Planning, Design and Access Statement for proposed new ‘glamping’ tourism development located at

Land at Glororum, North

Application prepared on behalf of Mr and Mrs Rodgerson

November 2020 Glororum November 2020 page |2

CONTENTS

1 Executive Summary 3

2 Introduction, site and surroundings 5

3 Planning history 6

4 Proposed development 7

5 Planning Policy 8

6 Analysis of key planning matters 16

7 Conclusions 18 Glororum November 2020 page |3

1 Executive Summary

1.1 This Planning, Design and Access Statement (Statement) has been prepared by Edesign Architecture and Planning on behalf of the applicant Mr and Mrs Rodgerson (applicant), in respect of a planning application for the development of a proposed newoff grid ‘glamping1’ site located at lands near Glororum, north Northumberland.

1.2 The statement relates to a full planning application seeking consent for the development of a proposed new ‘glamping’ site comprising of 10 yurts (circular canvas tents), set at ground level. A new toilet / shower block is proposed along with a car parking area with a gravel surface.

1.3 Edesign Architecture and Planning has been engaged by the applicant to design and prepare the plans for the proposed new ‘glamping’ development, advise on the key planning aspects of this proposal, provide this statement and to act as agent for the applicant.

1.4 We have undertaken a thorough review of applicable National and Local Development Planning Policies and other relevant planning documents.

1.5 The documents which are considered to be ‘material’ to the determination of the planning application are: -

• National Planning Policy Framework (NPPF) February 2019; • Saved Policies from the Berwick-upon-Tweed Local Plan; and • North Northumberland Coast Neighbourhood Plan July 2018

1.6 The proposed site is within a rural picturesque landscape which has guided the design for this proposal from the outset. As part of the application, and in recognition of the qualities of the area we have commissioned the preparation of a Landscape and Visual Impact Assessment (LVIA) to review and mitigate against any potential impacts of the new scheme. The conclusions of this assessment are that there will be no detrimental impact on the character of the countryside setting, and views within this part of north Northumberland as a result of this proposal.

1.7 Both the National Planning Policy Framework (NPPF) and the applicable local plan – Saved Policies of the Berwick-upon-Tweed Local Plan 1999 recognise the importance of the rural economy and tourism in this part of north Northumberland.

1 The term Glamping is used to refer to luxury camping Glororum November 2020 page |4

1.8 This application forms the basis of a unique, high quality sustainable new tourist accommodation, which will enhance the range, choice and quality of the tourism offer in this part of north Northumberland.

1.9 In support of our application we have commissioned the preparation of an Ecological Assessment which investigates any impacts on the natural habitat of this area as a result of the proposal. The report concludes that the proposal will have no detrimental impacts on the natural habitat.

1.10 The proposed operating hours of the site are between March to December annually.

1.11 The proposal incorporates high quality new planting within the site, and, new native hedgerow along the site boundaries with specimen tree planting to create subtle new landscape improvements, whilst forming a natural interface with the rural environment.

1.12 The whole concept of this proposal is to embrace principles for it to be sustainable and have positive ‘light touch’ impact on the landscape.

1.13 This proposal if granted planning permission will lead to the creation of a high-quality tourism business within this extremely popular area, which will sustain and create new local jobs and assist in supporting the economy of north Northumberland.

1.14 Our assessment demonstrates that this application is completely in accordance with the relevant saved local plan polices – F4 and R9, North Northumberland Coast Neighbourhood Plan Policy R25 and the National Planning Policy Framework, and therefore we seek the Council’s support and approval of this application. Glororum November 2020 page |5

2 Introduction, site and surroundings

2.1 This Statement has been prepared on behalf of the applicants, in respect of a planning application for the proposed ‘glamping’ development comprising of a new 10 pitch site (yurts) set upon t ground level, with internal new planting, new toilet and shower block and parking. This proposal will require an improved access to be a taken from the adjacent public road.

The Site

2.2 The site is currently agricultural land located to the south-east of Glororum Bed and Breakfast and Glororum Holiday Park. The site measures approximately 3.53 hectares in size.

2.3 The agricultural land is relatively level and has a good level of natural screening from the adjacent public road.

The Surroundings

2.4 The site lies approximately 1 km south-west from the village of with its nationally renowned castle. The site at present is in agricultural use and relatively flat.

