COMMITTEE REPORT Application Ref. 18/01472/FUL Site Address Spernall Park, Burford Lane, Spernall Description of Construction of car park and access modification. Development Applicant Heart of England Forest Ltd Reason for Referral Parish Council objection to Committee Case Officer David Millinship Presenting Officer Victoria Chadaway Ward Member Councillor J. Kerridge Parish Council Spernall Parish Council . Open Countryside Description of Site . Green Belt Constraints . Special Landscape Area (Arden) . Vale of Evesham Control Zone Summary of GRANT Recommendation DESCRIPTION OF SITE AND SURROUNDINGS The application site comprises an area of open field located approximately 1.3km from the rural hamlet of Spernall and 2.3km from the Main Rural Centre of Studley (both to the west of the site). The site is set in close proximity to two areas of privately owned woodland named as Spernall Park and Morgrove Coppice. A public right of way (numbered AL112) runs in close proximity to the northern site boundary. The woodland surrounding the site also has several permissive footpaths (under the control of the applicant). DEVELOPMENT PROPOSAL The proposal is to construct an off-road car parking area, providing 30 car parking spaces and 4 minibus parking spaces. An existing gated access from the public highway at Burford Lane would be upgraded and utilised to serve the car park. The car park would be hard-surfaced, predominantly using materials to retain some of the green appearance of the field (Grasscrete and grass reinforcing membrane). A height restricting barrier and new gates would be installed at the car park entrance DEVELOPMENT PLAN AND MATERIAL CONSIDERATIONS Development Plan Core Strategy Relevant Policies in the Development Plan for this application are: . CS.1 Sustainable Development . CS.2 Climate Change and Sustainable Construction . CS.4 Water Environment and Flood Risk . CS.5 Landscape . CS.6 Natural Environment . CS.7 Green Infrastructure . CS.9 Design and Distinctiveness . CS.10 Green Belt . CS.15 Distribution of Development . CS.26 Transport . AS.10 Countryside and Villages Other Material Considerations Neighbourhood Development Plan Spernall Parish currently has no plan in preparation. Central Government guidance . National Planning Policy Framework (NPPF) (July 2018) & National Planning Policy Guidance (NPPG) 2014; . Circular 06/05: Biodiversity and Geological Conservation; . The Setting of Historic Assets - English Heritage (2011). Other documents . Lorries in the Vale of Evesham (2001); . Stratford on Avon District Design Guide (April 2001); . Stratford-on-Avon Special Landscape Area Study (June 2012); . Development Requirements - Supplementary Planning Document (consultation draft March 2018). Other Legislation . Human Rights Act 1998; . Natural Environment and Rural Communities (NERC) Act 2006; . Localism Act 2011; . Housing and Planning Act 2016; . The Conservation of Habitats and Species Regulations 2017; . Neighbourhood Planning Act 2017. SUMMARY OF RELEVANT HISTORY None Relevant REPRESENTATIONS Applicant’s Supporting Documents List of documents: - Application Forms; - Car Park Barrier Photo; - Email from Stansgate dated 31st July 2018; - Planning Statement May 2018; - Proposed Parking Meter Photo – 8557-601; - Surface Materials Specification – April 2018; - 8557-100 – Location Plan; - 8557-200 – Existing Block Plan; - 8557-201 Rev.A – Proposed Block Plan; - 8557-600 – Visibility Splay Plan. Ward Member Councillor J. Kerridge NO REPRESENTATION (13.06.2018) - I support the principle of a car park for woodland access only at this location and the minimum of infrastructure to support that function. Very pleased that HOEF is opening up woodland for public access so support this as an aim. I am very supportive of this organisations aims. It is a beautiful location which will be visible from other parts of the countryside and will detract from the beauty of this area of countryside. So, materials and design are important to minimise this negative effect. If done well the positive aspect of public access will outweigh this harm. Following the receipt of additional information and justification the following comments were received: NO REPRESENTATION (20.06.2018) - It would be worth knowing why the entrance a little further along the lane (just past the drive/road to purity brewing) is not proposed. There is already a stone track that leads from here along the wood to the very same field. Would seem that this is the obvious location. There may be landscape impact issues, I don't know. But I would like to know why an obvious existing track is not proposed and a brand new one in a green field is. Parish Council Spernall Parish Council NO OBJECTION (07.06.2018) Following receipt of Warwickshire Police’s comments the following comments were received: OBJECTION (25.06.2018) - The Police objection is noted along with several third party comments. The PC now objects in support of those comments. Following the receipt of additional information and justification the following comments were received: OBJECTION (13.08.2018) - As local objections to