Agenda item

Application Proposal: Application to remove condition 8 (use of site between March and October inclusive) of approval 15/01078/COU)

(The Chairman advised that he had previously worked on the site, however advised that he did not have a personal interest in the site)

The Area Lead Planning Officer presented his report to members. He explained that the application was to vary or remove condition 8 of planning application 15/01078/COU, which was approved in November 2015. He explained to members that condition 8 of this earlier approval required all equipment and structures on site to be removed between the winter months of November and February. This condition had been applied to ensure that the campsite was not visible during the winter months when hedgerows would lose their leaves and may not screen the site.

Using a PowerPoint presentation, he provided images to identify the location of the site and plans to show the layout of holiday accommodation units on the site. He also provided photographs to show the access to the site.

He advised members that he had seen the structures on site and having assessed the impact, he felt that the application to remove the condition was acceptable. He stated that the trees surrounding the area were quite dense and offered good screening.

The applicant addressed members. He advised that the site is currently cleared during the months of November to February, which took a lot of hard work to safely remove and store all item from the site. He explained to members that tourism in the UK is thriving and that this should be supported by local councils. He pointed out that his visitors helped the local economy by ordering local takeaways, eating local produce and eating in local restaurants

He also drew members attention to some photographs which had been provided to the Area Lead Planning Officer which showed the access to the site, taken in winter months.

Councillor Henry Hobhouse, Ward Member, advised members that he had no concerns over the application and that the site could not be easily viewed in the winter months.

Councillor Nick Weeks, also Ward Member, expressed concern that should the site be sold, that the campsite could be used for more permanent visitors and felt that a period of closure of the site provided a good opportunity to ensure that residents on the site would be holiday-makers only and not permanent residents. He suggested that a reduced period of closure to possibly one month would be more appropriate.

In response to a question from a member, the Area Lead Planning Officer confirmed that the time limit for commencement has also been removed from the list of proposed condition as this was no longer appropriate as the work had started and the business was up and running. 

During the discussion, some members supported the suggestion of closing the site for only one month but to allow all equipment to remain on the site during this period of closure.

One member questioned whether the permission could be personalised to this applicant, however the Area Lead Planning Officer advised that personal permissions are only issued in exceptional circumstances and that in this case, it would be unfair to add this restriction. He also advised that condition 7 was strongly worded to ensure that visitors to the campsite would need to be holidaymaker/tourist visitors only.

The applicant addressed members again to advise that the business was for luxury accommodation and that his guests generally stayed on average between 2 to 3 nights.

The Lead Specialist summarised that the condition could be amended to ensure that the campsite remained shut for one calendar month, however the applicant would not be required to remove all of the structures and equipment from the site. He also pointed out condition number 7, which required an up to date record of names of all visitors to be maintained. 

The applicant addressed the committee at the request of the Chairman to confirm that he would be happy with a closure of one month, preferably the month of February, however requested that structures could remain in place on the site.

Following the discussion, it was proposed that the application be approved, subject to an additional condition number 8 to be added to ensure that the campsite would be closed to visitors throughout the month of February each year, however all equipment could remain on site throughout the whole of the year.

This was seconded by another member.

On being put to the vote, this was carried unanimously.

RESOLVED:  that planning application 18/01545/S73A be approved, subject to an additional condition 8 to ensure that any form of accommodation is not used throughout the month of February each year for the following reason;

01.          In the interests of visual amenity and to ensure that the approved holiday accommodation is not used for unauthorised permanent residential occupation in accordance with policies EQ2, SS1, SD1 and EP8 of the South Somerset local plan and the aims and objectives of the NPPF.

Subject to the following planning conditions;

01.       The development hereby permitted shall be carried out in accordance with the following approved plans: site plan received 24 February 2015 and 8765-001 received 29 July 2015 both in relation to application 15/01078/COU

            Reason: For the avoidance of doubt and in the interests of proper planning.

02.       All planting, seeding, turfing or earth moulding comprised in the approved details of landscaping, as shown on the document titled 'Planting Proposal 15/01078/COU' received 17 February 2016 in association with the discharge of conditions on application 15/01078/COU, shall be carried out in the first planting and seeding season following the occupation of the structures or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. 

            Reason:  In the interests of visual amenity and to comply with policy EQ2 of the South Somerset Local Plan.

03.       There shall be no more than sixteen units of tourist accommodation on site at any time.

            Reason: In the interests of highway safety and visual amenity in accordance with policies TA5 and EQ2 of the South Somerset Local Plan.

04.       There shall be no more than three units of warden accommodation on site at any one time.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

05.       There shall be no more than three utility blocks on site at any one time.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

06.       Prior to the siting of any of the units referred to in conditions 4, 5 and 6 on the caravan site hereby approved details of their size and appearance shall be submitted to and approved in writing by the local planning authority. Once approved such details shall be adhered to unless agreed otherwise in writing.

            Reason: In the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

07.       The camping site hereby approved shall be occupied for holiday purposes only and shall not be occupied as a person's sole or main place of residence. The owners/ operators shall maintain an up-to-date register of the names of owners/occupiers of the units provided, and of their main home addresses, and shall make this information, available at all reasonable times to the local planning authority.

            Reason: To ensure that the approved holiday accommodation is not used for unauthorised permanent residential occupation in accordance with policies SS1, SD1 and EP8 of the South Somerset Local Plan and the aims and provisions of the National Planning Policy Framework.

08.       The use of the site for any form of accommodation shall not take place during the month of February.

Reason: In the interests of visual amenity and to ensure that the approved holiday accommodation is not used for unauthorised permanent residential occupation in accordance with policies EQ2, SS1, SD1 and EP8 of the South Somerset local plan and the aims and objectives of the NPPF.

(voting: unanimous)