Minutes:
88.1 Item 7A
Application DC/21/01735
Proposal Planning Application. Change of use of part of land for siting up to 12 glamping pods and up to 6 mobile homes. Retention of conversion of part of the farm building to create educational baking facility
Site Location FRESSINGFIELD – Wakelyns Farm, Metfield Lane, Fressingfield, Eye, Suffolk, IP21 5SD
Applicant Wakelyns
88.2 The Case Officer presented the application to the Committee outlining the proposal before Members including: the location, layout and proposed use of the site including the design of the units, the amended plans received since the application was previously presented to the committee, access to the site, the visibility of the proposed development from the public footpath, the proposed management of the site including parking plans, the conditions secured through the S106 agreement, the amended Officer conditions, and the Officer recommendation of approval.
88.3 The Case Officer and the Chief Planning Officer responded to questions from Members on issues including: the proposed number of passing places, the appearance of the units, the potential events taking place at the site, the area where the glamping pods would be located, and capacity issues for parking at events taking place on the site.
88.4 Members considered the representation from Peter Mortimer who spoke on behalf of Metfield Parish Council.
88.5 The Planning Lawyer responded to a question regarding the licensing law requirements for events.
88.6 Members considered the representation from Paul McCann who spoke as an objector.
88.7 The Objector and the Case Officer responded to questions from Members on issues including: how the objector had calculated the additional number of people on site referred to in his representation, and the proposed lighting to be used on site.
88.8 Members considered the representations from Maisie Dyvig and Chloe Tatum who spoke as supporters.
88.9 Members considered the representation from David Wolfe who spoke as the Applicant.
88.10 The Applicant responded to questions from Members on issues including: whether there were plans for measures to be put in place to control some of the issues discussed, the adequacy of the car park and parking issues, potential alternative access to the site, the site management plan, whether the site is still considered to be a research centre, the number of employees, the number of people living on site, and the ownership and maintenance of the mobile homes.
88.11 Members considered the representation from Councillor Hadingham who spoke as the Ward Member.
88.12 Following a question from the Committee the Case Officer provided clarification of the definition of rural workers and agricultural workers.
88.13 The Ward Member responded to questions from Members on issues including: the response from Fressingfield Parish Council.
88.14 Members debated the application on issues including: the benefits for rural businesses, access issues, and the support from Fressingfield Parish Council.
88.15 Councillor Eburne proposed that the application be approved, as detailed in the updated officer recommendation.
88.16 Members continued to debate the application on issues including: the diverse range of business at the site, local employment opportunities, the positive contribution to the local economy, and the changes to the layout.
88.17 Councillor Humphreys MBE seconded the proposal.
88.18 Members continued to debate the application on issues including: the potential reduction in traffic along the access road, the requirements of the draft Joint Local Plan, the impact on amenity of the neighbouring dwellings, the visibility of the glamping pods, and the potential periphery activity.
88.19 Councillor Eburne and Councillor Humphreys MBE agreed to the following additional conditions and amendments to the Section 106 agreement:
- Detailed parking plans to be agreed
- Details of landscape enforcement
- Removal temporary permitted rights within red line.
Section 106 amendments:
[f] ... which for two years shall include measures for [1] the establishment of a community liaison group which shall include 1 representative each of the applicant, Fressingfield PC, Metfield PC, Mendham PC and MSDC and which shall be chaired by the Ward Member [2] the liaison group to meet with the applicant not less than quarterly [3] to review upcoming events and planning issues which may have arisen in the course of previous events and this PP [4] to report to the LPA any relevant matters having regard to this PP and the purpose of this s.106 to co-operatively safeguard community engagement
[o] Cost recovery arising from the reasonable costs of the LPA in monitoring compliance with this s.106 and in participating in the liaison group under [f]
[p] Passing spaces
By a unanimous vote
It was RESOLVED:
1. That authority be delegated to the Chief Planning Officer to GRANT planning permission subject to the prior completion of a Legal Agreement pursuant to s106 of the Town and Country Planning Act 1990, or accepted Undertaking, to secure the following obligations and related terms to the Chief Planning Officer’s satisfaction:
i. No more than 12 glamping pods and 6 mobile homes on site at any time
ii. Glamping pods and mobile homes shall meet the statutory definition of a caravan, with absolute limits on heights (with floor level no higher than 0.75m from the ground, and any roof pitch adding no more than 0.75m / 1.5m to internal floor to ceiling height, for pods and homes respectively).
iii. Mobile homes occupation/essential workers and dependent relatives tie;
iv. Register of the essential worker mobile home occupants to be recorded and made available for inspection by the Council at reasonable times;
v. Where need ceases / mobile home unoccupied for 12 months the relevant unit is removed
vi. Provision of screen fencing for mobile homes with details to be agreed
vii. Siting and management/rotation of glamping pods (including >10m separation distance between pods; no pod within 75m of farmhouse);
viii. Site and Operations Management Plan, including but not limited to the following matters:
a. Events / accommodation within site boundaries and designated areas only;
b. Parking arrangements;
c. No casual / tourist lets (i.e. glamping pods used in association with events only);
d. No touring caravans or motorhomes for guests;
e. Events involving more than 20 persons to be by pre-booking only;
f. Community / Parish notification / advertisement of upcoming events which for two years shall include measures for [1] the establishment of a community liaison group which shall include 1 representative each of the applicant, Fressingfield PC, Metfield PC, Mendham PC and MSDC and which shall be chaired by the Ward Member [2] the liaison group to meet with the applicant not less than quarterly [3] to review upcoming events and planning issues which may have arisen in the course of previous events and this PP [4] to report to the LPA any relevant matters having regard to this PP and the purpose of this s.106 to co-operatively safeguard community engagement
g. Traffic phasing (inc. control of entry / exit timings) and routing;
h. Duty manager with advertised 24/7 contact number;
i. Use of fire bowls;
j. Late night noise rules / amplified music control;
k. Utility connections, potable water, and waste treatment;
l. Landscape / boundary management;
m. Glamping pods maintenance;
n. Mobile homes maintenance.
o. Cost recovery arising from the reasonable costs of the LPA in monitoring compliance with this s.106 and in participating in the liaison group under f
p. Passing spaces
2. And that such permission be subject to conditions including those set out below, to the satisfaction of the Chief Planning Officer:
· Standard 3-year time limit for commencement
· Development carried out in accordance with approved plans
· Parking provision to be created as shown on plan
· Passing place to be created along Metfield Lane
· Ecology appraisal implementation
· Wildlife sensitive lighting design scheme
3. And subject to the following informative notes as summarised and those as may be deemed necessary:
· Pro-active working statement in line with NPPF
· SCC Highways notes
· SCC Floods notes
· Any associated items that are attached to mobile homes (such as decking, hardstanding, paths etc) may require additional planning permission.
· Environmental Health foul water drainage notes
4. And that in the event of the Legal Agreement or Undertaking referred to in Resolution 1 above not being secured or accepted to the satisfaction of the Chief Planning Officer that they be authorised to refuse planning permission for such reasons as may be appropriate.
And the following additional conditions:
- Detailed parking plans to be agreed
- Details of landscape enforcement
- Removal temporary permitted rights within red line.
Supporting documents: