Agenda item

Change of use from agricultural land to recreational use,

including the siting of six glamping pods

Mill Farm, 62 Mill Road, Stapleford, Nottinghamshire

Change of use from agricultural land to recreational use, including the siting of six glamping pods

Mill Farm, 62 Mill Road, Stapleford, Nottinghamshire

It was understood that Councillor Longdon had requested that this application be determined by Planning Committee.

The new National Planning Policy Framework (NPPF) was noted with reference to this item.  There were relevant changes pertaining to appropriate development in the Green Belt.  As the development was for a change of use to an appropriate recreational use and would not impact on the openness of the Green Belt or conflict with the purposes of including land within it, the proposal represented appropriate development and very special circumstances did not need to be demonstrated.  The relevant part of the revised NPPF was also included in the late items.

Members noted the appearance of the site and considered that it would be improved by redevelopment.  It was stated that the glamping pods may have a minor benefit to Stapleford Town Centre and that enterprise in Stapleford should be encouraged.  There was concern that the development was in the Green Belt and that the pods should only be used for vacationing.  The Committee requested that a condition be added pertaining to holiday use.

RESOLVED that planning permission be granted subject to the following conditions:

1.       The development hereby permitted shall be commenced before the expiration of three years beginning with the date of the permission.

2.       The development hereby permitted shall be carried out in accordance with drawing numbers: 3384/01B received by the Local Planning Authority on 10 May 2018, 3384/02 received by the Local Planning Authority on 18 May 2018 and 3384/04 received by the Local Planning Authority on 23 July 2018.

3.       No building works, including site clearance, shall take place until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:

          (a)      numbers, types, sizes and positions of proposed trees and shrubs;

          (b)      proposed hard surfacing treatment;

          (c)      planting, seeding/ turfing of other soft landscape areas;

           (d)      details of the site boundary treatments and any pod curtilage boundary treatments;

          (e)      details of any external lighting; and

          (f )      a timetable for implementation of the scheme.

          The landscaping scheme shall be carried out in accordance with the approved timetable. If any trees or plants, which, within a period of 10 years, die, are removed or have become seriously damaged or diseased they shall be replaced in the next planting season with ones of similar size and species to the satisfaction of the Local Planning Authority.

4.       No building erected pursuant to this permission shall be occupied or brought into use until:

(i)     All necessary remedial measures identified within the Phase 1 Desktop Study and Contamination Assessment Report (ref IV.84.18) dated April 2018 have been completed in accordance with details approved in writing by the Local Planning Authority; and

(ii)    It has been certified to the Local Planning Authority that necessary remedial measures have been implemented in full and that they have rendered the site free from risk to human health from the contaminants identified.

5.       The glamping pods hereby approved shall not be brought into use until the parking, turning and servicing areas are surfaced in a bound material with the parking bays clearly delineated in accordance with drawing number 3384/01B. This area shall be maintained in the bound material for the life of the development and shall not be used for any purpose other than the parking, turning and loading and unloading of vehicles.

6.       Notwithstanding the details on the submitted plans, the glamping pods hereby approved shall have a finished floor level set no lower than 38.78m above Ordnance Datum (AOD). This is in accordance with section 5.5.1 of the accompanying flood risk assessment.

7.       The glamping pods hereby approved shall only be used for the purposes of holiday letting accommodation and shall not be occupied as permanent residential units at any time.

Reasons

1.       To comply with S91 of the Town and Country Planning Act 1990 as amended by S51 of the Planning and Compulsory Purchase Act 2004.

2.       For the avoidance of doubt.

3.       No such details were submitted with the application and the development cannot proceed satisfactorily without the outstanding matters being agreed in advance of development commencing and to ensure the development presents a more pleasant appearance in the locality, does not adversely impact on the Nottinghamshire Green Belt, and in accordance with the aims of Policy 10 of the Broxtowe Aligned Core Strategy (2014) and Policy 8 of the Draft Part 2 Local Plan.    

4.       In the interest of public health and safety.

5.       To ensure that adequate off-street parking provision is made to reduce the possibilities of the proposed development leading to on-street parking in the area.

6.       To reduce the risk of flooding to the proposed development and future occupants.

7.       This Green Belt site is not suitable for permanent residential dwellings and for the avoidance of doubt.

Notes to Applicant

1.       The Council has acted positively and proactively in the determination of this application by working to determine it within the agreed determination timescale.

2.       The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity. For further information please see  https://www.broxtowe.gov.uk/for-you/planning/development-in-former-coal-mining-areas/

3.       The applicant should be aware that on advice received from the Nottinghamshire Wildlife Trust, any building materials and machinery are kept as far away from the Local Wildlife Site (LWS) boundary as possible at any time prior to or during works. 

4.        Noise from the premises should be controlled such that nearby dwellings are not adversely impacted. Failure to adequately control noise on site may result in legal action being taken by the Council to address nuisance. Further information and advice can be obtained by contacting the Council’s Environmental Health Team at health@broxtowe.gov.uk.

5.       This development may require a permit under the Environmental Permitting (England and Wales) Regulations 2010 from the Environment Agency for any proposed works or structures, in, under, over or within eight metres of the toe of the flood defence or top of the bank of any watercourse designated a ‘main river’. This includes storing any materials or machinery that will be used during the construction of the development. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits.