Agenda item

Application for extension to existing public house, change of use of existing garden land for glamping use and associated works.

 

Late items received after publication of agenda:

 

Amended Conditions

 

Since publication of the report several amendments have been made to the proposed planning conditions, the updated condition list is provided below

 

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.

 

2.    The development hereby permitted shall not be carried out otherwise than in complete accordance with the submitted application details, as follows:

 

·         Site Location Plan, Drg No. 24 079 DL0101 P1 (submitted: 31.03.2025)

·         Site Plan as Proposed, Drg No.24.079 DK0001 P3 (submitted: 23.10.2025)

·         Site Plan as Proposed Detail, Drg No. 24.079.DK0002 P5 (submitted: 23.10.2025)

·         Proposed Cellar Floor Drg No.24.079.DK0005 P1 (submitted: 31.03.2025)

·         Proposed Ground Floor Drg No.24.079.DK0003 P1 (submitted: 31.03.2025)

·         Proposed First Floor Drg No.24.079.DK0004 P1 (submitted: 31.03.2025)

·         Proposed Elevations (East and South)- Drg No.24.079.DK0006 P1 (submitted: 31.03.2025)

·         Proposed Elevations (West and North) -Drg No.24.079.DK0007 P1 (submitted: 31.03.2025)

·         Proposed Floor Plans and Elevations Kitchen/Shower and Bar/WC Drg No.24.079.DK0009 P1 (submitted: 31.03.2025)

·         Proposed Floor Plans and Elevations, Tents, Dining Dome, Bin and Cycle Store Drg No.24.079.DK0010 P2 (submitted: 08.08.2025)

 

Reason: To ensure a satisfactory form of development in accordance with Policies DM1 and DM10 of the Site Allocations and Development Management Policies Development Plan Document (2016).

 

3.    No development above slab level shall commence on site until representative samples of the types and colours of materials to be used on the external elevations of the buildings hereby permitted have been deposited with and approved in writing by the Local Planning Authority, thereafter the scheme shall be implemented in accordance with those approved materials.

 

Reason: To ensure that the development has a satisfactory external appearance and preserves the special interest of the site in accordance with the requirements of Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and in accordance with Policies DM11 and DM12 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016) and the National Planning Policy Framework (2024).

 

4.    No development above slab level shall commence on site until a schedule of hard and soft landscaping works, including boundary treatments, for the site, including an implementation scheme, has been submitted in writing and approved in writing by the Local Planning Authority. The scheme shall thereafter be carried out in full accordance with the approved landscaping scheme.

 

The soft landscaping scheme shall be maintained for a period of five years from the date of planting. During this period any trees which die or are damaged, removed or seriously diseased shall be replaced by trees or shrubs of the same size and species as those originally planted unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the development has a satisfactory external appearance in accordance with Policies DM4, DM10, DM11 and DM12 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016)..

 

5.    Prior to bringing the extension into use a scheme for ventilation of the premises, which shall include installation method, maintenance and management, will be submitted to and agreed in writing with the Local Planning Authority.

 

The approved scheme shall be implemented in accordance with the agreed details before the premises are first brought into use for the development hereby approved and maintained in use thereafter.

 

Reason: To ensure that the development does not result in unacceptable odour or noise impacts which would cause unacceptable harm to amenity in accordance with Policies DM7 and DM10 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016) and the National Planning Policy Framework (2024).

 

6.    Prior to brining the extension into use a scheme for protecting neighbouring residential dwellings from noise from the ventilation system will be submitted to and approved in writing by the Local Planning Authority.

 

All works which form part of the scheme shall be completed before the permitted development first comes into use.

 

Reason: To ensure the development does not result in unacceptable noise issues which would cause unacceptable harm to amenity in accordance with Policy DM10 of the Site Allocations and Development Management Policies Development Plan Document (2016).   

 

7.    Details of any external lighting of the site shall be submitted to, and approved in writing by, the Local Planning Authority prior to development above slab level. This information shall include a layout plan with beam orientation and a schedule of equipment proposed in the design (luminaire type, mounting height, aiming angles and luminaire profiles).

 

The lighting shall be installed, maintained and operated in accordance with the approved details.

 

Reason: To ensure a satisfactory form of development that creates safe places while ensuring there are no unacceptable impacts to amenity, and in order to protect the protected wildlife species and their habitats that exist on site in accordance with Policies DM1, DM6, and DM10 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016) and Paragraph 135 of the National Planning Policy Framework.

 

8.    Prior to coming into use, a noise management plan shall be submitted to and agreed by the Local Planning Authority on the management of noise from both the external areas of the pub and the glamping site.

 

The use shall be operated in accordance with the approved plan at all times.

 

Reason: To protect the amenities of the occupiers of neighbouring residential properties from unsatisfactory noise and disturbance in accordance with Policies DM7 and DM10 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016).

 

9.    There shall be no bonfires permitted on the site.

 

Reason: To protect the amenities of the occupiers of neighbouring residential properties from unsatisfactory disturbance in accordance with Policy DM10 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016).

