Minutes:
Grid Ref: E: 311619 N: 310318
Valid Date: 19/08/22
Community Council: Llangyniew Community Council
Applicant: Sheehan
Location: Fir View, Tan y Fridd Caravan Park, Llangyniew, Welshpool, SY21 0LT
Proposal: Change of use of land to static caravan park, including the installation of 20 static caravans, creation of internal road layout and landscaping
Application Type: Full application
Mr G Watkins spoke on behalf of Llangyniew Community Council.
Mr N Jones spoke against the application.
Mr G Jones spoke as the Agent.
In response to comments made about the compliance to the conditions in respect of the previous planning permission, the Principal Planning Officer advised that if there were issues, these should be reported and investigated and if appropriate enforcement action would be taken.
In respect of the proposed evacuation route the Principal Planning Officer advised the route was not in the ownership of the applicant but the latter had served notice and followed correct procedures. He advised that the owner of the evacuation route had not raised any objections. The Committee noted this but raised concerns that if the landowner was undertaking tree felling operations, the evacuation route could be blocked and the developer has no control over such events.
Comment was made about the cumulative and visual landscape impact of adding more caravans to the site. The Professional Lead Planning advised member that if they were minded to go against the officer’s recommendation and consider refusing the application, they would need to articulate sound planning reasons for doing so. If they were minded to do this, an alternative was to use a “cooling off” period to consider reasons for refusal and bring this back to the next meeting. He advised that where a developer may not be complying with planning conditions in respect of a previous application, this could not be used as a reason for refusing the current application. The Solicitor advised that if reasons for refusal are weak and unreasonable this would expose the Authority to the risks of cost if the case was lost at appeal.
In response to questions regarding the volume of traffic for the proposed development the Highways Officer advised that there was capacity on the roads for the increase in traffic and the access was acceptable. As a result there were no highways grounds for refusing the application.
The following reasons for refusal were suggested: the cumulative landscape impact of more caravans was detrimental to the landscape and surrounding area and that as the evacuation route was not in the ownership of the developer it could not be operational under all circumstances in accordance with TAN15. The Principal Planning Officer advised that this could be considered as an infill site surrounded by existing caravans and a landscaping plan was included in the conditions.
It was moved and duly seconded to refuse the application contrary to officer’s recommendation and to delegate the wording of the refusal to the Professional Lead Planning in consultation with the Chair and Vice Chair.
RESOLVED: |
Reason for decision: |
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1. The proposed development fails to demonstrate that in a flooding event the development will be served by an escape / evacuation route which is operational and accessible at all times. In light of this it is therefore considered the proposed development is contrary to Planning Policy Wales, Technical Advice Note 15 and Policy DM5 of the Powys Local Development Plan. 2. The proposed development is considered to have a detrimental impact, individually and cumulatively, on the valued characteristics and qualities of the Powys landscape and is therefore considered contrary to Policies DM4, DM13 and TD1 of the Powys Local Development Plan, the Landscape Supplementary Planning Guidance and Planning Policy Wales. |
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