this scheme are so strong the Parish maintains their objection. The adjoining Parish of Sambourne also submitted comments to the initial public consultation, as follows: SUPPORT (19.06.2018) - The application is necessary and appropriate for this amenity. Third Party Responses Ten third party letters of objection were received to the initial public consultation. Planning objections to the proposal have been summarised as follows: . The access has poor visibility and Burford Lane is narrow with insufficient passing places. The increased traffic would cause harm to highway safety; . The access is not owned by the applicant and is shared by another gated field entrance, so they would be unable to carry out the proposed works and secure the required visibility splays; . Putting a parking meter at the site would encourage people to park on outside verges to avoid costs, increasing the harm to highway safety; . The site is within Green Belt so should be protected as open rural land; . The car park would increase instances of crime and anti-social behaviour in the area (there have been various local break-ins and concern is raised that the car park would increase this type of crime in the area); . It would pose a security risk to nearby livestock as people do not stay to the paths and leave gates open; . No need for an additional car park since the applicant already has an underused car park at Spernall Lane. (The full responses are available in the application file) Consultations Consultation responses have been summarised by the officer as below (The full responses are available in the application file): Forestry Commission NO OBJECTION (20.06.2018) – Refer the LPA to their standing advice relating to Ancient Woodland. Warwickshire Police OBJECTION (22.06.2018) – There has been a high number of break-ins in the area, predominantly involving isolated properties accessed through adjacent footpaths or farmland. Having a car park in such an isolated location may help to increase these types of crime. There is also concern that if unrestricted the par park could be used by travellers. Following the submission of additional car park barrier information the following response was received: NO OBJECTION (07.08.2018) – Concern over the isolated location of the car park remains however, if the height restriction barrier and gates can be secured by condition along with car park opening hours the WPC objection would be removed. WCC Ecology NO OBJECTION (15.06.2018) WCC Highways NO OBJECTION (11.06.2018) – Subject to the use of conditions to secure access and visibility improvements. ASSESSMENT OF THE KEY ISSUES Principle of Development The Council is required to make a decision in line with the Development Plan, unless material considerations indicate otherwise (Section 38(6) PCPA 2004 and Section 70(2) TCPA 1990). The National Planning Policy Framework (NPPF) is a key material planning consideration. The applicant, Heart of England Forest (HoEF) is a charitable organisation whose chief vision is to plant, protect, preserve and provide public access to broadleaf forest throughout Warwickshire. The proposal is to provide car parking in order to improve public access to HoEF’s land at Spernall Park. The adopted Core Strategy recognises the general community, health and tourism benefits of providing public access to areas of natural green space and I consider that providing access to woodland positively contributes towards the leisure provision of the district. Policy AS.10 relates to all development outside of defined settlements. AS.10(t) supports: …Purpose-built visitor accommodation that is directly associated with and related to the scale and nature of an existing use. I consider that, whilst the policy does not directly support the creation of car parking areas, I am of the view that the intention is to support development that would provide improvements to existing tourism and leisure uses within the countryside. I consider the proposed car park would enhance the leisure provision of the area through improved access to natural green space. The proposal would also improve links between the more urban areas of Studley and Alcester, that are linked to Spernall Park by several public rights of way. Core Strategy policy CS.7 supports the general principle of the creation of, improvement to and access to Green Infrastructure across the District (including woodland areas). Policy CS.24 supports the development of new small-scale visitor based schemes where they are appropriate to the specific nature of the location. I consider that due to the general benefits that would arise from the development there is no conflict with the aims of the development plan and the proposal is supported in principle. However, the site is located within the West Midlands Green Belt which should be protected from all forms of inappropriate development. Therefore, for the principle of the development to be fully established it must be held to comply with Green Belt policy. Green Belt considerations Para. 133 of the NPPF states that the Government attaches great importance to Green Belts.