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Wharf Caravan Park Caravan Site, Goldstone, Cheswardine, Shropshire

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Wharf Caravan Park Caravan Site, Goldstone, Cheswardine, Shropshire Committee and Date Item Northern Planning Committee 6 7th July 2021 Public Development Management Report Responsible Officer: Tim Rogers Email: [email protected] Tel: 01743 258773 Fax: 01743 252619 Summary of Application Application Number: 20/04123/FUL Parish: Cheswardine Proposal: Change of use of land for the siting of 38No. static caravans Site Address: Wharf Caravan Park Caravan Site Goldstone Cheswardine Shropshire Applicant: Inpart Leisure Limited Case Officer: Jane Preece email : [email protected] Grid Ref: 370461 - 329542 © Crown Copyright. All rights reserved. Shropshire Council 100049049. 2019 For reference purposes only. No further copies may be made. Recommendation:- Grant planning permission subject to the conditions set out in Appendix 1, and to any modification to these conditions as considered necessary by the Planning Services Manager. Agenda Item 6 - Wharf Caravan Park Caravan Site Northern Planning Committee – 7th July 2021 Goldstone Cheswardine Shropshire REPORT 1.0 THE PROPOSAL 1.1 The application seeks planning permission for the 'Change of use of land for the siting of 38No. static caravans' on land north of the Wharf Tavern at Goldstone, Cheswardine. 1.2 An existing caravan park, referred to as Wharf Tavern Caravan Park, is already run on land adjoining the Wharf Tavern; located to the north west and opposite to the south east of the Tavern. The existing caravan park accommodates up to 50 touring caravan units and the site has been run by the same family for over 40 years. 1.3 This current application is made in the name of Inpart Leisure Limited and proposes to extend the existing caravan park, by seeking consent to enable the siting of 38 static caravans on further land located to the north/north east of the Tavern. 1.4 The application is accompanied by: 1 Location Plan 2 Existing and Proposed Site Plans 3 Flood Risk Assessment – by Berrys 4 Preliminary Ecological Assessment – by Turnstone Ecology 5 Appraisal Highways Technical Note – by Berrys 6 Supporting Statement – by Berrys 7 Landscape and Visual Appraisal (revised), plus appendices – by Lingard Farrow Styles 8 Landscape Mitigation Planting Plan - by Lingard Farrow Styles (ref: 3068-001) 1.5 In association with and to service the change of use the submitted details show the provision of an internal ‘circular’ access road and the creation of a central landscaped garden and pond. The proposed site layout shows the caravans uniformly spaced around the internal access road (averaging approximately 6 m apart) and each provided with a path and car parking space alongside. 1.5 Foul drainage is proposed to be disposed of to a package treatment plant. Surface water is to be disposed of to a sustainable drainage system and soakaways. The location of the sewage treatment plant is shown as ‘indicative’ only on the proposed site plan; within the southern tip of the site, adjacent the site entrance. The red line boundary of the application site also extends south-eastwards, across the road to include part the existing caravan site where the submitted LVIA indicates that drainage infrastructure is proposed. Full details of the proposed drainage arrangements/provision are not actually included within the submission. 1.6 Access to the site from the highway will be via the existing access serving the Tavern. Alterations to improve the access are proposed. To achieve the Agenda Item 6 - Wharf Caravan Park Caravan Site Northern Planning Committee – 7th July 2021 Goldstone Cheswardine Shropshire improvements, in the form 2.4 x 43 m visibility splays and the provision of a 6 m radius junction connection to the road, 16 m of roadside hedge will be removed. 2.0 SITE LOCATION/DESCRIPTION 2.1 The Wharf Tavern is a long established pub that sits alongside the Shropshire Union Canal in a rural area known as Goldstone, within the parish of Chewardine. The village of Cheswardine lies approximately 1.5 km to the east. 2.2 On land adjoining and opposite the Tavern (to the north west and south east respectively) there is existing caravan park that can accommodate up to 50 touring caravan units. The existing caravan park is known as Wharf Caravan Park. The use of the land for commercial touring caravans for up to 50 units was deemed lawful and a lawful development certificate was issued in April 2008 (under ref: NS/07/02012/LDC). 2.3 The application site sits to the immediate north/north east of the Wharf Tavern, and (as specified on the application form) 1.75 hectares of agricultural land. It is bounded to the south west by land already in use as a caravan park, to the north west/north east by agricultural land and to the south east by the highway. Along the north eastern boundary of the site there runs a lane and that lane services three rural properties located to the north west of the site. There is a further rural property opposite the lane entrance, on the other side of the road. 2.4 The land is described as relatively flat, with a natural fall to towards the Tavern. Existing mature hedgerows and trees also surround the site. 2.5 The site lies in an area designated as countryside for development plan purposes. 