Item No.
SCHEDULE: (a) SL/2018/0275
PARISH: LOWER ALLITHWAITE THE PASTURES, TEMPLAND LANE, ALLITHWAITE, GRANGE-OVER-SANDS.
PROPOSAL: Siting of reception/office building.
APPLICANT: Mr and Mrs Khan (Woodset Ltd)
Grid Ref: E: 337907 N: 477418
SUMMARY
1. A Full Planning Application for the siting of a reception/office building at The Pastures, Templand Lane, Allithwaite.
2. The primary issues comprise: the principle of the development; and, the visual/landscape impacts.
3. The application is brought for consideration by Members of the Planning Committee as one of the applicants is a Member of South Lakeland District Council.
RECOMMENDATION
4. The application is recommended for approval subject to the planning conditions outlined at the end of this report.
DESCRIPTION AND PROPOSAL
The Site
5. The Application Site comprises an area of green space located adjacent to the main access in the centre of the existing holiday caravan park known as The Pastures, Templand Lane, Allithwaite.
6. The Site is located in Environment Agency Flood Zone 1.
Proposal
7. This application seeks Full Planning Application for the siting of a single storey building for use as a reception/office in association with the operation of the holiday caravan park.
8. The proposed building measures 7.3m in length and 4.2m in width under a mono-pitched roof with eaves and ridge heights of 3.2m and 4.1m respectively.
9. It is proposed to finish the building externally with stained timber to the elevations with slate effect profile sheet to the roof.
10. Three vehicle parking spaces are proposed to the east of the building.
CONSULTATIONS
Lower Allithwaite Parish Council:
11. No consultation response received.
Neighbours / Others:
12. The application has been advertised by way of a planning application site notice.
13. No representations have been received.
POLICY ISSUES
14. Planning law requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise.
Development Plan:
South Lakeland Core Strategy (CS):
Policy CS1.1 Sustainable Development Principles Policy CS1.2 The Development Strategy Policy CS4 Cartmel Peninsula Policy CS7.4 Rural Economy Policy CS7.6 Tourism Development Policy CS8.2 Protection and Enhancement of Landscape and Settlement Character Policy CS8.4 Biodiversity and Geodiversity Policy CS8.8 Development and Flood Risk Policy CS8.10 Design Policy CS10.2 Transport Impacts of New Development
Local Plan Land Allocations: Development Plan Document (LADPD):
Policy LA1.0 Presumption in Favour of Sustainable Development
Saved Policies of the South Lakeland Local Plan (LP):
Policy S2 South Lakeland Design Code Policy S3 Landscaping Policy S10 Parking Provision in New Development
Other Material Planning Considerations:
South Lakeland Local Plan – Development Management Policies (DMDPD):
Policy DM1 General Requirements for All Development Policy DM2 Achieving Sustainable High Quality Design Policy DM6 Flood Risk Management and Sustainable Drainage Systems Policy DM9 Parking Provision, New and Loss of Car Parks
15. The DMDPD is in the process of preparation. On the 28th February 2018 the DMDPD was submitted to the Secretary of State for Examination.Objection remain to all of the policies listed; therefore, limited weight only can be given to these policies in decision taking.
National Planning Policy Framework (NPPF)
Council Plan 2014 – 2019:
16. The Council has four priorities: the economy; housing; environment; and culture and wellbeing. It states that the Council will help deliver new affordable and open market housing and enhance and protect the district’s high quality environment.
Other Regulations:
17. The Conservation of Habitats and Species Regulations 2010 (CHSR).
Localism Act:
18. The Localism Act 2011 is aimed at empowering local agencies and people to deliver and better the Government agenda. It is not directed to deliver less, but to deliver at levels to maximise or exceed Government’s strategic objectives. The policies of the NPPF and the Development Plan are not altered by the Localism Act.
19. The Localism Act introduces local finance considerations as a planning consideration in so far as they are material to the application.
ASSESSMENT
Principle
20. Policy CS1.2 seeks to direct new development to existing settlements unless an essential requirement for a rural location or is needed to sustain existing businesses.
21. Policy CS7.4 of the CS outlines support for the retention or expansion of appropriate businesses outside the service centres. It is stated that favourable consideration will be given to suitable employment-related development in rural areas subject to 4no. criteria including: scale in keeping with surroundings; does not detract from amenity of residential areas; is not detrimental to the character of appearance of the landscape or settlement; and, does not give rise to unacceptable levels of traffic.
22. The Applicant confirms that the business is presently operating from the existing dwelling also known as The Pastures, which is located adjacent to the holiday caravan site
23. It is stated that following an increase in the number of caravans on the site, the needs of the enterprise now exceed that of an ancillary office within the existing dwelling and necessitate a dedicated office and reception building.
24. The holiday caravan site comprises c.50no. holiday caravans comprising a combination of owner occupied and short terms holiday let caravans. The nature of the enterprise reasonably requires an onsite reception/office in the management of the operations including the greeting of guests on arrival and departures, sales and maintenance.
25. The principle of the development accords with Policy CS1.2 and Policy CS7.4 of the CS.
Design, Landscape and Visual Impacts
26. The Site is located in an area of ‘Sub type 3a Open Farmland and Pavements’ as defined in the Cumbria Landscape Character Guidance and Toolkit (CLCG).
27. The key characteristics of the Subtype 3a are cited in the CLCG as: ‘Steep scarp limestone slopes, limestone pavement or other rocky outcrops; grazed land with stone wall field boundaries; rough pasture as open common or fell in higher areas; sporadic scrub and woodland on steep scarp slopes; stately homes and parklands in lower areas; and, extensive open and uninterrupted views from high ground’. The vision for the landscape states ‘The high scenic quality of these limestone hills will be conserved and enhanced’ and that ‘Development proposals will respect the open unspoilt tops and commons and will avoid causing disruption in the lower scale patterns of farmland, woods and villages’.
28. The proposed building located within the established boundaries of the existing caravan site.
29. Existing vegetation provides screening to the north and west, with the south and east being open to the existing caravan site.
30. Additional tree planting is proposed to the north to provide additional screening and could be secured via planning condition.
31. Partial views of the proposed office would exist along the existing site access from Templand Lane; however, such views would be in the context of existing caravans.
32. In overall terms, the proposed would result in some additional visual; however, in the context of the wider site, the impacts are not sufficiently adverse to warrant refusal.
Amenity;
33. Given the scale, form and location of the proposed building and the relationship to the neighbouring properties and caravans, no adverse impacts upon the living conditions of the residents will result through loss of light, overshadowing or overbearing.
34. No additional traffic movements will reasonably result from the proposed development.
35. A planning condition is proposed requiring that the office building be utilised in association with the existing caravan park only to prevent the use in association with an unrelated enterprise, which could result in harm to the character and amenity of the locality and users of the caravan site.
Impact upon Highway Safety and Parking;
36. No additional traffic movements will result from the proposed development.
37. The proposed vehicle parking spaces are adequate to serve the development and will deliver operational improvements in respect of the existing access and parking arrangements, which including parking at of adjacent to the junction with Templand Lane.
Flood Risk and Drainage;
38. The Site is located within Flood Zone 1.
39. It is proposed to dispose of the surface water and foul water from the proposed to the adjacent land and an existing package treatment plant respectively.
40. The general soil drainage characteristics for the area are known to be freely draining; therefore, proposed means for the disposal of surface water is acceptable.
41. Given the distance to the public main, the use of a package treatment plant is appropriate.
42. The development accords with the national drainage hierarchy.
Ecology;
43. A Habitat Assessment is not submitted in support of the application; however, no European Protected Species are known to exist on the Site.
44. The proposed development will result in the loss of a small area of grass land, which is of limited ecological value.
45. The introduction of additional planting will deliver minor benefits in respect of biodiversity.
Financial benefits to Local Authorities from the Development
46. In accordance with the requirements introduced by Section 115 of the Housing and Planning Act 2016. The financial benefits of the proposed development are estimated below.
Source Benefit Community Infrastructure Levy Nil Business Rates Nil
47. Limited weight should be attached to the financial benefits arising from the proposed development.
The Planning Balance
48. The principle of the proposed development is supported by Policies CS1.2 and CS7.6 of the CS.
49. No significant adverse landscape impacts will result from the proposed development.
50. Subject to the conditions proposed, the development does not raise issues in respect of amenity, access, drainage and biodiversity.
51. The development is compliant with the requirements of the Development Plan.
RECOMMENDATION:
52. Approve subject to the following planning conditions.
Condition (1) The development hereby permitted shall begin not later than three years from the date of this decision.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
Condition (2) The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing No. 01 received 11th April 2018; Site Plan Proposed - Drawing No. 03 received 11th April 2018; Proposed Plans and Elevations – Drawing No. 24 x 14 Office received 28th March 2018; and, Material Specification received 29th March 2018. Reason: For the avoidance of doubt and in the interests of proper planning.
Condition (3) The development hereby approved shall be used as an office and reception in association with the operation of The Pastures caravan site as identified on Location Plan - Drawing No. 01 received 11th April 2018 only and for no other purposes unless otherwise approved in writing by the Local Planning Authority.
Reason: To protect the amenity of adjacent residential properties and the caravans in accordance with Paragraph 17 of the National Planning Policy Framework Core Principles.
Condition (4) All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out before any part of the development is occupied or in accordance with a programme to be agreed in writing with the Local Planning Authority prior to any development commencing. Any trees / shrubs which are removed, die, become severely damaged or diseased within five years of their planting shall be replaced in the next planting season with trees / shrubs of similar size and species to those originally required to be planted unless the Local Planning Authority gives written consent to any variation.
Reason: To safeguard and enhance the character of the area and secure high quality landscaping in accordance with saved Policy S3 of the South Lakeland Local Plan.
Condition (5) The existing hedgerow located to norther boundary of the application shall be allowed to grow to a height exceeding 2.5m and shall be retained thereafter at the stated height. Any plants which are removed, die, become severely damaged or diseased within five years shall be replaced in the next planting season with plants of similar size and species unless the Local Planning Authority gives written consent to any variation.
Reason: To ensure the character of the Conservation Area is not adversely affected in accordance with Policy CS8.6 of the adopted South Lakeland Core Strategy.