Design Statement

DESIGN & ACCESS STATEMENT TO SUPPORT THE DEVELOPMENT OF A GLAMPING POD SITE AT ‘ NOOK GLAMPING’ TONGUES FARMHOUSE KIRKHEATON, NE19 2DJ

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Contents 1.0 Executive Summary ...... 3 2.0 Policy ...... 3 3.0 Site and Surrounding Area ...... 5 3.1 Location ...... 5 3.2 Proposed Site Information ...... 6 3.3 Justification for Proposed Use ...... 8 4.0 Use ...... 9 5.0 Amount ...... 9 6.0 Layout ...... 9 7.0 Scale ...... 10 8.0 Public Rights of Way ...... 11 9.0 Landscaping ...... 12 10.0 Design ...... 12 10.1 Stage 1 – Access ...... 12 10.2 Stage 2 - Groundwork ...... 12 10.3 Stage 3 – Pod Install ...... 12 10.4 Stage 4 – Roads, Parking & Clean up ...... 12 11.0 Sustainability ...... 13 12.0 Flood Risk ...... 13 13.0 Summary ...... 13

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1.0 Executive Summary Proposed are a total of three handmade timber glamping pods for guests along with a permeable parking/turning area, recycling/waste, and cycle store area. One parking bay per pod is proposed, with an entrance track/road. Each guest pod will have a small area of decking to the front. Also intended are associated footpaths and landscaping.

All pods are to be manufactured off site and to be provided by Lune Valley Pods Ltd.

The plot is situated in Kirkheaton, in Newcastle Upon Tyne and lies approximately 5 Kilometres West of , Castle and Gardens. The proposed glamping site will provide subtle and discreet countryside accommodation for tourists visiting this area’s attractions on short breaks and weekend stays.

2.0 Policy The Northumberland Consolidated Planning Policy Framework details the planning policy documents that are currently used to determine and guide planning applications in Northumberland. This framework includes a number of planning policy documents put in place by the former County Council and District/Borough Councils. These policies are still being used to guide and determine planning applications by the Council and are called 'saved policies'.

The existing local development plan is made up of a number of documents and contains the planning policies used to determine and guide planning applications. Examination of said documents reveals Tongue Farm lies in the former Borough.

In designing the proposed glamping site, the Castle Morpeth District Local Plan (adopted 2003) was referenced, and the following policies were considered. It is believed that the proposal is compliant with each of the following policies:

• Policy C1: Settlement boundaries,

Policy C1 states that development in the open countryside beyond settlement boundaries will not be permitted unless the proposed development is under the provision of certain policies, including E12 and E10.

The policy also states that certain forms of development are acceptable in principle in the open countryside, in support of the rural economy or providing opportunities for tourism, sport and recreation. We believe the proposed developed provides a great opportunity for tourism and outdoor recreation.

• Policy E12: Caravans and Campsites,

Policy E12 states that proposals for new campsites will be permitted outside of the Green Belt where five criteria are satisfied. The five criteria have been considered throughout the design of the site, to ensure the development would have no detrimental effect on the character and appearance of the countryside, no adverse impact on a significant area of best and most versatile agricultural land, no adverse impact on the local community, additional traffic generated by the proposal should be capable of being accommodated on the existing road network and no adverse impact on sites of heritage or nature conservation value. With a maximum of 4 cars being on site at any one-time, additional traffic is minimal.

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• Policy E10: Self Catering Holiday Accommodation,

This policy permits proposals for new build self-catering holiday accommodation where five criteria are met. The five criteria have been considered throughout the design of the site and the proposal is accordant. The proposal is well related to a group of buildings and designed to blend with the landscape; The pods are of a small scale and designed to be sympathetic to the surrounding rural area; There are no detrimental effects to areas of high landscape value; There is no adverse impact on a significant area of best and most versatile agricultural land; Four car parking spaces are to be provided for the three pods, including provision of electric vehicle charging facilities.

A new Northumberland Local Plan (NLP) was submitted for examination in May 2019 and is currently undergoing examination. Appropriate weight should therefore be given to draft policies which would be a material consideration in this case. It is believed that the proposal is compliant with each of the following policies:

• Policy ECN 12: A Strategy for Rural Economic Growth,

This policy states the growth of the rural economy will be encouraged through the formation of businesses in rural locations. The accompanying Market Research emphasises this benefit. The nature of the proposal is to be used as base for access to the surrounding rural landscape and the wider attractions in Northumberland. The proposed development will create employment opportunities for local residents and help to diversify the rural local economy.

• Policy ECN 15: Tourism and Visitor Development,

This policy states that in the open countryside, new sites for camping, caravans and chalets will be supported in locations outside the two AONBs, the World Heritage Zone and its buffer zone, provided the development is adequately screened, taking into account short- and long-range views, by existing topography or vegetation or new good quality landscaping compatible with the surrounding landscape. This has been suitably addressed through considerate design, and the addition of trees for screening.

Paragraph 5.78 of the draft NLP states that as far as non-permanent accommodation, such as caravans, chalets and campsites, are concerned, the approach taken will very much reflect the appropriate degree of protection that the area of the countryside in which the proposal is being made, with landscape character and visual impact, as well as the effects on local infrastructure and communities, being key considerations. As the site in under no specific character designation out with that of open countryside, it is clear that the proposal is acceptable in this regard.

• Policy STP 2: Principles of Sustainable Development,

The sustainable development strategy outlines the sustainable development principles that any project must aim to follow. Items such as; Contribution to building a strong economy across Northumberland, maximising energy efficiency by the inclusion of renewable energy sources, conservation and enhancement of the natural and built environment, minimising the impact upon the local amenity and avoiding areas with significant risk of flooding, are outlined in this strategy. The small-scale development proposed aligns

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t: 0131 248 3019 Design Statement well with all points outlined in this strategy. Due to the timber cladding of the units and being less than three metres in height the site will blend well into the local landscape. The proposal will bring a number of guests to the area, who will contribute to the local economy and benefit the community. The site proposed is currently vacant grazing land.

• Policy QOP 1: Design Principles,

The proposal was designed with consideration of the design principles listed in policy QOP 1.

• Policy QOP 2: Good Design and Amenity,

The proposal was designed in full compliance with policy QOP 2.

• Policy QOP 4: Landscaping and Trees,

The proposal features well-designed landscaping with appropriate response to existing landscape features.

• Policy TRA 4: Parking Provision in New Development,

Appropriate off-street parking provision has been included in the proposal in accordance with the parking standards set out in the Local Plan. Four spaces are provided, including EV charging facilities.

3.0 Site and Surrounding Area 3.1 Location ‘Northumberland Nook’ is a settlement in the Kirkheaton area of Newcastle upon Tyne. The area and surroundings are rich in tourist attractions, with many walking/biking opportunities, village shops, pubs, and other attractions/activities. The proposals will create a significant economic benefit to the surrounding area and local businesses. With easy road access from Newcastle via the A696, and other directions, the site will be accessible from across the country.

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Site

Figure 1 – Aerial View showing Location

Site

Figure 2 – Aerial View to Site 3.2 Proposed Site Information The plot for the proposed glamping site will occupy approx. 8584 m2 of the applicant’s land. The vast majority of the site will be left as open green space with common areas for guests to relax. The 3no. guest pods will be well spaced at approx. 20m apart in distance to give each visitor a good amount of privacy, for social distancing and to control the carry of sound.

The existing public road will be the access route to reach the glamping site area, then using the current access point to the farm and some of the track before leading into a new section of permeable build up

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t: 0131 248 3019 Design Statement leading into the parking and turning area for guests. Visibility and access are good in both directions on the public access road, where the entrance lies perpendicular to. This can be seen in figures 3 and 4 below. No changes will be made to the entrance that currently lies in place.

Figure 3 – View to existing access looking North-East

Figure 4 – View at Access Point looking South-West

Once guests enter the site, a short track will lead into the parking and turning area, which will accommodate for 3.no cars. Again, this will be constructed in a permeable build up. Refer to drawing 200926-01-02 for Layout.

Guests will reach the pods by foot from the parking area, using footpaths. All tracks will be permeable; formed using compacted stone chippings. Low level LED lighting bollards will be provided to the tracks for w: www.glampitect.co.uk @glampitect e: [email protected]

t: 0131 248 3019 Design Statement safety when walking at night. Low level is proposed as to minimise effects on local wildlife or any neighbouring properties.

The South boundary of the main site is a neighbour owned field. All boundaries will remain unchanged. As shown on drawing 200926-01-02, Layout Plan.

The nearest neighbouring residence is over 800m away from the pod locations, located to the North-East of the main site. This residence will be shielded from view by the existing trees and bushes already in place. It is therefore not expected that noise from the pods will impact any neighbours. In our experience, glamping guests tend to be respectful to others and do not create noise in any case.

Figure 5 – View from Entrance with Pod Site located on the Right 3.3 Justification for Proposed Use The proposed site is situated in an open countryside location in the Kirkheaton area of Newcastle upon Tyne. The pods will offer contemporary accommodation to visitors which is within a suitable travel distance from most large cities within the country, thus being suitable for weekend trips and short breaks. The application site is well located to allow occupiers to enjoy the surrounding tourism assets, including many outdoor activities, events, and local businesses.

The proposed site will be on a tranquil green area. Glamping installations require minimal ground works and harmful construction practices. Through use of ground screws to mount pods, concrete may not be required at all. We therefore believe pods provide an ecologically viable accommodation solution, suited to the area.

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The concept of luxury glamping is now gaining popularity throughout the UK, with standards and guests’ expectations on the rise. It is intended by the site operator that this site will be amongst the best available in the area. At the moment, there is little presence in the area offering this kind of luxury pod accommodation giving guests exclusive facilities. Therefore, we feel the site would be providing a positive alternative for visitors to the area. 4.0 Use The pods would be rented out on a per-nightly basis. Patrons would likely be couples, families or friends split into multiple pods. Party groups will not be permitted by the operator.

The site would be operated as a typical (year-round) holiday let, much like a caravan site, but with much fewer guests, meaning less noise and disruption to neighbouring properties and road users etc. The site will also be marketed as a peaceful and relaxing retreat, which again should mean noise from guests is not a consideration.

There is no intention to use the pods for long term lease / permanent residences. Such a small-scale development and the compact footprint of the pods would not be suited to this in any case.

5.0 Amount The table below shows the breakdown of used area and remaining green space.

Land Usage Item Area Used % of Overall Site Greater Ownership Boundary. 42409 m2 100 % Glamping Site Area. 8584m2 20.2 % Green Space – Proposed Site. 8584 m2 100 % Green Space – After Site Build. 8319.9 m2 96 % Glamping Pods (3 Pods). 57 m2 0.66 % Road/track/Pod parking & turning 166 m2 1.93 % area. Bike store/refuse area. 18 m2 0.20 % Decking areas. 23.1 m2 0.26 %

6.0 Layout From the public access Road to the farm, the glamping site vehicular access will follow a short track to reach the parking and turning area. The main track that currently runs within the site is in a west to east direction. The parking area will run perpendicular to this and accommodate for one parking space per pod. The configuration of the tracks with planting has been designed to add interest to the layout.

Pods will be sited facing towards the south of the site to make use of the views and to maximise sunlight. They will be given a generous distance to all boundaries, and the pods will be spaced out at approximately 20 metre intervals.

Each pod will have a private decking leading to/from the pod entrances. Shrubbery and a section of fencing will be installed to one side of the decks provided to aid guest privacy.

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To the North-East corner of the red line boundary will lie an underground water treatment plant which will be used to allow waste to be exhausted to a soakaway.

The design implemented for the site has purposely underdeveloped the site, utilising less than 4% of the site area for the pods and other amenities in order to provide both privacy for guests and to minimise impact on neighbouring sites and properties. 7.0 Scale All pods to be manufactured offsite and delivered by Lune Valley. The proposed pods provided are small single storey cabins (under 3m tall), so no restriction of neighbouring views will occur. The site boundaries will remain as is, being finished with stock fencing and trees. Since the pods are of timber construction, they tend to blend into the landscape in any case. The pods are also located behind the existing large trees and bushes, so shall be out of view from the main road.

Figure 7 – Front Facing View of Lune Valley Pod

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Figure 8 – View of Entrance/Access to Site

Figure 9- Artists Visualisation. 8.0 Public Rights of Way No public rights of way are affected by this proposal.

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9.0 Landscaping Some minor levelling will be required to create suitable footings for the pods and other structures. The intention is to maintain the low gradient of the site, thus preventing the need for any retaining structures. The pods on the finished site will be installed to adjacent ground levels, therefore will be at varying levels relative to each other.

Any broken ground will be re-instated (turfed where required). Suitable shrubbery will be planted around the decks to demarcate the pods and provide additional screening. 10.0 Design 10.1 Stage 1 – Access The approach road is a well-maintained public road. The minimal increase in traffic associated to the pod site will be of a negligible impact to the surrounding area with a maximum of 3 additional vehicles at any one time at the site. The existing main road and slip road provides open vehicle access. The entrance to the site will be laid using a permeable build material and lead into a small parking and turning area of the same material. This will also provide initial access for installation of plant and equipment and this will become the site vehicular access to the parking and turning area. It will also provide access for a maintenance vehicle to treat/empty the treatment tank.

10.2 Stage 2 - Groundwork Due to natural undulations and a gentle downward gradient running across the site, minor levelling will be required to prepare the pod footings (concrete pads or ground screws).

No retaining walls or structure will be required.

A sewage treatment tank will be installed with the treated water discharging via a suitably sized soakaway, with the exact location to be developed/discussed, however the topography of the site suggest the North- East corner of the site is best suited.

Following this, services ducting will be laid for power, water and telecoms as required. Pipework will be run for water and cables for electricity and telecoms will be pulled. Lines will be pulled from the access already made for the farm buildings.

10.3 Stage 3 – Pod Install The Pods are delivered to site and installed, with the pods to be prefabricated off-site. The aim in the design is to minimise as much disruption to the site as possible. The design plans to remove a minimal amount of soil from the pod bases. Any new trees and shrubbery planted will match that of the local area as closely as possible and shown on the Layout Plan.

10.4 Stage 4 – Roads, Parking & Clean up No more plant/transport access is required other than to build the parking spaces and turning area. This will be constructed with a permeable material typically compacted type 1 to prevent the use of concrete/tarmac and the need for a dedicated run-off water management system.

Finally, a total clear-out of the site will be done to ensure no leftover waste from the build stage is left. All cleaning waste will be recycled where possible and safely disposed of otherwise.

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11.0 Sustainability The proposal will offer an economic stimulus in the area on the currently unused site.

The pods themselves are manufactured and designed to be energy efficient with well insulated floors and walls/roofs with the use of materials with a low life cycle environmental impact. All glazing will be double glazed units. LED light fittings are installed as standard throughout the pods. Water heating is instantaneous with no stored hot water. Underfloor heating will be used to heat the pods. Water saving sanitary fittings and appliances within the pods deliver water efficiency to the site. The minimal surface water run-off from the pods will discharge into pebble borders and all paths and parking areas will be permeable.

Appropriate implementation of measures to minimise environmental impacts arising from any site works; the site will be constructed with efficient construction methods as stated in Stage 3 above thus reducing any waste and earth works will result in no removals from site required.

An efficient operational waste management and recycling strategy will be carried out by the operator as required by the Northumberland County Council. The waste and recycling station bins are located next to the car parking area.

Cycle racks will be provided to promote the use of bicycles whilst guest visit the local attractions.

1.no Electrical vehicle charging point will be provided at the parking area at the site entrance. 12.0 Flood Risk It has been identified from the EPA Flood Maps that the proposed pod locations on the site lie within a flood zone 1, meaning there is a low probability of flooding, therefore a full FRA will not be necessary on site.

13.0 Summary The proposed glamping site will provide a new and exciting accommodation option to the Kirkheaton countryside. Demand for this type of accommodation is high throughout the country, which has also been shown to be true of other glamping sites within .

This development will increase footfall for local businesses and through correct marketing, should increase the length of time tourists remains in the area. This will be beneficial for local tourist attractions, restaurants, and businesses etc.

The construction of a glamping site in this location can be achieved in less time, with less intrusive construction methods and less environmental impact, than traditional luxury accommodation builds require. This is clearly favourable in an area of countryside rich in natural beauty.

Based on the points discussed above, it is reasonable to suggest that glamping accommodation is warranted in this location, to cater for increasing visitor demand, without sacrificing the area’s beauty or ecology.

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The operator also intends to build on existing relationships they have with other local businesses in the area to offer their goods and services to the guests, including shops, pubs and restaurants to name but a few. The operator will be promoting these services within the pods along with providing the guests with local knowledge of the many beauty spots to visit.

The operator also intends to use local businesses to carry out the building and groundworks, utilising local suppliers and local labour.

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