Siting of 4
glamping cabins, shower and toilet block together with the siting of 12 tents
to be used by residents of the Felin Uchaf Centre
LOCAL MEMBER: Councillor
W Gareth Roberts
Decision:
DECISION: To delegate the right for the
Assistant Head of Environment Department to refuse the application on the
grounds of the following reasons:-
Reasons:
·
The
proposal involves the creation of a new static alternative camping
accommodation site within a Special Landscape Area. Policy TWR 3 of the Gwynedd
and Anglesey Joint Local Development Plan, 2017, does not permit the development
of new alternative static camping sites within Special Landscape Areas. The
proposal, therefore, is contrary to the requirements of policy TWR 3 of the
Anglesey and Gwynedd Joint Local Development Plan, 2017.
·
The
proposal is contrary to criteria number 2, 4 and 7 of policy TWR 5 of the
Gwynedd and Anglesey Joint Local Development Plan, 2017, on the grounds that
the proposal would create an excess of hardstanding areas; no evidence has been
received as to why the additional facilities are required and the tent pitch
will be used for 12 months a year. The proposal, therefore, does not comply
with all requirements of Policy TWR 5 of the Anglesey and Gwynedd Joint Local
Development Plan, 2017.
·
The
proposal involves the creation of a new alternative camping accommodation site
in open countryside and way outside any development boundary. In addition, it is not considered that the
proposal makes use of a suitable site in the countryside as it is an
unsustainable site where the majority of the visitors would be dependent on
private vehicle use. The proposal, therefore, does not comply with all
requirements of Policy TWR5, PS4, PS5 and PS14 of the Anglesey and Gwynedd
Joint Local Development Plan, 2017, along with the advice contained in
Supplementary
Planning Guidance: Tourist Facilities and
Accommodation 2019 and Planning Policy Wales, Edition 10, 2018.
Minutes:
Installation
of 4 glamping cabins, toilet and shower block as well
as the siting of 12 tents to be used by the residents of Canolfan
Felin Uchaf
a)
The Planning Manager elaborated on the background of this application
noting that this was a full application to install four
self-service glamping cabins, erect ancillary building to include
toilets/showers, create a camping site and other work that would include the
creation of an access driveway, access paths, landscaping, utility connection
and installation of septic tank with associated water soakaway. It was explained that the site was located in open countryside,
outside any development boundaries, within the Western Llŷn
Special Landscape Area and approximately 800m to the north-west of the Llŷn AONB. It was reported that the proposal was associated with the Felin Uchaf Eco Educational
Centre.
It was noted
that the applicant had explained that the four cabins would be installed with
anchors to the ground. They would be anchored to the
ground using ground screws, which would enable the cabins to be moved off the
site if necessary for storage and maintenance purposes. It was
highlighted that officers were of the opinion that the nature of the
four cabins was permanent given that electricity/water/sewerage would be
connected individually to each cabin. Considering these elements, the proposal
would involve establishing permanent and static elements in nature and,
therefore, the statement made by the applicant that Policy TWR5 was the only
relevant policy for considering this application, could not
be agreed upon. It was added that the Planning
Inspector, in a recent appeal judgement in Gwynedd (APP/Q6810/A/19/3243019) for
the siting of four canvas safari tents on a timber pole frame, footpaths,
access track and parking area had noted that all of these elements equated to
the creation of a permanent alternative camping feature, although the tents
would be moved from the site at the end of each term. This appeal had been refused based on the failure to comply with the
criteria of Policy TWR3 rather than compliance with the criteria of Policy
TWR5.
In addition, as the site was
located within the Western Llŷn Special
Landscape Area (SLA), consideration had to be given to criterion 1 of Policy
TWR3, which stated "proposals to develop new
static caravan sites (i.e. a single or double caravan), new holiday chalet
sites or permanent alternative camping accommodation will be refused
in...Special Landscape Areas".
Having considered all relevant
planning matters, including local and national policies and guidance, as well
as the observations received, it was considered that
this proposal was unacceptable as it was unable to satisfy the requirements of
the relevant policies.
b) Taking advantage of the right
to speak, the applicant noted the following points:
·
Although the cabins were permanent
structures, they would be removed during the closed Winter
season. It was explained that the six screws prevented the structure from
sinking into the soft clay of the Rhoshirwaun area
and that these should not be considered as a permanent foundation.
