Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 18/00104/FUL Mrs Kathryn Robinson BREWOOD & COVEN Councillor W Sutton Councillor J Bolton Councillor D Holmes Brewood Park Farm Brewood Road Coven Wolverhampton Staffordshire WV9 5BW Change of use of land to site two modern, but traditional style, Shepherds Huts for tourist accommodation 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Description 1.1.1 This application site comprises two parcels of currently agricultural land, located immediately adjacent to the domestic curtilage of Brewood Park Farm, which is an impressive, three storey farmhouse, of traditional South Staffordshire vernacular. The site is isolated from surrounding developments, and is accessed via a tarmac track that connects with the Brewood Road to the north. The site as a whole lies within the Green Belt. 1.2 Planning History Various, but none of direct relevance to submitted proposal 2 APPLICATION DETAILS 2.1 Proposal 2.1.1 The application seeks consent to site to modern shepherd huts in two locations adjacent to the domestic curtilage of the farmhouse. The first will be located to the east of the existing tennis court and adjacent to some old sheep pens. The second will be sited to the north of the tennis court adjacent to the existing boundary wall. The proposed shepherd huts will have a traditional appearance, constructed from a steel frame with corrugated walls, and timber windows and doors. Each hut will encompass a floor area of 5.48m x 2.20m but its design means the accommodation will sit atop four wheels, with steps providing access up into the hut. The accommodation will encompass a drop down bed, living area with kitchenette, and toilet / shower facilities. 2.2 Agent/Applicant Submissions 2.2.1 Following a request to the applicant, a statement has been submitted to justify very special circumstances for the proposed development in light of Green Belt constraints. Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 3. POLICY CONTEXT 3.1 The site lies within the West Midlands Green Belt 3.2 Adopted Core Strategy Core Policy 4 - Promoting High Quality Design Policy GB1 - Development in the Green Belt Policy EQ9 - Protecting Residential Amenity Policy EQ11 - Wider Design Considerations 3.3 National Planning Policy Framework Core Planning Principles Section 7 Section 9 4. CONSULTATION RESPONSES No Councillor comments (Expired 04/04/2018) Brewood Parish Council (received 06/04/2018) No objection providing that use is sole purpose for short term holiday lets. Local Plans (expired 08/05/2018) Regeneration (expired 08/05/2018) County Highways (received 29/03/2018) There are no objections on Highway grounds to this proposal. No neighbour comments (expired 04/04/2018) Site notice (expired 10/04/2018) 5. APPRAISAL 5.1 The application is being reported to Planning Committee because it is contrary to Policy GB1 of the Core Strategy 5.2 Key Issues - Principle of Development - Impact on Residential Amenity - Design & Visual Impact 5.3 Principle of Development 5.3.1 The site lies within the Green Belt wherein there is a presumption against the erection of new buildings, as set out in policy GB1 of the Core Strategy, and Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 paragraph 89 of the NPPF. The proposed development does not fall within any of the categories of appropriate development listed in either policy GB1 or paragraph 89 of the NPPF, and therefore constitutes an inappropriate form of development. Paragraph 87 of the NPPF confirms that inappropriate development is harmful to the Green Belt, and should not be approved except in very special circumstances. Paragraph 88 of the NPPF goes on to state that very special circumstances will not exist unless the potential harm to the Green Belt is clearly outweighed by other considerations. 5.3.2 In terms of harm to the openness of the Green Belt, the proposed shepherd’s huts will occupy a minimal footprint, owing to them being sited upon wheels. Whilst they will still impact to some degree on openness by virtue of their bulk, they will be sited in close proximity to the existing complex of buildings on the site, thus minimising their impact on the openness of the Green Belt. My overall conclusion is that the harm to the Green Belt arising from this proposal would be limited. The applicant has been invited to submit a supporting statement to demonstrate very special circumstances, and this sets out a persuasive case hinged around the benefits of the development in terms of the diversification of the existing farm activities, and benefits to local tourism. Specifically it highlights the difficulties faced by the farming industry owing to Brexit, noting that the Basic Payment Scheme accounts for 17% of their turnover. The proposed shepherds huts will provide valuable income to support the existing business, safeguard the existing workforce, and create new employment associated with the servicing and maintenance of the huts. 5.3.3 The applicant also draws attention to the South Staffordshire Tourism Strategy, which calls for additional 40 beds. The Destination Staffordshire Tourism Review, Strategy and Action Plan (2015-2018) also states that attracting more staying visitors by improving the quality and range of accommodation stock is a key strategic priority. The proposed shepherd’s huts will provide high quality accommodation, in a tranquil setting, and which because of its self-contained nature, can be booked on a flexible basis. The applicant highlights that the site is within walking distance of Brewood, Coven and Codsall by way of the nearby canal and footpath network, and is centrally positioned for numerous attractions such as Moseley Old Hall, Boscobel, White Ladies Priory, Weston Park, RAF Cosford, Halfpenny Green Vineyard, Go Ape, Baggeridge Country Park, Shugborough. They also highlight the location as being ideal for overnight accommodation in connection with weddings (e.g. Somerford Hall) and events (e.g. Brewood Music Festival, Codsall Arts Festival, Cosford Air Show). 5.3.4 I consider that the benefits of this proposal to farm diversification can be afforded significant weight, having regard to the provisions of paragraph 28 of the NPPF. I also afford significant weight to the benefits to rural tourism that would accrue as a consequence of this development. Collectively these benefits are considered to amount to very special circumstances to clearly outweigh the limited harm to the Green Belt that would ensue as a consequence of the development. Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 5.4 Residential Amenity There are no nearby residential properties who would be adversely affected by the proposed development, and accordingly the application meets the requirements of policy EQ9 of the Core Strategy. 5.5 Design & Visual Impact The proposed shepherd’s huts are sympathetic to the rural character of the area, and the proposed finish in muted colours will ensure that the development assimilates well with its rural surroundings. In doing so, the proposal will accord with the provisions of policy EQ11 of the Core Strategy. 6. CONCLUSION The proposal constitutes an inappropriate form of development within the Green Belt, but it is considered that very special circumstances exist to clearly outweigh the totality of harm to the Green Belt. The proposal is considered to be of an appropriate design that will assimilate well with its rural surroundings, and will not result in harm to neighbouring residential amenity. 7. RECOMMENDATION - APPROVE Subject to Conditions Subject to the following condition(s): 1. The development to which this permission relates must be begun not later than the expiration of 3 years beginning with the date on which this permission is granted. 2. The development shall be carried out in accordance with the approved drawings: Appendix 1 _ Appendix 3 of Design and Access Statement received 06/03/2018 Block plan received 14/03/2018. 3. The touring accommodation hereby permitted shall only be occupied for holiday purposes only. 4. The huts hereby approved shall not be used until details of the hardstanding has been submitted to and approved in writing by the LPA. The car parking areas shall be used for purposes in association with the approved holiday huts. Reasons 1. The reason for the imposition of these time limits is to comply with the requirements of Section 91 of the Town and Country Planning Act 1990. Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 2. In order to define the permission and to avoid doubt. 3. In order to define the permission and to avoid doubt. 4. In order to define the permission and to avoid doubt. 5. Proactive Statement In dealing with the planning application the Local Planning Authority has worked in a positive and proactive manner in accordance with paragraphs 186 and 187 of the National Planning Policy Framework 2012. Rob Duncan - Planning Consultant: Planning Committee 15/05/2018 Brewood Park Farm, Brewood Road, Coven WV9 5BW .