Agenda item

Members were asked to consider application number 141442 for change of use of land for siting of caravans (lodges) and proposed recreation pond with 20 fishing pegs, to include site levelling using excavated material, located at Sunnyside Up Farm Shop, Poplar Farm. This was a resubmission of 140707. There were no updates from the Officer and so the Chairman invited the registered speakers to address the Committee.

 

It was heard that the Parish Council had registered to speak but had not provided any details to be able to join the MS Teams meeting. They had also not provided a statement to be read on their behalf. The Chairman subsequently requested that the next register speaker, Ms Kelly Casswell, daughter of the applicant, should address the Committee. Ms Casswell made the following comments.

 

“I’m the applicant’s daughter, Kelly. I would like to thank members for their previous comments, which we have taken on board.

 

1. This application meets planning policies as did the previous one for 50 Holiday Lodges, which the officer recommended approval.

2. The reduction of Lodges has nearly halved and although the application states caravans, the lodges are natural timber which blends into the surroundings. Not white caravans.

3. With regards to the AONB, we have personally walked the Viking Way and the Lodges aren’t visible.

4. The Farmshop is highly sustainable which provides over 25 Lincolnshire products and supplies local businesses with Lincolnshire Meat.

5. Due to Covid-19, the first phase of 15 Holiday Lodges has been delayed. The park will be opening in Spring 2021, with firm bookings already made through cottages.com.

6. We have 16 applicants on the waiting list for cleaning and reception jobs. Rural UK holidays are in high demand and with this site been in a tourist area, this application has so much to offer.

7. I’d like to point out that Laura Burgin from West Lindsey Enforcement has been for a site visit, the renewing of fencing, gateways and signage is all compliant with planning.

8. I stand for the younger generation and Market Rasen. Our site is in a unique location between Willingham and Walesby Woods which already attracts walkers and cyclists all year round. The tourism we will generate will be a massive boost to the Racecourse, Golf Course, the new Leisure Centre and regenerate the high street.  Both myself and my brother are hugely ambitious, ready and waiting to serve the community, together with visitors from further afield on a larger scale.

9. I personally have worked in the tourism sector for 11 years and my other holiday businesses are 98% occupied. This development will be 100% successful.

 

Thank you for your time.”

 

The Chairman invited the next speaker, Ms Lynda Bowen, to address the Committee.

 

“The decision notice for the application which was granted in 2019 for 15 lodges (App Ref: 139788) contained a condition (Condition 6) which stated ‘the maximum number of log cabins on the site shall not exceed 15’.  The reason for this condition was that 15 lodges were considered to be acceptable to maintain and enhance the rural character of the area and the setting of the Lincolnshire Wolds AONB in accordance with the Central Lincolnshire Local Plan.

 

It is therefore clear that by implementing this condition, West Lindsey consider that the site is within the setting of The Lincolnshire Wolds AONB and the reason for limiting the quantum was explicitly used to protect the site from future increase of development. The policy position has not changed since this decision and therefore there is no reason for an increased number to now be considered acceptable especially when the first application has not been fully built out. 

 

This application should not be considered as a ‘second site’, but it is an expansion to the existing permission and the increased number of lodges is greater than  the number WLDC  originally considered to be acceptable.  Policy LP17 of the Central Lincolnshire Local Plan states that ‘in considering the impacts of the proposal, the cumulative impacts as well as the individual impacts will be considered’.  The Officer Report states this re-submission applies for a 46% reduction in lodges from the previously refused application for 50, however irrespective of this, this application proposes a 180% increase from the 15 lodges that were previously only considered to be acceptable. 

 

 In the previous refusal, some Councillors had concerns about the impact on the countryside. As the 15 lodges which have permission have not been fully built yet  the development impact of the existing permission cannot be fully established and it is impossible for the environmental impact to be considered and judged against currently.  This includes planning considerations such as the visual impact of urbanisation in the setting of the Lincolnshire Wolds AONB, light amenity impact and vehicular traffic impact. 

 

As West Lindsey have already considered and accepted that the site is within the setting of the Lincolnshire Wolds AONB and it is considered any further increase in number will have an impact on the setting of the Lincolnshire Wolds and would therefore be contrary to LP2, LP17 and LP26 of the Central Lincolnshire Local Plan. The policy position has not changed and this application should be considered as an expansion to the existing permission and the cumulative impact of granting the decision would be contrary to the Council’s previous reasoning for limiting the quantum.  The cumulative impact would therefore be unacceptable in accordance with LP17 of the Central Lincolnshire Local Plan and would result in a development of an unacceptable size and scale for the rural character of the location.

 

P.170 of the NPPF states that planning decisions should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes and recognise the intrinsic character and beauty of the countryside.  The limitation of a maximum of 15  was implemented to purposefully protect the setting of the Lincolnshire Wolds AONB and the countryside.  It is considered that allowing for a further large scale expansion through this application would be contrary to the Council’s previous intentions of protecting a valued landscape and would therefore be contrary to the provisions of the NPPF.

 

 Policy LP7 (D) of the Central Lincolnshire Local Plan states that development should be designed so that they are ‘appropriate for the character of the local environment in scale and nature’.  It is stressed that previously 15 lodges were only considered acceptable in line with this policy and that the cumulative expansion would not accord with this policy. 

 

Policy 7 also states that development should be located within existing settlements unless ‘such locations are unsuitable for the nature of the proposal and there is an overriding benefit to the local economy and/or community and/or environment for locating away from such built up areas; or it relates to an existing visitor facility which is seeking redevelopment or expansion’.  As the permission for the 15 lodges is not fully operational, the demand, impact and overriding benefit to the local economy, community and environment cannot be tested against. Further, local tourism clearly is struggling, with vacancies increasing, as fewer people are able to holiday due to government lockdowns, fewer people have disposable cash for holidays, and most importantly, the number of vacant beds in catered and self catering accommodation in this area is already high and growing.  There is no possible way that adding to an existing local problem is going to enhance the local economy, and I am amazed at th case officers naïve reliance on an office- based tourism officer who to my knowledge has limited links and liaisons to what is happening in the local economy. The case officer offers only a weak statement from this officer with no demonstrable evidence of growing needs. Why the officer thinks that rural areas are going to recover faster from corona virus is naïve beyond belief

This proposal will add to an existing local problem in the economy and be damaging to local businesses, without adding anything new to the area. People coming to holiday in Lincolnshire ( a decreasing number of people over the last few months, as the catchment area for tourism- predominantly the north east and north west and midlands, are locked down) need more amenities and things to see and do- not more of what already exists- plentiful accommodation much of which lies vacant.

 

Further I consider that this application fails completely to accord with the provisions of LP7, as the application cannot be an appropriately assessed ‘expansion’ of an existing tourism business as the existing business itself is not fully operational.

 

Overall, the cumulative impact of this application alongside the previous permission falls foul of the protection to the setting of the Lincolnshire Wolds AONB that the Council originally secured via limiting the quantum by condition.

 Policy LP17 emphasises the importance to consider the cumulative impact of development and as stated, the cumulative impact of this application would be contrary to the Local Development Plan, national policy and West Lindsey’s own intentions to protect the Wolds AONB.”

 

The Chairman thanked both speakers and invited any further comment from the Officer. She offered the clarification regarding the number of lodges that, if there had been no restriction, there could have been any number of lodges located on the site. There was now a condition to limit the number to 27 on the new site.

 

Committee Members were invited to comment on the application and whilst there was some concern regarding the impact on the AONB, overall comments were supportive of the business venture and the benefit it would have on the local economy. It was felt that the reduction in number of lodges was a positive amendment and that the plans demonstrated a well-laid out development.

 

On being proposed and seconded it was agreed that permission by GRANTED subject to the following conditions.

 

Conditions stating the time by which the development must be commenced:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

2. No development shall take place until a final landscaping scheme including details of the size, species and position or density of all trees/hedges to be planted, details of any removal of hedges, details of the height and materials used for any boundary treatments and the surface material of the parking spaces have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure that appropriate landscaping is introduced and will not adversely impact on the character and appearance of the site to accord with the National Planning Policy Framework and local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036

 

Conditions which apply or are to be observed during the course of the development:

 

3. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the details shown on the approved plans:

Foresters Lodge Elevations and Floor Plan

The Strand Elevations and Floor Plan

DMC 18535/401

DMC 18535/402

DMC 18535/403

DMC 18535/404

DMC 18535/405

 

and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans.

 

4. Prior to the installation of any external lighting, details of the lighting scheme (including a light spill diagram) including luminance shall be submitted to and agreed in writing by the Local Planning Authority. The scheme shall then be implemented in strict accordance with the approved plans and retained as such thereafter.

 

Reason: To maintain and enhance the rural character of the area, the setting of the Lincolnshire Wolds AONB and to protect wildlife and in accordance with policies LP2, LP17 and LP26 of the Central Lincolnshire Local Plan.

 

5. The development hereby approved shall only be carried out in accordance with the recommendations set out in the Extended Phase 1 Survey dated April 2019 by Ecology & Forestry Ltd.

 

Reason: In the interest of nature conservation to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

6. No development shall take place during the bird breeding season (1^st March to 31^st July) in any year until, a detailed survey is undertaken to check for the existence of bird nests.  Any active nests shall be protected until the young fledge.  Completion of bird nest inspection shall be confirmed by a suitably qualified person and a report submitted to and approved in writing by the Local Planning Authority before any demolition works commence.

 

Reason: In the interest of nature to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

7. No erection of the log cabins shall take place until details of the proposed surface water and foul water drainage have been submitted to and approved in writing by the Local Planning Authority. The approved details must be in place before occupation of the log cabins

 

Reason: To ensure satisfactory drainage arrangements are in place in accordance with policy LP 14 of the Central Lincolnshire Local Plan.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

8. The maximum number of log cabins on the site shall not exceed 27.

 

Reason: This was the number considered acceptable to maintain and enhance the rural character of the area and the setting of the Lincolnshire Wolds AONB and in accordance with policies LP2, LP17 and LP26 of the Central Lincolnshire Local Plan.

 

9. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building(s) or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

 

Reason: To ensure that an approved landscaping scheme is implemented in a speedy and diligent way and that initial plant losses are overcome, in the interests of the visual amenities of the locality and in accordance with policies LP17 and LP26 of the Central Lincolnshire Local Plan.

 

10. The accommodation hereby permitted shall only be used for holiday accommodation and shall not be used to provide any unit of permanent residential accommodation.

 

Reason: To accord with current planning policies under which continuously occupied dwellings would not normally be permitted on the site to accord with the National Planning Policy Framework and local policy LP26 of the Central Lincolnshire Local Plan 2012-2036.