Agenda item

A full application by Mr. John Pulleyn for the siting of eight camping pods and a single-storey reception building following the demolition of a horticultural glasshouse (retrospective). [Haxby and Wigginton Ward] [Site Visit].

Consideration was given to a full application by Mr. John Pulleyn for the siting of eight camping pods and a single storey reception building following the demolition of a horticultural glasshouse (retrospective).

Cliff Carruthers was in attendance as the agent for the applicant. In response to questions from Members he advised that the application was being made retrospectively as the applicant had not realised that planning permission was required for the camping pods as they were not permanent structures.

Members noted that the applicant had outlined Very Special Circumstances for allowing the application in the Green Belt as follows:

·                    There is a clear demand for this type of accommodation within the city and this is demonstrated by the campsite having operated successfully since July 2013.

·                    Potential locations for such uses are limited. If camping facilities are to add to variety of tourist accommodation available in the York, then they need to be in the Green Belt in order to provide access to both the open countryside as well as the tourist attractions of the city. The principle of camping, caravanning and similar recreational uses in the Green Belt has been accepted by the Council in the past. Indeed, the land to the east of the camping pods already operates as a successful caravan site.

·                    The proposal is in accordance with paragraph 81 of the NPPF, which seeks to enhance the use of the Green Belt by looking for opportunities to provide access and to provide opportunities for outdoor recreation.

·                    The Willow Farm site is already fully equipped with the necessary infrastructure to support the proposed use. There are shower and toilet facilities located to the west of the camping area and there is also a small farm shop and café in this area, offering drinks, food and convenience goods. Other than the pods themselves, there are no additional facilities required to support the proposed use.

Officers considered harm to the green belt to be extremely limited due tot he following reasons:

·                    Most of the holding is already in leisure use;

·                    The pods are well screened behind a 2m perimeter fence and cannot be seen from outside of the site. They are of a sensitive design which is entirely appropriate to their rural setting;

·                    The proposal  improves a damaged/derelict part of the site previously occupied by a large single storey glasshouse, which had fallen into disrepair;

·                    The combined footprint of the eight pods and reception building is approximately 130sqm, which is significantly less than the glasshouse, which had a footprint of 1200 sqm.

Members commented that although retrospective applications were usually unwelcome, they felt that the use applied for in this instance was appropriate for this location.

Resolved:                     That the application be approved subject to the conditions outlined in the committee report.

Reason:                        On balance, it was considered that the potential harm to the Green Belt by reason of inappropriateness and any other harm is clearly outweighed by other considerations that amount to very special circumstances and that consequently the application is acceptable.  In accordance with the Town and Country Planning (Consultation) (England) Direction 2009, It is  not considered that the matter need  be referred to the Secretary of State as the development is in total less than 1000 sq.m and does not have  a significant impact on the openness of the Green Belt.