 

10.  The development hereby permitted shall not be occupied until such time as the parking and turning facilities have been implemented in accordance with Site Plan as Proposed Detail, drawing number 24 079 DK0002 P5. Thereafter the onsite parking and turning provision shall be kept available for such use in perpetuity.

 

Reason: To ensure that adequate off-street parking provision is made to reduce the possibility of the proposed development leading to on-street parking problems locally and to enable vehicles to enter and leave the site in a forward direction in the interests of highway safety and in accordance with the National Planning Policy Framework (2024).

 

11.  The development hereby permitted shall not be occupied until such time as secure cycle parking is provided in accordance with details submitted in writing and agreed to in writing by the Local Planning Authority. Therefore, the on-site cycle parking provision shall be kept available for such use(s) in perpetuity.

 

Reason: To promote travel by sustainable modes in accordance with Policy DM17 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016) and the National Planning Policy Framework (2024).

 

12.  Prior to commencement a Non-Licensed Method Statement (NLMS) for Great Crested Newts, badger and reptiles shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development must be carried out in accordance with the approved NLMS.

 

Reason: To ensure a satisfactory form of development in accordance with Policy DM6 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016).

 

13.  No development shall take place (including ground works or vegetation clearance) until a Landscape and Ecological Management Plan (LEMP) has been submitted to and approved in writing by the Local Planning Authority. The LEMP shall include the following details:

 

·           description and evaluation of the features to be created/enhanced

·           aims and objectives of management

·           appropriate management options for achieving aims and objectives

·           prescriptions for management actions

·           work schedule

·           species/seed mixes to be planted/sown

·           ongoing monitoring and remedial measures

 

The approved plan will be implemented in accordance with the approved details.

 

Reason: To enhance biodiversity and ensure a satisfactory form of development in accordance with Policy DM6 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016) and the National Planning Policy Framework (2024).

 

14.  The development shall not commence until a 30-year Habitat Monitoring and Management Plan (HMMP), prepared in accordance with an approved Biodiversity Gain Plan, has been submitted to and approved in writing by the local planning authority. The approved HMMP shall be strictly adhered to and implemented in full for its duration and shall contain the following:

 

a.      Description and evaluation of the features to be managed;

b.      Ecological trends and constraints on site that may influence management;

c.       Aims, objectives and targets for management - links with local and national species and habitat action plans;

d.      Description of the management operations necessary to achieving aims and objectives;

e.      Preparation of a works schedule, including annual works schedule;

f.        Details and a timetable of the monitoring needed to measure the effectiveness of management;

g.      Details of the persons responsible for the implementation and monitoring;

h.      mechanisms of adaptive management to account for necessary changes in work schedule to achieve the required targets; and

i.        Details of methodology and frequency of monitoring reports to be submitted to the Local Planning Authority to assess biodiversity gain.

 

Reason: To enhance biodiversity in accordance with the National Planning Policy Framework and Paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990.

 

15.  No demolition/development shall take place/commence until written schemes of investigation (WSIs) for historic building recording and archaeological Attendance have been submitted to and approved by the local planning authority in writing. For land that is included within the WSIs, no demolition/development shall take place other than in accordance with the agreed WSIs, which shall include the statement of significance and research objectives, and;

 

·                The programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works.

·                The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the WSI.

 

Reason: To ensure satisfactory historic building survey, archaeological investigation and recording in accordance with Policy DM13 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016).

 

16.  The holiday accommodation tents permitted herein shall be for holiday purposes only and shall not be used as the sole or main residence of the occupiers. No person shall occupy any part of the accommodation for a period exceeding four weeks. Furthermore, no person shall occupy the accommodation within a period of two weeks following the end of a previous period of occupation by that same period. The owners/operators of the holiday accommodation shall maintain an up-to-date register of the names and main home addresses of all the individual occupiers and shall make this information available for inspection within 7 days of any request in writing from the Local Planning Authority.

 

Reason: The site of the permission is outside of any area where planning permission would normally be forthcoming for residential development and is permitted only for use for holiday purposes in the interests of contributing to tourism and the economy of the area and to ensure compliance with Policy DM4 of the adopted Site Allocations and Development Management Policies Development Plan Document (2016).

Application for extension to existing public house, change of use of existing garden land to glamping use and associated works.

 

The agent spoke on this application.

 

Whilst in support of the officer’s recommendation that permission be granted, it was requested that condition 9 be amended to prevent fireworks in addition to preventing bonfires. It was moved by Councillor Allen, seconded by Councillor Bools and unanimously

 

RESOLVED –

 

(i)            Permission be granted subject to:

 

a.    The conditions outlined in the officer’s report and late items;

 

b.    An amended condition 9 to read:

 

“There shall be no bonfires or release of fireworks permitted on the site”.

 

(ii)          The Head of Planning be granted authority to determine the final detail of planning conditions.