Agenda item

The Chairman introduced the next item of the meeting, application number 144201, for change of use to caravan site with associated infrastructure and landscaping, including formation of new access, at Land to the rear of Belmont, Legsby Road, Market Rasen, LN8 3DZ.

 

The Development Management Team Manager confirmed that there was an update to the report, which was a reversal of a recommendation from the Environment Agency. The sewage issue was possibly conditional, and the Officer confirmed that should the Committee have been minded to grant the application, condition 7 should be amended. The Officer then gave a short presentation on the application.

 

The Chairman then noted that the large number of registered speakers for this item. The Chairman then invited the first registered speaker, the Town Council Representative, Councillor Taylor of Market Rasen Town Council, to address the Committee. The Representative made the following statement.

 

The Representative hoped that the Members had read the statement submitted by Market Rasen Town Council, and the report, which highlighted key considerations which included precedence, ecology, environment, roads, landscaping, views and sustainable development. The speaker asserted that this was contrary to six local plan regulations, and declared that it was contrary to LP55, paragraph c. The Representative stated that this provision read that mobile homes should be treated the same as permanent homes.

 

The speaker commented, as regular user of nearby woods, that the application would disrupt the wildlife and affected LP7. The Representative stated that the new 79 caravans would affect the biodiversity of the area, and a massive extension of the area, not within existing settlements. Regarding the biodiversity, the speaker explained that it was unlikely to be sheltered. The

 

The Chairman thanked the Representative for his statement.

 

Note:               The Chairman made the declaration that the previous speaker was a former Member of West Lindsey District Council, and was known to several Members of the Committee.

 

The Chairman noted that, in an agreed upon decision as one-off due to the volume and length of the statements, there were five registered speakers in the applicant/agent/supporters’ category. The Chairman then invited the first, the agent for the application, Nayan Ghandi, to address the Committee. The agent made the following statement.

 

The agent stated that the applicant supported the Officer’s recommendation, and could see the conditions for the applications. Members heard that the applicant and agent had worked with the Officer to reach a suitable recommendation. The agent explained that the application site was adjacent to the Market Rasen Race Course, and offered an alternative experience for those visiting the area. It was explained that the site would operate all year round, and intended to draw visitors from around the country, which included in the low season.

The agent then asserted that the application was supported by local business owners, and drew on that the site would lead to an increase of 1.5 million pounds in spending, which secured jobs and the area. The agent stated that this responded to the Visitor Economy Strategy recently discussed at another Committee, and the need for economic development. The agent stated that LP7 of the Central Lincolnshire Local Plan had been met, and that the application complied with the planning policy framework.

 

The agent stated that the application would create a visitor hub and clarified that the site was for holiday use only, and agreed with the proposed condition restricting the site to holiday use. Speaking on this, the agent stated that

 

The agent then asserted that there would be biodiversity net gain, and would create venue space for the area. The agent then concluded his statement to state that there were multiple statements of support, and reasserted that the application was policy compliant, had the NPPF compliance, and significant benefits for the town.

 

The Chairman thanked the agent for his statement, and then invited the Democratic and Civic Officer to read the four registered statements out altogether. The first was from Valerie Kirman. This was read aloud by the Democratic and Civic Officer.

 

“Market Rasen, like many other places now, is losing trade, small businesses etc. But unlike many other places it is uniquely placed to become a centre for tourism and leisure. Situated at the foot of the beautiful Lincolnshire Wolds, there is access for walking and cycling.  Willingham Forest, Walesby Woods, the conservation area are within easy reach. There is a lovely walk over to Tealby. The Golf Club and The Racecourse would benefit from this proposal, making it a true recreational and leisure area.”

 

“It would bring in much needed income and generate new jobs in the town and the environs. Travel to other places of interest e.g. Lincoln, Horncastle and Louth and the East Coast resorts would be very enjoyable days out from Market Rasen hub. For a place not to descend into apathy, it needs to move forward, be dynamic from which the town and it's people will benefit. Thank you.”

