Proposed camp site and temporary dwelling.  (This is an amended application that is a resubmission of application no. 172848 refused 6 October 2017.)

Officers were authorised to grant a three year permission contrary to the case officer’s recommendation.

(Proposed camp site and temporary dwelling.)

The Committee had deferred consideration of the application at its meeting on 27 June 2018.

The Development Manager gave a presentation on the application highlighting matters the Committee had required further information on.  An update was provided in the update sheet, as appended to these minutes.

In accordance with the criteria for public speaking Mrs R Rennick, the applicant spoke in support of the application

In accordance with the Council’s Constitution, the local ward member, Councillor BA Durkin, spoke on the application.

He made the following principal comments:

·        He continued to support the application.

·        The scheme was not just to provide a simple camping site but had many benefits.

·        A dwelling was needed to enable the site to be managed.  However, a three year temporary permission was appropriate.

·        The relocation of the access was acceptable to the Transportation Manager.

·        The hedge was of value but would be translocated.

·        The road was similar to many in Herefordshire which were used by pedestrians.  The amenities at Much Marcle were only one mile away.

·        The project was viable, would benefit tourism, provide some employment and had community support.

·        The introduction to the Much Marcle Neighbourhood Development Plan stated it was supportive of appropriate, sustainable development in the countryside.

In the Committee’s discussion of the application the following principal points were made:

·        The scheme had benefits.

·        One concern at the previous meeting had been the nature of the proposed dwelling.  The amendments made to the proposed caravan and the granting of a temporary permission for it were in the application’s favour.

·        Another concern had been about whether access could be secured.  The access had been improved.

·        The possible impact on a nearby listed building appeared to have been addressed.

·        The relocation of the hedge was an issue.  Hedges were a valuable asset and it was important that the relocation was done properly.

·        A concern was expressed that granting approval might set a precedent for development in the open countryside.  There were also examples of such sites being extended over time.

·        Account should be taken of the fact that whatever the merits of the application it was contrary to a range of Core Strategy policies and the Much Marcle Neighbourhood Development Plan as set out at Paragraph 6.39 of the report.

The Development Manager clarified that the temporary permission for the temporary dwelling, which fell within the definition of a caravan, would be reviewed after three years.  At that point consideration would be given to whether the scheme was demonstrating that it was viable.  The buildings associated with the development did not have permanent foundations and could be removed relatively easily if appropriate.  He recommended that the temporary permission should apply to the buildings as well as to the dwelling.

The Lead Development Manager reminded the Committee of the three strands of sustainable development.  Approving the application would not set a precedent because each application had to be determined on its own merits. 

The local ward member was given the opportunity to close the debate.  He considered the site was in an appropriate location.  However, it would be important that the high standards it aspired to were maintained and that the hedge relocation was carried out properly.  The granting of a temporary permission would allow for this to be reviewed.

Councillor Greenow proposed and Councillor Norman seconded a motion that the application be approved on the basis of policies SS5, RA6, E4 and SD1.  The motion was carried with 8 votes in favour, 2 against and 4 abstentions.

RESOLVED:  That officers be authorised to grant a three year temporary permission applying to the dwelling and buildings on the basis that the application was supported by policies SS5, RA6, E4 and SD1, subject to conditions considered necessary by officers named in the scheme of delegation to officers and subject to there being no provision in the new National Planning Policy Framework that required the matter to be brought back to the Committee.

(The meeting adjourned between 10.55 and11.05)