Agenda item

23/01053/FULLS

(OFFICER RECOMMENDATION: PERMISSION/REFUSE)

SITE: Hilltop Farm, Newtown Road, Newtown, SHERFIELD ENGLISH / AWBRIDGE

CASE OFFICER: Graham Melton

Minutes:

 

 

APPLICATION NO.

23/01053/FULLS

 

APPLICATION TYPE

FULL APPLICATION - SOUTH

 

REGISTERED

31.05.2023

 

APPLICANT

Mrs Jenny Govan

 

SITE

Hilltop Farm, Newtown Road, Newtown, SHERFIELD ENGLISH / AWBRIDGE

 

PROPOSAL

Continued seasonal change of use from agricultural and (formerly golf course) to tourism accommodation comprising x 2 overnight holiday let shepherds huts, x 3 ancillary huts (kitchen, break-out and replacement larger bathroom), two open front shelters, timber decking, formation of car park area, sewage treatment plant and landscaping

 

AMENDMENTS

Received on 22.06.2023, 29.08.2023 and 14.11.2023:

·  Additional and amended information relating to nutrient neutrality.

Received on 22.06.2023, 29.08.2023:

·  Additional information relating to economic impact of development.

 

CASE OFFICER

Graham Melton

 

The officer’s recommendation as per the agenda was proposed by Councillor Cooper and seconded by Councillor A Dowden.  Upon being put to the vote the motion was carried.

 

RECOMMENDATION A

Delegated to the Head of Planning and Building for the completion of satisfactory legal agreement on or before 11th September 2024 which secures the following:

  Installation and ongoing maintenance of onsite package treatment plant.

  Offsetting of onsite land as woodland.

  Financial contribution towards the New Forest SPA recreational pressure mitigation scheme.

Then PERMISSION subject to:

1.

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans:

Site Layout Plan (BEN 3502 Rev G)

Bedroom Shepherds Hut (BEN 4007 A)

Bedroom Shepherds Hut (BEN 4008 A)

Bathroom Shepherds Hut (BEN 4005 A)

Kitchen Shepherds Hut (BEN 4001 A)

Lounge Shepherds Hut (BEN 4003 A)

Existing shelter (BEN 4002 A)

Existing shelter (BEN 4006 A)

Reason: For the avoidance of doubt and in the interests of proper planning.

 

 

2.

The tourist accommodation shall not be occupied as a persons' sole or main place or residence, and shall only be occupied for tourism purposes between the 1st April and the 30th September during any one calendar year.

Reason: This site is in a position where the Local Planning Authority, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit permanent residential accommodation having regard to Policy COM2 of the Test Valley Borough Revised Local Plan (2016).

3.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking or re-enacting that Order), no more than 2 shepherd huts offering overnight accommodation within the application site shall be occupied at any one time. No other tourist accommodation comprising tents, caravans or other temporary chattels associated with the site being used in tourist use shall be permitted to be brought onto the land.

Reason: This site is in a position where the Local Planning Authority, having regard to the reasonable standards of amenity, access, and planning policies pertaining to the area, would not permit tourism accommodation in excess of 2 units having regard to Policy COM2 of the Test Valley Borough Revised Local Plan (2016).

4.

The owners/operators of the site shall maintain an up-to-date register of the names of all persons who stay within the approved tourism accommodation on the site, the duration of their stay, their main home addresses by way of road name and town, and shall make such information available at all reasonable times to the Local Planning Authority.

Reason: This site is in a position where the Local Planning Authority, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit permanent residential accommodation having regard to Policy COM2 of the Test Valley Borough Revised Local Plan (2016).

5.

The development hereby approved shall not be occupied until the car parking spaces shown on the approved Site Layout Plan (BEN 3502 Rev G) has been provided. The area of land so provided shall be retained at all times for this purpose. 

Reason: To ensure sufficient off-street parking has been provided in accordance with Policy T2 of the Test Valley Borough Revised Local Plan (2016) and in the interest of highway safety in accordance with Policy T1 of the Test Valley Borough Revised Local Plan (2016).

6.

No external lighting shall be installed until details have been submitted to and approved in writing by the Local Planning Authority.  The details shall include plans and details sufficient to show the location, type, specification, luminance and angle of illumination of all lights/luminaires. The external lighting shall be installed in accordance with the approved details.

Reason: To ensure the favourable conservation status of bats in accordance with Policy E5 of the Test Valley Borough Revised Local Plan (2016).

 

 

Note to applicant:

1.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

OR

RECOMMENDATION B

In the event that the legal agreement has not been completed on or before 11th September 2024 then the application is REFUSED for the reasons:

1.

The development by means of its nature, location and scale could have likely significant effects upon the nearby Solent and Southampton Water European Designated Site which is designated for its conservation importance. In the absence of a completed legal agreement securing the proposed mitigation, the applicant has failed to satisfy the Council that the proposal would not adversely affect the special interest of the Solent and Southampton Water European Designated Site, therefore the application is contrary to Policies COM2 and E5 of the adopted Test Valley Borough Revised Local Plan (2016) and the Conservation of Habitats and Species Regulations 2017 (as amended).

2.

The application site lies within close proximity to the New Forest SPA which is designated for its conservation importance. The application has not secured any mitigation in accordance with the Council's adopted 'New Forest SPA Mitigation - Interim Framework'. As such, it is not possible to conclude that the development would not have an in-combination likely significant effect on the interest features of this designated site, as a result of increased recreational pressure. The proposed development is therefore contrary to the Council's adopted 'New Forest SPA Mitigation - Interim Framework', Policies COM2 and E5 of the adopted Test Valley Borough Revised Local Plan (2016) and the Conservation of Habitats and Species Regulations 2017 (as amended).

 

 

Supporting documents: