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Ryedale District Council Planning Committee

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RYEDALE DISTRICT COUNCIL PLANNING COMMITTEE SCHEDULE OF ITEMS TO BE DETERMINED BY THE COMMITTEE PLANS WILL BE AVAILABLE FOR INSPECTION 30 MINUTES BEFORE THE MEETING Item Number: 1 Application No: 08/00824/MFUL Parish: Buttercrambe With Bossall Parish Council Appn. Type: Full application Major Applicant: Mr Christian Van Outersterp Proposal: Change of use of area of commercial woodland for siting of 30 no. units of tent accommodation and 4 no. additional tents providing ancillary facilities with associated parking and alterations to vehicular access Location: Buttercrambe Wood Buttercrambe York North Yorkshire Registration Date: 20 August 2008 8/13 Week Expiry Date: 19 November 2008 Overall Expiry Date: 24 September 2008 Case Officer: Alan Hunter Ext: 332 CONSULTATIONS: Parish Council Conditional no objection Highways North Yorkshire Concerned re access - further views awaited Environmental Health Officer Concerns Housing Services Manager No views received to date Natural England Withdrawn Objections Countryside Management Officer Recommends Conditions Tree & Landscape Officer Recommend conditions Neighbour letters received to date: None SITE: The application site is located 1.6km to the south of Sand Hutton and 2km to the western side of Buttercrambe. It lies within the Parish of Buttercrambe and Bossall. The application site comprises mainly a mature commercial woodland with an access leading from the C177 road. The area of the application site is approximately 5 hectares. PROPOSAL: Planning permission is sought for the change of use of part of the commercial woodland for the siting of 30no. units of tent accommodation and 4no. additional tents providing ancillary facilities with associated parking and alterations to vehicular access. The largest proposed tents will approximately measure approximately 19m by 7m. and they are to be made from a canvass material. The pictures of the tents submitted show the tents are to be in a dark green/brown colour with the tents accommodating the ancillary facilities in a white colour. These photographs are appended to the report for members to consider. It is proposed that the tents will be irregularly interspersed within the woodland. There will also be areas designated for car parking and a central reception point. _________________________________________________________________________________________ PLANNING COMMITTEE 18 November 2008 Each tent is proposed to have their own services with service trenches located between the trees in the woodland areas. The access to the site is proposed onto the C177 leading between Buttercrambe and the A166. The access at present is a field access leading from the woodland, which it is proposed to upgrade and provide passing places. HISTORY: There is no relevant planning history relating to this site. POLICY: National Policy Guidance PPS1 - Delivery Sustainable Development 2005 PPS7 - Sustainable Development in Rural Areas PPS9 - Biodiversity and Geological Conservation PPG13 - 'Transport' 1994 Good Practice Guide for Tourism Regional Spatial Strategy Policy ENV5 - Energy Policy E6 - Sustainable Tourism Policy E7 - Rural Economy Policy ENV8 - Biodiversity Policy ENV10 - Landscape Ryedale Local Plan 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 Policy U2 - Availability of water supplies Policy U3 - Surface water run-off Policy U4 - Sewage disposal APPRAISAL: The main considerations in relation to this application are:- • the principle of the proposed development; • whether the site has the benefit of existing screening and the impact upon the surrounding landscape; • the scale and siting of the proposals in relation to the surrounding area; • impact upon trees; • highway safety; _________________________________________________________________________________________ PLANNING COMMITTEE 18 November 2008 • drainage; • impact upon ecology; and • amenity issues. The Good Practice Guide on Tourism encourages quality tourism related development in principle, and recognises the important economic benefits that tourism can bring to rural areas. The Regional Spatial Strategy also generally supports sustainable tourism development. The Ryedale Local Plan is also generally consistent with those policies and guidance. Whilst Policy TM4 specifically refers to camping sites, the nature of this proposal is arguably also relevant to Policy TM3 as the tents are to remain in-situ throughout the season. Both these policies set out the criteria that should be satisfied in order for a development to be considered favourably. The most notable part of both these policies is the requirement that the proposal should be well screened by existing landscaping or landform. Given this proposal for 30 tents and 4 additional ancillary tents all being located within an existing woodland, the impact upon the character and appearance of the area is not considered to be an issue in this case. There will be no views of the tents from public areas outside the woodland. Approximately 100 trees will need to be removed in order to accommodate the proposed tents. The trees will be within the woodland and are considered to have no actual impact upon the appearance of the area or the level of screening available for the proposed development. The Tree & Landscape Officer has been consulted and has no objection to the proposal subject to conditions. These include a 20-year management plan for the woodland, and precise details of the services to each tent in order to protect the root system of existing trees. In addition, details of the surfacing adjacent to the mature oak tree at the entrance to the site are required. The site is approximately 2km from Stamford Bridge, and it is relatively isolated. In this respect access to local services outside the site are likely to require the use of a car. The public highways linking the site to the neighbouring settlements of Buttercrambe, Sand Hutton, and Stamford Bridge are all unlit 60mph roads with no pedestrian facilities. However, the Local Planning Authority has also approved similar tourism sites nearby which have similar isolated locations to this site, these being at Sheriff Hutton and Claxton. The Good Practice Guide for Tourism advises that access to local services using modes of transport other than the car should be available, although it recognises that this is not possible in all cases. Para. 5.4 states: “There will be some occasions where development for tourism is sought at a location where it will be difficult to meet the objective of access by sustainable modes of transport….. Developers and planners may find that in such cases there will be limited opportunities to make the development accessible by sustainable modes of transport or to reduce the umber or proportion of visits made by car” The Highway Authority has raised concern on this issue. The agent has responded by email (see correspondence appended). The agent has stated that the woodland itself will provide an important amenity area for visitors. In addition it is understood that bicycles are to be offered to visitors. Both the Good Practice Guide on Tourism and Policy TM3 of the Ryedale Local Plan advise that access to local visitor attractions should be available. The site itself is located on the edge of York, which appears to be popular with other tourism uses. It is also pertinent to indicate that in order to achieve the level of landscape and landform screening as required by the Ryedale Local Plan most tourism related development will be located in isolated rural areas, such as this site. In view of the advice in the Good Practice Guide for Tourism which states that not all sites will have good access to public transport it would appear to be difficult to refuse this application in terms of its lack of pedestrian and public transport facilities. The final views and recommendation from the highway authority is awaited. Although it is verbally understand that the Highway Authority will not be recommending refusal to the proposed development on these issues. Members will be updated at the meeting. _________________________________________________________________________________________ PLANNING COMMITTEE 18 November 2008 The Highway Authority has also raised concern regarding the impact of the proposed new access in relation to a mature oak tree adjacent to the access point. The agent has had an arboricultural report undertaken which considers that there will be no adverse impact upon this tree, subject to construction details. The Highway Authority is currently considering this report, and assessing the impact upon the tree.The preference for all parties is to retain the tree in-situ if possible.. Members will be updated at the meeting. As the floor area of the tents will be above 1000 square metres there is a requirement from Policy ENV5 of the RSS for 10% of the energy to be provided from de-centralised, renewable, or low carbon sources. A standard condition is recommended accordingly. It is considered that 30no. tents does not appear excessive in number for a tourism site in Ryedale. Neither does it seem excessive for this site. It is also however, noted that the holiday offer from this proposal is somewhat unique, being purely tent accommodation with a woodland area. Given the isolated location of the site and that there are no near residential properties. This proposal is not considered to have a material adverse
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