Agenda item
Change of use of land for
the siting of 10 holiday pods together with alterations to existing access,
creation of passing places, creation of internal access road, and associated
landscaping.
LOCAL
MEMBER: Councillor Peter Read
Link
to relevant background documents
Decision:
To approve
Conditions
- 5
years
- in
accordance with the plans
- complete
landscaping
- holiday
use only
- install
units of the type that are indicated on the plans
- creation
of passing places
Minutes:
Change of use of land for the siting
of 10 holiday pods along with changes to the current access, creation of
passing places, creation of internal access road and landscaping.
Attention was drawn to
the late observations form.
a) The Planning Manager elaborated on the application's background, noting
that this was a full application that intended to change the use of a section
of existing agricultural land for the siting of 10 new permanent pods or
holiday cabins and the creation of a new access road, creation of parking
spaces and associated footpaths, creation of passing places for vehicles on the
nearby public road, creation of a new footpath, new landscaping and drainage
systems. It was explained that the site lay in the open countryside and within
the designation of the Llŷn and Bardsey Island
Landscape of Outstanding Historic Interest with access along a narrow, winding,
unclassified road which was approximately 900m from the junction with the A499.
Members were reminded that this application was deferred at the
committee dated 4 October 2021 after a request for the officers to conduct a
further assessment of additional information received from the agent. It was reported that the officers had
assessed the application and that the report submitted conveyed the findings.
However, no amendments were submitted to any element of the plan and therefore,
as in the original report, it was the officers' view to refuse the application
due to issues of sustainability and visual impact.
The site was considered to be far from the A499 and although the applicant
intended to install a footpath for visitors to walk to a bus stop, it was not
considered that there would be regular use of the footpath, anticipating that
visitors would use their cars to travel back and forth. In the context of
visual amenities, it was argued that the site was located on open and prominent
agricultural green land with the proposed new road and parking spaces likely to
create an alien feature in the fields and harmful to the visual amenities of
the area.
b) Taking advantage of the right to speak, an objector to the application
made the following observations:
·
The application
possibly set a planning precedent - although the proposed cabins were
attractive and of a high standard, it was considered that the LDP had not
anticipated applications for two-storey cabins. A development such as this
could spread to less suitable sites and indeed to caravan parks.
·
Although the amended
application recognised the ancient status of the adjacent woodland, concern was
expressed that the 15 metre space was insufficient as
a buffer zone given that the woodland protected the visual elements of the
application.
·
The trees had, to a
large extent, lost a regenerative layer. If the application were approved, the
need for a robust woodland replanting and regeneration scheme should be noted
which would include excluding access for humans and animals.
·
The development adopted
the LDP's current vision of protecting and enhancing the cultural and historic
landscapes of the Llŷn Peninsula by protecting
listed and traditional buildings and a patchwork of fields, lanes, stone walls
and earth banks. There was a suggestion that the traditional earth banks be
extended to form the sides of the new access road (from the Grade II farmhouse
to the new car park). This would reduce the 'openness' of the current situation
as well as reduce the impact of car lights and create a green corridor that
would preserve and enhance the landscape - in terms of health and safety,
traffic would be calmed, and livestock protected by being segregated from using
the same space as vehicles and pedestrians.
·
The observations were
helpful - echoing the LDP's aim of promoting excellence in the development area
as well as preserving its unique culture and heritage for present and future
generations.
c) Taking advantage of the right to speak, the applicant noted the
following observations:
·
Retaining the farm's
character was important to him.
·
An old hen house on the
farm was the guide for the holiday cabins.
·
The cabins would be made
of a light-coloured wood - merging into the background naturally.
·
The height of the roof
ridge of the proposed cabins was 3.6 metres, which was equivalent to the height
of the earth bank. The cabins would not be visible from the west and the forest
would screen them from the north.
·
From the south and
east, the site was not visible due to the level of the landscape - the tops of
some electricity poles and rural views could be seen in the distance.
·
The future of
agriculture was confusing and worrying at the moment because of Brexit and Covid - the Welsh Government's recommendation was to
diversify into this area.
·
He was eager to secure
a future in his locality.
·
He intended to supply
breakfast hampers using local Welsh produce from the Llwyndyrys
area - neighbouring 'Welsh Lady' jam and 'Cefn
Pentre' vegetables, South Caernarfon Creameries' milk and cheese, Llwyndyrys meat and eggs, and hoped to grow wheat to bake
his own bread.
·
Without the holiday
cabins, the dream was not sustainable. Should the application be successful, he
could secure a future for himself in his locality, educate visitors about the
importance of 'Farm to Fork', create product preparation work, promote quality
Welsh produce and develop and support the language.
·
According to an
officer, 'the scale of the visual impact of the development is a matter of
opinion'.
·
He implored the
Committee to support this new initiative.
ch) Taking advantage of the right to speak,
the Local Member made the following points:
·
He was supportive of
the application.
·
Concerns about Brexit
and payments to farmers put pressure on them to diversify.
·
The holiday cabins were
built in north Wales.
·
The cabins might be
visible from the summit of Tre Ceiri but not from the
main road.
·
The cabins were likely
to attract 'alternative' visitors who liked the outdoors - cycle route 47 ran
near the site.
·
The LDP had not taken
the context/impact of Brexit, Covid and Farmers'
Payments into account.
·
It was possible to
build walls as suggested by the objector.
d) It was proposed and seconded to refuse the
application.
dd) During
the ensuing discussion the following points were made by members:
·
Refusing
the application would be unfair - it was difficult to make a living from
farming - the advice was to diversify.
·
Tourism sustained
communities.
·
It was a
matter of opinion that it was unsustainable - narrow and winding lanes were
typical of Llŷn.
·
The site
was concealed - mature hedgerows.
·
Wooden
cabins were consistent with the character - better than caravans.
·
The cabins
were standard ones, tasteful and suited the rural environment.
·
The
Community Council supported the application.
In response to
a comment on whether it would be possible to position the cabins closer to the
farm to comply with relevant policies, it was noted that this was possible but
if there was a significant change a new application would need to be submitted.
Despite this, issues relating to an unsustainable site would remain.
e) A vote was taken on the proposal to refuse the
application.
The proposal fell.
A vote was taken on the proposal to approve
the application.
RESOLVED to approve
Conditions:
5 years
in accordance with the plans
complete landscaping
holiday use only
install units of the type that are indicated on
the plans
creation of passing places
Supporting documents:
PDF 373 KB