 

The second statement was from Carol King. This was read aloud by the Democratic and Civic Officer.

 

“I would like to say that I think it would be an asset to Market Rasen and other business, for the planning application to be approved.”

 

The third statement was from Bettie Sweet. This was read aloud by the Democratic and Civic Officer.

 

“Ideal plot, location set between golf course and race course. Perfect site for leisure/tourism. Would significantly increase footfall to shops and businesses in town. In last six months the town has seen many closures of shops as not enough people using facilities. Potential increase of people to use expensive new leisure centre which is currently not being used to full capacity. Support Market Rasen and surrounding areas. E.g. Wolds, Louth, Lincoln, Gainsborough, Grimsby and coastal areas. Support Lincolnshire Heritage and History. Support nature, significant planting etc. included in the plan. Lots of public ways, bridle ways for off road activities. On national cycle route and vast network of cycle trials both on and off road. Significant potential financial benefit for the town and surrounding areas. More people to keep local transport viable and sustain a regular service to the town if used more.”

 

The fourth and final statement was from Allan and Pauline Tench. This was read aloud by the Democratic and Civic Officer.

 

“As residents of Legsby Road we wish to state that we have no objection in principle to the scheme. It seems a very good idea for the town.”

 

The Chairman then stated that there were three registered objectors to the application. The first was a statement from Mrs Sheila Brookes. This was read out by the Democratic and Civic Officer. The following statement was read out.

 

“Dear Committee, I oppose this suggestion on several grounds. This is a very quiet agricultural area of rural Lincolnshire. The approach lane has an “upside” & a “down side”, yet some of the caravans will sleep up to eleven people, that will be three cars per van.  A lot of traffic on a country lane that accommodates only one car in each direction.”

 

“Also the meadow is a wildlife habitat, the owner is aware of this as she has frequently posted photos that she has taken to friends & associates.  These have included Barn Owls, Brown Owls, Buzzards, & Kites, including nesting pairs. She has also sent pictures of hares, hedgehogs, stoats & weasels, and numerous toads & frogs. All would be lost.”

 

“There is no plan for entertainment or sports facilities on site, this means that people will be driving out on a daily basis.  Some may go into Market Rasen, taking the short route through the small estate of bungalows to reach Tesco’s.   The estate is not built for this type of traffic.”

 

“When the caravan occupants choose to drive away from the direction of Market Rasen on the narrow country lane, after less than a 1/2 mile they will be on the Lindsey Trail for the next third of a mile. The Lindsey Trail is the longest round route in the country for the ridden & driven horse, mostly off road.  It was opened in 2012 by Sir Edward Leigh, & received an Access Award from the British Horse Society. Please do not allow this quiet rural area with all round woodland to become a camp site and rat run.”

 

The Chairman thanked the Democratic and Civic Officer for reading out the statement. He then invited the next registered objector, Carol Turner, to address the Committee. The speaker made the following statement.

 

“I believe most areas regarding why the above mentioned application should be refused have already been covered by the email sent to West Lindsey Council by the Market Rasen Town Council dated 11th March 2022.  I myself agree with all their objections regarding Precedent, Ecology, Environment, Biodiversity, Traffic-Roads, Landscape and views and Sustainable Development.  Basically, the proposal is for 80 static caravans which in itself is excessive for the site.  165 car parking spaces??  The application does not say if the homes are to be occupied for twelve months of the year, or if they may become permanent homes?” 

 

“The populations of the nearest villages to the site are Legsby approximately 200 people and Linwood less than 200 people.  Therefore, in essence a completely new village is being proposed for this Legsby Road site.  If each static caravan houses only six people which I understand some are able to accommodate eight or more, there would be a population of over 450 people a sum greater than that of the two nearest villages combined.  In ten years’ time who will take responsibility for a site that could become a derelict eyesore to this beautiful area of Market Rasen countryside?”

 

The Chairman then invited the third registered objector, Lyndsey Horstwood, to address the Committee. The following statement was made.

 

The speaker stated that following the objections made by Market Rasen Town Council, the proposed application was right next door to residential properties, with some being in residence for 90 years. The objector referred to possible noise pollution caused by the site. The speaker progressed to state about possible flooding for residential properties, and on the roads being exacerbated, with an assertion that the buffer zone was not sufficient.

The objector progressed to state that the proposed new access was too close to nearby other properties’ entrances, and that it was on a country road. The speaker then explained that on race days on the adjacent racecourse, the traffic flows the opposite way, going to Legsby, and this would lead to significantly larger amounts of traffic. The speaker stated that the nearby Legsby had single vehicle access roads and was not suited for the application. The speaker then stated that in a previous refused application, traffic access, the countryside area, character harm and vehicle access to local amenities were given as reasons for refusal. The speaker said that this would be worse as that refused application was for 50 properties.

 

The speaker stated that housing development was preferable to the application’s static caravans, and that the year-round usage of the site was longer than in other caravan sites. The objector concluded there was considerable opposition by the local Lindsey Trial Touring Park to the applications, referenced that there were many developments ongoing in Market Rasen, and that it was already a massive site in the previous refused application.

 

The Chairman then stated that the final registered speaker was a Local Ward Member, Councillor Stephen Bunney. The following statement was read aloud by the Democratic and Civic Officer.

 

“Apologies for not appearing in person but I have a longstanding prior engagement. I address tonight’s planning committee in my capacity as one of the local district councillors for the Market Rasen Ward and as Chair, Mayor, of Market Rasen Town Council.”

 

“It is generally agreed that there is a need for economic development in Market Rasen to improve both the infrastructure and facilities for residents and visitors.   ‘Visitor Economy’ and ‘Active Leisure’ have been identified as leading drivers to bring this development about.   There is also common agreement that the beauty of the natural environment and wildlife, particularly in the area surrounding the built-up area of the town, is a major asset for the community.   The challenge faced by planners is to balance the two, so that the any development does not adversely impact the natural environment and community.”

 

“The proposed plan for 79 mobile homes on Legsby Road represents a major build for the site and will inevitably alter the view and ecology of the area.  Conditions set as part of proposed planning approval may well mitigate some of the negative effects and indeed, could enhance nature in the area.   However, it needs to be recognized that there is a high chance that not all these conditions will be completed to the standard required by the local community and planners.  Conditions imposed inevitable take the form, that plans need to be submitted and approved by officers before the development stage takes place.  As they will not be directly consulted, the danger is that the views and knowledge of the locals – who know the area best – will not be fully considered, resulting in the mitigation measures being below par.”

 

“The current economic climate means that everyone is looking to keep costs as low as possible.  In such circumstances mitigation measures are at risk of being rushed and trimmed back – which means that there is a likelihood that they will not be as effective as desired. I appreciate that enforcement procedures exist to protect against this but, with all due respect, enforcement is not an easy process and isn’t always 100% applied.”

 

“If the planning proposals were for permanent homes the planning officer explains in his report that the scheme would not be granted permission.  The officer also writes in the report that in the planning process caravans are to be treated in the same light as permanent homes.  It would therefore seem to me that the same reasons for decisions should apply and so planning approval for the mobile homes should not be granted. In reading the detailed application forms I got the impression that if the expected demand for tourist units did not hold there was a possibility that the units could be sold/leased as long-term residencies.  This would build permanency into the scheme, which as explained in the previous paragraph would be against officer advice.”

 

“The plans for the project as submitted imply that the site will be operating for 12 months a year.  Whereas other sites in the vicinity have limits of 7 and 8 months accordingly.  I believe that for consistency reasons the timings on the proposed project should be similar. This could have a negative influence on the projects business plan.  Placing pressure on the owners to convert the units to undesirable permanent residencies.”

 

“The Central Lincolnshire Plan [CLP] requires planners to favour sustainable development [CP1] and to promote a sustainable visitor economy [CP7].  On the surface the project, as proposed, satisfies both criteria.  The key word is SUSTAINABILITY [defined by Collins Dictionary as ‘to keep from failing or sinking -  to keep alive - to endure’].  We need to ask the questions are the site, Legsby Road and Market Rasen able to support a project of 79 mobile home units both now and into the future?”

