Agenda item

Minutes:

The Chairman introduced planning application number 142225 for change of use of land from agricultural to siting of up to 12no. touring caravan pitches (4no. hardstanding and 8no. grass pitches), 2no. bell tents, 2no. glamping pods, creation of a permanent natural pond, associated access and parking and retention of building for welfare facilities. Members heard from the Development Management Officer that, as the application was still within the publicity period for the re-consultation following the submission of amended information, some additional comments had been received since publication of the committee report pack.

 

The West Lindsey District Council Environmental Protection Team had recommended that a further condition be added to the decision, wording as follows:

Prior to the commencement of the use hereby permitted the noise management plan, which details all potential noise impacts from the site and how these will be mitigated and managed shall be submitted to and approved in writing by the local planning authority. Any future mitigation and management, shall be undertaken in accordance with the approved details, and that is in the interest of amenity in relation to the noise impacts of the proposal.

 

The Trees and Landscapes Officer from West Lindsey had stated, It is unclear why Scots Pine was removed from the landscaping plan, and replaced with blue spruce, but had offered no further comments on the scheme. Lincolnshire County Council had reiterated their original response and stated the following: The consultation response from Lincolnshire County Council remains as no objection.

 

An additional 12 objections had been received following the submission of amended information from neighbours .The comments were summarised as follows:

 

The amended proposal did seem to attempt to try and mitigate some of the concerns by residents. However, there were still concerns raised regarding the impact on neighbouring properties, noise, highway safety and flood risk.

 

There were comments raised regarding the discrepancies in the amended information, with particular regard to the public footpath, consultation with neighbours, and the flood risk assessment. Comments had been raised regarding the existing use of the site, which had never been granted planning permission for a caravan site, together with the welfare facilities, which were built without permission too.

 

This application had caused great upset for High Street residents, concerns regarding the root system of proposed hedging on boundaries had been raised.

 

After reviewing the amended plans, we can't see any significant difference to the original documents, therefore our original comments still apply. Additional conditions are suggested in relation to the relocation of welfare facilities, the entry and exit point of the footway leading through the site, and an amended landscaping plan is suggested.

 

The Chairman noted there were three registered speakers for the application and welcomed the first speaker, Caroline Leak, to address the Committee. She made the following statement.

 

“The main thing we would like to put across is that we really do believe in what we're trying to create and achieve, which is a place of peace and tranquillity for people to escape to our little side has been running for 22 months, although we were closed due to COVID for eight months of this, we have all five star reviews commenting on the peace and tranquillity cleanliness, excellent customer service and beautiful views.

 

If we do anything to alter our ethos and current way of running our business we will lose all of our customers. In order to maintain our excellent reputation, we need to keep our business as small and high quality is we can was making the business financially viable.

 

Initially we will develop the glamping side with two bell tents into camping pods. Each of these are four berth, although we anticipate mainly couples using the bell tents. For the time being, we will continue to run the caravan site as a five pitch certificated location through the Caravan Club, but by applying for 12 pitches, we will be able to expand the caravan site gradually to the minimum level that will make it financially viable. Twelve pitches is the absolute maximum we would ever expand to and only the four hard standing pitches would be used from November to the beginning of April.

 

By keeping our business small but high quality, we will be attracting people who want the peace and quiet that we can provide. They're not going to be people who are loud or rowdy, or who will be out late being disruptive. Currently, 91% of our customers have been couples, 6% brought one child and 3% brought two.

 

If we alter our site and allow it to become busy, noisy and unkempt we will lose all the customers we currently have, many of which returned time and time again. There is no way we would ever replace that customer base with younger families as our site and area simply doesn't meet their needs. We have something that works and reaches a certain target market, and we have no intention of changing that.

 

We do recognise that there is a high level of objection, particularly on our side of the High Street and we are listening to and addressing people's concerns. However, up to the point of our planning application being submitted, nobody had any complaint about our site. There have been no complaints to highways, environmental protection, the parish council, the local council or ourselves, many people haven't even known that our site exists as it causes so little disruption, and because it's so quiet and peaceful.

 

We feel that many concerns are based on misunderstanding and misinformation that has been spread about our site, and the effect some believe it will have on the village. Whilst there a strong objection to our site from some, we hope the fact that there has been no objection from over 200 households in our village, means that they have no objection and they trust that we will not be doing anything to disrupt the village way of life, as a letter that those objecting send to every household of them it would.

 

By locating the 12 caravan pitches directly behind our own house and garden, they have the least visual impact on our neighbours possible. Three of the four adjoining properties to the West have very long gardens with established trees or fencing, which provides them with some privacy. One is separated by established structures, and our garden, all of the properties to the East have either a public footpath or field separating them, and most of them have substantial hedging or fencing already in place, the planting detailed in the landscape plan shows the addition of further screening to any of the properties that may be affected.

 

Based on data from visitors over the past 22 months, we've run an occupancy level of around 80%. On average two visitors arrive or leave each day, even if we did expand to use all 12 pitches this would mean this number increasing to an average of five visitors arriving or leaving each day. We recognise there is a concern about traffic along the High Street but this is not a big increase. Visitors are asked to leave by 11am and arrive after 1pm and most people stick closely to these times in order to make the most of their stay. These are quiet times of day when there is very little parking or moving traffic on the street, there is the odd time someone arrives when it's more busy than this but it is by no means a norm.

 

To mitigate the concerns of our neighbours we have widen the entrance to the caravan sites there is now 5.8 metres wide, to provide greater swing into the drive, and even the longest outfits are able to fit completely on the drive without any overhang before having to stop at the gate. Visitors to the glamping site with arriving cars and will be provided with off street parking. We have altered the surface of the parking area for these cars to grass to minimise noise and improve the area visually. To improve amenity and privacy for 21 High Street, our amended plan showed we will erect a wooden shelter over the brick structure that screens the water and waste areas as well as having the beech hedging to soften the look.

 

We really do believe our site is a great addition to the area that supports the local economy, in the immediate locality, as well as a wider area.”

 

The Chairman thanked the speaker and, whilst the desk was being sanitised, Councillor R. Waller declared a non-pecuniary interest in that he was a member of the Caravan and Motorhome Club and it was possible he may use the site in future, although he had not done so to date and had no immediate plans of doing so.

 

The Chairman welcomed the second speaker to the Chamber and Ms Amanda O’Dell made the following statement.

 

“On behalf the residents who objected, I would like to say the following. We disagree that the application is supported by LP7, because it does not benefit the local community, as demonstrated by the objections already made by the majority of local residents.

 

It does not represent the intrinsic natural and built environmental qualities of Willingham by Stow. It is not appropriate for the character of the local environment in scale and nature. Under policy LP 26, we dispute the development respects the landscape, character and identity of Willingham by Stow. We believe that the application does not relate well to our residential village surroundings, and we feel therefore that it cannot be attached full weighting as per planning documents.

 

Under LP7 we strongly believe the proposal does not contribute to the character of Willingham’s historical heritage of mediaeval field patterns, hedges, borders, ridges and furrow remains. We feel it cannot be attached full weight as a planning document.

 

Although the officers report acknowledges that the area to the east of Hop Gardens is located in a flood zone, the report fails to point out, adjacent properties fall into high risk category of flooding from surface water, as confirmed on the environmental agencies government website.

 

The report points out that the site is on a slope west to east, and the flood risk assessment report has already confirmed that any localised flooding will naturally discharge off the site into an easterly direction. A high water table means that even permeable surfaces, just as such as soakaways will be ineffective.

 

The proposed pond has already been dug out, and has a drainage pipe flowing into it from further up the field. This pond is taking more than surface water.

 

The National Planning Policy Framework states that development should be directed away from areas of high risk of flooding and ensure that flood risk is not increased elsewhere. We strongly dispute that is consistent with policy LP 14 and the drainage guidance of the National Planning Policy Framework, and should not be attached for weight as planning.

 

Since this application walkers on public footpath 59 which traverses this field have been stopped, abused, and reported to the place, the footpath gate has been found to be blocked by the applicant at the east end when grazing animals. Residents have suffered abuse by applicants and patrons and have been accused of being abusive. One resident often has trespass on his property

Environmental concerns - the glamping pods are going to be used all year round. The pods and tents, according to the plans are situated to the eastern boundary, the opposite side of the site to the two toilets. They can sleep up to 16 people who would share these facilities along with the caravanners, and we would like to note no external lighting has been applied for. The waste disposal point is situated within visual and auditory range of a neighbouring property, who, on a daily basis, witnesses raw sewage being deposited into the sewer from their bedroom, and their garden.

 

It is noted in the officer report that the waste disposal point will be enclosed within six months, we do not find this an acceptable timeframe. Please note that metal bins have also been placed there. This adds to noise intrusion.

 

We note that highways have made no objections. However, in the last week, it is known, a near miss has occurred, and this has been reported to highways. Increasing traffic in this village is not only from the caravans arriving departing, but also from the daily trips out that the holidaymakers do

 

The applicants have insisted in their comments on the WLDC portal they only want a small site of five caravans and yet, you have the application in front of you today.

