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The Committee considered report ES/0623 which set out the details of a planning application for the re-development of the golf course and vacant paddock land for the siting of 170 holiday lodges, three tree houses, new facilities building, maintenance and housekeeping building, car parking and associated highway works.
The application was for a significant extension to an existing holiday and leisure facility at High Lodge, Hinton. The proposed facilities building would contain a restaurant, bar and café, as well as leisure facilities including an indoor swimming pool. The existing clubhouse, holiday lodges, shooting range and fishing facilities would remain as a separate operation under the current High Lodge ownership.
Members were shown site location plans showing the actual site, nearby dwellings, ancient woodland on the northern boundary, the current golf course and open fields and a nearby camping site. From the block plan, it could be seen that the access would be moved to the northern boundary and include a wildflower meadow. Although some trees would be removed, most would be retained. Photographs showed the site and access from the A12. Area A would remain as open space, area B 40 lodges, and in area C there would be two areas of 30 and 100 lodges and the maintenance buildings. On-site facilities would also include a tennis court, table tennis and a splash zone. The proposed road improvements included widening of the verge and a turn right lane. Block plans, external elevations and materials gave an indication of the buildings, lodges and tree houses, some of which were similar to the Applicant’s other sites in the country.
The Senior Planner explained the key issues in that there had been local concerns over the scale of the development including the adequacy of the infrastructure, electricity and drainage, disturbance to residents, light and noise impact on wildlife. The Highway Authority had originally made a holding objection with regard to visibility; there had been a further holding objection from Suffolk Floods and Suffolk Wildlife Trust had raised concerns and the effect of the proposal on the wildlife site. However, the update sheet had given additional information regarding the lighting strategy, drainage and re-positioning signage and minor highway works, and a shuttle bus was being offered from the railway station.
The Senior Planner updated Members in that the Highway Authority had withdrawn the holding objection as grounds for refusal could not be substantiated. Further discussions with the Floods Authority were still ongoing. The proposal was considered to be a good location for the facilities which were visually contained in the site and which already offered leisure uses. The proposal would provide employment, be good for the economy and would not be seen from the AONB. The design and layout were of a high standard and impact on the residential amenity was limited due to the planting on the boundaries. Highway impact had been resolved and Environmental Health had raised no objection with regard to any noise issues. The update sheet contained amended conditions and certain issues including the fact that a RAMS payment would need to be resolved before determination.
Further agreement was needed with regard to condition 4 which was being proposed to ensure the units were used as holiday accommodation and not as permanent dwellings. The Applicant had advised that this would impede the development as, due to the capital costs, they wished to sell units. The Council did not wish to deviate from its policy of short break lettings which would result in wider economic benefits. The wording of this condition and financial viability would need to be discussed further with the Applicant.
The Senior Planner advised that authority to determine approval was being sought subject to the satisfactory resolution of issues raised. A Member proposed that a further condition be imposed to ensure the facilities building be provided prior to the opening of the holiday park.
The Chairman invited questions.
Members raised the following issues:
• Highways concerns.
• Lack of local facilities.
• Holiday accommodation clause to come back to Committee.
• Paragraph 7.13 mentioning Sizewell C traffic when an application had not been considered.
• Accommodation lodges being suitable for disable users.
The Senior Planner advised that the Highway Authority was satisfied with the road access and junction following addition reports. The nearest shop was around 2.5km distant and a shuttle bus would be available for shopping or for using the railway station. Facilities were being provided on the well contained site and, being in a good location, there was easy access to other tourist facilities in the area.
The Head of Planning and Coastal Management advised that Sizewell C was a known development that might or might not be built. An application had yet to be determined. However, it was necessary to have regard to that possible development and resulting significant pressure on housing lets and tourism. The application before the Committee was providing a further 170 units of tourist accommodation near the A12 and which could take away any pressure on the rental market near Sizewell.
The Chairman invited the Applicant’s agent to address the Committee.
Ms E Cass advised that they were making a £16-17m investment by acquiring the land and building a sporting and hospitality venue to contribute to the economy and recovery post Covid. The spacious layout would allow social distancing, provide sustainable tourism facilities, enhance biodiversity with the wild meadows and strengthen the economy. Darwin Leisure had a good track record for environmental enhancements and were providing a nature walk through the site. They were committed to providing a robust development and make the investment to provide and support tourist accommodation. A shuttle bus was to be available to and from the railway station which would offer sustainable travel. The proposal would support the local economy and provide 40 jobs all year round.
In response to Members’ questions, Ms Cass confirmed that there was capacity in local services and the use of electricity would make the local supply more secure in the future. It was intended to provide charging points for electric vehicles.