 

“Recent proposals for Mobile Homes on the B1203 Tealby Road would suggest not. Only 1 of several dozen granted planning permission, by this committee, has been built. If the Legsby Road site does have a better building and occupation rate than the Tealby Road set up the extra numbers of holiday makers will certainly change the ambience of the area by influencing noise, traffic, footpath use etc.    This is likely to have an adverse effect on the number of clients using the ‘adult based’ caravan sites along the road, reducing their attractiveness and occupancy, with a consequent reduction in the economic potential of these businesses.  In short, the area will be too full of holiday makers!”

 

“In common with most of the local residents who have commented on the planning portal I conclude that the sheer size of the project is inappropriate for the site and planning permission should be refused.  I appreciate that the developers argue that their proposals will enhance aspects of the natural environment but on balance believe the overall effect will be detrimental and so do not meet LP 17, LP21 and LP55 of the CLP.  I also believe that the projects economic and community benefits do not stack up in the short and medium run and so do not meet the Sustainability test required for LP1 and LP7.”

 

In response to the statements made, the Development Management Team Manager stated that in response to the year-long opening, the legislation for this was changed in 2010 to allow for year-round opening. Regarding the flood risk comments, the Officer stated that the drainage could be conditioned in order to provide indicative details. The Officer then progressed to comment that the access and roadway to the site already had visitor access. For the raised transportation issues, the Officer clarified that the Transport statement submitted by the applicant was reasonable, with vehicle movements between 7 am and 7 pm being around 140 vehicles on a typical weekday, and that the adjacent Legsby Road had capacity.

 

The Chairman then invited comments from Members of the Committee. Debate ensued, and Members brought up multiple points, which included the access/egress of the site, the usage of caravans, density, and the effect on light and noise pollution of the local area. Members also asserted to the conditions on the road and surrounding areas on race days at the adjacent racecourse.

 

In response to a clarification, Members learnt that Market Rasen did not have a neighbourhood plan for planning policy and was a designated area. In response to a similar query, there was no planning standards to measure density, though admitted that this had been previous consideration, and the Legal Advisor clarified that this would be governed and licensed with pre-existing regulations for caravan sites. Regarding the noise and lightening issues raised, the Development Management Team Manager said these would be controlled by the environmental protection and regulatory teams. He also stated that street lamps on the site could be conditioned, and that any issues around the transient population would be minimal.

 

In response to a comment about the use of caravans, the Development Management Team Manager explained that it was LP7 that was engaged, not LP55. It was explained that the previously refused applications was for homes, and due to the transient nature of the users for this possible site, different policies applied. The Officer stated that these were not mobile homes or touring caravans, and so had different regulations attached. In a related query about the year-round nature of the site, Members heard that this would be more market led, with minimal traffic expected in winter months.

 

In a response to a query about the possible conditioning of blocking permanent use, the Officer explained that any decision had to test for reasonable, and was a standard condition. The Officer stated that this was commonplace, and used Torksey as an example. Members then heard that for enforcing any breach of conditions, it was within 10 years of the local Planning Authority to enforce any breaches.

 

In response to a query about the registered supporters out of the District in the report, the Development Management Team Manager stated that by law, the Planner has to take into consideration the weight, but that it was up to the Committee the weight they took the letters. It was explained that it was not a referendum, but what they were stating which was the main consideration regarding planning.

 

In response to a query about the flood zone, the Development Management Team Manager said that the existing water courses were on both sides of the site, and that the water was to run off naturally.

 

A Member of the Committee proposed a site visit. This was in order to better understand the proposed site’s location and layout, and to review the access /egress points to the site due to the possible high occupancy rate.

 

Having been proposed, and seconded and, on taking the vote, it was

 

RESOLVED that the application be deferred for decision at the next available meeting, in order for a site visit to be undertaken.