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(Public Pack)Agenda Document for Development Panel, 29/11/2016 13

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(Public Pack)Agenda Document for Development Panel, 29/11/2016 13 to Thursday 17 November 2016 Development Panel Will meet on Tuesday 29 November 2016 at 1.00 pm in Council Chamber, Allerdale House Membership: Councillor Peter Bales (Chairman) Councillor Carole Armstrong Councillor Nicky Cockburn Councillor Adrian Davis-Johnston Councillor Janet Farebrother Councillor Malcolm Grainger Councillor Mark Jenkinson Councillor Billy Miskelly Councillor Ron Munby Councillor Jim Osborn Councillor Bill Pegram Councillor David Wilson Members of the public are welcome to attend the meeting. If you have any questions or queries contact Dean Devine on 01900 702556. Agenda 1. Apologies for Absence 2. Declaration of Interests Councillors/Staff to give notice of any disclosable pecuniary interest, other registrable interest or any other interest and the nature of that interest relating to any item on the agenda in accordance with the adopted Code of Conduct. 3. Questions To answer questions from Councillors and members of the public – submitted in writing or by electronic mail no later than 5.00pm, 2 working days before the meeting. 4. 2/2016/0606 - Provide new tourist accommodation - Melbreak Hotel, Winscales Road, Little Clifton, Workington - Provide new tourist accommodation, this will be in the form of a touring caravan park and static camping pod area, with associated parking and sanitary facilities (Pages 1 - 12) http://planning.allerdale.gov.uk/portal/servlets/ApplicationSearchServlet?PKID=1 48258 5. 2/2016/0668 - Two holiday cottages - Ellen Hall, Gilcrux, Wigton - Demolition of disused barn and change of use of land to incorporate two holiday lodges (resubmission of 2/2016/0364) (Pages 13 - 22) http://planning.allerdale.gov.uk/portal/servlets/ApplicationSearchServlet?PKID=1 49484 Chief Executive Date of Next Meeting Tuesday 20 December 2016 at 1.00 pm Council Chamber, Allerdale House Agenda Item 4 Allerdale Borough Council Planning Application 2/2016/0606 Proposed Provide new tourist accommodation, this will be in the form of a Development: touring caravan park and static camping pod area, with associated parking and sanitary facilities Location: Melbreak Hotel Winscales Road Little Clifton Workington Applicant: Mr Ian Hughes Melbreak Hotel Recommendation: APPROVE Summary/Key Issues Issue Conclusion Principal of Policy S17 ALP states that new visitor accommodation will be caravan and lodge supported in the Principal, Key and Local Service Centres. development Tourism accommodation in the open countryside will only be supported where it forms part of a farm diversification scheme or constitutes an extension to, or upgrade of, an existing facility. The development is considered to form an ancillary extension to the tourist accommodation associated with the Melbreak Hotel. Design, Layout, and Acceptable design, materials siting and layout for the caravan sites Materials and the camping pods. Drainage Surface water will be discharged via a sustainable urban drainage scheme (SUDS) to an attenuation tank. The outflow will be restricted to existing run off levels to a local water course. The detailed surface water drainage details can be secured by planning condition. Foul drainage will be connected to the mains. Highways No adverse impact from a highways point of view; subject to planning conditions. Contamination Contamination remediation can be secured by planning condition Ecology No adverse impact on local habitats or species. Landscape Limited adverse impact on landscape character due to the modest scale of the development, the screening by topography of the locality and screening from existing and proposed hedgerows and trees. Page 1 Proposal To develop new tourist accommodation to the north west of the existing Melbreak Hotel, Crossbarrow, Workington in the form of a touring caravan park and a static camping pod area, with associated parking and sanitary facilities. The site area is 1.075 hectares and will be divided into two zones. The caravan park element will take up 0.502 hectares providing 14 pitches with associated parking and amenity areas. The camping pod area amounts to 0.478 hectares and will house 20 separate camping pods. Sanitary and washing facilities will be contained in a separate building and 20 car parking spaces will be provided, one for each pod. The caravan park will be screened from the existing hotel by an established hedgerow. It is proposed that along the boundaries extensive new tree and shrub planting will also be carried out. Site The application site comprises an agricultural field on the northern periphery of the applicant’s existing hotel complex, with boundaries abutting both the A66 and the A595 highways. The site lies in rolling countryside at an altitude of 112 metres OD in the area of higher land between the Lostrigg Beck valley to the east and the land sloping westward down towards the coastal plain of Workington. To the north land falls away gently to the A66 Clifton bypass, however the A66 is screened by banking and planting. The majority of fields are grassland and interspersed throughout the area by woodland. Coniferous shelter belts are a feature within the immediate vicinity of the site, planted following restoration work after the demise of open cast coal mining. The field pattern is fairly square with straight boundaries, hedges and fences. There are sections of rougher land and overhead power lines and the wind farm impacts on the landscape to the south west of the site. The main roads that cross the higher ground to the south (A595) and to the north of the site is the route of the A66. The site access will be via the existing hotel entrance off a spur from the A595. Relevant Policies The National Planning Policy Framework includes the following relevant chapters: 1. Building a strong, competitive economy 2. Supporting a prosperous rural economy 4. Promoting sustainable transport 7. Requiring good design 11. Conserving and enhancing the natural environment The adopted Allerdale Local Plan (Part 1 ) includes the following planning policies which are material planning considerations: Policy S1 - Policy Presumption in Favour of Sustainable Development Policy S2 - Sustainable Development Principles Page 2 Policy S4 - Design Principles Policy S14 - Rural Economy Policy S17-Tourism, Coastal and Countryside Recreation Policy S22 - Transport Principles Policy S29 - Flood Risk and Surface Water Drainage Policy S32 - Safeguarding Amenity Policy S33 - Landscape Policy S35 - Protecting and Enhancing Biodiversity and Geology Policy DM14 - Standards of Good Design PolicyDM17 -Trees, Hedgerow and Woodland Relevant Planning History 2/2011/0766 - Proposed layout of site and change of use to allow siting of 60 log cabins (to replace extant permission 2/2005/0517). Approved 2/2005/0517 - Proposed layout of site and change of use to allow siting of 60 log cabins. Approved. This application was submitted alongside an enhanced outline application 2/2005/0515 for a leisure building for the hotel, plus a detailed application 2/2005/0516 for a 42 bedroom annexe to the existing hotel bedroom annexe block. 2/2004/0746 - On the southern edge of the site was approved for a function suite and ancillary car park for the hotel. 2/1996/0190 - Outline application for a petrol filling station, lorry park and related accommodation (lapsed). Representations The application has been ‘called in’ to Development Panel by Cllr Tibble due to concerns relating to surface water drainage and possible impact on properties at Bridgefoot, and surface water issues between the hotel and the A66 and the extent of the proposed development. Little Clifton Parish Council - Objection on the grounds that there will be an increase in surface water run-off to Lostrigg Beck. This will increase the risk of flooding to properties which have suffered flooding during in the past. There will be excess water run-off from the paths on the site and that permeable paths should be considered. Environmental Health - No objections subject to planning conditions regarding contamination and informatives. Environment Agency - No objections County Planning - No representations received Cumbria Highways – No objections subject to planning conditions Highways England - No objections Fire Officer - No representations received Page 3 Cumbria Constabulary - No comments Cumbria Wildlife - No representations received to date The Coal Authority - No objections. Coal Authority Informative Access Officer - No objections The application has been advertised on site, within the local press and adjacent properties have been notified. 6 number of emails/ letters have been received expressing the following concerns: - Concern about foul drainage disposal and capacity in the locality and there is a river at the end of the field which runs into Bridgefoot and this floods regularly and there is concern the development will aggravate it; - The ditch on the south western boundary has not been maintained and there is flooding on adjacent fields; - Excess water would run off into Kirkbeck and Lostrigg Beck and down into Bridgefoot. These water courses are already beyond the limit during storm conditions; - The development should not affect existing hedgerows; - Concern about visitors walking dogs in adjacent fields where there is livestock; - There is rubble on the main drain; - Neighbour requests a fence to screen the development and protect adjacent livestock; - Neighbours do not want litter on land from nearby bins serving the development; - Extra volume of traffic may require upgrade of the A595 and a filter lane as there have been several
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