Design and Access Statement for Proposed Caravan

DESIGN AND ACCESS STATEMENT

FOR

PROPOSED CARAVAN DEVELOPMENT

SECOND HOLME GRAINSBY LANE TETNEY GRIMSBY LINCOLNSHIRE DN36 5JP

December 2020 dmc 19564

5 Coral Drive Waltham Grimsby N E Lincolnshire DN37 0YD T: 01472 506137 INTRODUCTION

The following comprises a Design and Access Statement that has been prepared in support of the application for a small scale caravan development at Second Holme, Grainsby Lane, Tetney, Grimsby, Lincolnshire, DN36 5JP. The proposal seeks to make better use of the existing under-used agricultural land as paddocks. This application is a re-submission of N/061/02062/19 that was refused panning consent on 6 February 2020.

PLANNING HISTORY

Application referenced N/061/01049/20 for planning permission - Change of use of land for the siting of caravans, provision of car parking, construction of internal road, construction of a vehicular access and existing vehicular access to be permanently blocked up was refused panning consent on 11 September 2020.

The reasons for refusal stated:

1. East Lindsey Local Plan Policy SP15 states that the Council will support new holiday accommodation in close proximity to 'large' sized villages such as Tetney and North Thoresby providing, amongst other criteria, that the site has safe access to the relevant settlement with vehicles and pedestrians being segregated. In this case the site is a considerable distance from the villages and not considered to be in close proximity to either. Vehicular and pedestrian access between Tetney and the site is not segregated and the proposal is likely to generate pedestrian movements along Grainsby Lane and the A1031 which have no safe walking route for pedestrians segregated from vehicles. This will cause highway danger contrary to the relevant strand of Policy SP15 of the East Lindsey Local Plan and paragraph 109 of the National Planning Policy Framework. In the absence of a safe pedestrian access route to Tetney and the significant and unrealistic distance to North Thoresby the proposal is therefore likely to increase reliance of the motor car contrary to Policy SP2 and paragraph 8 of the National Planning Policy Framework both of which seek to support proposals which are sustainable and have an underlying objective to reduce reliance on the motor car.

Addressing the reason for refusal as part of the re-submission:

Numerous applications of a very similar nature and location have been approved recently. Specifically two are of particular relevance.

They are:-

1. N/133/01643/20, Planning Permission - Siting of lodge to be used in association with existing commercial fishing lake. Land rear of Micklemore House, Main Road, North Thoresby, Grimsby, Lincolnshire, DN36 5SE and

2. N/100/01598/20, Planning Permission - Change of use of land to a touring caravan site with 18no. pitches. Furze Farm Estate, Manby Road, Legbourne, Louth, LN11 8HB

The officers report in respect of application N/133/01643/20, amongst other statements, included the following statements that are directly relevant to this application.

Local Plan policy SP15 offers support for the tourism and leisure economy. Policy requires this to be balanced against protecting the landscape, biodiversity and heritage assets. In addition, the policy specifically supports new log cabins such as this provided they are in close proximity to a town, large or medium village and if it can be demonstrated that it adds to the built and natural environment by the provision of extensive landscaping and green infrastructure, does not cause unacceptable harm to the wider landscape and have safe access to the relevant settlement with vehicles and pedestrians being segregated. In addition, paragraph 8 of the NPPF seeks sustainable development, reiterated at policy SP2 of the Local Plan.

In this case North Thoresby village is the nearest settlement. By road, the proposed site entrance is approx. 600m to the first house and 800m where there are dwellings are on both sides of the road. It is approx. 1.4km to the village market place/ village shop. The first approx. 400m is along the A16 main road with the remainder being along Ludborough Road. There is no roadside path linking the site to the village and whilst there is street lighting around the junction of the A16 and Ludborough Road there isn’t any lighting either side of that junction to the village or to the site. There is a recreational footpath link near to the site. This cuts across agricultural land for approx. 720m and terminates just inside the main part of the village. The equivalent by road is approx. 820m therefore approx. 100m less, if using recreational footpath. The footpath starts approx 180m north of the site entrance. Therefore, to access the footpath from the site would require walking along a narrow sloping grass verge next to a fast free flowing and very busy former trunk road.

It is not a safe environment to walk, even the 180m to the recreational path and especially 400m to Ludborough Road. The increase in potential for pedestrians to use this route as a result of the proposal would likely to increase risk for pedestrians and other road users, particularly during hours of darkness, resulting in material harm to highway safety. The proposal would also be contrary to Paragraph 109 of the NPPF which amongst other things states that development should be refused on highway grounds if there would be an unacceptable impact on highway safety.

In the absence of a safe pedestrian access route into the village, the proposal would also likely increase the reliance on the private motor car contrary to the sustainable objectives of SP2 of the Core Strategy and SP22 which supports development in or adjoining settlements and supports development that gives pedestrian and cycle movements. The proposal does not.

Given it’s a rural area, it’s very clear that the use of a motor car will be the main form of transport and relied upon a great deal. At the same time, Government advice seeks to reduce the reliance on the car and encourage alternative forms of transport. It’s easier said than done and government advice also acknowledges the difficulty of achieving this in rural areas. Clearly there’s a balancing act needed between the existing reliance on the car and the need to try and reduce the reliance.

To implement this balance, the Local Plan focuses growth onto the towns and villages where there is greater access to services by means other than the car. People can walk, cycle and catch buses to chosen destinations. Growth and development in these areas gives people a choice in how they travel.

In relation to new holiday sites, again, the policies recognise that the car may be the main mode of transport for visitors to access attractions, shops, pubs etc and therefore it seeks to ensure that new sites are close to settlements so that these facilities are accessible and car journeys short. Likewise, the part of the policy which seeks safe pedestrian access ensures that sites are close to settlements and accessible by means other than a car. It gives people a choice insofar that some amenities are accessible by foot/bike whilst accepting that many journeys will still be made by car. This site is realistically only accessible by car and therefore no practical alternative is available. There is total reliance on the car for all journeys.

Government policy through the NPPF support prosperous rural communities and advises that “planning policies should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development” (Paragraph. 28). It highlights the need to support the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well-designed new buildings; promote the development and diversification of agricultural and other land-based rural businesses and support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres. ( Para 83).

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

The links to the village and wider area by means other than car is poor. However, it is recognised that the site already attracts a number of visitors to the site to fish. The additional traffic and use generated by the proposal is therefore small and whilst North Thoresby is not easily accessible by foot/bike, it is only a short drive away where several key amenities to serve holiday makers can be found. There are two PHs, 2 shops, a post office and a takeaway which can serve users all within a short drive away (as opposed to a more remote location where longer distances to multiple destinations may be needed.)

