Design Statement DESIGN & ACCESS STATEMENT TO SUPPORT THE DEVELOPMENT OF A GLAMPING POD SITE AT ‘NORTHUMBERLAND NOOK GLAMPING’ TONGUES FARMHOUSE KIRKHEATON, NEWCASTLE UPON TYNE NE19 2DJ w: www.glampitect.co.uk @glampitect e: [email protected] t: 0131 248 3019 Design Statement Contents 1.0 Executive Summary ...................................................................................................................................3 2.0 Policy .........................................................................................................................................................3 3.0 Site and Surrounding Area ........................................................................................................................5 3.1 Location .................................................................................................................................................5 3.2 Proposed Site Information ....................................................................................................................6 3.3 Justification for Proposed Use ..............................................................................................................8 4.0 Use ............................................................................................................................................................9 5.0 Amount .....................................................................................................................................................9 6.0 Layout .......................................................................................................................................................9 7.0 Scale ........................................................................................................................................................10 8.0 Public Rights of Way ...............................................................................................................................11 9.0 Landscaping ............................................................................................................................................12 10.0 Design ...................................................................................................................................................12 10.1 Stage 1 – Access ................................................................................................................................12 10.2 Stage 2 - Groundwork .......................................................................................................................12 10.3 Stage 3 – Pod Install ..........................................................................................................................12 10.4 Stage 4 – Roads, Parking & Clean up ................................................................................................12 11.0 Sustainability .........................................................................................................................................13 12.0 Flood Risk ..............................................................................................................................................13 13.0 Summary ...............................................................................................................................................13 w: www.glampitect.co.uk @glampitect e: [email protected] t: 0131 248 3019 Design Statement 1.0 Executive Summary Proposed are a total of three handmade timber glamping pods for guests along with a permeable parking/turning area, recycling/waste, and cycle store area. One parking bay per pod is proposed, with an entrance track/road. Each guest pod will have a small area of decking to the front. Also intended are associated footpaths and landscaping. All pods are to be manufactured off site and to be provided by Lune Valley Pods Ltd. The plot is situated in Kirkheaton, in Newcastle Upon Tyne and lies approximately 5 Kilometres West of Belsay Hall, Castle and Gardens. The proposed glamping site will provide subtle and discreet countryside accommodation for tourists visiting this area’s attractions on short breaks and weekend stays. 2.0 Policy The Northumberland Consolidated Planning Policy Framework details the planning policy documents that are currently used to determine and guide planning applications in Northumberland. This framework includes a number of planning policy documents put in place by the former County Council and District/Borough Councils. These policies are still being used to guide and determine planning applications by the Council and are called 'saved policies'. The existing local development plan is made up of a number of documents and contains the planning policies used to determine and guide planning applications. Examination of said documents reveals Tongue Farm lies in the former Castle Morpeth Borough. In designing the proposed glamping site, the Castle Morpeth District Local Plan (adopted 2003) was referenced, and the following policies were considered. It is believed that the proposal is compliant with each of the following policies: • Policy C1: Settlement boundaries, Policy C1 states that development in the open countryside beyond settlement boundaries will not be permitted unless the proposed development is under the provision of certain policies, including E12 and E10. The policy also states that certain forms of development are acceptable in principle in the open countryside, in support of the rural economy or providing opportunities for tourism, sport and recreation. We believe the proposed developed provides a great opportunity for tourism and outdoor recreation. • Policy E12: Caravans and Campsites, Policy E12 states that proposals for new campsites will be permitted outside of the Green Belt where five criteria are satisfied. The five criteria have been considered throughout the design of the site, to ensure the development would have no detrimental effect on the character and appearance of the countryside, no adverse impact on a significant area of best and most versatile agricultural land, no adverse impact on the local community, additional traffic generated by the proposal should be capable of being accommodated on the existing road network and no adverse impact on sites of heritage or nature conservation value. With a maximum of 4 cars being on site at any one-time, additional traffic is minimal. w: www.glampitect.co.uk @glampitect e: [email protected] t: 0131 248 3019 Design Statement • Policy E10: Self Catering Holiday Accommodation, This policy permits proposals for new build self-catering holiday accommodation where five criteria are met. The five criteria have been considered throughout the design of the site and the proposal is accordant. The proposal is well related to a group of buildings and designed to blend with the landscape; The pods are of a small scale and designed to be sympathetic to the surrounding rural area; There are no detrimental effects to areas of high landscape value; There is no adverse impact on a significant area of best and most versatile agricultural land; Four car parking spaces are to be provided for the three pods, including provision of electric vehicle charging facilities. A new Northumberland Local Plan (NLP) was submitted for examination in May 2019 and is currently undergoing examination. Appropriate weight should therefore be given to draft policies which would be a material consideration in this case. It is believed that the proposal is compliant with each of the following policies: • Policy ECN 12: A Strategy for Rural Economic Growth, This policy states the growth of the rural economy will be encouraged through the formation of businesses in rural locations. The accompanying Market Research emphasises this benefit. The nature of the proposal is to be used as base for access to the surrounding rural landscape and the wider attractions in Northumberland. The proposed development will create employment opportunities for local residents and help to diversify the rural local economy. • Policy ECN 15: Tourism and Visitor Development, This policy states that in the open countryside, new sites for camping, caravans and chalets will be supported in locations outside the two AONBs, the World Heritage Zone and its buffer zone, provided the development is adequately screened, taking into account short- and long-range views, by existing topography or vegetation or new good quality landscaping compatible with the surrounding landscape. This has been suitably addressed through considerate design, and the addition of trees for screening. Paragraph 5.78 of the draft NLP states that as far as non-permanent accommodation, such as caravans, chalets and campsites, are concerned, the approach taken will very much reflect the appropriate degree of protection that the area of the countryside in which the proposal is being made, with landscape character and visual impact, as well as the effects on local infrastructure and communities, being key considerations. As the site in under no specific character designation out with that of open countryside, it is clear that the proposal is acceptable in this regard. • Policy STP 2: Principles of Sustainable Development, The sustainable development strategy outlines the sustainable development principles that any project must aim to follow. Items such as; Contribution to building a strong economy across Northumberland, maximising energy efficiency