Yorkshire Dales National Park Authority

Application Code: C/09/632D Committee Date: 22/12/2020 Location: Catgill Farm, Bolton Abbey

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© Crown copyright and database rights 2017 Ordnance Survey 100023740. Additional information: © Yorkshire Dales National Park Authority YORKSHIRE DALES NATIONAL PARK AUTHORITY Planning Committee 22 December 2020 Schedule No:1

Application No: C/09/632D

District: Craven

Parish: Bolton Abbey

Applicant's Name: Mr O Barker, Catgill Campsite Ltd

Grid Ref: SE06245408

Received by YDNP: 28/09/2020 Officer: Wendy Thompson

PROPOSAL: full planning permission for siting of 4 No. timber glamping pods in existing woodland

LOCATION: Catgill Farm, Bolton Abbey

CONSULTEES Bolton Abbey PC Bolton Abbey Parish Council raises concerns over several aspects of the development over the whole of the Catgill site:

The water supplies is from a private supply and in the past users further down the line have been left without water, this will be made worse if 4 more hot tubs are proposed. A lack of water in the beck could also lead to problems for livestock and wildlife along the waterway.

Concerns over the increase in number of pitches at the camp site, the holding of caravan rallies, and the length of time of operation of the camp site and also parking on the lane and around the site have been raised and these have been passed to the Enforcement team for further investigation.

In conclusion the Council has no specific objection to the addition of these 4 pods but would prefer them without the hot tubs in light of the water supply situation.

Following receipt of amended plans showing extra landscaping, the Parish Council comments that the other issues that have been raised have not been addressed. Highways North There are no local highway authority objections to the Yorkshire proposed development CEHO Craven The site is currently fed by a spring supply, maintained

C/09/632D 22 Dec 2020 Schedule No:1 and managed by the Trustees of Chatsworth Settlement,The addition of the glamping pods would not affect the classification of the supply or the sampling frequency, however there are concerns regarding the sufficiency of the supply as not only does it serve the existing camp site but a number of other domestic properties, a working farm and a farm park.

Discussions should therefore be held with the Trustees to establish what options are available to ensure that the supply remains sufficient for all users.

There are no Environmental Protection issues that give cause for concern. Harrogate Police Station Not received, Trees & Woodlands The proposed amended, tree planting and landscaping scheme is considered satisfactory. Wildlife Conservation There are no bat constraints. I am in agreement with Officer the scheme entitled ‘Proposed Bat and Nest Boxes’ and I would be pleased for the application to be approved with a condition requiring that the submitted scheme be implemented. PUBLIC RESPONSES

None received. RELEVANT PLANNING POLICIES T3(15) - Sustainable self-catering visitor accommodation W2(15) - Biodiversity enhancement SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS REASON FOR COMMITTEE CONSIDERATION This application is reported to Committee for the following reason: The Parish Council recommendation is contrary to the decision which the Head of Development Management proposes to take.

APPLICATION SITE The application concerns an area of land on the northern side of Catgill Camping and Glamping site near Bolton Abbey which lies approximately 1km from the village centre. Catgill has been used as a camp site for approximately six years, and in 2018 the first permission was granted for three glamping pods and two bell tents. The application site is directly to the east of a belt of woodland, Laverock Woods, and faces east across the valley. The site for the additional pods is sloping and is grassed; a post and wire stock fence has been erected approx.10m from the proposed pods which acts as a boundary. The site is visible from the B6160, Bolton Abbey Village and from the lane leading up to Catgill. C/09/632D 22 Dec 2020 Schedule No:1

PROPOSAL This application is for the siting of four additional pods to the north of the existing row of pods and tents. Each pod would be positioned on a timber platform and would measure 7m x 3.68m and 3.1m to the ridge. They would be built of dark stained horizontal boarded timber and would have a circular door/ window in the east facing front elevation and a small round porthole window in the rear elevation. In front of the pods would be a stone paved area and a hot tub, BBQ and seating area. The pods would be accessed by an extension to the existing woodland track, which would be lit by low powered down lighters on timber posts.

The applicant has recently planted groups of Scots Pine trees to the east of where the pods are to be sited to provide screening for them, and further hedgerow planting is also proposed. Further to the south, an existing field boundary which has some existing trees in is to be improved with additional tree planting. This would help break up and soften the views into the site from Catgill Lane.

In order to provide an opportunity for biodiversity enhancement four dual chambered bat boxes are proposed.

RELEVANT PLANNING HISTORY C/09/632 - Small scale seasonal campsite - Approved 12/02/2014 C/09/632A - Full planning permission for siting of 3 Camping pods and 2 bell tents - Approved 17/01/2018 C/09/632B -Full planning permission for siting of 3 timber glamping pods in existing woodland – Approved 01/08/2019 C/09/632C- Section 73 application to vary Condition 2 (plans) Condition 5 (landscaping) and Condition 8 (lighting) of C/09/632A (full planning permission to diversify the existing campsite by providing glamping accommodation comprising 3 timber pods and 2 canvas bell tents to be sited within existing woodland) Approved 24/09/2019

KEY ISSUES: - Principle of development - Impact on landscape - Impact on water supply - Biodiversity opportunities - Impact on neighbours - Parish council comments

PLANNING POLICY National Planning Policy Framework 2019 (para 172) states “Great weight should be given to conserving and enhancing the landscape and scenic beauty of National Parks, …… which have the highest status of protection in relation to these issues”.

With reference to “Building a strong, competitive economy”, in particular “Supporting a prosperous rural economy”, the Framework (para 83) encourages sustainable rural tourism and leisure developments which respect the character of the countryside and in para 84, goes on to say that “it is important to ensure that development is sensitive to its surroundings.”

Policies SP1, SP4 and T3 are the most relevant policies of Yorkshire Dales Local Plan C/09/632D 22 Dec 2020 Schedule No:1 (2015-2030). Policy SP1 refers to Sustainable development, and criterion d) requires new development to “conserve or enhance the landscape character of the National Park through the use of high quality design, appropriate landscaping, and removal of unsightly development”. Criterion f) is also pertinent which supports development which “improves public access to, and enjoyment of, the National Park’s special qualities”

Policy SP2 relates to National Park purposes and permits development that furthers those statutory purposes.

SP4 refers specifically to Design Quality and provides a set of criteria against which all development should be assessed. Part (a) requires new development to be informed by and respond positively to the site, surrounding context and landscape setting so that the scale, height proportions, massing, form, materials and appearance of buildings are sympathetic and complementary”. Part (n) refers to the amenity of neighbours.

Policy T3 supports the provision of sustainable forms of short stay tourist accommodation, including camping pods. This is providing that sites are well screened at the time of application, and subsequently, to the extent that the development would not cause adverse landscape impact. The policy also requires schemes to demonstrate that they have incorporated designs, layouts and technologies that will deliver environmental benefits, including the use of renewable energy, provide recycling facilities and improve biodiversity.

Policy W2 refers to biodiversity enhancement and requires an additional proportionate on- site contribution to wildlife enhancement.

Policy W3 is also relevant in that it seeks to protect trees, hedgerows and walls and where the loss of such features is unavoidable a scheme of replacement or mitigation that will compensate for the loss is required.

LANDSCAPE IMPACT The siting of the proposed pods has been chosen as it would complete the existing row of pods and tents set against the tree screen behind them. The additional pods will benefit from the overshadowing offered by this woodland which would provide a dark background to them. The applicant has recently planted semi-mature Scots Pine trees to the front of the proposed pods to reduce their visual impact in longer distance views. The additional hedgerow planting will also provide an under-storey of planting as the trees mature, ensuring that the longer term visual impact of the pods remains minimal.

To help break up the views of the whole site, additional tree planting is proposed in an existing field boundary to the east of the camping site. When these trees are established they too will provide additional screening to the site as well as offering an opportunity for biodiversity enhancement and carbon storage.

Owing to the planting of the semi mature trees, and the additional smaller shrubs and hedgerow plants yet to be planted, the visual impact of the additional pods would be low. The pods would be stained a dark brown, to match the others on the site and external lighting will be controlled by condition and the applicant has confirmed that there will be no external lighting on the front of the pods. Whilst glimpses of the additional pods may be seen in some views, this is not of such a harmful level that would cause an adverse impact to the wider landscape character of the area. It is considered that the additional pods would therefore accord with the landscape impact requirements of Local Plan policy T3.

C/09/632D 22 Dec 2020 Schedule No:1 IMPACT ON WATER SUPPLY The site uses a private water supply which is administered by the Chatsworth Estate; it is understood that the supply is reliable, however there has been an instance when owing to a leak, the supply ran dry. The applicant has confirmed that the hot tubs have a capacity of 1000litres and that they are only emptied when necessary; they are tested regularly and do not need to be refilled for every new occupier of the pods. The applicant has indicated that he has started talks with his neighbours and the Estate with a view to providing additional water storage tanks and further details of this are expected. This approach is supported by the Technical sampling officer at Craven District Council.

BIODIVERSITY OPPORTUNITES The proposed development includes the siting of four additional dual chambered bat chambers within the woodland to the west of the pods as the woods are considered to offer a prime habitat for bats. This is considered acceptable and in accordance with policy W2 of the Local Plan

IMPACT ON NEIGHBOURS The closest dwelling is, in fact the applicant’s house within the camp site complex. The next nearest properties are over 250m away and are occupied by workers at the site. It is considered that the proposed development would not affect the residential amenity of any adjoining neighbours in accordance with Policy SP4 (n)

PARISH COUNCIL COMMENTS The Parish Council is supportive of the additional pods but considers that the site is now at its capacity. The Parish Council has raised concerns over the problems of water supply to the site. The applicant has clarified that talks are underway with a view to providing additional water storage tanks for the site as discussed above.

The other issues of concern that have been raised relating to the use of the camp site and parking have been passed to the enforcement team for investigation.

ANALYSIS OF MATERIAL CONSIDERATIONS It is considered that the proposed development of four additional camping pods would accord with Policies SP1, SP2, SP4 and T3 of the Local Plan.

The additional pods, owing to the planting that has already been put in, and their colour would have a neutral impact on the wider landscape of this part of the National Park. The applicant has expressed a willingness to increase the level of planting elsewhere within the site to provide additional tree cover to break up longer distance views. Whilst the existing pods are visible within the landscape, the planting around these pods has only been in place for a short while, for the more recent pods, not even a full year, but the planting has established and is growing well. This application is for four additional pods only and the planting that has been carried out for this is considered satisfactory and will provide the screening that is necessary to ensure compliance with Policy T3.

The proposal would provide sustainable short stay visitor accommodation, for which there is a proven need within the National Park. This would accord with the aims of the National Park Management Plan 2019-2024 which aims to “Improve the quality, variety and marketing of the tourism ‘offer’ to encourage more overnight stays and more visitors in the quieter months, so that the value of tourism grows by at least 5% in real terms by 2024.”

It is considered that the scale and siting of the proposed development is acceptable, C/09/632D 22 Dec 2020 Schedule No:1 having regard to its visual and landscape impact and there are no highway objections or neighbouring properties that would be significantly affected by the development. Overall it is considered that the proposal accords with policies SP1, SP2, SP4, T3, W2 and W3 of the Yorkshire Dales Local Plan (2015-2030) and paragraphs 172, and 83 of the National Planning Policy Framework 2019. RECOMMENDATION That planning permission be granted subject to conditions based on the following --Standard time limit -Accordance with approved plans -Details of materials -Only pods of the approved design, appearance and materials to be sited - No more than 4 pods only -Landscaping & tree planting -Parking -Approval of all new lighting -short stay holdiay accommodation only - Removal of permitted development for means of enclosure, access and development required by a caravan site licence.

C/09/632D 22 Dec 2020