3.0 REASON FOR COMMITTEE DETERMINATION OF APPLICATION 3.1 The officer recommendation is contrary to the views of the Parish Council and the planning committee Chair/Vice Chairman in consultation with the Principal Planning Officer consider that the Parish Council has raised material planning considerations that warrant the referral of the application to the Northern Planning Committee for consideration. 4.0 Community Representations 4.1 Consultee Comments 4.1.1 SUDS - The drainage proposals in the FRA are acceptable in principle. Condition: - Pre-commencement condition for scheme of surface and foul water to be submitted and approved. Informative Notes: Agenda Item 6 - Wharf Caravan Park Caravan Site Northern Planning Committee – 7th July 2021 Goldstone Cheswardine Shropshire 1. Soakaways 2. Non permeable surfacing use 3. Method of foul water sewage disposal 4.1.2 SC Ecology – Re-consultation comments – Recommendation: Conditions and informatives have been recommended to ensure the protection of wildlife and to provide ecological enhancements under NPPF, MD12 and CS17. Since Ecology comments made 29.12.2020 a Landscape Mitigation and Planting Plan (Lingard Farrow Styles Ltd, DWG No 3068-001) has been submitted. Landscape Mitigation and Planting Plan is satisfactory as regards habitat mitigation and planting plans. However, plan should also incorporate ecological enhancement features, such bird/bat boxes, hibernacula and pond details and fencing. In absence of amendment to the Landscape Mitigation and Planting Plan, is recommended plan is conditioned, and following condition included on decision notice. All recommended conditions 1, 3, 4 and informatives mentioned within Ecology comments dated 29.12.2021 still stand. Landscaping Plan condition – biodiversity enhancement Pre-commencement condition - No development to take place until a biodiversity enhancement plan has been submitted illustrating recommendations in Section 4.2 of the Preliminary Ecological Appraisal (Turnstone Ecology, August 2020). Reason: To ensure provision of biodiversity enhancements afforded by appropriate landscape design and in accordance with MD12, CS17 and section 175 of the NPPF. Original comments – Have read application and supporting Preliminary Ecological Appraisal by Turnstone Ecology (19th August 2020) Recommendation: Please include conditions and informatives below on planning decision notice. Habitat Proposal includes thirty-eight holiday cabins, associated access and landscaping, within short sward improved grassland field of low ecological value. In order to create access to site, approx 16m of boundary hedgerow will be removed for visibility splay. To mitigate for loss of hedgerow, gaps within NE and SW boundary hedgerows will be planted with mix of native broadleaved tree species. Proposals include creation of pond at centre of site. Pond should be designed for wildlife, including amphibians, as such fish species should not be introduced. As per Turnstone Ecology’s recommendations wet meadow wildflower seeding around pond should be undertaken during pond construction and single hibernaculum should be constructed at NW edge. Pond will be fenced off using post and rail fencing with panel of stock netting to Agenda Item 6 - Wharf Caravan Park Caravan Site Northern Planning Committee – 7th July 2021 Goldstone Cheswardine Shropshire prevent dogs from entering area. Recommend additional measures are put in place to protect/enhance boundary features. However due to nature of development, providing recommendations within Turnstone Ecology report are followed, would not request additional information to support this application. Drainage Shropshire Union Canal is located 100m south of proposed. Should ensure drainage consultee are received/taken into account prior to making planning decision. Bats Turnstone Ecology recorded mature Oak tree southern corner of site that supports features suitable for roosting bats. Oak tree is to be retained during and post development. To enhance site for roosting bats, minimum of two bat boxes should be erected on retained Oak trees along SE boundary. Lighting plan should also be provided to ensure bats are not negatively impacted. Nesting birds Turnstone Ecology recorded boundary trees, hedgerow and tall ruderals as being suitable habitats for nesting birds. To enhance site for nesting birds, is recommended 20 bird boxes erected on site, 10 located on retained boundary trees and 10 located on holiday lodges located around edges of site. Great Crested Newts and Reptiles Are ponds over 170m from proposed suitable to support great crested newts. Due to nature of proposed, and lack of suitable terrestrial habitat on site, Turnstone Ecology not recommended further survey work, but provided method statement approach to working. These measures should include habitat modification to discourage reptiles from occurring and hedgerow should be removed in reptile active season (April – October) under ecological watching brief.
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