Agenda item

 

Change of use of land and development of new tourist accommodation in the form of a) 2 no. permanent glamping pods and associated car parking; b) 33 no. pitches for touring caravans and associated parking; c) welfare facilities comprising a toilet block, shower block and store; and d) associated access arrangements, footpath connection to Abererch Road, drainage and landscaping 

 

LOCAL MEMBER: Councillor Elin Hywel

 

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:

1.     Time

2.     In accordance with the amended plans.

3.     Restrict the number of touring units to 33 caravans and 2 pods only.

4.     Holiday use only and maintain a register.

5.     Touring unit's holiday season - 1 March to 31 October.

6.     No storing of touring caravans on the site.

7.     Complete the landscaping plan in the first planting season following approval.

8.     Trees and hedges along the site's boundaries must be retained.  

9.     Any hard standings are limited to caravan pitches only.  

10.  Agree on electricity and water utilities pathways.

11.  Present Toadflax-leaved St John's-wort Hypericum linariifolium Management Plan

12.  Complete Biodiversity improvements in accordance with the information submitted

13.  Highways Conditions

14.  Construction work hours

15.  Welsh Name

16.  Bilingual advertisements

17.  Main site access notification information off the A499

18.  Install a fence around the site

 

Notes:

Public Protection Note

Highways Notes

NRW letter note

Welsh Water letter note

SUDS note

Licensing Note

 

Change the use of land and develop a new holiday accommodation in the form of a) 2 permanent glamping pods and associated parking; b) 33 pitches for touring caravans and associated parking; c) welfare facilities including a toilet block, shower block and storage; and d) associated access arrangements, footpath link to Ffordd Abererch, drainage and landscaping.

a)     The Development Control Team Leader highlighted that the site was located on a hillock in the open countryside on the outskirts of Pwllheli Town with residential houses located at the bottom of the hillock; the site was located within an Area of Historical Interest and was on the outskirts of a Wildlife Site and the bottom of the hillock was designated a C2/Zone 2 and 3 flood area. ⁠ ⁠ ⁠

In the context of the principle of the development, and the fact that the proposal included touring and permanent units, it was explained that the relevant policies were TWR 3 and TWR 5 and their criteria focused on visual impact and acceptable access to the site. It was reported that a Landscape and Visual Appraisal had been submitted as part of the application which included standpoints from the site, the nearby area and from a distance. It was reiterated that the Appraisal was of a good standard and it confirmed that the development would not be visible from the majority of the standpoints, and whilst the development would be visible from some high or distant standpoints, only a part of the site would be visible, or it would also be visible in the context of Pwllheli's wider view. It was noted that there was an intention to further landscape the site and, therefore, it was considered that the proposal would not have an unacceptable visual impact.

In the context of transportation and access, it was reported that there was a proposal to improve current access into the site and to use it as a main entrance for the development. It was reiterated that a Transportation Statement had been submitted with the application and, despite acknowledging that Lôn Nant Stigallt was generally narrow with some steep parts, the entrance to the site was near the junction with the A499. It was described that the width of the carriageway at this part was larger than the average for the road, and the Statement confirmed that it was possible to achieve two-way traffic for this part. As a result, with the intention of either providing passing places, or achieving a one-way system across the rest of the road, the Transportation Unit considered that the use of the road was acceptable.

In the context of the layout of both permanent pods proposed, it was noted that the site was not located within the AONB or Special Landscape Area, and in accordance with the Landscape Sensitivity and Capacity Study, the number of units proposed was defined as a very small development, and was therefore not considered as over-provision. In the context of the touring units, it was explained that it was possible to ensure hard standings, for the use of touring units only and holiday use by imposing planning conditions. It was considered that the facility building was suitable and appropriate, and respected the context of the site and its place in the landscape.

Attention was drawn to concerns submitted on the impact on the amenities of nearby residents, but it was considered, based on the distance and concealed nature of the site, the proposal would not have a substantial detrimental impact on any nearby residents. It was noted that consideration had been given to concerns relating to the impact on tree roots, highlighting that some had now been resolved by plans submitted by the Biodiversity Unit which would mean moving one of the touring plots, further information from the applicant, and planning conditions. It was reiterated that archaeological, flooding and linguistic matters had been addressed and the proposal was acceptable in terms of those matters.

It was considered that the proposal was acceptable and the officers recommended to approve the application subject to relevant conditions.

b)    Taking advantage of the right to speak, the applicant noted the following observations:

·       He was the owner of the site. Had retired from the Police and hoped to establish a new enterprise to support his family

·       The location was concealed by natural landscape features

·       He welcomed that some of the members had visited the site and, as a result, they shared his vision

·       He had received pre-application advice and had collaborated with the officers

·       That the application supported the attempt to reduce the demand for Airbnb use so that it was possible to release houses for local people

·       There were no touring sites in the nearby local area

·       He had an intention to manage the land effectively - had contacted NRW to discuss rare plants

·       It would employ local businesses

·       The application submitted complied with local policies

 

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

·       That the application was complex and there were strong feelings locally

·       People near the site had been in contact, expressing concern for the use of a connecting road which was narrow and winding, the use of the road had increased substantially recently, and the mouth of the road was dangerous to touring caravans

·       Concern from residents who lived at the bottom of the cliff regarding safety / movement on the hillock. Experiences of sheep falling; the development would likely carry noise that would cause disturbance

·       That the applicant was a local man who intended to create a development that would maintain his family, local workers and local businesses. Considered the business as a kind business which respected sustainable tourist characteristics and respected the Welsh language

·       The site was beautiful - landscape work had been completed to make the best of the site

 

d)    In response to the traffic comments, the Planning Manager noted that the current traffic on the road was not caused by the applicant's enterprise. She reiterated that there were improvement plans for the road to be implemented in the near future which would include a plan with one-way restrictions or creation of passing places. She noted that it was possible to impose a condition that would ask the applicant when advertising the site to use the entrance from the A499.

In the context of the safety of the hillock, it was noted that it would not be unreasonable to impose a condition to fence the site. It was reiterated that the Biodiversity Unit had suggested this to protect the site.

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

·       The site was concealed

·       Local people who wished to stay locally needed to be supported

·       Should it be approved, assurance was needed that the work would be implemented in accordance with the requirements

 

In response to an observation that work to clear the site had been made before the application was approved, the Planning Manager noted that the applicant was the owner of the site and that he had the right, under farm payment regulations, to implement clearing work without permission. She reiterated that complaints regarding the clearing work had been investigated.

 

f)      It was proposed and seconded to approve the application.

RESOLVED: To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:

1.     Time

2.     In accordance with the amended plans.

3.     Restrict the number of touring units to 33 caravans and 2 pods only.

4.     Holiday use only and maintain a register.

5.     Touring unit's holiday season - 1 March to 31 October.

6.     No storing of touring caravans on the site.

7.     Complete the landscaping plan in the first planting season following approval.

8.     Trees and hedges along the site's boundaries must be retained.  

9.     Any hard standings are limited to caravan pitches only.  

10.  Agree on electricity and water utilities pathways.

11.  Present Toadflax-leaved St John's-wort Hypericum linariifolium Management Plan

12.  Complete Biodiversity improvements in accordance with the information submitted

13.  Highways Conditions 

14.  Construction work hours

15.  Welsh Name

16.  Bilingual advertisements

17.  Main site access notification information off the A499

18.  Install a fence around the site to ensure the safety of users

 

Notes:

Public Protection Note

Highways Notes

NRW letter note

Welsh Water letter note

SUDS note

Licensing Note