Economic benefits of the proposal are noted to the business itself but also to the wider community. As it is only for 1 unit the benefits to the wider community could be low, especially compared to the size of the settlement and the use of the facilities that is generated by its population. But even small developments benefit to some degree. In addition, the poor connectively to a settlement and unsustainable location implications are also low although to compensate for this, the driving distance to several potential facilities in one village is also low.

In conclusion, given the short distance between the site and the village, although connectivity between the two by means other than a car is poor (failing that strand of SP15), it is concluded that the site can be classed as 'in close proximity' to the village as it is a short driving distance away where several key amenities can be easily assessed. Overall, it is considered that a proposal of this size, at this location and part of an existing commercial business (which attracts up to 50 fishing pegs) doesn’t conflict with the overarching aims of the Local Plan or national policy.

The officers report in respect of application N/100/01598/20 contains the following salient statements that are directly relevant to this application.

Strategic Policy 15 of the Local Plan supports the leisure and tourism economy. Policy requires this to be balanced against protecting the landscape, protected or important habitats and heritage assets. In addition, the policy specifically supports new and extensions to touring sites such as this provided they are in close proximity to a town, large or medium village and it can be demonstrated that it adds to the built and natural environment by the provision of extensive landscaping and green infrastructure, does not cause unacceptable harm to the wider landscape and have safe access to the relevant settlements with vehicles and pedestrians being segregated. In this case, the nearest settlements to the site by road are, Legbourne (shop and pub approx. 3.2km via Furze Lane), Louth Town Centre (approx. 5.6km) and Grimoldby/Manby (shop at the crossroads approx. 2.4km).

There are no roadside paths linking the site to any settlement. The B1200 road to Louth and Grimoldby/Manby is a fast flowing road with soft grass verges and dykes to both sides with very limited lighting. It is unlikely users of the site would walk to Louth or Grimoldby/Manby. However, access to Legbourne via Furze Lane on foot is more likely. Whilst Furze Lane is a narrow rural lane with no footpaths or street lighting, it is the kind of lane commonly used by ramblers, particularly during the summer months, with grass verges available to step onto and wait for the safe passing of a vehicle. Legbourne is a large sized village and offers a shop and pub.

Other than the Furze Lane route into Legbourne, there are no safe pedestrian access routes into nearby settlements and the proposal would therefore likely increase the reliance on the private motor car, contrary to sustainable objectives. Given the rural area in which the site is set it is very clear that the use of the motor car will be the main form of transport and likely to be relied upon. Whilst the Government's advice seeks to reduce this reliance and encourage alternative forms of transport, it is easier said than done in such rural areas and Government advice acknowledges this difficulty. Consequently, a balance has to be struck.

Policies recognise that the car may be the main mode of transport for visitors to access attractions, shops, pubs etc and therefore it seeks to ensure that new sites are close to settlements so that these facilities are accessible and car journeys short. Likewise, the part of the policy which seeks safe pedestrian access ensures that sites are close to settlements and accessible by means other than a car. It gives people a choice insofar that some amenities are accessible by foot/bike whilst accepting that many journeys will still be made by car. This site is realistically only accessible by car although there is an available alternative to walk to Legbourne and weight is applied to this option.

Para 84 of the NPPF states that '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). The use of previously developed land, and sites that are physically well-related to existing settlements, should be encouraged where suitable opportunities exist'.

However the Local Plan identifies what sustainable development is at local level and in this case is set out in SP15. In the formulation of SP15 the economic benefits were balanced against other considerations. In the planning balance, given the short distance between the site and the nearby settlements, although connectivity between other than a car is poor, it is concluded that the site can be classed as 'in close proximity' to large and medium sized settlements as it is a short driving distance away where several key amenities can be easily assessed. Overall, it is considered that a proposal of this size, at this location and part of an existing commercial business doesn't conflict with the overarching aims of the Local Plan or national policy.

Other applications of a very similar nature that have recently been approved included the following:-

 Application reference N/154/00413/19 approved on 05/08/2019 for Change of use of land for the siting of 12no.shepherds huts and 1no. reception hut, provision of a bin store, cycle store and erection of a fence and entrance gates to the maximum height of 1.5 metres at Skendleby

 N/143/02367/19 approved on 23/09/2020 for 10 no. touring caravan pitches and the siting of 4 no. self-contained pods at Saleby

Application referenced N/061/02062/19 for planning permission - Change of use of land for the siting of caravans, provision of car parking, construction of internal road, construction of a vehicular access and existing vehicular access to be permanently blocked up was refused panning consent on 6 February 2020.

The reasons for refusal stated:

1. East Lindsey Local Plan Policy SP15 states that the Council will support new holiday accommodation in close proximity to 'large' sized villages such as Tetney providing, amongst other criteria, that the site has safe access to the relevant settlement with vehicles and pedestrians being segregated. In this case the site is a considerable distance from the village and not considered to be in close proximity to it. Vehicular and pedestrian access between the village and the site is not segregated.

The proposal is likely to generate pedestrian movements along Grainsby Lane and the A1031 which have no safe walking route for pedestrians segregated from vehicles. This will cause highway danger contrary to the relevant strand of Policy SP15 of the East Lindsey Local Plan and paragraph 109 of the National Planning Policy Framework. In addition, in the absence of a safe pedestrian access route in Tetney the proposal is therefore likely to increase reliance of the motor car contrary to Policy SP2 and paragraph 8 of the National Planning Policy Framework both of which seek to support proposals which are sustainable and have an underlying objective to reduce reliance on the motor car.

2. East Lindsey Local Plan Policies SP15 and SP23 only supports quality tourism facilities where amongst other things they do not cause unacceptable harm to the landscape and are of a scale and intensity compatible with their surroundings. The proposed development is located in open countryside remote from the settlement of Tetney on a site lacking in established landscaping and screening from public views, particularly in the winter months. The proposed static caravans would be out of keeping with the open and rural landscape and result in material harm to the character and appearance of the area. This conflicts with Policies SP15 and SP23 and also paragraph 83 of the National Planning Policy Framework which states amongst other things that decisions should enable sustainable rural tourism and leisure developments which respect the character of the countryside.

3. Policy SP16 of the East Lindsey Local Plan offers general support for leisure and commercial uses in areas of inland flood risk where it is demonstrated that accommodating the development on a sequentially safer site would undermine the overall commercial integrity of the existing area. In this case part of the site is within Coastal Flood Zone 2 and the site is also subject to localised surface water flooding. Part of the proposed layout is within Flood Zone 2 and a larger area subject to localised flooding. It has not been demonstrated that locating the caravans outside of the flood risk areas would undermine the overall commercial integrity of the existing area. As a result the proposal puts persons and property at risk of flooding which is contrary to the said policy.

Addressing the reasons for refusal as part of the previous re-submission:

1. Safe access to the relevant settlement with vehicles and pedestrians being segregated. The application site can provide a safe and segregated pedestrian link to North Thoresby as shown on the images within this statement. A footpath link from the site can be provided within the Highway verge linking the proposed site to the existing public footpath links into North Thoresby. North Thoresby is classified as a 'large' village under the adopted local plan as well as Tetney.

The site can therefore provide a safe pedestrian link to services and amenities thereby reducing the reliance of the motor car. However, it should be well recognised, appreciated and acknowledged that there are large parts of the District that do not have any pedestrian links to settlements and are remote and yet, whilst some of the sites are long established and have been expanded, there are just as equally those that have been approved for very similar if not identical development in recent times. Nearly ALL sites of this nature nevertheless do rely on the use of the motor car regardless of their location, a simple fact of life however unfortunate. As with all tourism associated sites, visits will use their car.

It is considered that the following extracts from the National Planning Policy Framework also support the application in its present form.

The Government’s proposals for delivering sustainable development through the planning system are subsequently set out in sections 1-16 of the NPPF. However, to positively pursue sustainable development as set out in paragraphs 10 and 11 a presumption in favour of sustainable development is advocated. It is confirmed at paragraphs 80-82 that the Government is committed to securing economic growth to help create the conditions which businesses can invest, expand and adapt. Significant weight should be placed on the need to support economic growth and productively, taking into account both local business needs and wider opportunities for development. Each area should be allowed to build on its strengths, counter any weaknesses and address the challenges of the future.

Paragraph 83 states that planning policies should enable the sustainable growth and expansion of all types of business in rural areas, the development and diversification of agricultural businesses, the sustainable tourism and leisure developments that respect the character of the countryside as well as the development of accessible local services and community facilities such as local shops, meeting places, open space etc. To meet local business and community needs in rural areas, as set out in paragraph 84 of the NPPF sites may need to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport. In such circumstances it is identified that 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.

Sites that are physically well related to existing settlements should be encouraged where suitable opportunities exist. Paragraph 122 advocates and supports the efficient use of land. The creation of high-quality building and places is fundamental. Paragraph 124 of the NPPF sets out that good design is a key aspect of sustainable development to creating better places and to help make development acceptable to communities.

Paragraph 127 states that to achieve well designed places development will need to function well and add to the overall quality of an area over the lifetime of the development, be visually attractive with good architecture, layout and appropriate and effective landscaping, be sympathetic to local character including the surrounding built environment and landscape setting whilst not discouraging appropriate innovation or change and optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development.

Policy SP15 of the East Lindsey Local Plan contains the following requirements:-

Clause 1;

The Council will support quality tourism facilities and attractions where they:

 Extend and diversify the tourism and leisure economy, and provide additional employment opportunities  Provide opportunities for the enjoyment of the District's wider countryside and historic towns and villages  Do not cause unacceptable harm to the landscape, biodiversity or Heritage Assets  Are of a scale and intensity compatible with their surroundings

The proposal will diversify the leisure economy by providing high quality holiday accommodation that also provides a link with the adjacent equestrian facilities and Gun and outdoor pursuits shop within the ownership of the applicant. The use of applicant's land for riding, walking and cycling will allow for the enjoyment of the countryside. The site is well placed for easy access to local market towns and the tourism corridor. Furthermore and unlike the recently approved application N/125/00570/20, the site provides a safe pedestrian link to North Thoresby. The development incorporates an integral landscape design that will help to improve biodiversity. The density of the development is appropriate for the site and the lodges (caravans) have been well spaced apart to provide a better sense of space and to prevent a cramped feel to the site. The proposed access route within the development has been curved and organic in nature as opposed to the more traditional grid like patterns. The lodges (caravans) will be laid out in a generously spaced manner that by far exceeds the minimum space standard requirements of caravan site licensing, giving a reduced density layout when compared to similar forms of developments within the area on other approved sites. The site density is considered to be appropriate for the area of the application site that is far less than could have been considered on the area of the applicant site. Substantial areas have been provided for amenity and associated landscaping.

Clause 3;

The Council will support new and extensions to caravans, log cabins, chalets, camping and touring site development where sites are in close proximity to a town, large or medium village, providing it can be demonstrated that they add to the built and natural environment by the provision of extensive landscaping and green infrastructure, do not cause unacceptable harm to the wider landscape, protected or important habitats, heritage assets and their settings, and they have a safe access to the relevant settlement with vehicles and pedestrians being segregated.

The site is located within 1.0 kilometres of Tetney and 1.5 kilometres of North Thoresby both of which are defined a 'large' villages and Holton le Clay, also a 'large' village' some 4.5 kilometres away. The applicant will allow access to their land for horse riding, walking and cycling. The application site can achieve a direct pedestrian link to North Thoresby separate from vehicular routes, unlike the recently approved application referenced N/125/00570/20.

The NPPF supports a prosperous rural economy and requires that planning policies should 'enable the development and diversification of agricultural and other land based rural businesses' and 'should enable sustainable rural tourism and leisure development which respects the character of the countryside'. The proposed development will diversify agricultural land and will provide a sustainable rural tourism development; therefore, the proposals are supported by the NPPF.

Policy SP10 refers to design and states the following:-

Clause 1;

Where possible supporting the use brownfield land for development, unless it is of high environmental value, seeking to use areas of poorer quality agricultural land in preference to that of a higher quality.

The application site is a paddock and not agricultural land. The site is therefore appropriate for the proposed use.

Clause 2;

The use of high-quality materials and where the layout, scale, massing, height and density reflect the character of the surrounding area.

The proposed development has been design to create an attractive leisure site. The materials, scale and massing are sympathetic to the natural surroundings and are low level and low key. The proposed density is appropriate for the site area and provides a very low density in terms of lodges (caravans) as explained above. The development incorporates a comprehensive and robust landscaping scheme, also as highlighted above.

Clause 3;

Ensuring it is easy for everyone to get around by incorporating safe and attractive roads, cycleways, and footways that enable people of all abilities to access shops, jobs, schools and other community facilities.

The proposed site provides a good link to facilities within North Thoresby and surrounding villages.

