereby approved shall be first occupied until the associated parking spaces together with the access thereto, have been provided in accordance with the approved plans.

 

REASON: In the interests of highway safety and the amenity of future occupants.

 

17.The development hereby permitted shall be carried out in accordance with the following approved plans:

 

received on 20th January 2016

LPD/BWCP16/LP4 (Location Plan), LPD/BWCP16/TSL1A (Existing Layout), LPD/BWCP16/LPG1 (LPG Tank Elevation), LPD/BWCP/16/LPG2 (Tank Floorplans)

Received on 8th February 2016

Lodge Details: Rochester, Chichester

LPD/BWCP16/TSL1A/SR (Structures to be removed)

 

Received on 12th February 2016

Lighting Bollard Details

 

Received on 13th May 2016

3762/04/M15-2110 V5 (Operational Intentions Map)

3762/01/M16-0143 V2 (Ecological Mitigation Plan)

 

Received on 2nd June 2016

LPD/BWCP16/HL5 (Proposed Layout)

The Breeze House, Buckland

 

Received on 13th June 2016

LPD/BWWCP16/HL5/LB/1B (Lighting Bollard Location)

3762/04/D15-2713 V3 (landscape strategy plan)

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

1.    INFORMATIVE TO APPLICANT:

Should works to, on, over, near or connections to ordinary watercourses form part of this application then a separate application for each will be required to be made to the LLFA for consent. Granting of planning permission does not mean automatic Land Drainage Consent approval

The applicant will need to contact the Environment Agency regarding and proposal to increase effluent discharge as proposals are likely to mean a need to amend existing or issue a new discharge consent.

 

2.    INFORMATIVE TO APPLICANT:

Foul Drainage

A private package treatment plant is proposed. The site currently benefits from an existing Environmental Permit for a discharge to river. However, this will need to be varied if it is to be applicable to the proposed treatment plant. The applicant must contact the Environment Agency on 03708 506 506 or view our website for further

details in this matter - https://www.gov.uk/guidance/change-transfer-or-cancel-yourenvironmental- permit

 

Pollution Prevention During Construction

Safeguards should be implemented during the construction phase to minimise the risks of pollution from the development. Such safeguards should cover:  - the use of plant and machinery - oils/chemicals and materials - the use and routing of heavy plant and vehicles - the location and form of work and storage areas and compounds - the control and removal of spoil and wastes.

 

3.    INFORMATIVE TO APPLICANT

The Western Area Planning Committee would request the applicant to consider the possibility of a vehicular exit from the site onto Brokerswood Road.