Agenda item

Formation of six glamping cabins and supporting ancillary accommodation, within the existing context of the site.

The Service Manager, Planning and Economic Development, introduced applications no. 2014/1109 and 2014/1110, outlining the reasons for Officers’ recommendation to grant conditional planning permission and listed building consent.

Councillor Hewson entered the meeting.

Mr. Nigel Hawkins, on behalf of the applicant, Nottingham City Council, spoke in favour of the application.

Ms. Ann McCauley, a resident objector, spoke against the application.

RESOLVED To GRANT CONDITIONAL PLANNING PERMISSION:

Conditions

1.       The development must be begun not later than three years beginning with the date of this permission.

2.       The development hereby permitted shall be built in accordance with the submitted plans, Design and Access Statement and application forms received on 29th September 2014 drawing no's: 4393 (20) 253 (Proposed Service Location Plan), 11107/ENV/001 (Existing Drainage Layout), 4393 (20) 250 (Proposed Site Plan), 4393 (20) 252 (Site Plan), 4393 (40) 455 (Toilet Cabin Elevation), 4393 (30) 353 (WC Floor Plans and Elevations), 4393 (30) 352 (Floor Plans), 4393 (30) 351 (Floor Plans), 4393 (20) 251 (Site Plan), and 4393 (00) 001.

3.       The glamping cabins hereby permitted shall be used as holiday accommodation and shall not be occupied continuously by any person or persons for a period in excess of 28 days in any one single letting. There shall be no consecutive lettings beyond four weeks to the same person, family or group and a written record of lettings shall be kept and made available for inspection by the Local Planning Authority at their reasonable request.

4.       The temporary car parking for the unloading and loading of vehicles shall use the area marked on the plan received on 12th February 2015 drawing number: 4393 (20) 250 Revision E. The loading and unloading of vehicles shall operate in accordance with the email received on 12th February 2015. The loading and unloading of vehicles shall only occur between the hours of 09:00hrs and 21:00hrs and will only accommodate a maximum of 2 vehicles at any time. The maximum period to use this area shall be 1hr for each vehicle.

5.       Before development is commenced there shall be submitted to and approved by the Borough Council precise details of the materials to be used on the external elevations of the proposed development. The development shall be carried out in accordance with the approved details.

6.       The development hereby approved shall be carried out in accordance with the recommendations of the Arboricultural Implications Assessment and Arboricultural Method Statement, BS 5873: 2012, Dated 3 September 2014 revised 16 September 2014.

7.       The proposed bird and bat boxes shall be sited in the locations as indicated on the plan received by email on 2nd February 2015 and all works shall be carried out in accordance with the recommendations of sections 5 and 6 of the Protected Species Survey dated September 2014. The bird and bat boxes shall be installed before the development is first brought into use.

8.       Before development hereby permitted is commenced there shall be submitted to and approved in writing precise details of the proposed external lighting on the cabins (together with the luminance levels and an estimated lux plot of the luminance). The lighting shall be implemented in accordance with the approved details.

9.       Before development is commenced there shall be submitted to and approved by the Borough Council precise details of the proposed external meter cubicle (shown on plan no: 4393 (20) 250) adjacent to the rear wall of the Glamping Cabin WC. The development shall be carried out in accordance with the approved details.

10.     Before development is commenced there shall be submitted to and approved by the Borough Council precise details of the proposed bin area including the type and stain of the wooden fencing. The development shall be carried out in accordance with the approved details. The bin store shall be constructed within the parameters set out in the email dated 12th February 2015 and the plan received on 12th February 2015 drawing no: 4393 (20) 250.

11.     The application site shall only be used for holiday accommodation in the 6 approved cabins and no other camping or caravanning shall be operated on the site other than the provisions permitted within The Town and Country Planning (General Permitted Development) 1995 - Part 4 and Part 5 (or any provision equivalent to that Class in any Statutory Instrument revoking and re-enacting that Order).

Reasons

1.       In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2.       For the avoidance of doubt.

3.       To ensure the use of the cabins is effectively restricted to tourist accommodation as the introduction of a permanent residential use would be contrary to paragraph 89 of the National Planning Policy Framework (March 2012).

4.       To ensure that car parking serving the development is directed to the main car park serving the site. In order to protect the amenity of nearby residential properties and protect the open character of the area in line with the aims and objectives of Policy ENV1, ENV21, ENV25, ENV36 and ENV37 and the aims and objectives of the National Planning Policy Framework (March 2012).

5.       To ensure a satisfactory development, in accordance with Policy 10 of the Aligned Core Strategy for Gedling Borough (September 2014) and with the aims of policy ENV1, ENV21, ENV25, and ENV37 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2014).

6.       To minimise the arboricultural impact of the proposed development, in accordance with Policy 10 of the Aligned Core Strategy for Gedling Borough (September 2014) and Policy ENV1 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2014).

7.       To protect and enhance ecology interest in the area and to accord with paragraph 109 of the National Planning Policy Framework.

8.       To protect and enhance ecology interest in the area and to accord with paragraph 109 of the National Planning Policy Framework.

9.       To ensure that the proposed works do not impact on the fabric or setting of a Listed Building and Registered Garden in accordance with the aims and objectives of Policy ENV21, the National Planning Policy Framework and the Planning (Listed Buildings and Conservation) Act 1990.

10.     To ensure a satisfactory development, in accordance with Policy 10 of the Aligned Core Strategy for Gedling Borough (September 2014) and with the aims of policy ENV1, ENV21, ENV25, and ENV37 of the Gedling Borough Replacement Local Plan (Certain Policies Saved 2014).

11.     To ensure the use of the cabins is effectively restricted to the tourist accommodation proposed and not as a permanent campsite or caravan site.

Reasons for Decision

In the opinion of the Borough Council the proposed development would result in no significant undue impact on the character and setting of a Listed Building and Registered Park and Garden, and would not have an adverse impact on the amenities of neighbouring residential properties. The development has been considered in accordance with the National Planning Policy Framework, the Aligned Core Strategy for Gedling Borough (September 2014) and the Gedling Borough Council Replacement Local Plan (Certain Policies Saved 2014), where appropriate. It is the opinion of the Borough Council that where the development conflicts with the Development Plan that other material considerations indicate that permission should be granted. The benefits of granting the proposal outweigh any adverse impact to the setting of the Listed Building and Registered Park and Garden.

Notes to Applicant

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762   6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk.Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com.

No removal of hedgerows, trees or shrubs which have the potential to support nesting birds shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check for active birds' nests immediately before clearance works commence and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority. As you will be aware all birds, their nests and eggs (except pest species) are protected by the Wildlife and Countryside Act 1981 (and as amended).

The Borough Council has worked positively and proactively with the applicant, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework, based on seeking solutions to problems arising in relation to dealing with the planning application. This has been achieved by meeting the applicant and agent to discuss consultation responses; providing details of issues raised in consultation responses; requesting clarification, additional information or drawings in response to issues raised and providing updates on the application's progress.