 

We strongly reject the statement that this is an open, honest and transparent application. There has been a clear difference between the public and private face of the applicants. We contest the applicant’s assertion to public consultation. There has been no village consultation regarding this application.

 

The planning application sits in the very heart of our village. Our community, as we know it rests on the decision you made. We understand that West Lindsey development plan is under review. Please do not encourage camping sites in the centre of villages, and in the meantime, please don't do this to us.”

 

The Chairman thanked Ms O’Dell and, after the sanitising of the desk, welcomed the final speaker, Ward Member Councillor Tracey Coulson. She made the following statement.

 

“Thank you Chair, Committee Members and Officers for this opportunity to talk to you tonight regarding the application before you.

 

As you are aware, the applicants Mr and Mrs Lee currently have permission to operate a small caravan and motorhome club touring site of up to five caravans in the village of Willingham by Stow. The application before committee this evening is intended to expand this small business venture, as detailed in the officer report for up to a maximum of 12 touring caravans, two glamping pods and two bell tents. The application sits well within our current local plan and meets many other planning objectives and I note the included and recently tonight updated conditions.

 

Having visited the site a number of times I found the setting tranquil peaceful and charming, visitors enjoy a quiet rural setting the applicants encourage and take bookings for meals at local establishments such as the Half Moon Inn, the Tillbridge Tastery and the Cross Keys for example, as well as offering some of their own homegrown hospitality such as afternoon teas and baked breads. The applicants enjoy sharing information of other local attractions. Sadly this application has not been welcomed by a number of the village residents and is created a serious and sad divide. The objectors to this application have been very vocal and persistent with their concerns, and I've observed genuine stress, worry and anxiety from them over their beliefs around the change to their lives and village the granting of this application would realise for them. A few of the objectors have the gardens backing directly onto the cabin site location. When I first visited the site in the early months of this year I noted how the cabins and toilet waste facility do sit at the end of some of the gardens. The objector concerns unfortunately have spilled over into some behaviour by a few that has resulted in the police being called on more than one occasion. The village is known to have traffic issues along the main road, blessed with an operational village pub and village hall, the fact that these much loved and used facilities are directly opposite to each other and on the doorstep of the entrance to the applicant site is of concern to the objecting parties.

 

I have been told that residents living directly opposite the entrance to the applicant site have experienced caravanners arriving and opening their gate to better achievement over mobility. I know, however, that the applicants have already done work to increase the entrance, which has been assessed by the caravan and motorhome club as suitable

 

Objectors to this application are deeply concerned that the addition of more caravans, glamping and bell tents will in their view inevitably lead to increased traffic bottlenecking at arrival times.

 

Genuinely overcome by the force and extent of the objections the applicants have seen and experienced and being very keen to remain in harmony with the village, they submitted amendments to the original application in an attempt to mitigate some concerns. Included in these amendments were increased screening between the site and resident gardens and screening for the toilet disposal facility. Further to this, I noted on my last visit that the natural increased seasonal flora, fauna tree foliage has added seasonal screening to this. The toilet disposal facility has been used more often than would normally be required as COVID restrictions have meant that the applicants have been unable to open their toilet block. It is expected that visitors going forward will prefer to use the onsite toilet facilities. It has recently been pointed out to the applicant that the banging noise of the waste disposal lid closing after toilet contents have been emptied soundwaves down the neighbour’s gardens. Now aware of this, the applicants are fitting rubber stoppers to eliminate this.

 

I note an enforcement officer has visited the site, recently, and I understand no irregularities were found in what already exists. The applicants present to me as very willing to work with residents to put in place what they can to help ease the impact of their business on them. However I observe that such deep distrust now exists in the hearts and minds of the objectors, making it hard for them to have faith in the applicants assurances, particularly around the fact that the site will remain one of promoting peace and tranquillity. They fear further expansion and have concerns around impact of the existing flooding issues further down the road, while the ground onsite becoming compacted and less porous.

 

Regardless of the decision by committee tonight I asked that we look at the reasons why this application was so unpopular with so many people in the village and asked whether amendments to our local plan should be considered where possible to move developments like this away from residence homes. I thank Committee Members and Officers for listening to all sides of the issues around this quite contentious application. Thank you.”

 

The Chairman thanked Councillor Coulson and the Officer clarified that in his recommendation, LP7 and LP26 had been attached full weight, based on their consistency with national policies. The Chairman then invited comments from Members of the Committee.

 

Members gave careful consideration to the objections raised by residents although it was noted that the application was in compliance with planning policies, and no objections had been raised by the Local Flood Authority, Highways or the Conservation Officer. In addition, there was positive support from the Growth Team and Visitor Economy Officer. It was acknowledged that it was a finely balanced application.

