Explanatory, Design & Access Statement Project: Planning Application 2x Tree House Holiday Units Address: Land at Field End Farm , Pencuke Lane, Higher Crackington Applicant: Mr & Mrs Walker Date: April 2021 Keystone Consultants (UK) Ltd West Winds,St Minver, Wadebridge,Cornwall, PL27 6RD Directors JKP Jeal & AGT Jeal C.Build E ,FCABE,MAPM,AssocRICS,DipHI, Registered in England & Wales 07758259 1 of 17 Contents 1. Executive Summary …………………………………….………..3 2. Site Location………………………………………………….……5 3. Access & Parking…………………………………………………..8 4. Drainage…………………………………….……..……………….12 5. Design……………………………..………………………………..12 6. The Business……………………….……………………………….15 7. Business Development ……………………………………………16 8. Conclusion…………………………………………………………..16 2 of 17 (1) Executive Summary This application seeks planning permission to provide two tree house holiday accommodation units as part of a sustainable conservation based small holding and tourism business. The application site lies within the grounds of Field End Farm Pencuke, Higher Crackington, near Bude on the North Cornwall Coast. Field End has extensive grounds with private gardens ,pastural ground and wooded valleys extending to 18.8 acres, approximately 2.8 acres of which is currently woodland. The residence of Field End Farm is located to the south west of the property close to Pencuke Lane and assumes an elevated position above the wooded valley below. The existing dwelling was constructed in 2016 and replaced the original bungalow thought to have been constructed in the 1950s . The existing dwelling also benefits from a detached garage and store room with ample parking and established vehicle and pedestrian access. The small hamlet of Pencuke is located to the south of the property and comprises of a number of private residences as well as Pencuke Farm being an established holiday accommodation business providing camping, shepherd hut and cottage self catering accommodation. Further holiday accommodation can be found at Glentruan Holiday Cottage within the hamlet. The hamlet is accessed via an unclassified lane leading to the B3263 ( A39 to Boscastle Rd) and the A39 junction at Collamoor Head , approximately 1.5miles from Field End. The subject site at Field End is located within an AONB ( Pentire Point to Widemouth) on the Heritage Coast with the subject site within a County Wildlife Site. The tree house site is located to the north east of the dwelling at Field End Farm in the lower wooded valley. Considerable consideration is given to the proposals position within the County Wildlife Site and the AONB as described within the accompanying policy statement. The Applicants, Duncan and Rebecca Walker own the site and seek to construct two individual tree house holiday accommodation units within the wooded land to the north of the property . This will provide for Duncans primary income expand the existing small holding business and further support the young family. Income from the proposed tree house holiday units will also be used to invest in and support woodland regeneration on the site with a scheme of re planting of native woodland being established , primarily funded and maintained by income generated from the 3 of 17 tree house units. This application is supported by an Arboricultural Impact Assessment which defines the existing and additional areas of woodland. Rebecca and Duncan are well established as residents of the Parish with Rebecca being a General Practitioner Doctor at the Boscastle Practice. Duncan and Rebecca have a young family and are key members of the local community. At present Duncan manages the land and property at Field End Farm which is evolving into a full time role with the recent introduction of a flock of Hebridean sheep. Hebridean sheep have been introduced to the property as part of the conservation program being undertaken by Duncan on the site. Hebridean sheep are recognised as a hardy breed thriving on rough grazing . The introduction of the sheep is seen as beneficial in maintaining grass and heather land habitats. The breed are particularly effective at controlling scrub. Being smaller animals their impact on the land is minimal with little damage to pasture in locally wet conditions. Duncan continues to efficiently and productively manage the land at Field End and has established a proposed scheme of woodland regeneration which will be ongoing for the years to come. The over riding ambition is to establish a sustainable small holding that provides a rural income stream to the family which can be maintained and developed further in the future. The tree house accommodation is fundamental to the business model and will provide for a reliable income that will both support the family income and provide for investment funding to secure the woodland regeneration and grasslands project. At the time of the application, the United Kingdom has been combating the COVID-19 pandemic which has had unparalleled economic and healthcare implications. As part of this response, the unprecedented instruction “to work from home where ever possible” has been given. The proposed development would fully accord with this direction ( now and in the future) and will secure a reliable income stream to support the ambitions of the small holding and its conservation objectives . It is unclear how future advice will evolve in the months and potentially years to come, though working from home where possible may remain a core aspect of the country’s ongoing response strategy. In light of these recent events and the increased move towards working from home, the introduction of home based income developments will become ever more important in securing safe and reliable economies and societies in the future. As a result, community businesses will be able to promptly and reliably adapt to future epidemics and national emergencies. It 4 of 17 is expected that planning and government policies will be adapted to better facilities flexible working places and practices. With fewer people wishing to take holidays and short breaks abroad and Government restrictions prohibiting foreign travel , the need for domestic holiday facilities has never been greater. With a continuing degree of uncertainty and the impact of COVID 19 set to disrupt foreign holidays for years to come, domestic holidays are set to be the mainstay of future holiday requirements. (2) Site location The site is located within the grounds of Field End Farm to the north east of the hamlet of Pencuke close to Higher Crackington on the North Cornwall Coast, within the parish of St Gennys. The property is a short distance for he A39 Atlantic Highway linking Bude with Camelford and Wadebridge to the south west. Applicants land shown in red above with proposed tree house positions shown A & B 5 of 17 The proposed site is owned by the Applicant, with the grasslands and hillside to the south of the site also in the Applicants ownership. The land area is defined by well established and mature hedgerows and treatments with a stream marking the boundary along the west, north and part of the east perimeter. The unclassified lane known as Pencuke Lane defines the southerly boundary to the applicants land. The land area of Field End Farm is significant with the tree house plot allocation being minimal set to the north eastern stream boundary of the property. The tree house sites are located in the lower valley and are nestled within the existing mature woodland on level plots. Each plot has been chosen as to limit any requirement for the removal or trimming of trees or growth. The accompanying Arboricultural assessment describes the limited impact that will occur with the introduction of the tree house buildings and services. Each site is set within the canopy of the woodland within the valley. There are limited opportunities to make visual reference to these sites from neighbouring or public vantage points given the seclusion and steep topographical features of the location. In assessing the visual impact of the site it has been determined that a visual impact assessment is not required as there will be no impact on the visual amenity. The site and services cannot be seen from wider vantage points within the AONB as discussed in the accompanying policy statement and as such the introduction of the tree houses does not impact the wider AONB. The sites are not located near to any residential dwellings and as such will not have a negative impact on noise, light or over looking associated with development within residential or built up areas. Evidently the position of the tree houses is within the woodland area and in addition to the arboricultural assessment this application is also accompanied by an ecologists report detailing any impact the development may have on the ecology of the setting. This is further supported by a bat and owl survey which concludes there will be no negative impact on protected bird or bat species. At present the site can be accessed via foot or motor vehicle ( tractor/4x4), though there are no formalised roads to the woodland ( nor will there be any). A public footpath flanks the eastern boundary of the property and will be used as a means of access to the tree houses, access is described later in this statement within section 3. 6 of 17 We would recommend that consultees and officers visit the property to appreciate the context of this proposal relative to its seclusion within the valley as satellite imagery and mapping does not allow for a full appreciation of the site characteristics, its topography and reference to the setting. The site is not located within a recognised flood zone as defined by the environment agency. Above & Below: The woodland location within which the tree houses will be located as seen from above the tree line to the south of each site. 7 of 17 The site is located within designated land being within the Pentire Point to Widemouth AONB.