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Planning Statement Pilgrims Retreat, Hogbarn Lane

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Planning Statement Pilgrims Retreat, Hogbarn Lane February 2021 | KM | P18-2071.002A PLANNING STATEMENT PILGRIMS RETREAT, HOGBARN LANE, HARRIETSHAM, KENT, ME17 1NZ ON BEHALF OF SINES PARKS LUXURY LIVING LIMITED TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004 Pegasus Group Pavilion Court | Green Lane | Garforth | Leeds | LS25 2AF T 0113 287 8200 | W www.pegasusgroup.co.uk Birmingham | Bracknell | Bristol | Cambridge | Cirencester | Dublin | East Midlands | Leeds | Liverpool | London | Manchester | Newcastle | Peterborough | Solent ©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Pilgrims Retreat | Planning Statement CONTENTS: Page No: 1. INTRODUCTION 1 2. PLANNING HISTORY 2 3. SITE DESCRIPTION 10 4. PLANNING STRATEGY FOR CURRENT APPLICATIONS 12 5. PLANNING POLICY AND GUIDANCE 15 6. ASSESSMENT OF THE DEVELOPMENT PROPOSALS 17 7. PLANNING OBLIGATIONS 22 8. CONCLUSION 23 February 2021 | KM | P18-2071.002A Pilgrims Retreat | Planning Statement 1. INTRODUCTION 1.1 This Planning Statement has been prepared on behalf of Sines Park Luxury Living Limited (the Applicant), in support of two planning applications on part of the land at Pilgrims Retreat Caravan Site (Pilgrims Retreat), Hogbarn Lane, Harrietsham. 1.2 The applications comprise: Application 1: “Section 73A Application to vary conditions 1, 2 and 4 pursuant to G77/E/989 (T/APP/C/96/U2235/643714) for the use of the land for use as a caravan site.” Application 2: “Retrospective application for a material change of use of land for use as a caravan site”. 1.3 The planning applications follow extensive planning history, and most recently dialogue with Maidstone Borough Council. A detailed summary of the relevant planning history of the wider site is provided in Section 2 of this Statement, which provides the background and planning rational for the two planning applications. 1.4 Most notably, Members of Planning Committee, on 27 February 2020 resolved to delay enforcement action following refusal of an earlier planning application to regularise development on the caravan site. Members resolved to provide an opportunity to submit a further alternative application (by 27 November 2020) in consultation with an appointed Steering Group. Due to the Covid-19 pandemic, Members extended the date for submission by 3 months to 27 February 2021. 1.5 The purpose of this Planning Statement and supporting documents is to demonstrate that the proposals are acceptable in planning terms and suitable for the grant of planning permission. February 2021 | KM | P18-2071.002A Page | 1 Pilgrims Retreat | Planning Statement 2. Planning History 2.1 Pilgrims Retreat has a complex planning history spanning several decades, which has been reviewed in detail and set out below. 2.2 Most recently, a part retrospective application and change of use application (app ref. 19/502469/FUL) was submitted and validated on 7 June 2019. This application sought to regularise the development taken place on site. The planning application was subsequently refused at Planning Committee on 26 September 2019. Appendix A – Notice of Decision app ref. 19/502469. 2.3 Members of Planning Committee then considered a recommendation from Officers on 27 February 2020, to serve enforcement notice on the Applicant following refusal of the 2019 application. In the interest of the residents on site, Members resolved to provide the Applicant an opportunity to submit a further alternative application in consultation with an appointed Steering Group, by 27 November 2020. Appendix B – Meeting Minutes 27 February 2020. Due to the Covid-19 pandemic, Members extended the date for submission of an alternative permission by 3 months to 27 February 2021. Appendix C - Meeting Minutes 26 November 2020. 2.4 Through Council Officers, the Steering Group set out their agreed Negotiating Position in writing on 24 June 2020. The seven key areas raised by the Steering Group include: 1. Number of caravans across the whole of the site, should not exceed 198; 2. Proposals for the re-planting of the woodland area within south-eastern section of the site and a hedgerow along the extreme southern boundary of the site; 3. A planting specification requested to accompany the Landscape Strategy Plan; 4. Investigative works to ascertain whether passing places could be installed along all or parts of Hogbarn Lane and Stede Hill, and consideration of a shuttle bus service; February 2021 | KM | P18-2071.002A Page | 2 Pilgrims Retreat | Planning Statement 5. In respect of planning contributions, The Steering Group placed significant weight on landscape restoration and Adult Social Care; 6. Full details of foul and surface water disposal should be submitted with any application; and 7. A Health and Safety Risk Assessment should be submitted to assess the layout and spacing of caravans, adequate disposal of surface water in place to prevent flash flooding and any retained walls are safe. 2.5 The Applicant welcomed the opportunity to engage with the Steering Group to progress each of the seven keys areas identified, and this Planning Statement will demonstrate how the Applicant has sought to address each area within later Sections. 2.6 The table below provides a summary of the planning application history to date of the application sites and the wider site. Ref. Description of Development Decision 67/145 Residential and recreational caravan site Permitted 1967 68/0230 Outline application for one residence in connection with the Refused efficient running and administration of the caravan park. 01/11/1968 83/0934 Construction of internal roads, car parking and caravan Approved hardstandings for 178 holiday caravans and 1 residential caravan 25/11/1983 85/1597 Use of caravan for camping in addition to caravans Approved 13/12/1985 G77/E/989 Enforcement Notice A – without planning permission: (1) the Notices excavation, levelling and grading of the land, (2) the laying of a Quashed and Appeal ref. tarmac chipping trackway, (3) the installation of electrical permission T/APP/C/96/U22 services including lighting and caravan power connection granted 35/643713 points, (4) the erection of a toilet block and waste bin area on 26/06/1997 Appeal ref. the land. T/APP/C/96/U22 Enforcement Notice B – without planning permission, change of 35/643714 use of the land to use as a caravan site 96/1132 Use of land for the siting of 180 holiday caravans and 18 Refused residential caravans (including extension to currently permitted Appeal ref. site) 18/10/1996 T/APP/U2235/A/ 96/273772/P6 Appeal Allowed 26/06/1997 97/3459 Submission of details pursuant to condition 6(i) of Appeal Approved Decision reference No. PP/U2235/A/96/273772 (related to February 2021 | KM | P18-2071.002A Page | 3 Pilgrims Retreat | Planning Statement Ref. Description of Development Decision MA/96/1132N) 08/10/1997 02/2056 Variation of condition 04 of MA/96/1132 to enable static holiday Approved caravans to be sited on an area of the southern part of the site restricted to touring caravans 20/08/2003 03/2343 Variation of condition 2 of planning permission MA/96/1132 Approved relating to Hogbarn Caravan Park, Harrietsham to extend the Park's season from 8 months to 10 months 15/14/2004 07/0142 Variation of condition 1 of MA/96/1132 to increase the number Refused of residential units on site from eighteen to twenty-seven with reduction of holiday units from 180 to 171 10/09/2007 Appeal Dismissed 28/07/2008 11/2190 Variation of condition 2 of permission MA/03/2343 (extension Approved of the holiday park's season from 8 months to 10 months) to allow the use of touring caravans, tents and static caravans for 23/04/2012 holiday purposes all year round (excluding the 18 permitted residential static caravans) 11/1753 Retrospective application for stationing of mobile home for Approved residential accommodation by caretaker, as shown on site plan and photographs received on 13th October 2011. 13/12/2011 12/0040 An application for discharge of conditions relating to Approved MA/11/1753 (Retrospective application for stationing of mobile home for residential accommodation by caretaker) 01/10/2012 13/0724 Application to vary condition 4 of MA/96/1132 to allow an Refused expansion of the area used for siting static caravans and operational development to alter land levels (partly 08/08/2013 retrospective) Appeal Dismissed 07/04/2014 13/1435 Application to vary condition 4 of MA/96/1132 to allow an Approved expansion of the area used for siting static caravans and operational development to alter land levels (partly 31/10/2013 retrospective and resubmission of MA/13/0724) 15/502481/SUB Submission of Details pursuant to Condition 1 - Trees and Refused Hedgerow and Condition 3 - Future Management of the retained Coppice of MA/13/1435. 29/06/2015 17/506484/FUL Variation of condition 1 and 4 of MA/96/1132 to provide for the Declined to retention of the expansion of the area used for siting static Determine holiday caravans and allow an increase in the number of static holiday caravans allowed to be sited. 27/09/2018 19/502469/FUL Retrospective planning application for the change of use of land Refused from mixed uses (leisure (180 caravans) and residential (19 caravans) to a residential park home site comprising the siting 27/09/2019 of 248 caravans, including engineering works to create terracing, retaining walls, and the extension of the site along the south eastern boundary. Ancillary Uses 84/0907 Provision of Managers accommodation, site amenity rooms and Approved toilets (to serve swimming pool) and covered swimming pool, February 2021 | KM | P18-2071.002A Page | 4 Pilgrims Retreat | Planning Statement Ref. Description of Development Decision as validated on the 24/07/84) 30/08/1984 94/0474 Erection of single storey extension to existing service block Approved 22/07/1994 98/1576 Demolition of existing w.c./shower and laundry blocks and Approved erection of single storey link extension to clubhouse 20/12/1998 08/1128 Extensions and alterations to clubhouse as shown on drawing Approved nos.
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