2.5 This statement should be read in conjunction with the documentation submitted in support of this application: -

• Completed planning application form; • Plans showing proposed lay out of site; • Landscape and Visual Impact Assessment; and • Ecology Assessment Report

2.6 A thorough review of various proposals maps (see section 5 of this report) shows that the site is not located within the most sensitive designated landscapes – Coastal Zone, the North Northumberland Heritage Coast, Northumberland Coast Area of Outstanding Natural Beauty (AONB), Special Protection Area (SPA) or Site of Special Scientific Interest (SSSI), however we recognise that this is still an important landscape area and therefore the design and appearance of the site has been given due consideration. Glororum November 2020 page |6

3 Planning History

3.1 A review of the Northumberland County Council Planning portal shows that there is no relevant planning history for this site. Glororum November 2020 page |7

4 Proposed development

4.1 The proposal comprises of a sensitively well-designed camping style development of 10 yurts (circular canvas tents), set at ground level. Each yurt will include a small compost toilet a timber picnic bench and a wood fired timber hot bath / tub

within picket fence. 4.2 A separate toilet / shower block is proposed to the north of the site. This will contain 10 individual toilet and shower units (in light of Covid regulations) for each of the yurts. The building will be clad in Siberian larch and allowed to naturally weather. The roof will be finished in insulated sheeting, black in colour. Solar PV panels will be positioned on the roof and will allow for the development to be completely sustainable and off grid.

4.3 A car parking area will be located to the rear of the toilet block and the surface will be finished in gravel. The proposed entrance will utilise the existing field access point and will form a widened access junction constructed and finished in tarmac for the first 5 metres preventing gravel from entering the road. Once within the development all vehicles will be left in the car park and only small gravel paths will lead to the individual yurts. The paths will be illuminated at night by small solar powered lights.

4.4 The location plan submitted as part of this application shows that the application site lies to the south-east of the hamlet of Glororum – Glororum Holiday Park; Farne View Coquet Cottages and Glororum Bed and Breakfast. The site layout has been carefully designed in order to ensure that the site has minimal impact on the natural surrounding landscape. The LVIA submitted as part of this planning submission has been carefully checked to ensure the proposal is sympathetic to the surroundings. Visuals have been developed from key local areas towards the site to check and ensure the development does not create any adverse visual impacts to the area.

4.5 In order to assist in reducing the visual impacts form the proposal new and improved boundary planting schemes are designed along all site boundaries. New post and wire fencing is proposed along with native planting including beach and hawthorn hedging. Within the site wild meadows will break up and divide sections with further hedge planting and specimen trees creating unique focal points whilst improving natural screening. The increase in the natural landscape within and around the site will provide ecological benefits and encourage biodiversity within the immediate area. The Ecological report included within the submission demonstrates that the proposal will have no adverse impacts on the natural habitats within the site and wider area. Glororum November 2020 page |8

5 Planning Policy

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and section 70(2) of the Town and Country Planning Act 1990 requires decisions to made in accordance with Development Plan unless material considerations indicate otherwise.

5.2 The purpose of the planning system, as detailed within the National Planning Policy Framework, is ‘to contribute to the achievement of sustainable development’.

5.3 Achieving sustainable development means that the planning system has three overarching objectives;

a) an economic objective – to help build a strong, responsive and competitive economy…;

b) a social objective – to support strong, vibrant and healthy communities…; and

c) an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment

National Planning Policy

5.4 The National Planning Policy Framework document was published in February 2019. The NPPF introduced a presumption in favour of sustainable development.

The Presumption in favour of Sustainable Development

5.5 At the heart of NPPF is a presumption in favour of sustainable development, which should be seen as a ‘golden thread’ running through both plan-making and decision-taking.

The presumption in favour of sustainable development for decision making means:

c) approving development proposals that accord with an up-to-date development plan without delay; or

d) where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting planning permission unless: Glororum November 2020 page |9

i. the application of policies in the Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed, or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

Requiring Good Design

5.6 Paragraph 124 of the NPPF states; “the creation of high-quality buildings and places is fundamental to what the planning and development process should achieve”.

5.7 Given the sensitive landscape within which this proposed development sits, the importance of a well laid-out site has been at the very centre of the design process and the concept for a new glamping site here.

Supporting a prosperous rural economy

5.8 At paragraph 83 the NPPF states in respect of planning applications in rural area

“Planning policies and decisions should enable:

a) the sustainable growth and expansion of all types of business in rural areas, both through conversion of existing buildings and well-designed new buildings; b) the development and diversification of agricultural and other land-based rural businesses; c) sustainable rural tourism and leisure development which respect the character of the countryside; and d) the retention and development of accessible local services and community facilities, such as local shops, meeting places, sports venues, open space, cultural buildings, public houses and places of worship”.

Paragraph 84 of the NPPF states

“Planning policies and decisions should recognise that sites to meet local business and community needs in rural areas may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport. In these circumstances it will be important to ensure that development is sensitive to its surroundings, does not have an unacceptable impact on local roads and exploits any opportunities to make a location more sustainable (for example by improving the scope for access on foot, by cycling or by public transport). Glororum November 2020 page |10

The use of previously developed land, and sites that are physically well- related to existing settlements, should be encouraged where suitable opportunities exist”.

