Agenda item

A full planning application for change of use of agricultural land to form a caravan site for 32 pitches, construction of a new amenity building and all associated hardstanding, re-surfacing and access

 

LOCAL MEMBER: Councillor Gareth Morris Jones

 

Link to relevant background documents

DECISION: To approve the application contrary to the recommendation subject to the requirements of the landscaping plan and basic conditions

 

*To refer the application to a cooling off period

 

Full application for change of use of agricultural land to create a caravan site for 32 pitches, construction of new building to accommodate showers/toilets, all associated hard standings, resurfacing and access.

 

Attention was drawn to the late observations form that highlighted additional landscaping details.

 

Some of the Members had visited the site on 10/06/22. It was noted that the applicant had parked a car and caravan in the field to try and highlight the impact.

 

a)    The Planning Manager highlighted that the decision on this application was deferred at the Planning Committee meeting held in April 2022 so that committee members could conduct a site visit. 

 

It was explained that the site was situated outside any development boundary in an open site in the countryside and the existing holding comprised a dwelling, farmyard and associated buildings with a class 3 public road running past the site separating the yard and the proposed caravan site access from the nearby dwelling. It was added that the site and the nearby area was within the designation of the Llŷn Area of Outstanding Natural Beauty as well as the Llŷn and Bardsey Landscape of Outstanding Historic Interest.

 

It was noted that since the subject of this application was a site for touring caravans, it had to be considered under policy TWR 5 of the LDP that sets a series of criteria to approve such developments.   It was added that criterion 1 in policy TWR 5 stated that any new touring caravan developments should be of a high quality in terms of design, layout and appearance, and well screened by existing landscape features and / or where the units could be readily assimilated into the landscape in a way which did not significantly harm the visual quality of the landscape.

 

Although accepting that a planting and landscaping plan had been submitted by the applicant, the officers continued to recommend that the application be refused as the site had not been well screened by existing landscape features and was not in a location where touring units can be readily assimilated into the landscape.  Therefore, it was considered that the development had a substantially significant and harmful impact on the visual amenities of the local area and it was not considered that the proposal would protect and improve the Llŷn Area of Outstanding Natural Beauty. It was considered that the proposal was contrary to criterion 1 of policy TWR 5 and policies PS19 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, adopted 31 July 2017.

 

b)    Taking advantage of the right to speak, the applicant's relative noted the following points:

·         The family were local with firm roots in Pen Llŷn - they had been brought up, educated and worked locally.

·         The proposal was a plan for the whole family with the hope of being able to develop an intrinsic, successful and long-term business in Tudweiliog; it would have numerous benefits to the local economy for shops, public houses, restaurants and holiday destinations and villages in Pen Llŷn and beyond.

·         The application was acceptable and satisfied LDP requirements with the exception of one clause of Planning policy TWR 5 that was associated with the development's impact on the landscape.

·         The applicant was astonished that the planning application had been submitted for over a year and that this was the first reference to the development's impact on the landscape.

·         Although no objection had been received from the AONB Officer as part of the consultation process, it appeared that the Officer had determined that a landscaping plan (which would include a 1.5 metre earth clawdd and a comprehensive indigenous resilient tree planting scheme) could not succeed due to its proximity to the coast. Despite this, there was no opinion from a specialist consultant to reinforce the Officer's opinion on the success of the planting scheme.

·         The Local Planning Authority's concern about the ability to successfully landscape the site was accepted. Should these concerns have been shared during the planning process, there would have been an opportunity to try to mitigate and resolve the impact sooner.

·         There was a suggestion to propose a landscaping planning condition in the hope that it would meet and reinforce the landscape impacts of the development. The purpose of the condition was to provide a specialist report in order to highlight how to establish tree growth and which indigenous species were the most resilient in a coastal area. The report would submit accurate information to draw up a comprehensive planting scheme to landscape the visible boundary.

·         It was proposed to add a second clause to the condition relating to the submission of an after-care scheme to review growth over a ten-year period, where any dead tree would be replanted with a new tree.

·         It was strongly asked whether or not the proposal was reasonable and resolved the concerns of the Officer or the Planning Department about the prominence of the site within the landscape.

·         The situation facing rural communities in Gwynedd - the Pen Llŷn coast especially was harrowing and critical with local housing stock of all types and designs being quickly snapped up by suppliers who need holiday homes - Airbnb. The ability for people to work from home also encouraged an influx and communities were increasingly becoming Anglicised in language and nature.

·         There would only be short-term minor impacts on the landscape here. It was considered that a small caravanning facility offered a much better option for visitors to be able to visit our areas and enjoy the fantastic landscape, and then return to their communities at the end of their holiday.

·         With a lack of provision over the last few years, we had seen much more of the local housing stock being bought. By ensuring a provision for the increasing demand for high quality holiday units, it was hoped that the reliance on Airbnb units and similar ones would reduce.

 

c)    Taking advantage of the right to speak, the Local Member made the following points: 

·         That an extensive consultation had been undertaken.

·         No objection had been presented by NRW, the Community Council, Transportation Unit or the AONB.

·         There was a need to carefully consider the balance between the impact on the landscape and promoting the local economy - a screening plan had been submitted to mitigate the affect and the applicant had committed to the screening plan

·         No letter / correspondence had been received objecting to the application

·         A petition had been signed by over 300 persons in support of the application

·         It was essential to support a local family to stay in their community and encourage their proposal to establish a business. Diversification was the only option in light of increasing farming costs

·         One organisation objected with one reason for their objection - the proposal would create a significant and detrimental effect on the landscape

·         It could be argued that the screening plan would improve the landscape - the site, the farm would be tidy and the landscape protected

·         Cloddiau, trees and hedges would planted to withstand harsh weather and this once the applicant had sought the view of an international expert in the field

·         Any plant refusing to root would be re-planted 

·         An application for a more prominent touring caravan site had been approved

·         The occupiers of Tyddyn Isaf would screen the site and would ensure that the caravans are well hidden

·         Supportive to approve the application

 

ch) The application was proposed and seconded to be refused in accordance with the recommendation.

 

d)    During the ensuing discussion, the following observations were made by members:

·           Refusal would be a matter of opinion - NRW and AONB were supportive

·           The comments of the trees expert were sensible - his expertise had to be recognised

·           Local people needed to be supported and to keep them local

·           That the site was very tidy

·           There were similar sites in the same area - why differentiate?

·           The landscaping and planting plan was good

·           The application met with 6 of the 7 appropriate criteria and evidence had been submitted as a response to the element of the impact on the landscape  

·           The planting plan would improve the area's biodiversity

·           The family offered a sustainable and community business as required

 

·           There were many caravan sites in the area - this application would contribute to the cumulative impact of touring caravans

·           Dwyfor was sinking under caravans - there were over 10,000 static caravans not to mention touring caravans!  

 

dd) A vote was taken on the proposal.

 

The proposal fell.

 

e)    It was proposed and seconded to approve the application contrary to the recommendation and subject to the requirements of the landscaping plan and standard conditions

 

In response to the proposal the Assistant Head highlighted that the application would have to be referred to a cooling off period. The AONB, similar to the National Park, has a status that needs to be protected.  The primary objective for designating AONBs is to conserve and enhance the natural beauty of the landscape. Some years would pass before the proposed planting plan would establish and therefore the application was contrary to the aim of protecting the landscape.

 

RESOLVED: To approve the application contrary to the recommendation subject to the requirements of the landscaping plan and basic conditions

 

The application was referred to a cooling off period