Minutes:
Application No: P/2017/0119
Grid Ref: 296834.02 268416.04
Valid Date: 07/02/2017
Officer: Karen Probert
Community Council: Rhayader Town Council
Applicant: Mr Nathan Goodyear, The Camping and Caravanning Club
Location: Wyeside Caravan Park, Rhayader, Powys LD6 5LB
Proposal: Full: Upgrade of existing pitches to gravel hardstandings, replacement of site access road and stone car park and other associated works
Application Type: Full planning permission
County Councillor K Curry spoke as the local representative.
Councillor C Evans on behalf of Rhayader Town Council.
Mrs S Jones spoke against the application.
Miss S Butterfield spoke as the Agent and Mr N Goodyear spoke as the applicant.
Colin Edwards, Solicitor declared a non-prejudicial interest as he was a member of the Camping and Caravanning Club but having consulted the Monitoring Officer it had been confirmed that he could remain in the meeting to advise the Committee on any legal issues.
The Solicitor advised the Committee that it was not lawful to take into account any private property issues.
County Councillor R Williams left the meeting for other Council business.
In response to questions the Professional Lead Development Management advised that the distances between tents is likely to be regulated under licencing law if required. He reminded the Committee that the site is currently used for tents and there are no planning restrictions that he is aware of on the site.
County Councillor P Pritchard sought advice from the Solicitor as he advised he might be a member of the Camping and Caravanning Club. The Solicitor advised that if he was not sure if he was, he should err on the side of caution and declare a prejudicial interest and leave the meeting room. County Councillor P Pritchard therefore declared a prejudicial interest and left the meeting room.
Comments were made about the visual impact of the proposed changes compared to the current open field. The Planning Officer advised that consideration had been given to visual impact and advised that the site is well screened from the road and houses and the application accords in her opinion with the Unitary Development Plan [UDP]. The Professional Lead Development Management advised that he did not consider that there was sufficient evidence to refuse the application on the grounds of landscape and visual impact.
In response to questions regarding flooding the Professional Lead Development Management advised the Committee that the whole site was within the C2 flood zone and the update report shows pictures provided by the Town Council of a flooding event. However, the site is currently used for tourism and the proposed development does not in his opinion add to the current risk as there are no planning restrictions on seasonal use or the use of the site by caravans.
The Committee referred to a similar application, at a previous meeting, which was refused and it considered that the principles were the same.
Comments were made that providing hard standing pitches would not only formalise the site but would also increase the usage of the site and it was considered that this intensification was unacceptable in a C2 flood zone.
It was proposed and duly seconded that the development would lead to an increase in usage of the site and that it would have a negative effect on a greenfield site in the upper Wye Valley and the impact on the amenity of the area. In response the Solicitor advised that these issues are material considerations but stated that each application had to be considered on its own merits and that as this was an existing site, he did not consider that the impact on the visual amenity was very strong. The Professional Lead Development Management advised that the other application, to which members were referring, was different because there was already a planning condition limiting the occupancy and that the application was to extend the occupation period. The current application site has no occupancy restrictions. In respect of character and appearance he advised that this was a subjective issue but did not consider it sufficient to justify refusal.
Due to comments being made by the public the Chair adjourned the meeting to allow the Professional Lead Development Management to speak to the local representative, Town Council representative and the Agent and applicant. On resuming the meeting the Professional Lead Development Management advised that the site has a licence for operation during the period February – November. The Applicant had also advised that they were happy for a planning condition to restrict the occupancy of the site to those in the licence (February – November).
In response to comments regarding the intensification of the use of the site the Professional Lead Development Management advised that the argument put forward by the applicant is that the facilities on site were being improved and the use of the site would not be intensified. However, some members argued that by putting in hard standing the site could be occupied more frequently, resulting in an intensification of use.
It was proposed and duly seconded that to be consistent with a similar application which the Committee had recently refused on the grounds of intensification of use in a C2 flood zone, the application should be refused as it was a development in a C2 flood zone and in addition that there was a visual impact on the historical importance of the Wye Valley.
The Professional Lead Development Management advised that he was concerned about referring to a previous application as the reason for refusal. The Solicitor advised the Committee that costs could be awarded if it was deemed that it acted unreasonably. It was noted that the Committee had gone against NRW’s views on a previous application but the Solicitor reminded the Committee it had to consider each application on its own merits.
RESOLVED: |
Reason for decision: |
That contrary to officer’s recommendation that the application be refused. |
That notwithstanding the statements by Natural Resources Wales, the intensification of use in a C2 flood zone was unacceptable. The proposed development would also have an unacceptable visual impact. |
The Committee took a short break and on resuming County Councillor K Laurie-Parry was out the room.
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