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 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 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.

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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.

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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

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• 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. Traditionally the site has only accommodated extensions and alterations that would project no further then the northern boundary of the holiday park (the southern boundary of the application site). This application would however project past that boundary creating an L-shaped site. This will create a further visual intrusion within the landscape which would be prominent from the nearby public footpath and also A170 Wrelton Cliff.

In order to mitigate this impact the application includes a landscaping scheme. This scheme is significant including a number of trees and foliage which have been situated in close proximity to the static units to reduce their impact in the landscape. The landscaping scheme has received no objections from the Tree and Landscape Officer, subject to conditions. Furthermore, the holiday units would be constructed from appropriate materials which together with the relatively low density of the development would help to reduce their prominence within the landscape and further mitigate the overall visual impact.

In 2008 a similar planning application for 36 static caravans was withdrawn due to concerns relating to the impact of the development on the Area of High Landscape Value. At that time the landscaping to the north was not considered to be sufficiently mature to satisfactorily screen the site from the high ground located to the north. Since that time however the screening has grown and the scheme has been altered to provide further in-site trees and foliage.

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Therefore, whilst it is accepted that the application will result in a further visual intrusion on the landscape, it is considered that the design, appearance, landscaping and screening within the site, together with the existing holiday park, would ensure no significant adverse impact would occur. On balance, given the level of support for the rural economy within the NPPF the overall impact of the development on the open countryside is not one that is considered to be sufficient to warrant a recommendation of refusal.

Sustainability In terms of sustainability, the application site is located within close proximity to the village of Wrelton where a public house is located. The A170 is also within close proximity giving access to a public bus network although most people using the site will have access to a car. It is however considered that the site is reasonably sustainable because of its location.

Highway Considerations With regards to highway issues NYCC have not raised any objections to the scheme stating that ‘whilst the proposed development will generate some additional traffic onto and off the local highway network, it is not considered that the volume and frequency will be such that highway safety and the free flow of traffic overall will be compromised. The site has a convenient link onto the A170 principle road avoiding Wrelton village and it is anticipated that the vast majority of vehicle trips to and from the site will be via this route’. The Highway Authority have noted the public footpath running through the site and an appropriate informative has been recommended.

Residential Amenity In respect of residential amenity, the overall impact of the development would be reduced by the highway access. Coppice Farm is the nearest residential dwelling situated approximately 190m from the closest holiday unit, other dwellings to note are Low Coppice Farm 380m and Hankow Lodge 500m. At the distances involved it is not considered that the introduction of an additional 38 units would impact on the adversely on the amenity of nearby residential dwellings to such an extent to warrant refusal of the scheme. The landscaping will help to soften the impact of the development in this regard.

Drainage and Waste Disposal Issues relating to drainage and waste water disposal have been considered by the Environment Agency and Yorkshire Water. Whilst concerns have been raised regarding surface water and foul water drainage and the impact on the public sewer network, no objections have been raised subject to the implementation of the recommended conditions.

Ecology An ecological evaluation is awaited and a further update in respect of this will be provided to Members on the late pages or at the meeting.

Ridge and Furrow? Since originally submitted a Heritage Assessment has been submitted which identifies that the application site contains no surviving earthworks or signs of Medieval Ridge and Furrow Ploughing. The report does however recommend an Archaeological Watching Brief.

Conclusion To conclude, this proposal would support the expansion and growth of a successful local business and it would provide benefits to the wider local economy. Taking into account the relevant policies of the National Planning Policy Framework, along with the other considerations previously mentioned within the report, it is not considered that any adverse impact associated with the scheme would outweigh the support for the rural economy indicated at a national planning policy level. As a result, the recommendation is one of approval subject to the views of the Countryside Officer.

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RECOMMENDATION: Approval subject to the views of the Countryside Management Officer

1 The development hereby permitted shall be begun on or before .

Reason:- To ensure compliance with Section 51 of the Planning and Compulsory Purchase Act 2004

2 The holiday units hereby approved shall be used for holiday purposes and for no other purpose including any other purpose in Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (or any provision equivalent to that Class in any statutory instrument revoking or re-enacting that Order with or without modification).

Reason:- In order to ensure that the holiday units do not become permanently occupied as dwellings within the open countryside, and to comply with Policy TM3 of the Local Plan.

3 The site shall only be occupied during the period from 1 March to 31 October in any calendar year.

Reason:- As the site is considered to be only suitable for holiday accommodation during the period specified and would otherwise be contrary to Policy H9 of the Ryedale Local Plan.

4 Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modifications), no fences, gates, walls or other means of enclosure shall be erected within the curtilage of any unit other than as shown on the approved plans, or as may be approved by the Local Planning Authority following a specific application in that respect.

This condition is imposed in order to ensure that the appearance of the area is not prejudiced by the introduction of unacceptable materials and/or structure(s) and to satisfy Policies ENV1 and ENV3 of the Ryedale Local Plan.

5 The owners/occupiers shall retain an up-to-date register of the names of all owners/occupiers of individual holiday units on the site and of their main home addresses, and shall make this information available at all reasonable times to the Local Planning Authority.

Reason:- In order to ensure that the holiday accommodation is not used for unauthorised permanent occupations and to comply with Policy TM3 of the Ryedale Local Plan.

6 The holiday units hereby permitted shall not be occupied as a persons sole or main place of residence.

Reason:- In order to ensure that the holiday accommodation is not used for unauthorised permanent occupation and to comply with Policy TM3 of the Ryedale Local Plan.

7 Notwithstanding the details submitted, large scale details/plans of the holiday units hereby approved, including the finish and colour of the units, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these details.

Reason:- In order to ensure that the development does not use inappropriate materials that could be harmful to the appearance of the area, and to comply with Policy ENV3 of the Ryedale Local Plan.

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8 Unless otherwise agreed in writing by the Local Planning Authority, at least 10% of the energy consumption of the development hereby approved shall be derived from on-site renewable resources, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to commencement on site.

Reason:- In the interests of energy efficiency, and to satisfy the requirements of Policy ENV5 of the Regional Spatial Strategy.

9 Prior to the commencement of the development hereby approved, a drawing indicating all trees to be retained and the alignment of protective fencing around these trees in accordance with BS 5837:2012 'Trees in relation to design, demolition and construction - Recommendations' or similar type fencing, shall be submitted to and approved in writing by the Local Planning Authority for approval in writing.

Reason: To ensure that the development does not compromise the long-term health of the trees to be retained which are considered to be an important natural element of the development.

10 The submitted landscaping scheme shall be implemented in its entirety within the first available planting season (March - November) following completion of the development. In the event of any plant material dying or becoming seriously diseased or damaged within a 5 year period of planting, it shall be replaced with similar species to a specification that shall be first agreed in writing with the Local Planning Authority unless the Local Planning Authority give written consent to any variation.

Reason: To ensure early enclosure and enhancement of the development.

11 The proposed hedge along part of the southern boundary trees shall be notch planted (rather than open trench planted).

Reason: To ensure that the roots of the adjacent trees along this part of the southern boundary of the site are not served as a result of the hedge planting operation.

12 The site shall be developed with separate systems of drainage for foul and surface water on and off site.

Reason: In the interest of satisfactory and sustainable drainage.

13 No piped discharge of surface water from the application site shall take place until works to provide a satisfactory outfall for surface water have been completed in accordance with the details to be submitted to and approved by the Local Planning Authority before development commences.

Reason: To ensure that the site is properly drained and in order to ensure that the public sewerage

14 No development shall take place until details of the proposed means of disposal of foul surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the development can be properly drained.

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15 Unless otherwise approved in writing by the Local Planning Authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

Reason: To ensure that no foul water discharges take place until proper provision has been made for their disposal.

16 All foul drainage runs must be double clay lined.

Reason: The proposed development lies on a Source Protection Zone which is an area of sensitive groundwater used for human consumption. Lining the foul drainage runs will minimise any pollution of the groundwater from the sewers.

17 Notwithstanding the provision of any Town & Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on for parking spaces, turning areas and access shall be kept available for their intended purpose at all times.

Reason:- In accordance with Policy T7 of the Ryedale Local Plan and to ensure these areas are kept available for their intended use in the interests of highway safety and the general amenity of the development.

18 In accordance with the email received by the Local Planning Authority on 4 October 2012, the total number of static holiday units located on the site known as 'Wayside Holiday Park' shall not exceed 151.

Reason: For the avoidance of doubt.

19 The development hereby permitted shall be carried out in accordance with the following approved plan(s):

Drawing No. 4054_AR10_01_A1 Drawing No. 4054_AR10_02_A1 Drawing No. 4054_AR10_03_A1 Drawing No. 4054_AR10_04_A1 Drawing No. 4054_AR10_05_A1 Drawing No. 4054_AR10_06_A1

Reason: For the avoidance of doubt and in the interests of proper planning.

INFORMATIVES:

1 No works are to be undertaken which will create an obstruction, either permanent or temporary, to the Public Right of Way adjacent to the proposed development.

Applicants are advised to contact the County Council's Access and Public Rights of Way Manager at County Hall, Northallerton on 0845 8727374 to obtain up-to-date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route.

2 The developers attention is drawn to the consultation response received from Yorkshire Water dated 06 August 2012.

3 The developers attention is drawn to the consultation response received from the local Highway Authority dated 03 August 2012.

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4 The applicant is advised to contact Ryedale District Council's Environmental Health Department for discussions and a caravan site licence.

Background Papers:

Adopted Ryedale Local Plan 2002 Regional Spatial Strategy National Planning Policy Framework Responses from consultees and interested parties

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