(OFFICER RECOMMENDATION: PERMISSION)
SITE: Land at Manor Farm, North End, Broughton, SO20 8AN, BROUGHTON,
CASE OFFICER: Katie Nethersole
Minutes:
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APPLICATION NO. |
24/01136/FULLS |
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APPLICATION TYPE |
FULL APPLICATION - SOUTH |
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REGISTERED |
15.05.2024 |
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APPLICANT |
Mr Dagan James |
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SITE |
Land At Manor Farm, North End, Broughton, SO20 8AN, BROUGHTON |
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PROPOSAL |
Change of use of land for a seasonal off-grid campsite comprising 4 tents, toilet/shower, covered dining area, formation of car park and siting of boat permanently |
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AMENDMENTS |
None |
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CASE OFFICER |
Katie Nethersole |
The Officer’s recommendation as set out in the agenda and update paper was proposed by Councillor Cooper and seconded by Councillor A Dowden. An amendment to Condition 11 was proposed by Councillor Bundy and seconded by Councillor Parker. Upon being put to the vote the amendment and subsequent substantive motion was carried.
PERMISSION subject to: |
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1. |
The development hereby permitted shall be begun within three years from the date of this permission. Reason: To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2. |
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 04300-00-A 02, 04300-00-A 03, 04300-02-A 01, 04300-02-A 02, 04300-02-A 03, 04300-02-A 04 Reason: For the avoidance of doubt and in the interests of proper planning. |
3. |
No external lighting shall be provided whatsoever within area of the site shown on the submitted site location plan. Reason: To safeguard the amenities of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1, E2 and E9 Test Valley Borough Revised Local Plan 2016. |
4. |
Nopersonshalloccupytheholidayaccommodationherebypermitted for a continuousperiodofmorethan 2 months inany calendaryearand itshallnot be re-occupiedby thesameperson/swithin28 daysfollowingtheend ofthat period. Reason:Thissiteisina positionwheretheLocal PlanningAuthority wouldnot permitresidential dwellings having regard to Test Valley Borough Revised Local Plan (2016) policy COM2. |
5. |
Theowners/operatorsofthesite shallmaintainan up-to-date registerofthe namesofallowners/occupiersofindividualunits of accommodation onthe site, and of their main home addresses, and shall make such information availableat all reasonable times to the Local PlanningAuthority. Reason:Thissiteisina positionwheretheLocal PlanningAuthority wouldnot permitresidential dwellings having regard to Test Valley Borough Revised Local Plan (2016) policy COM2. |
6. |
The campsite and it’s use for tourist accommodation hereby permitted shall only take place on the site between 1 April and 31 October (per calendar year) inclusive. Reason: In order that the Local Planning Authority can exercise control in the locality as this site is in a position where the Local Planning Authority would not permit residential dwellings having regard to Test Valley Borough Revised Local Plan (2016) policy COM2. |
7. |
Notwithstanding the information provided for the northeastern and northwestern boundary, the campsite shall not be brought into use, until full details of the hard and soft landscape works have been submitted and approved. Details shall include: (i) planting plans; (ii) written specifications (including cultivation and other operations associated with plant and grass establishment); (iii) schedules of plants, noting species, plant sizes and proposed numbers/densities; (iv) hard surfacing materials; (v) layout plan showing the location of wastewater tanks, refuse bins and water tap. The landscape works shall be carried out in accordance with the approved details. Reason: To enable the development to respect, complement and positively integrate into the character of the area in accordance with Policies E1 and E2 of the Test Valley Borough Revised Local Plan (2016). |
8. |
Prior to the campsite hereby approved being brought into use, a schedule of landscape implementation and maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for the phasing of the implementation and ongoing maintenance during that period in accordance with appropriate British Standards or other recognised codes of practise. Development shall be carried out in accordance with the approved schedule. Any trees or planting that are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective within this period, shall be replaced before the end of the current or first available planting season following the failure, removal or damage of the planting. Reason: To enable the development to respect, complement and positively integrate into the character of the area in accordance with Policies E1 and E2 of the Test Valley Borough Revised Local Plan (2016). |
9. |
The development hereby approved shall not be brought into use until the car parking spaces shown on the approved block plan have been provided. The areas of land so provided shall be retained at all times during the period of occupation for tourist use for this purpose. Reason: To ensure sufficient 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). |
10. |
Prior to the campsite being brought into use a management plan detailing how the site would be managed and operated, including details of the site terms for campers, shall be submitted to and approved in writing by the Local Planning Authority. The occupancy of the tourism use shall be undertaken strictly in accordance with the approved management plan. Reason: In the interest of protecting residential amenity in accordance with policy E8 of the Test Valley Borough Revised Local Plan (2016).
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11. |
No amplified music and sounds shall be permitted at the campsite. Reason: In the interests of protecting residential amenity in accordance with policy E8 and LHW4 of the Test Valley Borough Revised Local Plan 2016. |
Notes to applicant: |
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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. |
2. |
Bats and their roosts receive strict legal protection under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017. All work must stop immediately if bats, or evidence of bat presence (e.g. droppings, bat carcasses or insect remains), are encountered at any point during this development. Should this occur, further advice should be sought from Natural England and/or a professional ecologist. |
3. |
Birds’ nests, when occupied or being built, and the widespread species of reptile receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord. Reptile habitat such as compost heaps should be carefully cleared by hand during warmer months as if hibernating reptiles are disturbed, they will die. Any reptiles revealed should be moved to adjacent retained rougher/boundary habitat or allowed to move off of their own accord. |
4. |
The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition “(the biodiversity gain condition”) that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Test Valley Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. However based on the information available this permission is one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. |
Supporting documents: