Agenda item

To consider an application for the change of use of land by the siting of 4 no. holiday accommodation units (use class C6), installation of a package treatment plant, formation of parking, internal track, pedestrian footbridge and associated works (copy attached).

 

An application was submitted for the change of use of land by the sitting of 4 no. holiday accommodation units, installation of a package treatment plant, formation of parking, internal track, pedestrian footbridge and associated works on land adjacent to the Paddock, Llanferres in Mold.

 

Public Speaker –

 

Paul Dyson (AGAINST) – Mr Dyson informed the Committee that the application had been pending for approximately 2 ½ years and details of external lighting at the site were only made available on 12 January 2024. The recent amendment in the application had not given residents the opportunity to respond with any objections or comments. Mr Dyson therefore requested a deferral of the application to allow residents and other concerned parties to respond.

 

There were already two holiday accommodation sites on the narrow lane, Bryn Bowlio and Camp Alun. There was no demand for additional holiday accommodation in the area and sites already in operation remained vacant for many months of the year. The application would encourage more tourism to the area which was already at its capacity. The location of the site was not suitable as there were no shops, public houses, footpaths or streetlighting on the road.

 

The Area of Outstanding Natural Beauty (AONB) Dark Skies initiative should be considered with the lighting scheme proposed within the application. Noise from visitors would impact the tranquillity of the AONB landscape. The noise screening plans proposed in the application would take many years to establish and would not suppress the noise. The application would have the possibility of generating noise over a 24-hour period with hot tubs at the site generally being used in the evening along with the consumption of alcohol which could lead to conflict between visitors and residents.

 

The Local Development Plan (LDP), Policy PSE12 states that there would be no new campsites in Denbighshire unless demand could be clearly indicated.

 

A deferral of the application was requested.

 

Public Speaker –

 

Gethin Jones (Agent) (FOR) – the application was for four luxury accommodation units within the ground adjoining the applicant’s home. The vision was to create a unique holiday experience for visitors in the Clwydian Range and AONB area. As a young family the applicants aim was to grow and diversify the business to create something special within the community.

 

Throughout the planning process the units have been strategically positioned to maximise screening and minimise the visual impact within the area. A focus had been placed on retaining and enhancing existing ecology and acknowledging the significance of preserving biodiversity. The County Ecologist and the Footpaths Officer had raised no objections to the application. During the planning process the applicant had invested a significant amount of funds working with Water Co Ltd, who were experienced water and drainage engineers to address queries raised from Natural Resources Wales (NRW) regarding the application. NRW had now confirmed their willingness to grant a permit to proceed with a private treatment site on site once the development commenced. The applicant anticipated an increase in revenue for local businesses including shops, public houses, and local eateries within the area. The application would also contribute to the wider economy creating employment opportunities.

 

General debate –

 

Councillor James Elson sought clarity on the conflict between Policies PSE5 and PSE12 within the LDP.

 

The Principal Planning Officer explained to the Committee that Policy PSE5 related to a development that benefits the rural economy and PSE 12 related to camping, static and touring caravan sites. The proposal in front of the Committee related to lodges. Officers had taken a balanced view when determining which policy supported the application. Officers had come to the conclusion that the impact on the visual landscape could be mitigated through a landscaping condition. With reference to the lighting proposed for the site a condition had been put in the application that required further agreement prior to any lighting being installed. A response from the Public Right Of Way Officer had been received confirming that they agreed with the proposal, providing that there was no harm to the amenity of the area. The application report on balance concluded officers support for Policy PSE 5 in relation to the application.

 

Councillor Delyth Jones thanked officers for the comprehensive report and late representations. Councillor Jones noted the objections for the application in the report and sought clarity that the consultation process had been followed.

 

The Principal Planning Officer informed the Committee that the most recent information received related to a lighting and drainage scheme which was a direct response from statutory consultees. It was officers’ opinion that relevant parties had been consulted on the objections raised. Residents had been given the opportunity to comment and had been notified in accordance with legislation and therefore, officers where content that they had followed the process in this regard.

 

Councillor Delyth Jones questioned the conditions that were in place for an applicant to show the demand for the development in an AONB.

 

The Principal Planning Officer explained, referring back to Policies PSE5 and PSE12, there was no condition where applicants needed to show the demand for the application within the area however, the applicant needed to demonstrate the benefit to the rural economy.

 

Councillor Arwel Roberts expressed his surprise that AONB were in agreement with the application due to their Dark Skies status. The Principal Planning Offer referred members to condition 10 of the report ensuring that any lighting would be down lit to avoid negative impacts on bats and this recognised the AONB Dark Skies status.

 

Councillor Chris Evans raised concerns regarding record keeping of visitors to such holiday sites and requested information on who enforces it. The Development Control Manager stated that Welsh Government, as part of their National Planning Policies, encouraged year round tourism. The onus was on the applicants and operators of the holiday sites to keep a log and this required confirmation of council tax for all visitors to the site. This was a standard process in place across the whole of the County. This was a planning enforcement issue and reference was made to condition 3 of the application which would hopefully provide members with the security that this was being managed.

 

Councillor Huw Hilditch- Roberts stated that lots of due diligence had gone into the application and felt confident that officers had taken into consideration what the application was offering and its location. The Business Survey for  Denbighshire highlighted the demand for tourism accommodation within the area which attracted 250,000 visitors per year.

 

Proposal –

 

PROPOSED by Councillor Huw Hilditch-Roberts that the application is granted. SECONDED by Councillor Alan James.

 

Councillor Huw Williams (local member) expressed his support for the application stating that the holiday lodges proposed in the application were very popular within the area and there was a growing demand for them. This application would bring money into the local economy.

 

Vote –

For – 19

Against – 0

Abstain – 0

 

RESOLVED: that the planning application be GRANTED in accordance with officer recommendation.