5.9 This application will bring economic benefits to this part of North Northumberland. This site is close to the historic village of Bamburgh which is served by public transport given that it is a very popular destination for tourists.

5.10 The applicants are a young local couple looking to invest and grow a new successful, sustainable tourism business which will create new local jobs and enhance the tourism offer in this popular area.

Local Planning Policy

The Northumberland Consolidated Planning Policy Framework

5.11 This document details the planning policy documents that are currently used to determine and guide planning applications in Northumberland.

The existing local development plan is made up of a number of documents and contain the planning polices used to determine and guide planning applications. It is noted that not all of the policies contained in the local plans, which covered the former district areas in Northumberland, are ‘saved policies. It is only the saved policies that are still in use to determine and guide planning applications.

5.12 The site subject to this application is located in what was previous the Berwick-upon-Tweed Borough Council area (as per the extract of the map Northumberland Former District Council areas below) Glororum November 2020 page |11

Extract from map produced by Northumberland County Council detailing former Distric Areas – Glororum – marked with blue arrow – is located within Berwick-upon-Tweed

Berwick-upon-Tweed Borough Local Plan 1999

5.13 The site subject to this application lies to the west of Bamburgh, at Glororum which is located within the former Berwick-upon-Tweed Borough Council area. Therefore, at the time of making this application, the relevant planning policies against which this application will be determined are found within the Berwick-upon-Tweed Borough Local Plan (April 1999), and also, the North Northumberland Coast Neighbourhood Development Plan July 2018.

5.14 From a review of the adopted local plan covering the site subject to this application we consider that the following saved policies are those against which this application will be determined.

Ø F4 – Intermediate Areas of Landscape Value; Ø R9 – Camping and Caravanning Glororum November 2020 page |12

Extract from the Berwick-upon-Tweed Local Plan Adopted April 1999 - Proposals Map which shows that the site for this proposal at Glororum is located within the Intermediate Area of Landscape Value where Planning F4 is applicable

POLICY F4

“In the Intermediate Areas of Landscape Value as identified on the Proposals Map, development will be permitted provided that:

i) it is located within or immediately adjoining an existing settlement; ii) it accords with its surroundings by virtue of its scale, density, height, massing, layout, materials, hard and soft landscaping including indigenous species, means of enclosure and access; iii) it will not have a detrimental impact on long range views important to the character and quality of the landscape, including the National Park, the Tweed Valley and Kyloe Hills and Glendale Areas of High Landscape Value, the North Sea and Coastal Zone, and neighbouring landscapes including the Lammermuir and Eildon Hills in the Borders Region of Scotland; iv) it relates to and accords with Policies S4, W2, W4, W8, or C5, associated with agricultural developments or Policies R7 or R9; and v) it accords with policies elsewhere in the Plan”. Glororum November 2020 page |13

POLICY R9

“The development of new sites, or the extension of existing sites, for touring caravans or camping, or static caravans, chalets, log-cabins or other purpose-built holiday accommodation, will be permitted provided that:

i) the site is largely enclosed from the surrounding landscape by dense woodland and/or other landscape features; ii) it will be integrated successfully into the wider landscape, including heritage and nature conservation interests; iii) a high standard of amenity will be provided for visitors to the site, in terms of both the setting of the accommodation and/or pitches, and the external appearance accommodation where accommodation is provided; iv) a management plan, to ensure that site amenity and the visual relationship between the site and its landscape setting will be maintained or enhanced, is agreed; v) it will not result in the irreversible loss of Grade 1, 2 or 3a agricultural land, other than to accommodate any related facilities permitted as part of the development; vi) it will not adversely affect the amenity or services of adjoining communities; vii) the local road network can accommodate the additional traffic generated by the development; viii) in the Coastal Zone, Policy R12 will also apply; for the Riverside Holiday Park in Wooler, Policy R17 will also apply and in Berwick- upon-Tweed, Policy R23 will also apply; and, ix) it accords with Policies elsewhere in the Plan”.

Where an extension to an existing site is proposed, either by area and/or the number of accommodation units, improvements to the amenity and layout of the existing site will be sought as appropriate. Planning conditions will be used to ensure that all accommodation is for holiday use, and not as principal residential accommodation

North Northumberland Coast Neighbourhood Development Plan July 2018

5.15 The Localism Act 2011 introduced new powers to allow local communities to shape development in their areas by preparing a neighbourhood development plan. The three Parishes of Bamburgh, Seahouses and North Sunderland and Beadnell decided to produce a joint neighbourhood plan covering all three Parishes. Glororum November 2020 page |14

The site subject to this development at Glororum is located within the Bamburgh Parish (as per the extract from the map below)

5.16 The document reaffirms that “sustainable development is at the heart of planning and should be a ‘golden thread’ running through all planning documents”. The promotion of, and support for, sustainable development is at the heart of the community aspirations on the North Northumberland Coast.