Clause 4;

Providing on-site landscaping to integrate the development into its wider surroundings and make provision for open space.

An extensive and robust landscaping scheme is proposed to supplement the existing mature landscaping. The site retains plenty of open space.

Clause 5

Development will be supported if it is designed to minimise glare and light spillage, it does not unacceptably harm the rural or dark-sky character of a settlement or landscape or any nearby residential amenity; it respects the local historic environment; and it does not unacceptably harm or reduce the safety of highways, cycleways and footways.

The site is located adjacent to domestic dwellings that have domestic lighting etc, therefore the proposed development will not affect rural or dark sky character. The development is set back from Grainsby Lane so as not to affect highway safety.

Clause 7;

Development will be supported where it can demonstrate that its design incorporates sustainable features and/or renewables and that the development could be adapted in the future for other uses in that it is development that will become a high-quality integrated part of the built environment over many generations.

The development involves the use of sustainable drainage systems and will include the use of renewable energy and energy efficient appliances.

Consideration will be given to the choice of materials and where they are obtained.

 All timber should be obtained from a FSC approved source.  The choice of insulation to be used should consider, for example, sheep’s wool or a material that is CO2 free and offers the highest possible level of insulation to reduce the amount of heat lost through the building’s fabric to reduce the need for heating and therefore reduce emissions.  Building construction: the use of thermal capacity to absorb solar radiation and delay the night-time temperature falls coupled with high levels of insulation.  Design for airtight construction coupled with highly efficient boiler/heating system and good quality doors and windows.  Consideration to be given to rainwater harvesting.  All equipment to be of the highest possible level of energy efficiency.  Consideration to be given to solar energy.  All internal and external lighting to be dedicated energy efficient fittings to reduce the demand for electricity and emissions.  Materials with low environmental impacts achieving an ‘A+’ rating under ‘The Green Guide’ should be used for elements such as external and internal walls, roof, floors and windows. Responsibly sourced materials should also be used where possible.  Water consumption within the premises to be reduced wherever possible by using efficient fittings, such as dual flush toilets, aerated taps and flow restrictors.  By retaining existing features around the site, such as the trees and hedges, will add an ecological value to the site that can also be improved by additional planting.  Consult ‘The Green Guide’ published by the BRE when making detail specification and material choices. Ensure use of ‘A’ and ‘B’ rated components.

The development promotes a more sustainable form of development by:

 Creating and sustaining an appropriate mix of facilities to support and underpin the existing facilities, equestrian use and Gun and outdoor pursuits shop.  The proposal will add to and reinforce the Area’s local distinctiveness.  The proposal can benefit from the capacity of existing and potential infrastructure, including public transport, water and sewerage, other utilities and social infrastructure.  The proposal will help support the physical and social infrastructure to help sustain appropriate local services and facilities.  Provision of electrical hook ups to promote use of electric motor vehicles.  The proposal will provide a good quality design solution ensuring an attractive, useable, durable and adaptable place. This is a key element in achieving sustainable development.  The proposal will be integrated into the existing environment and surroundings.

When considering reason 1 for refusal, one should take into account the recently approved application referenced N/125/00570/20 that was approved on 1 June 2020. The application was for a development very similar to this application. However, this application site is considered to be in a more 'sustainable' location than the approved site at Helsey for the reasons stated above. Furthermore, and as previously touched on, most developments within the district do not provide ANY connectivity to settlements neither adjoining their sites nor close by. Whilst this in itself does not carry 'material weight' it is however a material fact and there are numerous sites that have been approved within less 'sustainable' locations than Grainsby Lane.

For a consistent approach alone, the application should be supported as the approval of N/125/00570/20 bears very similar attributes to this application apart from the connectivity of the two sites that is very questionable and qualified as above.

It is therefore considered that this reason has been satisfied accordingly.

2. The question of a material harm to the character and appearance of the area has been addressed by the additional landscaping proposed across the road frontage boundary, as previously discussed with the case officer during the original application. Whilst the definition of the application is for caravans, the units are not static caravans with their associated and perceived appearance. They are luxury log cabins that will blend into the natural landscape by their choice of materials as the images clearly show. It should also be remembered that the lodges are portable, by definition and can be removed at anytime.

It is therefore considered that this reason has been satisfied accordingly.

3. Flood Risk, there is a very small area of the site shown to have a theoretical risk of flooding, Flood Zone 2. Again, as previously discussed and agreed with the case officer during the original application, this reason for refusal has been addressed by removing those lodges within the area of Flood Zone 2. The issue of surface water along the roadside dyke has been remedied on site with the Highways Department. This was due to third party involvement in fly tipping within the dyke and damaged drain connections beneath Grainsby Lane and not the application site itself. We understand that this has all be resolved.

It is therefore considered that this reason has been satisfied accordingly.

PHYSICAL CONTEXT

The application site is located off Grainsby Lane that connects the main A16 and the A1031. The main A16 is a primary road between Louth and Grimsby and the A1031 is the main coast road between Mablethorpe and Grimsby. Grainsby Lane itself is approximately half a mile to the south of Tetney. The site lies to the south of Grainsby Lane some 700 metres from the junction with the main coast road between Mablethorpe and Grimsby (A1031).

The site is classified as being within open countryside, although there are existing structures and dwellings to the east of the application site that are within the ownership of the applicant. The original farmhouse, Second Holme, lies adjacent to the site on the eastern boundary. There are various agricultural buildings, barns and the residential dwelling known as 'Conker Cottage' within the grouping. 'Conker Cottage' was constructed during 1988 and a newer stable block has also been more recently constructed.

Mature trees line the northern boundary of 'Conker Cottage' with Grainsby Lane, most of which are understood to have Tree Preservation Orders. Mature trees and hedges also line both sides of Grainsby Lane from the junction with the main coast road between Mablethorpe and Grimsby (A1031) to the application. It is understood none of these have Tree Preservation Orders and will not be affected by the proposal. The applicant owns the adjoining land to the east that totals some 14 acres.

The site lies in close proximity to the centre of the village of Tetney and some 6 miles south of Grimsby and some 9 miles north of Louth. The site is therefore close to local amenities, facilities and transport links and is situated within an area associated with tourism.

SOCIAL AND ECONOMIC CONTEXT

In terms of social and economic context, it is considered that the proposal will not have an effect on either of these issues, as the site lies within open countryside and will not have a bearing on adjoining neighbours. As previously stated above, the application site forms part of the adjoining land and buildings within the applicants ownership, there are therefore no immediate neighbours that could be affected by the proposal. The proposed development will serve to provide additional and varied facilities that will bolster the local economy accordingly.

The proposal should not have a detrimental effect on the surrounding area due to the nature of the proposal being an associated use on the site and by the sensitive nature of the proposals.

It is hoped the proposal will provide a significant benefit for the local community and economy generally by providing a significant private investment within the area adding to the tourism accommodation locally. The application sees a proposal which will provide “High Quality” accommodation for General Tourism Holiday.

The Ministerial forward to the NPPF states the following points that are in support of the proposed development;

‘Sustainable means ensuring that better lives for the ourselves don’t mean worse lives for future generations… Development means growth. We must house a rising population, which is living longer and wants to make new choices.’ ‘So sustainable development is about positive growth‐ making economic, environmental and social progress for this and future generations… The planning system is about making this happen’ ‘Development that is sustainable should go ahead, without delay‐ a presumption in favour of sustainable development that is the basis for every plan, and every decision…’

The NPPF states that there are three dimensions to sustainable development: economic, social and environmental:

‘Economic role ‐ contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure’

The economic benefits of the proposal will be significant and will help to promote and sustain the local business and area by offering a diversification of the existing land use in an appropriate and sustainable manner without compromising the sites location and setting.

‘Social role ‐ supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of the present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural wellbeing’

The proposal will offer further facilities and enhancements to the existing facilities within the area that will further help to provide and sustain income to the local surrounding area and help attract further employment.

‘Environmental role ‐ contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy’.

The proposal will offer biodiversity on the site and diversification of the existing land use.

NATIONAL PLANNING POLICY

Consideration should be given to the National Planning Policy Framework (NPPF) and as such the application should be considered in the context of “presumption in favour of sustainable development”. This is set out in paragraph 14 of the NPPF and states that “where the development plan is absent, silent or relevant policies are out of date, granting permission unless an adverse impacts of doing so would significantly and demonstratably outweigh the benefit….

The NPPF also sets out a coherent vision of sustainable rural development and supports key economic aspects of rural enterprise and provides significant guidance on how such proposals should be considered and assessed. A key consideration is the Government’s explicit commitment to ensuring that the planning system supports sustainable economic growth: “planning should operate to encourage and not act as an impediment to sustainable growth and key employers. Therefore significant weight should be placed on the need to support economic growth through the planning system”, Paragraph 19… and this is such in relation to this application….. The NPPF advises that sustainable development “involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):  Making it easier for jobs to be created in cities, towns and villages;  Moving from a net loss of bio-diversity to achieving net gains for nature;  Replacing poor design with better design;  Improving the conditions in which people live, work, travel and take leisure  Widening the choice of high quality homes.”

The NPPF requires Local Planning Authority's to make decisions which take account of local circumstances, so that they respond to the different opportunities for achieving sustainable development in different areas. Paragraph 10 indicates that local planning policies should support existing business sectors, taking account of whether they are expanding or contracting and, where possible, identify and plan for new or emerging sectors likely to locate in their area. Policies should be flexible enough to accommodate needs not anticipated in the plan and to allow a rapid response to changes in economic circumstances, Paragraph 21.

The NPPF seeks specifically to support prosperous rural communities and advises that “planning policies should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development” (Paragraph. 28). To promote a strong rural economy, local and neighbourhood plans should:

● support the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well designed new buildings; ● promote the development and diversification of agricultural and other land-based rural businesses; ● support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres; and ● promote the retention and development of local services and community facilities in villages, such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship.

The Framework sets out key core principles including:  Proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to indentify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.  It recognises that there is a requirement for investment to build a strong, competitive economy. Stating that the Government is committed to securing economic growth in order to create jobs and prosperity, building on the country's inherent strengths, and to meeting the twin challenges of global competition and a low carbon future. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.

The proposed development aims to provide further high quality tourism facilities to the area that is within an established tourism area.

In relation to rural tourism, the Framework addresses the issue of 'supporting a prosperous rural economy' and states that planning policies should support economic growth in rural areas in order to create jobs and prosperity (Paragraph 28). The support of sustainable growth and expansion of all types of business and enterprise in rural areas is emphasised within the Framework. Additionally, the policy sets out the importance of supporting sustainable rural tourism and leisure developments that benefit businesses within the rural areas and which respect the character of the countryside. This specifically includes support for the provision and expansion of tourist and visitor facilities in appropriate locations.

In reference to good design forming an important part of delivering sustainable development, the Framework states that "Good design is a key aspect of sustainable development, is indivisible from good planning, an should contribute positively to making places better for people." (Paragraph 56). It should be evident that the demand for good design in seeking to retain and enhance on the areas facilities and choices on offer to visitors is central to this proposal. The Framework states that planning policies should aim to ensure that developments:  will function well and add to the quality of the area, not just for the short term but over the lifetime of the development;  establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;  optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;  are visually attractive as a result of good architecture and appropriate landscaping.

PLANNING POLICY

The general key policies to be considered, as part of the application is as follows: -

National Planning Policy Framework, 2012

Lincolnshire Structure Plan, 2006

 NE1 - Development in Open Countryside  S4 - Rural Communities

Policy S4 emphasises the need to ensure that rural communities retain their services and viability without compromising on the character of the surrounding area.

East Lindsey Local Plan Core Strategy, Adopted July 2018

 Strategic Policy 1 - 4 (SP1 - 4)  Strategic Policy 10 (SP10)  Strategic Policy 15 (SP15)  Strategic Policy 16 (SP16)  Strategic Policy 17 (SP17)  Strategic Policy 19 (SP19)  Strategic Policy 23 (SP23)

The Core Strategy sets out the vision for the District along with the strategy for growth and key strategic polices.

The Council expects to be:

"The range of tourism and leisure activities will have diversified across the District. The District position as a leading visitor destination will be enhanced. There will be strong economic connections between tourism and local businesses, the local environment and local produce. The green cultural, heritage and sporting offer will complement the strong traditional offer".

The explanatory text acknowledges that East Lindsey is in a strong position in terms of tourism. It goes on to state that it has a breadth of attractions that complement and contrast each other. The strategy for tourism recognises the importance of a diverse and dynamic tourism industry.

Strategic Policy 15 (SP15) - Widening the Inland Tourism and Leisure Economy, sets out the Council's commitment to promoting quality tourism and leisure facilities. A number of means of doing this are specified and these include:

 Giving a high priority to development that extends and diversifies the tourism economy and visitor facilities and provides additional employment opportunities.

In addition, of particular relevance to the current proposals is the part of the policy which specifically states:

 In close proximity to or in inland towns, large or medium sized villages, new and extensions to existing sites for holiday or short-let caravan, chalets, log cabins and camping will be supported".

Whilst the site is not located within a town or village, it is located in close proximity to Tetney, North Thoresby and Holton-le-Clay. The policy goes on to state:

"with regard to new and extensions to short-let caravan, chalet, log cabins and camping the scale, traffic impact, design and cumulative impact of development should not harm existing settlements and landscape".

The existing landscaping of the site will all be retained and significantly enhanced by substantial additional planting and landscaping appropriate to the sites setting. The scale and design is low key in terms of density, layout and appearance of the development using appropriate materials.

CONSULTATION

Consultations have been undertaken with the Local Planning Authority during the process of the original application and subsequently. The reasons for refusal have been address and discussed with the planning department as stated above.

Statutory consultations have been undertaken during the original application and the relevant comments have been overcome and addressed accordingly.

The site is partly suggested to be within flood zone 2 and a copy of the Environment Agency’s map and report is attached at the end of this Design and Access Statement.

Lengthy discussions have been engaged between the applicant, Councillors, members of the planning department and Senior Members of the Authority. The advice received by the applicant is to re-submit the application as the original decisions should not have been to refuse. The re-submission will be supported by the Authority and a favourable decision will be received.

USE

The proposal is to provide 10 high class log cabins (caravans) on the site that can enjoy its natural surroundings and existing local facilities in the immediate vicinity. This will assist with the long term future of existing businesses and providing associated benefits to the local area and economy.

The proposal seeks to make better use of the existing under-used agricultural land as paddocks.

The log cabins (caravans) are both demountable and movable if needs be, and are extremely energy efficient. They have a low environmental impact – both visually in relation to the existing and wider site, and also from the point of view of their carbon footprint of construction and their day to day energy consumption. They are also to be sited in accordance with: Caravan sites and Control of Development Act 1960 i.e. in relation to layout and servicing requirements.

The use is therefore wholly compatible.

AMOUNT

In terms of amount, this application seeks approval for 10 pitches (log cabins) that are generously spaced out on the site to provide a high class development suitable to the sites location. The application site amounts to some 2.0608 hectares (5 acres) and the overall area of the land within the applicants ownership is around 5.66 hectares (14 acres). Therefore in terms of amount, the proposal represents a very small area.

LAYOUT

The proposed siting of pitches (log cabins) have been grouped around a 'central' landscaped area with a focal point such as a sculpture, water feature of feature tree and will take advantage of the natural views to the south and east without significantly compromising the views that the existing dwelling enjoys over the site. Furthermore, it is considered that the proposals with not have an adverse effect on the long distance views into the site due to the existing perimeter landscaping, low density of development, significant and enhanced integrated landscaping proposals and the natural materials to be considered. The lodges (caravans) will be laid out in a generously spaced manner that by far exceeds the minimum space standard requirements of caravan site licensing, giving a reduced density layout when compared to similar forms of developments within the area on other approved sites. The site density is considered to be appropriate for the area of the application site that is far less than could have been considered on the area of the applicant site. Substantial areas have been provided for amenity and associated landscaping. The proposed density is appropriate for the site area and provides a very low density in terms of lodges (caravans) as explained above. The development incorporates a comprehensive and robust landscaping scheme, also as highlighted.

Original block plan as part of the previous application referenced N/061/02062/19

Proposed amended block plan

SCALE

The scale of the proposed development is very much low rise single storey that will not dominate the skyline or longer views of the surroundings. The scale is not excessive and is considered to be wholly appropriate for the type, use and location of the site and follows a traditional scale for the size of structures in its location.

LANDSCAPING

The site has perimeter established landscaping features around the sites northern and western boundaries with a number of trees along the Grainsby Lane frontage and along the western boundary. None of these will be affected by the proposal. Mature trees line the northern boundary of 'Conker Cottage' with Grainsby Lane, most of which are understood to have Tree Preservation Orders. Mature trees and hedges also line both sides of Grainsby Lane from the junction with the main coast road between Mablethorpe and Grimsby (A1031) to the application. It is understood none of these have Tree Preservation Orders and will not be affected by the proposal.

The existing roadside boundary with Grainsby Lane will be strengthened with new native tree planting and the east and south boundaries will incorporate proposed and significant tree and landscape planting to help integrate the proposal within its natural setting and overcome the previous comments of perceived "unacceptable harm to the landscape" and lacking in established landscaping and screening from public views, particularly in the winter months.

Additional substantial planting is proposed with a mix of Scots Pine (pinus sylvestris), Silver Birch (Betula Pendula 'Fastigiata') and Holly (Ilex aquifolium) tree planting with screen hedging between the caravans (lodges) comprising Laurel Cherry (prunus laurocerasus rotudifolia).

The proposed access ways will have either tarmac planings or stone surface that provides a natural pervious surface.

A natural habitat for wildlife could be provided to help establish the proposal into its surroundings and setting.

As part of the proposed, there will be no alterations to the existing land levels.

The proposal will not have any affect on the existing landscaped feature surrounding the site and all of the landscaping will be retained as existing. It should be noted that none of the existing trees will be affected by the proposal.

A Lincolnshire post and rail (4 bars) boundary fence 1200mm high with native hedgerow planting is proposed to part of the eastern boundary and to the southern boundary to integrate the proposal into its natural setting and environment.

APPEARANCE

The appearance of the caravans (lodges) with be natural timber walls, windows and doors and a mix of slate appearance roof tiles and natural clay pantiles. Timber decking areas with timber handrails and balustrades are suggested to either ends of the caravans (lodges). Car spaces are proposed to be gravel and hard paved areas (limited) to provide access from the car spaces to the caravans (lodges) and refuse areas are to have permeable hard paving. This will be harmonious with the existing buildings and structures around the site and is seen as wholly appropriate for the setting and location.

Proposed images of The Strand

Proposed image of Foresters

ACCESS

Access to the site will be via a new vehicular access with Grainsby Lane close to the existing field access that will be blocked off. The required visibility splays can be achieved in both directions along Grainsby Lane. The access, turning and manoeuvring areas will be finished in a permeable surface, either stone or tarmac planings allowing natural infiltration of surface water as currently exists. The proposed new vehicular access is to be in compliance with Lincolnshire County Council's Highway's design and specification with the works to be carried out by a Lincolnshire County Council Highway's approved contractor. The first 10m behind the Highway boundary to be surfaced in a hard bound material (not loose gravel) and maintained in such hard bound material for the life of the development. Any gates set back a minimum 6000mm from the Highway kerb line.

The location of the site, as previously stated, is close to full services, amenities and transport links and is situated within an area designated for tourism.

It should be noted that there is an existing public footpath within 400 metres of the application to the west of the application site along Grainsby Lane that connects to North Thoresby. A new public footpath could be provided within the Highway verge linking the site to the existing public footpath should this deem to be necessary to segregate pedestrians from vehicles.

This will enable the site to have a safe access to the settlement of North Thoresby that is classified as a large village under East Lindsey Local Plan Core Strategy, Adopted July 2018.

PLANNING FOR SUSTAINABLE ECONOMIC GROWTH

The Government’s directive is to address topics, such as limiting carbon emissions through the burning of fossil fuels by the use of electricity for heating and lighting and other equipment that relies on electricity.

Consideration will be given to the choice of materials and where they are obtained.

The development promotes a more sustainable form of development by:

 Creating and sustaining an appropriate mix of facilities to support and underpin the existing local economy.  The proposal will add to and reinforce the Area’s local distinctiveness.  The proposal can benefit from the capacity of existing and potential infrastructure, including public transport, water and sewerage, other utilities and social infrastructure.  The proposal will help support the physical and social infrastructure to help sustain appropriate local services and facilities.  Provision of electrical hook ups to promote use of electric motor vehicles.  The proposal will provide a good quality design solution ensuring an attractive, useable, durable and adaptable place. This is a key element in achieving sustainable development.  The proposal will be integrated into the existing environment and surroundings with additional and supplementary landscaping proposed.  Safe pedestrian access linking to North Thoresby with a new public footpath within the highway verge of Grainsby Lane possible to link to the existing public footpath.

CARAVAN SITES AND CONTROL OF DEVELOPMENT ACT 1960

1. The number of caravans stationed on the site at any one time shall not exceed, (to be agreed).

Position of Caravans

2. Caravans shall be stationed only within areas designated on a site plan and approved by the Director of Environment

Size and Type of Caravan

3. No railway vehicle, tramcar, omnibus body, aeroplane fuselage, or similar structure whether on wheels or not and howsoever adapted shall be stationed or erected anywhere on the site. 4. No caravan shall be stationed on the site which is not at all times:- (I) in good and proper repair; and (ii) in a good state of external decoration; and (iii) weather-proof.

Site Boundaries

5. The boundaries of the site shall be clearly marked by the use of fences or hedges. 6. The site owner shall provide the Local Authority with a proper plan of the site layout. 7. Site buildings, caravans, cars, boats, sheds or garages, recreational space and additional car parking spaces etc. are not permitted within 3 metres of the site boundary.

Density and Spacing Between Caravans

8. Subject to the following variations no caravan shall be sited within 6 metres of any other caravan which is occupied separately and not less than 2 metres from a site road. The point of measurement for porches, awnings etc. is the exterior cladding of the caravan. a) Porches may protrude 1 metre into the 6 metres and shall be of the open type. b) Where awnings are used, the distance between any part of the awning and an adjoining caravan shall not be less than 3 metres. They shall not be of the type which incorporates sleeping accommodation and they shall not face each other or touch. c) Eaves, drainpipes and bay windows may extend into the 6 metres space provided the total distance between the extremities of 2 adjacent caravans is not less than 5.25 metres. d) A garage, shed or covered storage space shall only be permitted between caravans if it is constructed of non-combustible material, including the roof and only if sufficient space is maintained around each caravan so as not to prejudice means of escape in case of fire. Windows in such structures shall not face towards the caravans on either side. Car ports and covered walkways are not permitted, under any circumstances, within the 6 metre space. e) Where there are ramps for the disabled, verandahs and stairs extending from the unit, there shall be a 4.5 metre clear space between them and the two such items should not face each other in any space. If they are enclosed, they may need to be considered as part of the unit, and as such, shall not intrude into the 6 metre space. f) Only one car is permitted to be parked between adjoining caravans provided that the doors to the caravans are not obstructed. g) Plastic or wooden boats should not be parked between caravans. h) The density of caravans shall be consistent with safety standards and health and safety requirements. i) The gross density of caravans shall not exceed 50 caravans per hectare of usable site areas i.e. this excludes lakes, roads communal services and other areas unsuitable for siting caravans.

Roads, Gateways and Footpaths

9. Roads and footpaths shall be so designed as to provide adequate access for fire appliances. (Detailed guidance on turning circles etc. shall be obtained from the Fire Authority and made available on request to the Director of Environment, East Lindsey District Council). 10. Site roads of suitable material and of a standard approved by the Highway Authority shall be provided in such areas as are necessary to ensure that no caravan standing is more than 50 metres from a site road. 11. Where the approach to a caravan is across ground that may become difficult to negotiate in wet weather, each standing shall be connected to a carriageway by a footpath with a hard surface. 12. Roads shall not be less than 3.7 metres wide or if they form part of a one way system that is clearly marked then they shall not be less than 3 metres wide. 13. Gateways shall be a minimum of 3.1 metres wide and shall have a minimum height clearance of 3.7 metres. 14. Footpaths shall not be less than 0.75 metres wide. 15. Roads shall not be traversed by overhead cables unless such cables are more than 4.5 metres above the ground. 16. Emergency vehicle routes within the site (including access roads) shall be kept clear of obstructions at all times. 17. All roads, footpaths and other areas of the site shall be adequately lit by artificial lighting during the hours of darkness (details to be agreed with the Local Planning Authority).

Hardstanding

18. Each caravan shall stand on a hard standing of tarmac planings or stone (therefore not permanent) which should extend over the whole area occupied by the caravan placed upon it. 19. The hard standing shall project a sufficient distance outwards from the entrances to the caravans to enable occupants to enter and leave safely.

Fire Fighting Appliances Fire Points

20. The fire points shall be established so that no caravan or site building is more than 30 metres from a fire point. The fire points shall be housed in a weather proof structure, shall be easily accessible and clearly and conspicuously marked “FIRE POINT”.

Fire Fighting Equipment

21. Where water standpipes are provided and there is a sufficient supply of water with an adequate pressure and floor to project a jet of water not less than 5 metres from the nozzle, such water standpipes shall be situated at each fire point. 22. There shall also be a reel that complies with British Standard 5306 : Part 1, with a hose not less than 30 metres long, having a means of connection to a water standpipe (preferably a screw thread connection) with a water supply of sufficient pressure and terminating in a small hand control nozzle. Hoses shall be housed in a box painted red and marked “HOSE REEL”. 23. Where standpipes are not provided but there is a water supply of sufficient pressure and flow, fire hydrants shall be installed and shall be within 100 metres of every caravan standing. Hydrants shall conform to British Standard 750. Access to hydrants and other water supplies shall not be obstructed or obscured. 24. Where standpipes are not provided or the water pressure of flow is not sufficient, each fire point shall be provided with either water extinguishers (2 x 9 litres) or a water tank of at least 500 litres capacity fitted with a hinged cover, 2 buckets and 1 hand pump or bucket pump. Such water tanks shall contain the full 500 litres of water at all times.

Fire Warning

25. Each fire point shall be provided with a means of raising the alarm in the event of a fire. The means of raising the alarm shall be one of the following: - i) manually operated sounder - metal triangle with striker; ii) manually operated sounder - gong; iii) manually operated sounder - hand operated siren.

Maintenance

26. All alarm and fire fighting equipment shall be installed, tested and maintained in good working order by a competent person and shall be available for inspection by duly authorised Officers of, or on behalf of East Lindsey District Council. 27. A log book shall be kept to record all tests and remedial action to the fire alarm and fire fighting equipment. 28. Any equipment susceptible to damage by frost shall be adequately protected.

Fire Notices

29. Clearly written and conspicuous notices shall be provided and maintained at each fire point to indicate the action to be taken in the event of a fire and the location of the nearest telephone. The notice shall include the following: - “ON DISCOVERING A FIRE: - 1. ENSURE THE CARAVAN OR SITE BUILDING IS EVACUATED. 2. RAISE THE ALARM. 3. CALL THE FIRE BRIGADE (THE NEAREST TELEPHONE IS SITED ...... ). 4. ATTACK THE FIRE USING THE FIRE FIGHTING EQUIPMENT IF IT IS SAFE TO DO SO. IT IS IN THE INTEREST OF ALL OCCUPIERS OF THIS SITE TO BE FAMILIAR WITH THE ABOVE ROUTINE AND THE METHOD OF OPERATING THE FIRE ALARM AND FIRE FIGHTING EQUIPMENT”.

Fire Hazards

30. Long grass and vegetation shall be cut frequently and regularly where necessary to prevent it becoming a fire hazard to caravans and site buildings. Cuttings shall be removed from the vicinity of the caravans. The spaces between and beneath caravans shall not be used for the storage of combustible materials.

Telephones

31. An immediately accessible telephone shall be available on the site for calling emergency services. A notice by the telephone shall include the address of the site.

Advice

32. The advice of the Fire Authority regarding the siting of fire points, the provision of fire fighting equipment and fire warning systems shall be sought and taken into consideration when providing fire fighting appliances. Such advice shall be made available to the Director of Environment, West Lindsey District Council, on request.

Storage of Liquefied Petroleum Gas (LPG)

33. LPG storage supplied from tanks shall comply with LP Gas Association Code of Practise 1 “Bulk LPG Storage at Fixed Installations Part 1: Design, Installation and Operation of Vessels Located above Ground” or, where LPG is supplied from cylinders it shall comply with LP Gas Associated Code of Practice 7 “Storage of Full and Empty LPG Cylinders and Cartridges”. 34. Where there are metered supplies from a common LPG storage tank, then LP Gas Association Code of Practise 25 “LPG Central Storage and Distributions Systems for Multiple Consumers” provides further guidance which shall be considered. 35. Exposed gas bottles or cylinders shall not be kept within the separation boundary of an adjoining caravan. 36. LPG installations shall conform to British Standard 5482 Part 2 : 1977 “Code of Practice for Domestic Butane and Propane Gas Burning Installations, Installations in Caravans and Non- Permanent Dwellings”. 37. For mains gas supply, the 1984 Regulations shall be relevant for the installation downstream of any service pipe(s) supplying any primary meter(s) and such service pipe(s) are subject to the Gas Safety Regulations 1972. 38. Where the site owner supplies gas to the caravans on site he shall seek authorisation to do so from OFGAS under the Gas Act 1986.

Electrical Installations

39. The electricity supply shall be sufficient in all respects to meet all reasonable demands of the site, caravans and site buildings. 40. The electrical installations shall be inspected by a competent person such as the electricity supplier, a professionally qualified electrical engineer, a member of the ECA or NICEIC. Inspections shall be annually from the date of the last inspection. The inspector shall, within one month of the inspection, issue an inspection certificate in the form prescribed in the BS 7671 : 2001. A copy of the certificate shall be retained by the site operator and displayed with the site licence. Any deficiencies observed during the inspection shall be rectified in accordance with the regulations in force at that time and shall be carried out by a competent person as mentioned above. 41. Alterations and extensions to the existing installation shall comply with the version of BS 7671: 2001 Requirements for Electrical Installations. IEE Wiring Regulation’s for the time being in force. 42. Should overhead cables be present on the site, suitable warning notices shall be displayed at the site entrance and on supports. Particular attention shall be drawn to the danger of yacht or dinghy masts coming into contact with the line.

Water Supply

43. The site shall be provided with a water supply from the public water mains or from a private source approved by the Council and such supply shall comply with appropriate Water Byelaws and statutory quality standards.

Drainage, Sanitation and Washing Facilities

44. Satisfactory provision for foul drainage shall be made either by connections to a public sewer or sewage treatment works or properly constructed septic tank or cesspool approved by the Council.

CONCLUSION

In looking at an acceptable solution to the brief, both the constraints and opportunities for the proposal have been investigated. It is considered that the proposed development provides an acceptable form and will not have an adverse effect on the surrounding amenities and environment. The previous reasons for refusal have been suitably addressed and overcome. It is, therefore, considered that the proposal falls in line with current Planning Policies and, therefore, should receive a favourable response from the local Planning Authority.

The question of providing economic growth and prosperity overriding ‘sustainability’ is considered to be an overriding factor, especially in these difficult and challenging times and should be encouraged. The site will offer further choices and locations for visitors to the area and also encourages and prompts tourism. Lengthy discussions have been engaged between the applicant, Councillors, members of the planning department and Senior Members of the Authority. The advice received by the applicant is to re-submit the application as the original decisions should not have been to refuse. The re-submission will be supported by the Authority and a favourable decision will be received.

Environment Agency Flood Zone Map

Typical Views along Grainsby Lane

Views along Grainsby Lane to existing public footpath

5 Coral Drive Waltham Grimsby N E Lincolnshire DN37 0YD T: 01472 506137