Agenda item

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

 

Link to relevant background documents

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.

 

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.