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PLANNING COMMITTEE 16 October 2012

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PLANNING COMMITTEE 16 October 2012 Item Number: 8 Application No: 12/00670/MFUL Parish: Wrelton Parish Council Appn. Type: Full Application Major Applicant: Sleaford. P. P. Ltd (Mr M Goodson) Proposal: Change of use of agricultural land to form an extension to existing holiday park to include the siting of 38no. static holiday units with parking spaces, formation of access roads, 2no. lakes, landscaping and adjacent wildlife area with pond Location: Wayside Caravan ParK Wrelton Cliff Road Wrelton Pickering North Yorkshire YO18 8PG Registration Date: 8/13 Wk Expiry Date: 17 October 2012 Overall Expiry Date: 30 August 2012 Case Officer: Matthew Mortonson Ext: 332 CONSULTATIONS: Sustainable Places Team (Yorkshire Area) No objection subject to conditions Countryside Officer Further information requested Tree & Landscape Officer No objections Housing Services No objections recommend informative Yorkshire Water Services Recommends condition - concerns re groundwater protection Environmental Health Officer No views received to date Parish Council Object Highways North Yorkshire Recommend conditions and informative Neighbour responses: G Harrison, Mr Eden Blyth, Mr Ian Reed, Mr Richard McLane, SITE: Wayside Holiday Park is situated to the west of Wrelton village within open countryside and within the Area of High Landscape Value. It is a well established holiday park containing 113 static holiday units and 41 touring caravan units. The application site is situated to the north of the existing holiday park. PROPOSAL: The proposal seeks planning permission for the change of use of the site from agricultural land to land used in connection with holiday accommodation. The main part of the site will be developed to extend the existing holiday park to include the provision of an additional 38 static holiday units with parking spaces, set around two lakes. The existing service road within the site will be continued into the new site constructed using locally sourced crushed stone. An area to the south and west will be developed as a dedicated wildlife habitat. The application includes a visual analysis and local landscape analysis. HISTORY: 1974- 3/155/12/PA - Application for the amendment to existing planning conditions to increase the number of caravans on site from 60 to 120 at Wayside Caravan Site Wrelton. Approval. 0,!..).' #/--)44%% /£¥Ø¢•≤ 1979 - 3/155/12A/PA - Outline application for the erection of a new toilet block following demolition of that existing, together with the siting of 32 touring caravans at Wayside Caravan Park Wrelton. Refusal. 1981 - 3/155/12B/PA - Replacement of toilet block and use of additional land for the siting of 32 touring and 8 static holiday caravans at OS Fields 1513 and 2117 Wayside Caravan Park, Dams Lane Wrelton (as amended by letter and plan dated 23rd May 1981). Approval. 1982 - 3/155/12C/PA - Construction of a single storey shower and toilet block at Wayside Caravan Park Wrelton (as amended by letter and plan dated 16th august 1982). Approval. 2004 - 04/01171/FUL - Change of use of part of existing touring caravan site to form extension to static caravan site to provide eight additional static caravans (total on site 96). Approval. 2006 - 06/01233/FUL - Change of use of part of existing caravan park from area for touring caravans to area for siting of 22 no. static caravans. Approval. 2008 - 08/00464/FUL - Change of use of grassland to form extension to caravan park to include siting of 36 additional static caravans and re-location of LPG storage area. Approval. 2012 - 12/00278/FUL - Installation of array of solar photovoltaic panels to east and west roof slopes of existing amenity building. Approval. POLICY: National Policy Guidance National Planning Policy Framework Good Practice Guide on Planning for Tourism - May 2006 Ryedale Local Plan Policy ENV3 - Development in the Areas of High Landscape Value Policy ENV7 - Landscaping Policy T3 - Access to the local highway network Policy T7 - Parking Policy TM3 - Chalet, cabin and static caravan development Policy TM4 Touring caravan and camping sites APPRAISAL: The main considerations in relation to this application include: • Site history; • The principle of using the site for tourist accommodation; • The impact of the development upon the open countryside; • Highway Issues; • Residential Amenity; • Drainage and waste disposal; and • Ecology. 0,!..).' #/--)44%% /£¥Ø¢•≤ The Parish Council have objected to the application and 4 No. letters of objection have been received from nearby residents. The concerns raised include: • Impact on the character of the village of Wrelton; • Impact on existing sewerage system; • Impact on the open countryside; • Impact on wildlife; • Public footpath; and • The field was an uncultivated ridge and furrow field. Site History Members will note that the holiday park has a significant planning history. In 1975 the holiday park accommodated 120 holiday units which consisted of 80 static caravans and 40 touring caravan pitches, tent pitches were also provided. In 1982 this was increased to 88 static caravans and 72 touring caravans. The existing plan of Annex A indicates to Members the layout of the site at this point. In 2004 planning permission was then granted to increase the number of static caravans by an additional 8 to 96. To accommodate these additional units a reorganisation of the site layout was required indicated by the proposed plan of Annex A. Tent accommodation within the holiday park was ceased at this point. Finally, in 2006 planning permission was granted to increase the number of static caravans from 96 to 118. Annex B indicates how the additional static holiday units were accommodated on site. As a result of this permission the number of touring caravan pitches was reduced to 41. Taking the above into consideration, it can be concluded that the application site currently has planning permission for 118 static holiday units and 41 touring caravan pitches. Despite this, in order to provide better amenity space within the site, the applicant has confirmed that currently only 113 static holiday units are located on site. This means that, whilst the application proposes an additional 38 static holiday units, the proposal would in actual fact only increase the number of static holiday units that have planning permission on the site by 33 to 151 units. The applicant has agreed this maximum number of static holiday units. Principle The latest Government advice is included in the National Planning Policy Framework which includes: “3. Supporting a prosperous rural economy 28. 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. To promote a strong rural economy, local and neighbourhood plans should: • Support 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 0,!..).' #/--)44%% /£¥Ø¢•≤ • 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.” In addition to the above advice, guidance is provided within the Good Practice Guide on Planning for Tourism (May 2006). The Good Practice Guide explores the importance of tourism for the rural economy highlighting that holiday, touring caravan, and chalet parks provide approximately 22% of the all the country’s holiday beds. As previously demonstrated above, this application proposes to increase the overall capacity of the site to 151 static units and 41 touring units, resulting in a total of 192 units on the site. This increase in units has led to concerns from nearby residents highlighting that development would increase the scale of the holiday park to such an extent that it would adversely impact upon the character of the nearby Wrelton village. These concerns are echoed by Officers however this application should be assessed in regards to the impact of the additional 33 static units. One such impact to consider is related to the level of traffic generated from the development. In respect of this, it will be noted that the application site benefits from a link onto the A170 principle road which would avoid Wrelton village. It is anticipated that the vast majority of vehicle trips to and from the site will be via this route reducing the impact of development on the village. The number of additional static holiday units proposed is 38 (33 above what currently has permission) therefore whilst the total number of holiday units on the site would be significant, it is considered that given the strong stance of the NPPF to support the growth and expansion of the rural economy (as identified above) the impact of this increase in scale would be acceptable in principle, subject to other material considerations. Landscape Impact Policy ENV3 seeks to ensure that development in the Areas of High Landscape Value will not materially detract from the special scenic quality of the area stating "Within the two Areas of High Landscape Value. The District Council will generally resist development proposals which would materially detract from the landscape character of the area. However, the Council is particularly anxious that this landscape designation does not unduly hamper proposals of economic and social benefit and will, therefore, support small-scale proposals provided that they will not significantly detract from the landscape character of the area." In this case, the proposals would form an extension to the business located to the north of the existing holiday park.
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