·
That Canolfan Felin Uchaf
was one of the main sites of the Llŷn eco-museum
partnership along with Nant Gwrtheyrn, Plas Glyn Y Weddw and the sites
of the National Trust.
·
That the enterprise had a local craft shop
and they sold organic vegetable boxes from the community gardens.
·
That they intended to convert one of the
buildings into an organic cafe in order to create a new business, employment
opportunities and sustainable training, along with the glamping site, to
generate sustainable income for the enterprise in future so that it did not
rely on grants or charitable donations which had recently become so vulnerable.
·
That the site was
completely surrounded by a screen of dense woodland and the width of one
whole field from the nearby farmhouse. The Bodrydd camping site was also substantially protected by woodland that had been
planted over fifteen years ago.
·
That Melin Uchaf had been one of the main
sites for the coastal bus and that groups visited specifically on that bus to get
a taste of the site's unique atmosphere and culture.
·
The site was located on the national
cycling network – it welcomed walkers and cyclists as it was among the ‘Top 100
Sustainable Wales Attractions’, which encouraged people to use sustainable
travel to reach sites in the countryside.
·
A request for the Committee to reconsider
the recommendation.
ch) During the
ensuing discussion, the following observations were made by members:
·
The project was of high quality and had been designed
well – a suggestion to try to hold further discussions with the applicant to
create something that was acceptable.
·
The site was very private.
·
The pods were tasteful and attractive and had been
installed carefully with hedgerows between them.
·
The enterprise showed respect towards the environment, the industry and
language as an attraction – it had created an attraction without affecting the
environment.
·
The cabins created facilities for those working / volunteering on the
site.
·
The proposal had been carefully planned – it was
not a commercial site.
·
It was an interesting enterprise although it was contrary to the
policies.
·
A concern about setting a precedent – policy TWR 3 had
already been used to refuse similar applications – there was a need to
hold further discussions to find an alternative plan.
d)
In response to a question about holding further discussions, the
Planning Manager noted that there was a fundamental objection to the permanent
element. It was highlighted that it would be possible
to submit a new application, in a different form. The Assistant Head of
Planning and the Environment highlighted that no pre-application enquiry had been submitted and he reiterated the need to be
consistent when considering such applications. Members were reminded that
similar applications had been refused and that planning appeals on the same
matters had also been refused. Should
the application be approved, the application should have to be referred
to a cooling off period. As a step forward, he suggested refusing the
application but to encourage the applicant to discuss an alternative
application with officers as it was possible that some sort of development
could be acceptable. The Solicitor added that it would be possible to try to
encourage another direction but a new / different application would have to be submitted in order to do so.
DECISION: To delegate the right for the Assistant
Head of Environment Department to refuse the application on the grounds of the
following reasons:
Reasons:
·
The proposal involves the
creation of a new static alternative camping accommodation site within a
Special Landscape Area. Policy TWR 3 of the Gwynedd and Anglesey Joint Local
Development Plan, 2017, does not permit the development of new alternative
static camping sites within Special Landscape Areas. The proposal, therefore,
is contrary to the requirements of policy TWR 3 of the Anglesey and Gwynedd
Joint Local Development Plan, 2017.
·
The proposal is
contrary to criteria number 2, 4 and 7 of policy TWR 5 of the Gwynedd and
Anglesey Joint Local Development Plan, 2017, on the grounds that the proposal
would create an excess of hardstanding areas; no evidence has been received as
to why the additional facilities are required and the tent pitch will be used
for 12 months a year. The proposal, therefore, does
not comply with all requirements of Policy TWR 5 of the Gwynedd and Anglesey
Joint Local Development Plan, 2017.
·
The proposal involves the
creation of a new alternative camping accommodation site in open countryside
and way outside any development boundary.
In addition, it is not considered that the proposal makes use of a
suitable site in the countryside as it is an
unsustainable site where the majority of the visitors would be dependent on
private vehicle use. The proposal, therefore, does not comply with all
requirements of Policy TWR5, PS4, PS5 and PS14 of the Gwynedd and Anglesey
Joint Local Development Plan, 2017, along with the advice contained in
Supplementary Planning Guidance: Tourist Facilities and Accommodation 2019 and
Planning Policy Wales, Edition 10, 2018.
Supporting documents: