Re-organisation and upgrade of the existing 'Bleathwood lodges country park' to include demolition of existing site buildings, the change of use of the on-site residential property for holiday let, the construction of a replacement facilities/meet and greet building, maintenance building, and the provision of accommodation in the form of 45 lodges, with associated access and parking.

The application was approved in accordance with the Case Officer’s recommendation.

(Re-organisation and upgrade of the existing 'Bleathwood lodges country park' to include demolition of existing site buildings, the change of use of the on-site residential property for holiday let, the construction of a replacement facilities/meet and greet building, maintenance building, and the provision of accommodation in the form of 45 lodges, with associated access and parking.)

The Principal Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking for virtual meetings, Mrs C Whitlock, a local resident, spoke in opposition to the scheme, as a virtual attendee.  Ms E Cass, the applicant’s agent spoke in support of the application also as a virtual attendee.

In accordance with the Council’s Constitution, the local ward member, Councillor Stone, spoke on the application.  In summary, he observed that there had been many representations both in support of and in objection to the application including an objection from the Parish Council.  In conclusion, he expressed concern about the sustainability of the application having regard to the National Planning Policy Framework’s three objectives of sustainable development.  He also referenced the local concerns about the scale and possible impacts of the development.

The Committee discussed the application.

The local ward member was given the opportunity to close the debate.  He remained concerned about the sustainability of the site.

RESOLVED: That planning permission be granted subject to the following conditions and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

            Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990

 

2.         The development hereby approved shall be carried out strictly in accordance with the approved plans and supporting details and the schedule of materials indicated thereon unless other conditions of this Decision Notice dictate otherwise.

 

            Reason: To ensure adherence to the approved plans and to protect the general character and amenities of the area in accordance with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework

 

Pre Commencement Conditions

 

3.         No development shall commence until a fully detailed Construction Environmental Management Plan (CEMP) and named ‘responsible persons’ shall be supplied to the local planning authority for written approval. The approved CEMP shall be implemented and remain in place until all work is completed on site and all equipment and spare materials have finally been removed. The Construction Management Plan shall include, but is not limited to, the following matters:

 

•           site management arrangements, including on-site storage of materials, plant and machinery; temporary offices, contractors compounds and other facilities; on-site parking and turning provision for site operatives, visitors and construction vehicles (including cycle parking for staff and visitors); and provision for the loading/unloading of plant and materials within the site

•           wheel washing facilities and other measures to ensure that any vehicle, plant or equipment leaving the application site does not carry mud or deposit other materials onto the public highway; • measures for managing access and routing for construction and delivery traffic

•           hours during which construction work, including works of site clearance,      and deliveries can take place

•           Tree / hedge protection plan for the phase of development

•           Construction Traffic Management Plan

 

            The development shall be carried out in accordance with the approved details for the duration of the construction of the development.

 

            Reason: In the interests of safeguarding adjoining amenity and uses and to safeguard protected species, wildlife and habitats and to conform to the requirements of Conservation of Habitats and Species Regulations (2017), National Planning Policy Framework, NERC Act (2006), NPPF (2019) and Herefordshire Council Core Strategy (2015) policy SS6, LD2 and LD3 Policies SD1, LD2, and MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy.

 

4.         With the exception of any site clearance and groundwork, no further development shall take place until details or samples of materials to be used externally on walls and roofs and for landscape surfacing (non grass areas, eg paths and tracks) have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details and thereafter be maintained as such.

 

            Reason: To ensure that the materials harmonise with the surroundings, maintain and enhance the character and appearance of the locality and countryside so as to ensure that the development complies with the requirements of Policy RA6, E4, LD1 and SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

5.         Before any other works hereby approved are commenced, visibility splays shall be provided from a point 0.6 metres above ground level at the centre of the access to the application site and 2.4 metres back from the nearside edge of the adjoining carriageway (measured perpendicularly) for a distance of 59 metres in each direction along the nearside edge of the adjoining carriageway.  Nothing shall be planted, erected and/or allowed to grow on the triangular area of land so formed which would obstruct the visibility described above.

 

            Reason: In the interests of highway safety and to conform with the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

Prior to First use or occupancy Conditions

 

6.         A landscape management and maintenance plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use.  The landscape management and maintenance plan shall be carried out as approved.

 

            Reason: In order to maintain the visual amenities of the area and to conform with Policy E4, RA6 and LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

7.         Prior to the first use of the development to which this permission relates the car parking shall be laid out in accordance with the details shown on the approved plans listed under Condition 2 of this Decision Notice and shall be properly consolidated, surfaced and drained, in accordance with details to be submitted to and approved in writing by the local planning authority and those areas shall not thereafter be used for any other purpose than the parking of vehicles.

 

            Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

8.         Prior  to the first use of the development hereby permitted full details of a scheme for the provision of covered and secure cycle parking facilities for visitors and staff shall be submitted to the Local Planning Authority for their written approval. The covered and secure cycle parking facilities shall be carried out in strict accordance with the approved details and available for use prior to the first use of the development hereby permitted. Thereafter these facilities shall be maintained as approved.

 

            Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policies SD1 and MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

9.         Prior to the first use of the development hereby approved, a Travel Plan which contains measures to promote alternative sustainable means of transport for staff and visitors with respect to the development hereby permitted shall be submitted to and be approved in writing by the Local Planning Authority. The Travel Plan shall be implemented, in accordance with the approved details, on the first occupation of the development. A detailed written record shall be kept of the measures undertaken to promote sustainable transport initiatives and a review of the Travel Plan shall be undertaken annually. All relevant documentation shall be made available for inspection by the local planning authority upon reasonable request.

 

            Reason: In order to ensure that the development is carried out in combination with a scheme aimed at promoting the use of a range of sustainable transport initiatives and to conform with the requirements of Policies SD1 and MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

10.       Prior to the first use of the development hereby permitted a scheme to enable the charging of plug in and other ultra low emission vehicles (e.g. provision of outside electric sockets) to serve the staff and visitors of the building hereby permitted shall by submitted and approved in writing by the local planning authority. The scheme shall be completed in accordance with the approved details and provision retained and kept available for use thereafter.

 

            Reason: To address the requirements policies in relation to climate change SS7 and SD1 of the Herefordshire Local Plan Core Strategy and the guidance contained within the National Planning Policy Framework.

 

11.       Prior to any construction, a detailed scheme and annotated location plan for proposed biodiversity net gain enhancement features including significant provision for bat roosting, bird nesting, hedgehog homes and movement corridors across the site, ecological hibernacula, including dead wood and pollinating insect ‘nesting’ opportunities should be supplied to and acknowledged by the local authority and then implemented in full. The approved scheme shall be maintained hereafter as approved unless otherwise agreed in writing by the local planning authority. No external lighting should illuminate any ecologically sensitive habitats on or off the site, boundary features, watercourses or biodiversity net gain features.

 

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), Habitat Regulations 2017, Core Strategy SS6, LD2, National Planning Policy Framework (2019), NERC Act  2006 and Dark Skies Guidance Defra/NPPF 2013/2019.

 

Compliance Conditions

 

12.       The soft landscaping scheme approved under condition 2 shall be carried out concurrently with the development hereby permitted and shall be completed no later than the first planting season following the completion of the development. The landscaping shall be maintained for a period of 10 years.  During this time, any trees, shrubs or other plants which are removed, die or are seriously retarded shall be replaced during the next planting season with others of similar sizes and species unless the Local Planning Authority gives written consent to any variation.  If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5-year maintenance period. The hard landscaping shall be completed prior to the first use of the development hereby permitted

 

            Reason: In order to maintain the visual amenities of the area and to conform with Policy LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

13.       No individual shall reside on site in any accommodation hereby permitted for more than 28 consecutive days and no more than for a total of 140 days in any calendar year.

 

            Reason: The local planning authority wish to control the specific use of the land/premises for tourism use and not to introduce permanent residential accommodation within the units hereby permitted or over the site, in the interest of highway safety, sustainability, local amenity and environmental considerations and to comply with Policy SS1, SS6, RA2, RA3, RA6, E4, LD1, LD2, LD3 and SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

14.       If during the course of the development unexpected contamination not previously identified is found to be present at the site then the work shall be stopped and no further development shall be carried out unless or until the developer has submitted a written method statement to be approved in writing by the local planning authority. The method statement shall include details about how the unexpected contamination shall be dealt with. Thereafter the development of the site will be carried out in accordance with the appropriate method statement.

 

            Reason: In the interests of human health and to comply with Herefordshire Core Strategy policy SD1 and the relevant aims and objectives of the National Planning Policy Framework.

 

15.       The Ecological Enhancement and Mitigation Strategy, by the RPS Group dated December 2019 shall be implemented and hereafter maintained in full as stated unless otherwise approved in writing by the local planning authority.

 

            Reason: To ensure that all species are protected and habitats enhanced having regard to the Wildlife and Countryside Act 1981 (as amended), the Habitats & Species Regulations 2017 (as amended), Policy LD2 of the Herefordshire Core Strategy, National Planning Policy Framework (2019) and NERC Act 2006.

 

16.       The Noise Management Plan supplied with the application and as referenced under Condition 2 of this Decision Notice shall be subject to a documented review on at least a yearly basis and a copy supplied to the local authority on request.

 

            Reasons: In order to protect the amenity of occupiers of nearby properties so as to comply with Policies SS6 and SD1 of the Herefordshire Local Plan Core Strategy and paragraph 180 of the National Planning Policy Framework.

 

17.       The use of fireworks and Chinese lanterns shall not permitted on this site.

 

            Reasons: In order to protect the amenity of occupiers of nearby properties so as to comply with Policies SS6 and SD1 of the Herefordshire Local Plan Core Strategy and paragraph 180 of the National Planning Policy Framework.

 

18.       No more than 45 units conforming to the legal definition of a caravan shall be situated on the site subject to this planning permission at any time.

 

            Reason: On the basis of the quantum of development that has been assessed as acceptable with regards to highway safety, impact on amenity, the character and appearance of the locality and impact upon wildlife and so the Local Planning Authority can regulate the density of use and o comply with Herefordshire Core Strategy policies SS1, RA6, E4, LD1, LD2, LD3 and MT1.

 

19.       Prior to the bringing on site and installation of the tourism accommodation hereby permitted, namely the 45 no. cabins as shown on the approved plans listed under Condition 2 of this Decision Notice, the following shall be submitted to the Local Planning Authority for written approval –

•           A detailed design for the surface water drain below Bleathwood Lane shall be submitted

•           A drawing showing proposed ground levels in the vicinity of the southern pond shall be issued, identifying the level of the proposed adjacent site road

•           The foul pumping station shall be provided with a minimum of 24 hours storage above the high level pump start level and the lowest onsite lateral connection. The pumping station shall meet Building Regulations standards Part H

•           If existing tanks are to be re-used, hydraulic test results shall be presented to demonstrate the adequacy of on-line storage facilities for the storing sewage

 

            The development shall be carried out in accordance with the approved details and thereafter be maintained as such.

 

            Reason: To ensure adequate drainage arrangements serve the site, to prevent drainage from the development affecting adjoining land uses and to comply with Herefordshire Core Strategy policies SD3 and SD4 and Brimfield and Little Hereford Neighbourhood Development Plan policies BLH12 and BLH16

 

Informatives

 

1.         Public footpath LH15 crosses the site. The path must be given a full width of 2m and hedges adjoining the public footpath must be well maintained to ensure that they do not grow and reduce this width.

 

2.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

 

(The meeting adjourned between 12.55 pm-13.05 pm.)