 

There was considerable discussion regarding the mitigations the applicants had already put in place to address concerns regarding traffic movement, bottlenecking on the main road and the use of the waste disposal units. There were comments from Members regarding the risk of noise complaints and the potential for unpleasant smells such as fires and barbecues, however it was noted that in order to maintain the certification of the Caravan and Motorhomes Club, the site had to adhere to strict regulations around such matters. Additionally, it was highlighted that it would be an enforcement issue to address should there be such issues in the future.

 

Members questioned the size and capacity of the proposed cabins and bell tents, on displaying photos of the proposed structures, it was felt that capacity could not be the 16 people as quoted by the objections.

 

With no further comments, the Chairman noted the recommendation was to defer the decision back to Officers to determine the application following the expiry of the publicity period on 18 June 2021. Should any new material considerations arise within the intervening period, then the application may be referred back to the Committee for further consideration.The Officer recommendation was to grant permission subject to conditions.

 

Having been proposed and seconded, it was taken to the vote and agreed that, subject to the delegation to Officers as detailed above, permission be 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. Prior to the commencement of the use hereby permitted a Noise Management Plan which details all potential noise impacts from the site and how these will be mitigated and managed shall be submitted to and approved in writing by the Local Planning Authority. Any future mitigation and management shall be undertaken in accordance with the approved details.

 

Reason: In the interests of the amenity of the occupiers of the neighbouring dwelling(s) and to accord with policy LP26 of the Central Lincolnshire Local Plan and provisions of the National Planning Policy Framework.

 

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

 

3. Development shall proceed in accordance with the following approved drawings and shall be for a maximum of 12 touring caravans:

·         PL-001

·         PL-003

·         PL-004 Rev A

·         PL-005 Rev E

·         Specification of Glamping Pod

·         Specification of Bell Tent

 

The works shall be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: For the sake of clarity and in the interests of proper planning and in accordance with the terms of the application.

 

4. No external lighting shall be installed within the application site unless details have first been submitted to and approved in writing by the Local Planning Authority. Lighting shall be installed in accordance with the approved details.

 

Reason: To prevent harm to residential amenity and the character and appearance of the area in accordance with Policies LP17 and LP26 of the Central Lincolnshire Local Plan.

 

5. All planting, seeding or turfing comprised in the approved details of landscaping as shown on drawing PL-005 Rev E 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 occupiers of adjacent buildings and in accordance with Central Lincolnshire Local Plan Policy LP17 and Policy LP26.

 

6. The proposed pond hereby approved shall not be lined with any impermeable membrane or other such impermeable material.

 

Reason: To accord with the recommendation of the submitted Flood Risk Assessment and to accord with the National Planning Policy Framework and policy LP14 of the Central Lincolnshire Local Plan.

 

7. Prior to the siting or erection of the Glamping Pods or Bell Tents the proposed parking area and footway within the site serving these facilities shall be completed in accordance with the details shown on drawing PL-005 Rev E.

 

Reason: In the interests of safety of the users of the public highway and the safety of the users of the site to accord with the National Planning Policy Framework and policies LP13 and LP26 of the Central Lincolnshire Local Plan.

 

8. Within 6 months of the date of this permission the Waste Disposal Enclosure shall be completed in accordance with the details shown on drawing PL-004 Rev A.

 

Reason: In the interests of residential amenity to accord with the National Planning Policy Framework and policy LP26 of the Central Lincolnshire Local Plan.

 

9. No trees or hedges shall be removed from the site without the prior written agreement of the Local Planning Authority. 

 

Reason: In the interests of amenity and protection of habitats, in accordance with the provisions of the National Planning Policy Framework and policy LP21 and LP26 of the Central Lincolnshire Local Plan.

 

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

 

10. The development hereby permitted shall be used for holiday accommodation only and shall not be used as a persons sole or main residence.

 

Reason: To ensure the development is not occupied as permanent residential accommodation as this would be contrary to Policies LP2, LP4, LP7 and LP26 of the Central Lincolnshire Local Plan.

 

11. No caravan shall be sited or stored on site between 31st October in any one year and 1st April in the succeeding year unless they are sited within the hardstanding pitches as shown on drawing PL-005 Rev E. 

 

Reason: To accord with current planning policies and in the interest of visual amenity in accordance with policy LP17 and LP26 of the Central Lincolnshire Local Plan.

 

12. No bell tents shall be sited or stored on site between 31st October in any one year and 1st April in the succeeding year.

 

Reason: To accord with current planning policies and in the interest of visual amenity in accordance with policy LP17 and LP26 of the Central Lincolnshire Local Plan.

 

 

Supporting documents: