EXMOOR NATIONAL PARK PLANNING COMMITTEE Application 62/43/08/001 Grid Ref. 269377 149095 No: Applicant: Mr J Wolvern, Lee Abbey Fellowship, Lee Abbey, Lynton, Devon Location: Lee Abbey Fellowship, Lee Abbey, Lynton, Devon, EX35 6JJ Proposal: Proposed demolition of existing store and construction of single storey shower and toilet building. Reconstruction and extension to existing campfield shelter/store. (Part retrospective) (Full) Introduction: The full planning application proposes the demolition of existing store and construction of single storey shower and toilet building, together with the reconstruction and extension of the existing camp field shelter/store at Lee Abbey to the west of Lynton. The application site is within the Parish of Martinhoe near to the boundary of Lynton and Lymouth Parish. The application is part retrospective as a result of work having already begun for the reconstruction of the shelter building. Lee Abbey is home to a Christian community that hosts a conference, retreat and holiday centre. It is set in 280 acres of farm and woodland. The application site is to the west of Lee Abbey and immediately north of Lee Cottage, which is itself a Grade II listed building. The site is part of a designated Site of Special Scientific Interest (SSSI) and is also within the Coastal Zone Boundary for the National Park. It is understood that the camp site operates under the permitted 28 days as set out under the Town and Country Planning (General Permitted Development) Order 1995. The Design and Access Statement submitted with the application advises that “as part of its (the Christian community) work since 1948 it has been running summer camps for children and young people on the piece of land between the toll road to Woody Bay and Lee Abbey’ beach... these camps run over the summer holiday weeks only, and out of this period the field reverts to agricultural use and the shelter is used in support of this, for protecting trailers and farm equipment and storage”. The proposed buildings are to be sited adjacent to the existing concrete access drive to the north east of Lee Cottage. The shelter building measures 15.1 metres by 4.9 metres and has a maximum roof height of 2.8 metres. It has a mono pitch roof and is largely open sided. The building is constructed of timber and the roof is clad with Eternit Farmscape mineral fibre cement. The shower and toilet building measures 6.5 metres by 3.2 metre and has a maximum roof height of 3.1 metres. It is constructed of materials consistent with the shelter building. 62/43/08/001 07 October 2008 EXMOOR NATIONAL PARK PLANNING COMMITTEE The application comes before members because the red line boundary for the site includes an extensive area meaning that this application is considered a small scale major application. Consultee Response: NATURAL ENGLAND: No comments received. ENVIRONMENT AGENCY SOUTH WEST: No objections in principle to the proposal provided buildings are constructed no closer than existing building footprint. The treated effluent to be discharged from the private package sewage treatment plant will require a ‘ consent to discharge’ from the Environment Agency. The applicant/agent can obtain the necessary application form and further guidance by contacting our National Contact Centre on 08708 506 506. AREA RANGER - ENPA: Public Rights of Way Officer – This application does not appear to interfere with public rights of way. No objections COUNTRYSIDE & LAND MANAGEMENT - ENPA: Archaeology - No known archaeological implications. CONSERVATION AREA OFFICER - ENPA: Historic Buildings Officer – Building is remote from main listed building and will have no impact on it. DCC - HIGHWAYS: No comments received. NDDC: No observations MARTINHOE PARISH COUNCIL: No comments received. LYNTON & LYNMOUTH TOWN COUNCIL: No comments received at time of preparing this report – comments expect before Planning Committee meeting. ENVIRONMENT AGENCY SOUTH WEST: No comment received NATURAL ENGLAND: No comments received. SCC - ENVIRONMENT DIRECTORATE: No comments received. COUNTRYSIDE & LAND MANAGEMENT - ENPA: Conservation Officer (Archaeology) – No known archaeological implications Landscape Officer – I have no objections to the proposal, however, care should be taken during the construction in order to minimise damage to existing vegetation. No details have been submitted regarding protection of the proposed planting, I would recommend the use of appropriate tree/shrub shelters in order to assist the establishment of healthy vegetation. Conservation Officer (Trees and Woodlands) – There appear to be no tree problems with this application, however the applicant should be advised that if the work is granted permission any trees on site should be afforded protection as laid down in the guidance of BS 5837. In brief summary, that is that trees on or surrounding the development site should be protected by fences and the fenced area should be considered sacrosanct; compaction by vehicles around tree roots should be avoided; materials should not be stacked around tree roots; there should be no fires near to trees and roots should not be severed. If in any doubt please contact Conservation Advisor (Trees and Woodlands) on 01398 322 291. Wildlife Conservation Officer – Please ensure that a wildlife survey is carried out prior to the demolition of the shed to ensure bats and nesting birds are not using it. AREA RANGER - ENPA: Public Rights of Way Officer – This application does not appear to interfere with public rights of way. No objections 62/43/08/001 07 October 2008 EXMOOR NATIONAL PARK PLANNING COMMITTEE MARTINHOE PARISH COUNCIL: No comments received. LYNTON & LYNMOUTH TOWN COUNCIL: No comments received at time of preparing this report – comments expect before Planning Committee meeting. LYNTON & LYNMOUTH TOWN COUNCIL: No comment received Public Response: 1 letter of support 1 letter of representation received confirming no objection to the proposals. RELEVANT HISTORY 62/43/08/00 Proposed demolition of existing store and construction of single storey shower and toilet building. Reconstruction and extension to existing campfield shelter/store. (Part retrospective) Full Same Site Most Relevant Development Plan Policies: Somerset and Exmoor National Park Authority Joint Structure Plan STR1 – Sustainable Development STR6 – Development outside Rural Centres and Villages Policy 1 – Nature Conservation Policy 2 – Exmoor National Park Policy 5 – Landscape Character Policy 23 – Tourism Development in the Countryside Policy 59 – Safeguarding Water Resources Exmoor National Park Local Plan LNC1 – General National Park Policy LNC4 – Important Trees, Woodlands and Hedgerows LNC6 – Coastal Zone LNC10 – Sites of Special Scientific Interest LNC14 – Protected Species and Habitats CBS9 – Settings of Listed Buildings CBS12 – New Development RT1 – Tourism Related Development U1 – Water Resource Protection - Groundwater Observations: The proposed buildings are relatively small scale in the wider context and related to existing developments at Lee Abbey. Additionally landscaping is proposed in order to mitigate the impact of the development in the wider landscape. The proposed buildings essentially replace existing buildings and considering that replacement buildings are of a relatively diminutive scale, the proposal is not considered to harm the landscape character or appearance, or the setting of the Coastal Zone. No objection has been received from the Landscape Officer. 62/43/08/001 07 October 2008 EXMOOR NATIONAL PARK PLANNING COMMITTEE No archaeological concerns have been expressed and the Historic Buildings Officer is satisfied that the development will not harm the setting of nearby listed buildings. The application site is part of a SSSI. No comments have been made by Natural England and the National Park Authority’s Wildlife Conservation Officer has advised that an ecological survey be carried out on the building to be demolished to ensure that no bats and nesting birds are not using it. On the basis of the consultation responses received, or lack of in terms of Natural England, it would appear that there are no concerns with regard to the impact of the proposed development on the SSSI subject to an ecological survey, which can be conditioned. No other concerns have been expressed within the consultation exercise and on the basis that the proposed development is not considered to be intrusive or have an adverse impact on the landscape, wildlife or cultural heritage of Exmoor and considering the development replaces existing structures, it is considered that on balance the proposal complies with the relevant Development Plan policies. Therefore it is recommended that planning permission be granted, subject to conditions. At the time of preparing this report, Lynton Town Council has not provided their formal response, which is expected prior to the Planning Committee meeting. The recommendation is therefore made subject to no adverse comments being received from the Town Council. Recommendation: Approve subject to the following conditions 1. 1 Time limit for commencement of development (3 years) 2. The materials to be used for the external wall surfaces of the buildings hereby approved shall be exactly as shown on the approved drawing number 709- 003D unless otherwise agreed in writing prior to the installation on site. 3. No development shall take place unless there has been submitted to and approved in writing by the Local Planning Authority measures in respect of :- (i)The identification through