5.17 Policy 1 within the plan refers to Sustainable Development; Policy 21 relates to ‘New Tourist and Community Facilties. Further, Objective 8 [Tourism] states; “to ensure that tourism development is accommodated having regard to impacts on local communities and infrastructure”. Policy 25 within the plan is in respect of ‘Caravans, Camping, Bunkhouses and Chalets’, and is therefore of most relevance to this application.

“Policy 25: Caravans, Camping, Bunkhouses and Chalets

Expansion of existing static caravan sites and the creation of new static caravan sites will not be supported. Proposals for bunkhouses, chalets, touring caravans and camping accommodation will be supported where they are small scale and can be accommodated without a negative impact on the local landscape. This will be determined through the submission of a Landscape and Visual Impact Assessment (LVIA”)

5.18 In support and of fundamental importance to our application is the Landscape and Visual Impact Assessment (LVIA) which demonstrates that the proposed development will not have any detrimental or negative impact upon the surrounding area. Glororum November 2020 page |15

5.19 Having undertaken a review of what is considered to be the most relevant National and Local Development Plan policies, relevant for this application, the next section of this report will analyse the key planning issues associated with the application and detail how the proposed new ‘glamping’ development detailed in the application is either in keeping, or not with the planning policy as detailed within this section of the Planning Statement. Glororum November 2020 page |16

6 Analysis of Key Planning Issues

6.1 Within Chapter 5 of this statement the most relevant Development Plan, as well as National Planning Policy, against which this planning application will be determined were detailed.

6.2 Of primary relevance to the determination of this application, given the local plan dates from 1999, is the NPPF, which sets out the Government’s planning policies for and how these should be applied.

6.3 At the heart of the NPPF is a ‘presumption in favour of sustainable development’. There are also the economic, social and environmental objectives.

6.4 The NPPF also details the fundamental importance of good design and supporting a prosperous rural economy.

6.5 Our clients live in north Northumberland and are keen to promote more sustainable tourism in the area. We consider that the plans submitted demonstrate that this proposal has been well-designed and will enhance the existing tourism offer in this very popular part of north Northumberland.

6.6 We consider that this development will have a ‘light touch’ given that it is yurts, which are not permanent features, but also are not visible intrusive or incongruous features in the landscape. The toilet and shower block will have a timber clad external finish, very ‘agricultural’ and therefore be- fitting this rural area. Within the proposed site there will be planted wild meadow / grass to provide a pleasant environment and amenity to clients within the site, and also planting of native hedgerow planting with some trees to effectively ‘screen’ the site.

6.7 Whilst the Berwick-upon-Tweed saved polices date from 1999, we have taken cognisance of the relevant policies F4 and R9 in respect of the development of the layout and setting of this proposal. We have also taken into consideration the requirements of the North Northumberland Coast Neighbourhood Development Plan.

6.8 The site is not located directly within any significant landscape or ecological designation, however the attractive landscape and seeking not to detrimentally impact the site and its surroundings has been at the heart of the design for this site. Glororum November 2020 page |17

6.9 Having reviewed all the material matters applicable to this application before the Council: National Planning Policy, Local Planning Policy; all set in the context of the NPPF presumption in favour of sustainable development we consider that this application is in compliance with these and therefore should be approved. Glororum November 2020 page |18

7 Conclusions

7.1 This Statement has been prepared to accompany the planning application submitted on behalf of our clients and forms part of the suite of supporting documents.

7.2 We have undertaken a comprehensive review of the relevant National, Local and, where relevant, Supplementary Planning Policy and Guidance which will be relevant to the determination of this application.

7.3 Having taken into account all the relevant and material planning policy – National and Local, and as per the NPPF;

d) where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless:

i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or

ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

We do not consider that there are any adverse impacts arising from the proposal which outweigh the economic benefits of this new sustainable tourism based development, and therefore this proposal is considered compliant with the relevant planning policy.

7.4 This planning application is for a proposed sympathetic small scale ‘glamping’ site comprising of 10 canvas yurts, set at ground level. A designed new toilet / shower block with integrated solar panels providing completely off grid energy supply is proposed serving the site which will be screened with a mix of native rural planting. Access is taken via the public road from a small section of tarmac at the junction then onto a gravel parking area, all of which integrates well with the existing surrounding rural landscape and is in no way detrimental or incongruous. Glororum November 2020 page |19

7.5 This application is the dream of a local young couple who are dedicated to investing, working and living in the area they both grew up in. They believe this proposal is dynamic and sustainable and provides a unique visitor attraction for the area in a respectful way to this sensitive natural landscape. If approved will result in the creation of a high quality, sustainable new rural business in the area and will result in local economic investment, creation of new local employment and provide an attraction for tourists to visit this popular area.