For:      B J Layton & Co, John Lambe Associates, Bryn Cynan Fawr, Pontllyfni, Caernarfon, Gwynedd.

LL54 5EE

To consider a planning application which has been referred to the Committee because the Northern Area Planning Sub-Committee was mindful to approve it, contrary to policy and officer recommendations.

Ward: Pembridge & Lyonshall with Titley

The Development Control Manager referred to a letter dated 26 February which had been sent to Members in support of the application.  He advised that the letter raised no new planning issues in relation to the application.  He said that the Northern Area Planning Sub-Committee was mindful to grant planning permission contrary to recommendation and that the Head of Planning Services had decided to refer the matter to the Planning Committee.  The Sub-Committee had given weight to the relatively secluded nature of the site which would limit the impact of the proposed lodges in the wider landscape.  It had also felt that the nature of this type of tourism was car based anyway and, consequently, the argument against the development on grounds of its likely encouragement of the use of private transport was not appropriate. It did not feel that the presence of the unregistered park carried significant weight and was of the view that the scheme would help to boost tourism. It also noted that the application for six lodges had been scaled down from the initial proposal for twelve and decided that permission should be subject to conditions which would secure full disabled access to all of them and that there should be a time restriction in the length of stay in them to prevent them becoming permanent residential units.

The Committee discussed details of the application and noted the views of the Area Planning Sub-Committee.  Councillor ACR Chappell had a number of concerns about the rural economy and felt that initiatives such as this would help to stimulate it.

Councillor DW Greenow referred to the comments by the local gamekeeper about shooting in the area and had some concerns about the safety issues regarding those who would be holidaying in the proposed chalets.  Councillor JD Woodward asked about the proposed occupancy and the Development Control Manager advised that the Northern Area Planning Sub-Committee had proposed conditions that would limit occupancy for holiday use only.  Councillor RI Matthews felt that the proposal was attractive and imaginative.  Councillor B Hunt said that the Sub-Committee had felt that the proposal would be of considerable benefit to the rural economy and would be unobtrusive in the landscape.  The head of planning Services advised that regardless of the views of the Sub-Committee, the proposed development, by virtue of its scale, nature and siting would be an inappropriate form of development that would have a detrimental impact on the landscape and character of the immediate area and on the unregistered park contrary to polices S1, S6, DR2, DR3, DR2, LA2, E12, RS14 and LA4 of the Herefordshire Unitary Development Plan. It would also be contrary to the objectives of PPS7 regarding Sustainable Development in Rural Areas.  Having further considered the matter the Committee did not feel that there were sufficient grounds to breach the Council’s planning policies and that the application should be refused.

RESOLVED THAT

planning permission be refused for the following reason:

the proposed development, by virtue of its scale, nature and siting would be an inappropriate form of development that would have a detrimental impact on the landscape and character of the immediate area and on the unregistered park contrary to polices DR2, LA2, E12 RST 14 and LA4 of the Unitary Development Plan 2007. The proposed development, by virtue of its scale and siting would be an unsustainable form of development contrary to policies S1, S6, DR2 and DR3 of the Unitary Development Plan as well as the objectives of PPS7 Sustainable Development in Rural Areas.