Application No W/33032 Application Type Full Planning Proposal & A SMALL ENVIRONMENTALY FRIENDLY CAMPING POD SITE, Location INCLUDING FOUR CAMPING PODS AND ONE TENT PITCH, ONE POD WITH SEPARATE MALE AND FEMALE TOILET AND SHOWER, ONE UNISEX TOILET AND KITCHEN AND BARBECUE AREA AT WEST WALES CAMPING PODS, PLASBACH, HENLLAN AMGOED, WHITLAND, SA34 0SE Applicant(s) MRS ELIZABETH HERMITAGE, PLASBACH, HENLLAN AMGOED, WHITLAND, SA34 0SE Case Officer Stuart Willis Ward Whitland Date of validation 02/12/2015 CONSULTATIONS Head of Transport – Has not responded to date Henllanfallteg Community Council – Has responded stating it has no objections as this application is already a successful business which is helping to support the community. Local Member - County Councillor S Allen is a substitute member of the Planning Committee has requested that this application be presented to the Planning Committee as “there is a lot of local support for the business and it has been an anomaly when the camping pods were first introduced since they did not fit into the usual categories of camping or caravans”. Neighbours/Public - The application has been publicised by the posting of a Site Notice with no responses having been received as a result RELEVANT PLANNING HISTORY W/11644 Proposed two storey extension Full planning permission granted 4 January 2006 D4/23896 Change of Use to a dog breeding establishment Full planning permission granted 15 October 1993 APPRAISAL The application is as a result of action taken by the Planning Enforcement Team. THE SITE The application site consists of a field at land associated with a property known as Plas Bach. The site is located off a track leading south east from the county road. The application field slopes to the south east and is located approximately 75m from the farm house and complex of buildings. The site is located outside of development limits. The nearest settlements with limits to the application site are Llanboidy (3.6km), Cwmfelinboeth (2.9km) and Llanfallteg (2.9km). The site is located between Llanfallteg and Llanboidy. The use is already in place and the application is following action taken by the Planning Enforcement Team. THE PROPOSAL The proposal is for the proposed use of the agricultural field as a small environmentally friendly camping pod site, including four camping pods and one tent pitch, one pod with separate male and female toilet and shower, one unisex toilet and kitchen and barbecue area The pods and other structures are located along the north eastern and north western boundary of the site. The access track runs along the north western boundary of the site. There are 5 pods, 4 of which are used for accommodation with the other being the toilet and shower facilities. They each measure 2.83m by 4.75m. There are electricity points for the pods and a gravelled parking area adjacent to them. There are other wooden structures in the field used for storage and as a cover for the barbeque area. In terms of the pods themselves they state that they are temporary structures and were delivered in one piece and placed on the ground. The details with the application indicate that the site is a 50 acre farm. The supporting information also makes reference to what the applicant sees as negligible increase in traffic. It is stated that the holding is a working farm with sheep, beef cattle and goats. They also refer to an equine business at the site and that the camping pods supplement the income from the farm as a way of farm diversification. It is stated that the camping pods have made the “struggling farm into a thriving family business which will ensure the long term survival of the agricultural use” of the farm. The submission indicates that the pods have been at the site and the business operated since 2012 and that they have become increasingly popular. They also refer to the visitors spending money in local businesses such as nearby public houses. Local facilities in Whitland and train and bus connections at other settlements are referred to. Details of the pods themselves and the facilities they include such as fridges are provided. Excerpts from travel review websites have also been provided. The submission refers to pre-application advice in 2011 where the applicants feel it was advised that planning permission was not required for the pods. The application refers to the pods being made from sustainable timber and insulated with sheep’s wool. The composting outlets are also put forward to support sustainability. They comment that the site is dependant on the attributes of the site and that to counter the distance form settlements facilities are provided such as a fridge in the pods to reduce the need for travelling. The supporting information refers to visitors coming to explore Carmarthenshire and West Wales but that some also stay on site reducing the need to use a car. Walking and cycling by visitors is also said to reduce the use of vehicles. A pick up service is also offered to guests with pick up from Whitland train station which they say has been “used on a few occasions”. The access track is described as existing however this appears to have been added in recent years. There is no record of planning permission or an agricultural notification having been submitted for it. PLANNING POLICIES Policy GP1 Sustainability and High Quality Design. This states that development proposals will be permitted where they accord with a number of criteria including the following, it conforms with and enhances the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing, elevation treatment, and detailing, utilises materials appropriate to the area within which it is located; it retains, and where appropriate incorporates important local features (including buildings, amenity areas, spaces, trees, woodlands and hedgerows) and ensures the use of good quality hard and soft landscaping and embraces opportunities to enhance biodiversity and ecological connectivity; an appropriate access exists or can be provided which does not give rise to any parking or highway safety concerns on the site or within the locality Policy EQ4 Biodiversity The policy states that proposals for development which have an adverse impact on priority species, habitats and features of recognised principal importance to the conservation of biodiversity and nature conservation, (namely those protected by Section 42 of the Natural Environment and Rural Communities (NERC) Act 2006 and UK and Local BAP habitats and species and other than sites and species protected under European or UK legislation) will not be permitted, except where it can be demonstrated that the impacts can be satisfactorily mitigated, acceptably minimised or appropriately managed to include net enhancements; there are exceptional circumstances where the reasons for the development or land use change clearly outweighs the need to safeguard the biodiversity and nature conservation interests of the site and where alternative habitat provision can be made in order to maintain and enhance local biodiversity. Policy TR3 Highways in Developments - Design Considerations The policy requires the design and layout of all development proposals to, where appropriate, to include an integrated network of convenient and safe pedestrian and cycle routes (within and from the site) which promotes the interests of pedestrians, cyclists and public transport; suitable provision for access by public transport; appropriate parking and where applicable, servicing space in accordance with required standards; an infrastructure and spaces allowing safe and easy access for those with mobility difficulties; required access standards reflective of the relevant Class of road and speed restrictions including visibility splays and design features and calming measures necessary to ensure highway safety and the ease of movement is maintained, and where required enhanced; and provide for Sustainable Urban Drainage Systems to allow for the disposal of surface water run off from the highway. Proposals which do not generate unacceptable levels of traffic on the surrounding road network and would not be detrimental to highway safety or cause significant harm to the amenity of residents will be permitted. Proposals which will not result in offsite congestion in terms of parking or service provision or where the capacity of the network is sufficient to serve the development will be permitted. Developers may be required to facilitate appropriate works as part of the granting of any permission. Policy SP1 Sustainable Places and Spaces This policy states that proposals for development will be supported where they reflect sustainable development and design principles and refers to a number examples including distributing development to sustainable locations in accordance with the settlement framework, supporting the roles and functions of the identified settlements; respecting, reflecting and, wherever possible, enhancing local character and distinctiveness; creating safe, attractive and accessible environments which contribute to people’s health and wellbeing and adhere to urban design best practice; promoting active transport infrastructure and safe and convenient sustainable access particularly through walking and cycling; utilising sustainable construction methods where feasible; improving social and economic wellbeing; and protect and enhance the area’s biodiversity value and where appropriate, seek to integrate nature conservation into new development Policy TSM1 Static Caravan and Chalet Sites This policy states proposal for new static caravan and chalet sites will only be permitted within the Development Limits of a defined settlement (Policy SP3). Proposals for the enhancement and extension of existing static and chalet sites will only be permitted where: a. The development will increase the vitality, sustainability and environmental quality of the site; b. It will not result in an unacceptable increase in the density of units and/or the overall scale of the site; c. It enhances the surrounding landscape and townscape; d.