Agenda item

Change of use of land for the creation of a holiday touring caravan and motor home site (25 units) and tents (10 units) demolition of existing w/c and showering facilities and a new modular amenity block and associated developments

 

LOCAL MEMBER: Councillor Llio Elenid Owen

 

Link to relevant background documents

 

DECISION: To approve with conditions

1.         Time

2.         In accordance with the amended plans.

3.         Limit the number of touring units to 25 caravans and 10 tents only.

4.         Holiday use only and keep a register.

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

6.         No storing of touring caravans on the site.

7.         Trunk Road Conditions

8.         Natural Resources lighting condition

9.         Biodiversity Conditions

10.       Construction work hours

11.       Welsh name

12.       Welsh language Signs

13.       Hard-standing condition

14.       Footpaths Condition

 

Notes:

NRW letter note

SUDS note

Licensing Note

 

Application for the change of use of land for the creation of a holiday touring site for caravans, motor homes (25 units) and tents (10 units), demolition of existing amenity building and erection of a new amenity building and associated developments; widening and improving the access to the A487 Trunk Road, including the installation of formal warning signs, which will facilitate the safe and efficient flow of traffic between the site and the A487.

 

Attention was drawn to the Late Observations Form.

 

a)           The Planning Officer highlighted that the site was  a countryside site with the entrance located directly from the A487 Trunk Road. Currently, it was explained that the existing single-track entrance served the farm and the existing certified site, which allowed for five caravans and ten tents throughout the year; the site was located in a Wildlife Site and within a Surface Water Flood zone and Small Watercourses 2 and 3.

 

As the proposal involved a development for a touring caravan site, it was explained that it must be considered under policy TWR 5 of the LDP, which sets out a series of criteria for approving such developments.

 

The proposed development would be located on a level field surrounded by mature trees along its boundaries and therefore hidden from public locations; included retaining the existing hedge within the site and reinforcing the screening by proposing the planting of a new native hedge around the site to separate the caravan pitch from the wider field. It was noted that the existing facilities building, which included toilets and showers, would be demolished and replaced with a higher quality mobile modular facilities building. It was added that the proposal was designed to meet licensing requirements in terms of space and facilities and therefore it was accepted that the development was standard and therefore compliant with Policy TWR 5 as it met the relevant criteria.

 

It was reported that the development was of high-quality in terms of design, layout and appearance, located in a non-invasive site which was effectively screened by the existing landscape features. It did not lead to an excess of hard surfaces, and the site was in an accessible location from the point of view of the main road network, where suitable access could be provided without significantly impairing the landscape's character. In addition, planning conditions could ensure that the site was used for holiday purposes only, for touring caravan use only, and that any units were removed from the site during periods when they are not in use.

 

It was added that the site relied on direct access off the A487 Trunk Road and as part of the application, improvements to the junction were proposed to enable two vehicles to pass safely when joining or exiting the trunk road, together with the installation of appropriate warning signs. The Welsh Government's Trunk Road Unit had originally noted an objection due to a lack of information and concerns about the safety of the access, in particular that the junction was narrowing to approximately 3-4m within 7m of the trunk road. However, during the application period, additional information and plans, including a Transport Technical Note, were submitted to respond to those concerns. As a result, there was no further objection from the Unit, provided that any consent was subject to certain conditions as set out in their response. On this basis, together with the proposed improvements and the possibility of imposing planning conditions to ensure road safety, the proposal was considered acceptable in terms of policies TRA 2 and TRA 4 of the LDP.

 

In the context of biodiversity matters, it was noted that the location of the proposed caravan site was within the Llain Ffynnon Wildlife Site, and approximately 25m from the Glynllifon Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), which has been designated due to its population of bats. As the Competent Authority under the Conservation of Habitats and Species Regulations 2017, the Council, before deciding to give consent for a project which is likely to have a significant impact on the SAC, either alone or in combination with other plans or projects, must consider any likely significant impacts on Special Areas of Conservation and Special Protection Areas. It was noted that this proposal sought to mitigate the impact on bats by planting a hedge to create a barrier to light spills, as well as creating a feeding habitat and providing a species-rich grassland.

 

It was added that Natural Resources Wales were now satisfied that the lighting could be controlled by a planning condition to ensure that it would not affect bat flight paths. In accordance with the information submitted, together with conditions to ensure their completion, it was not considered that the proposal would have an additional or adverse effect on the Glynllifon Lesser Horseshoe Bat population and would result in a neutral position for the Glynllifon Special Area of Conservation.

 

As a result of the development, an area of grassland currently used for horse grazing would be lost. While mitigation measures had been proposed, further comments were received from the Biodiversity Officer stating that additional improvements were needed to mitigate the impact of the development, and further conditions were proposed. Subject to those conditions, there was no objection to the application. Subject to imposing appropriate conditions, it was considered that the development complied with Policies PS19, AMG 5 and AMG 6 of the LDP, together with the 2017 Regulations and Chapter 6 of Planning Policy Wales, by protecting designated sites and ensuring biodiversity improvements.

 

It was reported that visual, general and residential amenities, drainage and flooding, linguistic and sustainability matters were considered acceptable. The officers recommended to approve the application with conditions.

 

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

·        Thanked the planning officer for the work undertaken in assessing the application.

·        She and her family had a strong connection with the community and the local area.

·        When they started the camping business in Grafog, the intention was to develop a high-quality site for visitors to stay and enjoy the area - they had worked hard to develop it.

·        Strongly hoped that the plan would continue to boost the local economy.

·        Asked committee to approve the application.

 

c)           The Chair highlighted that the Local Member had apologised for not being able to attend the meeting, and that she had no comments on the application.

 

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

 

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

·        Holiday season from 1/3 – 31/10 – was there a need to revise the timetable to boost the local economy?

 

In response to a question as to the point of imposing a condition on the storage of touring caravans if enforcement officers were not available to check the action, it was noted that it was an enforcement matter, but if Members were aware of specific sites that were in breach of these rules, a request could be made for that site to be inspected. It was added that planning permission must be obtained for the storage of caravans, and that the storage of caravans was not part of this application. The applicant had no objection to the conditions proposed – they were standard conditions for touring caravan sites.

 

RESOLVED: To approve with conditions

1.            Time

2.            In accordance with the amended plans.

3.            Limit the number of touring units to 25 caravans and 10 tents only.

4.            Holiday use only and keep a register.

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

6.            No storing of touring caravans on the site.

7.            Trunk Road conditions

8.            Natural Resources lighting condition

9.            Biodiversity conditions

10.          Construction work hours

11.          Welsh name

12.          Welsh language signs

13.          Hard-standing condition

14.          Footpaths condition

 

Notes:

NRW letter note

SUDS note

Licensing note