Committee and Date Item/Paper North Planning Committee (Oswestry) 7 20th April 2010 Public Development Management Report Application Number: 10/00600/FUL Parish: Llanyblodwell Grid Ref: 325490 - 324081 Proposal: Erection of wooden holiday chalet for use as a holiday let Site Address: Cefn Lane Farmhouse Cefn Lane Nantmawr Shropshire SY10 9JD Applicant: Mrs L Lea Case Officer: Vicky Hodgson email: [email protected] 1.0 THE PROPOSAL 1.1 The application seeks permission for the erection of a wooden chalet at Cefn Lane Farmhouse, Nantmawr. The chalet would be used for holiday let accommodation. The proposed structure would measure 7.5m by 11.7m, 2.85m to eaves height and 4.65m to ridge height. The internal accommodation would comprise three bedrooms, a kitchen/dining area, living room, bathroom and covered external area. The chalet would be positioned approximately 36.5m to the southwest of the dwelling and 12m to the southwest of the existing holiday let/outbuildings. Amended plans have been submitted which show the chalet to have a shower room/wet room and ceiling joist runners for a ceiling hoist. The original plans submitted did not include these features. 1.2 Planning permission was refused under delegated powers on 13th October 2009 for a similar proposal on the same site because it did not comply with current Local Plan policies. The proposed chalet was smaller is size measuring 5.5m by 6m with an overall height of 4m and positioned 27m from the nearest building. The building was for general tourist use. 1.3 The main difference between the current application and the previously refused scheme is the chalets size, location, increased screening and accessibility for disabled occupants (amended plans). 2.0 SITE LOCATION/DESCRIPTION 2.1 The application site is a paddock/field located in an elevated position on the southern side of Cefn Lane to the south of Nantmawr. The site adjoins the curtilage of Cefn Lane Farm (to the east) which comprises a detached stone dwelling (applicants’ residence) and an L-shaped stone outbuilding located to the southwest of the dwelling. Part of this building is used as a holiday let. Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 20th April 2010 Cefn Lane Farm is in an isolated position with no residential properties directly overlooking the site and few within the immediate locality. Agricultural land predominantly surrounds the site and a small wooded area to the southeast. Offa’s Dyke Path National Trail runs along Cefn Lane to the north and a public right of way (FP 15) runs along the western boundary of the application site. The site is within an Area of Special Landscape Character as designated in the Oswestry Borough Local Plan, positioned at where landscape identified as both Principal Timbered Farmland and Wooded Hills and Farmland meet. 2.2 Planning permission was granted in 2002 to convert part of the outbuilding to a residential unit for use as holiday let, ‘Bramble Barn’ (Ref: 02/12104/FUL). The holiday let has been in operation for the past 3 years and can accommodate up to 4 people at any one time. There is also a plunge pool at the site which is used by visitors of Bramble Barn. The success of the existing holiday let has prompted the applicant to apply for further holiday let accommodation in the form of a timber chalet which the applicant claims would ensure the future success of their business, and boost the rural economy; specifically the local tourism economy. 3.0 RECOMMENDATIONS 3.1 It is recommended that the application be refused. 4.0 REASON FOR COMMITTEE 4.1 Supporting comments have been received from the Parish Council and from other interested persons. Councillor Walpole has also formally requested that the application be decided by the Planning Committee and has also made a request to speak supporting the application. 5.0 RELEVANT PLANNING HISTORY 5.1 09/02232/FUL – Erection of a wooden chalet for holiday let – Refused 13th October 2009 03/12896/FUL – Extension to dwelling – Approved 4th December 2003 02/12104/FUL – Conversion of part of barn to residential unit for holiday let – Approved 23rd July 2002 6.0 CONSULTEE RESPONSES 6.1 PC – No objection to the application and are in full support of the development. Open Spaces Society – State that the public right of way should remain open and available at all times. Oswestry Ramblers – Raises concerns relating to the proposed new hedge which would cross the line of the public footpath and advises that an opening should be retained or gate/stile provided in the new hedge if the application is approved. ROW – No observations recorded to date. 7.0 PUBLIC REPRESENTATIONS 7.1 Supporting comments have been received via the agent from three separate interested parties, one of which is from the Secretary of the charity Disabled Holiday Information. The following supporting comments are expressed; The proposed chalet would provide holiday accommodation for families with disabled relatives as accommodation for people with disabilities is not usually structured towards families. Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 20th April 2010 The development would greatly benefit many of the regular patients at the Spinal Unit in Gobowen. The proposal would be an asset to the area and would provide a great opportunity to expand the already excellent facility enabling larger families and friends to enjoy and explore the fantastic area and countryside. There is a real need for further suitable accommodation with wet-room/level access showers to meet the increasing demand. At present Disabled Holiday Information only have knowledge of one unit of self catering accommodation truly providing access for all (including wet room and ceiling hoist), however this property is located in south Shropshire and does not have an accessible kitchen. The proposed chalet would provide a unique facility for visitors who have more complex needs, allowing them as much independence as they are able to achieve. 8.0 PLANNING POLICY 8.1 Central Government Guidance: PPS1 – Sustainable Development PPS4 – Planning for Prosperous Economies PPS7 – Sustainable Development in Rural Areas 8.2 West Midlands Regional Spatial Strategy Policies: RR1 – Rural Renaissance 8.3 Oswestry Borough Local Plan: Policy TM3 – Self-catering Accommodation Policy TM5 – Chalets and Static Caravans Policy NE1 – Areas of Special Landscape Character Policy NE2 – New Development in the Countryside 9.0 THE MAIN PLANNING ISSUES 9.1 Design and Scale Impact on Area of Special Landscape Character Impact on Public Right of Way 10.0 OFFICER APPRAISAL 10.1 Principle of Development 10.1.1 Cefn Lane Farmhouse presently has a holiday let in the form of a converted outbuilding. The planning application (02/12104/FUL) to convert this building was considered against policies H17, H21 and TM3 of the Local Plan and successfully met the criteria of these policies. The current application and other applications for new tourist developments including chalets or similar are considered for determination using Local Plan Policy TM3 – Self Catering Accommodation or Policy TM5 – Chalets and Static Caravans. The previous application was refused under delegated powers because it failed to meet the criteria of policies TM3, TM5, NE1 and NE2 of the adopted and saved Oswestry Borough Local Plan. Policy TM3 states that newly constructed units should be within town/village development boundaries or closely associated with an existing tourist facility. Policy TM5 states that development should be unobtrusive and of a scale which can be adequately assimilated into their surroundings so as to protect the countryside from sporadic development. This policy also states that sites should be closely related to settlements where a range of facilities are available. According to Oswestry Borough Council Contact: Edwina Smart on 01691 677264 North Planning Committee (Oswestry): 20th April 2010 Practice Guidance Note – Chalet and Log Cabin Development (March 2008) tourism facilities may include sports, leisure and recreational facilities but should also offer a range of services that are similar to those found within villages, for example, a shop, a pub or café and a bus service or similar. 10.1.2 PPS4, Policy EC7 (Planning for tourism in rural areas) supports local plan policies and the Guidance Note by stating that in the case of tourist and visitor facilities ‘new buildings should be provided in, or close to existing service centres or villages’ or are ‘required in conjunction with a particular countryside attraction’. 10.1.3 This application is for the development of a timber chalet located on land adjoining Cefn Lane Farm and would be used as an additional holiday let. According to the information provided in the application the current holiday let (Bramble Barn) business is very successful which is a reason why they have applied for a further holiday let. They state that there is a lack of self catering accommodation available to disabled people and therefore wish to ensure that the proposed chalet would be accessible to both able and disabled persons. The information submitted refers to there being several tourism facilities within the immediate location, including the on site plunge pool; Offa’s Dyke Path (National Trail); the Cambrian Railway Project; Nantmawr Quarry mountain biking facility (within 1 mile of the site); Tynewydd Bryn Fisheries and Four Gables Course Fishing (within 2 miles); and several public houses within a 3 mile radius. A regular bus service is available at the end of Cefn Lane. 10.1.4 Although there are some tourism facilities nearby the site itself could not be described as an established tourism facility using the Practice Guidance Note. The chalet would be development in a remote location outside of any settlements and therefore in open countryside and an Area of Special Landscape Character.