PLANNING APPLICATION REFERENCE NO: A160191

RECOMMENDATION: APPROVE, SUBJECT TO CONDITIONS

RECOMMENDATION DATE: 23RD JUNE, 2016

CASE OFFICER: CATRIN NEWBOLD

ORIGINAL DESCRIPTION OF APPLICATION:

Glamping site (maximum of 5 yurts), conversion of stable block to Site

Manager Office/Accommodation, on-site car parking area, and site storage

container and refuse/recycling area

AMENDED DESCRIPTION OF APPLICATION:

“Planning application for glamping site (maximum 5 yurts), installation of a 6kW solar PV array mounted on existing outbuilding with a plant room extension, provision of on-site car parking area and site storage container and refuse / recycling area”.

During the course of the application, the Local Planning Authority determined that support could not be given to the proposed conversion of the stable block into a manager’s dwelling, as it had not been demonstrated that the proposal met the tests as set out under TAN6 (Housing for Rural Enterprise Workers). Accordingly, this element of the proposal was withdrawn and amended plans reflecting this change were submitted and an amended description agreed with the agent (as set out above).

THE SITE:

The site which pertains to this application comprises of land which is located immediately to the south / south-west of a smallholding known as Ty’n Clawdd, some 1km to the south of the settlement of Cribyn. From the application, it appears as though the site originally formed part of the Ty’n Clawdd farm but was sold off in 1995. The land has subsequently been used as hobby land in conjunction with a conservation project to preserve and enhance the site. Planning permission was granted for a stable block on the land in 2004 (Ref: A041140) and a further grant of planning permission was given in 2010 (Ref: A090863) for the retention of a wildlife pond. The application indicates that the stable block has never been used for the stabling of horses, with the previous owners using the building for the storage of equipment used in association with the maintenance and conservation of the land.

The land is some 5 acres in size and is made up of a mixture of pasture land, marshy grassland, a pond and trees, with the stable block which was approved in 2004 being situated in the northern corner of the field. It is accessed via a gated entrance at the northern extremity of the site, off a minor country road.

THE PROPOSAL:

This current planning application seeks consent for a “glamping” site which would comprise of a maximum of 5 yurts. Each yurt would be erected on decking platforms and would have an accompanying small wooden hut that will be accessed from the decking to provide a shower, toilet and a small kitchen area. The yurts would be added in stages over a projected 5 year period, to allow the business to grow naturally and to enable the correct level of financing to be obtained. The yurts have been positioned around the site in such a way so as not to be easily visible from the road or from each other.

The application also seeks consent for the installation of a 6kw solar PV array which would be mounted onto the roof of the existing stable block, which would also receive a plant room extension. The application also looks to obtain approval for associated improved access works, the provision of an on-site car parking area and the provision of a site storage container and a refuse / recycling area.

All foul drainage will be discharged to a new package treatment plant, whilst surface water would be discharged to rainwater butts, a soakaway and the existing watercourse.

Power from the building would be from a silent generator which would be housed in the storage compound and also from the solar array which is to be mounted on the south facing roof of the stable block building.

The proposal is likely to employ 2 full-time and 1 part-time employees.

OBJECTIONS RECEIVED:

One objection has been received from the owners / occupiers of Tyn y Clawdd (the dwelling directly opposite), on the following grounds:

“We live directly opposite the land where the site is proposed. We have reviewed the planning application for the site and it is stated that the yurts will not be visible. However, this is not the case. Yurt number 5 will be situated very close to our house and garden which can be seen from our home and the road and other yurts are also visible from further up the road. We believe that there would be a lot of noise and disturbance from large parties such as stag and hen parties, families and large groups with dogs which would cause disruption to an otherwise quiet and peaceful area. We live on a very narrow road and the road conditions are quite poor. We believe that the road would not withstand the high volumes of traffic that this site may attract. Furthermore, we have observed a large number of newts and frogs in the area and feel they might be disturbed by the changes in this area. There are also birds such as geese, ducks and moorhens which are situated on their land by the ponds and we feel that the visitors may cause harm or distress to these birds. We also believe that there are bats living in the existing building on their land and we are worried that they will also be disturbed with the changes. We have been informed that they will be installing a water sanitation unit. Their stream continues through our land which our livestock drink from and we are concerned that there may be a risk of water contamination”.

During the course of the application, amended plans were received which have re-sited yurt no.5 further away from Tyn y Clawdd. A re-consultation exercise was undertaken on the basis of the amended plans, to which no further objections were received.

Discussions have been held with the Local Member – Cllr. Euros Davies, who has confirmed that he is content for the application to be determined under delegated powers.

RELEVANT PLANNING POLICIES AND GUIDANCE

NATIONAL PLANNING POLICIES

PLANNING POLICY WALES

National planning policy is found in the Welsh Government’s Planning Policy Wales Edition 8.

The following chapters of Planning Policy Wales are particularly relevant to the consideration of the application:

-Chapter 3 – Making and Enforcing Planning Decisions

-Chapter 7 – Economic Development

-Chapter 11 – Tourism, Sport and Recreation

Technical Advice Notes (Wales):

The following technical advice notes (TAN’s) are relevant to the consideration of the application:

- Technical Advice Note 12 Design (2014)

- Technical Advice Note 13 Tourism (1997)

- Technical Advice Note 23 Economic Development (2014)

CEREDIGION LOCAL DEVELOPMENT PLAN (LDP) 2007-2022 (ADOPTED BY CEREDIGION COUNTY COUNCIL ON THE 25TH APRIL, 2013)

The following LDP policies are relevant to the consideration of the application:

-S01: Sustainable Growth

-S04: Development in “Linked Settlements and Other Locations”

-LU14: Countywide Tourism Accommodation Sites: Static and Touring Caravans, Camping pitches, Cabins and Chalets

-DM06 – High Quality Design and Placemaking

-DM17 – General Landscape

IS THE DEVELOPMENT ACCEPTABLE IN PRINCIPLE?

Turning firstly to establish the definition of a yurt.

It is generally not considered that yurts fall within the definition of a caravan but are instead tents or rather luxury tents. Indeed, the common definition of a yurt is as follows: “a traditional yurt (from the Turkics) or ger (Mongolian) is a portable, round tent covered with skins or felt and used as a dwelling by nomads in the steppes of Central Asia”, whilst the common definition of a tent is: “a portable shelter made of cloth, supported by one or more poles and stretched tight by cords or loops attached to pegs driven into the ground”.

It is considered that a yurt is akin to a tent and can be classed as such.

However in addition to the yurts in this instance, the proposal also involves the provision of more permanent associated structures which are attached to the yurts i.e. the wooden decking etc. These more permanent structures may technically take the structures outside the definition of a tent. Nevertheless, it is considered that these more permanent structures are ancillary to the main part of the structure which is the yurt. It is therefore considered that the determination of the application should proceed on the basis that the yurts are akin to tents.

Tourism is one of the County’s main employment sectors and indeed one of the objectives of the LDP is to sustainably develop its tourism economy through:

-Encouraging the development of sustainable tourism;

-Assisting in improving the attractiveness of Ceredigion as a year round tourism destination;

-Ensuring that tourism accommodation is developed in a sustainable manner and appropriately located; and

-Encouraging the provision of further tourism attractions and facilities.

Policy LU14 of the LDP which deals with countryside tourism accommodation sites, static and touring caravans, camping pitches, cabins and chalets states as follows:

“Development relating to static caravans, touring caravans, camping pitches, cabins and chalet accommodation will be considered as follows:

2…. Outside of the Coastal Area:

  1. New sites for touring caravans, camping and cabin accommodation will be permitted provided that:

i)Where possible it supports strategic tourism nodes;

ii)It supports the role and function of the settlement within which it is proposed (or otherwise nearest settlement), where possible, by providing additional facilities that are available for use by the community;

iii)Facilities offered via the site do not affect the vitality of services which already exist within the nearest settlement; and

iv)Tourism Needs and Development Impact Assessment is submitted as part of the application process.

  1. Extensions to existing static caravan, cabin and chalet sites, will be permitted provided that:

i)Tourism Needs and Development Impact Assessment is submitted; and

ii)Any new facilities required due to the extension do not affect the vitality of facilities already offered within the nearest settlement.

  1. Change of use of tent pitches to touring caravan pitches or vice versa will be permitted.
  2. Change of use of touring pitches to static caravan pitches, cabins and chalets will not be permitted.

The extension, enhancement or upgrading of existing sites that does not propose an increase in the number of units / pitches, will be permitted where there would be overall improvement to the environmental quality of the site and where there would be a reduction of its impact on the surrounding landscape.

Proposals for the change of use of a caravan, cabin or chalet sites to permanent residential use will not be permitted”.

The supporting text to policy LU14 states that accommodation inland (i.e. outside of the coastal area) is generally deficient and needs strengthening in most sectors. It further states that in areas outside of the coastal area, development of new touring caravans, which includes motorhomes, and camping sites will be permitted provided that it is appropriate in relation to the location. Larger sites should be located within or adjacent to USC’s and RSC’s where a wider range of facilities and services should already be present. Smaller sites, which perhaps only cater for 5 pitches and offer basic facilities, can be accommodated in Linked Settlements or adjacent to farmsteads where suitably screened.

The area here is generally deficient of camping sites, with the majority of existing sites being scattered along the coastline. The provision of a new camping site in this area would therefore be in line with the objectives of the LDP in terms of tourism i.e. increasing the amount and choice of tourist accommodation within the inland areas. The proposal would also assist in strengthening the local economy, particularly in relation to customer spending in the nearby settlements of Cribyn, Llanwnnen and Lampeter and also further afield in the county.

Whilst this is clearly an open countryside location, the LPA accepts that tourist accommodation of this nature generally requires tranquil and natural surroundings. Whilst the planning system places a general presumption against development in the open countryside, the significant shortage of such tourist accommodation in the inland areas outweighs the general presumption against the development in this instance. Furthermore, whilst the supporting text to the LDP policy is more stringent in terms of the acceptable locations of such developments, the wording of the policy itself does not prohibit such developments from taking place in open countryside locations. What must then be considered is the content of policies S01 and S04 which sequentially place a greater emphasis on developing in the urban and rural service centres and also the linked settlements. However, as already mentioned, there is (at the current time) a significant shortfall in the number of camping sites in the area and its approval would be in line with the strategic aims and objectives of the LDP in relation to tourism.

There is therefore no objection in principle to the development.

VISUAL IMPACT:

As a matter of planning judgement, it is not considered that the proposal would be visually intrusive. The application site benefits from being fairly secluded and screened with existing vegetation. Furthermore, the topography of the site is not elevated, prominent or particularly visible.

Therefore, it is not considered that the development would cause harm to the visual amenity of the area or the landscape and it is considered that the proposal in this regard is in compliance with policies DM06 and DM17 of the LDP.

ACCESS:

The proposal seeks permission to carry out certain alterations to the existing access.

The County Council’s Head of Assets and Transportation Services has confirmed that there are no objections to the proposal on road safety grounds, subject to the conditions listed below.

SERVICES:

No objections have been received from any of the statutory consultees in relation to service / infrastructure provision.

RESIDENTIAL AMENITY:

The objection which was received from the occupiers of the neighbouring property have been given full consideration and discussed with the applicants and agent. Consequently, during the course of the application, amended plans were received which have re-sited yurt no.5 further away from Tyn y Clawdd. A re-consultation exercise was undertaken on the basis of the amended plans, to which no further objections were received.

As a matter of planning judgement, it is not considered that the proposal in its revised form would cause unacceptable impacts upon the residential amenity of the neighbouring property.

Restrictions are to be placed regarding the use of loud music late at night in order to protect amenity.

MINERAL SAFEGUARDING:

Part of the application site falls within a Mineral Safeguarding Area (MSA) as identified in the Ceredigion LDP.

The resource safeguarded by the MSA is shown on the Aggregate Safeguarding Map of Wales as a Category Two sand and gravel resource, where Category One resources are those that are of national importance in Wales and Category Two resources are those that are of regional or local importance in Wales.

Ceredigion LDP Policy LU30: Mineral Safeguarding states that:
Planning permission for any form of development within a Mineral Safeguarding Area that is incompatible with safeguarding the mineral resource will only be permitted where evidence is submitted which demonstrates that:

[followed by a list of 6 criteria setting out the circumstances where permission would be granted].

LDP Volume 1 Paragraph 7.222 indicates that ‘Development that is incompatible with safeguarding refers to any development that would have the effect of sterilising a mineral resource, either directly by preventing access to a resource, or indirectly, for example where the development would be sensitive to mineral extraction nearby’. Theproposed development would fall under the category of ‘sensitive development’. Where development is considered sensitive to mineral workings nearby, a buffer of 100m is required between the sensitive development and any sand and gravel workings (and 200m between and sensitive development and rock quarry). It follows that the proposed development will have the effect of sterilising any (not already sterilised) mineral resource lying within 100m of the Glamping site from future extraction, or at the very least any mineral resource lying within 100m of the nearest Yurt.

It is noted that at this particular location, the sand and gravel resource shown on the National Mineral Resource map of Wales appears as only a relatively narrow linear feature following the line of the stream that runs along the south-eastern boundary of the site; its width being broadly commensurate with the width of the wooded area following the watercourse. Although it is possible that the resource actually covers a wider area (see ‘Additional Information Below) it is strongly suspected, given the topography of the site, that the resource is indeed confined to just the narrow strip shown on the National Mineral Resource map of Wales.

The nature of the development proposed is such that it would be a relatively easy matter to discontinue the proposed glamping use and physically remove the yurts, decking and walkways etc. from the land at some future date if access to the mineral resource was then required.