During debate, it was recognised that the proposal would provide permanent jobs in the local area which was an important factor to consider post-Covid. It would bring significant money into the area and boost the tourist economy. The Darwin sites seem to be well designed, managed and well priced and a facilities building was being provided. The proposal was making significant investment in the area. Whilst it was appreciated the Applicant had no control over road issues, the sustainability of the location was questioned with no public transport and there was no guarantee that the shuttle bus would be a permanent operation. It was disappointing to see there would be no extension to the footpath on the busy A12. Comment was made the scale of the development in the countryside near to a small village was questionable. However, it could be considered to be a 'get away from it all' site offering peace and quiet.
The Head of Planning and Coastal Management advised that the facilities building needed to be in place at the appropriate time, not necessarily at the start of the development.
There being no further discussion, it was
RESOLVED
That authority to determine approval be granted, on the satisfactory resolution of drainage issues, payment of RAMS, clarification of wording restricting the occupancy to holiday accommodation only, and subject to the following conditions:
1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. The development hereby permitted shall be completed in all respects strictly in accordance with Drawings 1368/13 A0; 1368/9 A0; 1368/11 A1; 1815/HL-014; 1815/HL010; 1815/HL-015; 1815/HL-019; 1815/HL-016; 1815/HL-011; 1815/HL-018; Transport Assessment; Interim Travel Plan; Flood Risk Assessment and Surface Water Management; Foul Water Drainage Strategy; Arboricultural Survey; Phase 1 GeoEnvironmental Site Assessment; Noise Assessment; Landscape and Visual Impact Assessment; Landscaping Masterplan; Preliminary Ecological Appraisal; Ecology Survey Report; Habitats Regulations Assessment (Informative Report); Biodiversity Net Gain Assessment; Supporting Economic Statement, for which permission is hereby granted or in compliance with any conditions imposed by the Local Planning Authority.
Reason: For the avoidance of doubt as to what has been considered and approved.
3. Details of all external facing and roofing materials shall be submitted to and approved by the Local Planning Authority before development commences. Development shall be carried out in accordance with the approved details.
Reason: To ensure the satisfactory external appearance of the development.
4. The lodges and tree houses hereby consent shall only be used for holiday letting accommodation and for no other purpose (including any other purpose in Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order 1987). The duration of occupation by any one person, or persons, of any of the holiday units shall not exceed a period of 56 days in total in any one calendar year, unless the Local Planning Authority agrees in writing to any variation.
The owners/operators of the holiday units hereby permitted shall maintain an up-todate Register of all lettings, which shall include the names and addresses of all those persons occupying the units during each individual letting. The said Register shall be made available at all reasonable times to the Local Planning Authority.
Reason: To ensure that the development is occupied only as bona-fide holiday accommodation, having regard to the tourism objectives of the Local Plan and the fact that the site is outside any area where planning permission would normally be forthcoming for permanent residential development.
5. None of the trees or hedges shown to be retained on the approved plan shall be lopped, topped, pruned, uprooted, felled, wilfully damaged or in any other way destroyed or removed without the prior written consent of the local planning authority. Any trees or hedges removed, dying, being severely damaged or becoming seriously diseased within five years of the completion of the development shall be replaced during the first available planting season, with trees or hedges of a size and species, which shall previously have been agreed in writing by the local planning authority.
Reason: To safeguard the contribution to the character of the locality provided by the trees and hedgerow.
6. Those trees and hedges to be retained shall be protected during the course of development in accordance with the tree protection plan and method statement within the Tree Survey and Arboricultural Impact Assessment.
Reason: To protect the trees/hedgerow during the course of development in the interest of visual amenity.
7. Within three month(s) of commencement of development, satisfactory precise details of a tree and/or hedge planting scheme (which shall include species, size and numbers of plants to be planted) shall be submitted to and approved in writing by the local planning authority. This shall include details of proposed bunds.
Reason: To ensure the submission and implementation of a well-laid out scheme of landscaping in the interest of visual amenity.
8. The approved tree/shrub planting scheme shall be implemented not later than the first planting season following completion of the scheme (or within such extended period as the local planning authority may allow) and shall thereafter be retained and maintained for a period of five years. Any plant material removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season and shall be retained and maintained.
Reason: To ensure the submission and implementation of a well-laid out scheme of landscaping in the interest of visual amenity.
9. Development must be undertaken in accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Preliminary Ecological Appraisal (PEA) (RPS, July 2020); the Ecology Survey Report (RPS, August 2020) and the Information to inform a Habitats Regulations Assessment Report (RPS, August 2020) as submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development.
10. No removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason: To ensure that nesting birds are protected.
11. No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities.
b) Identification of "biodiversity protection zones".
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: To ensure that ecological receptors are adequately protected as part of the development.
12. A landscape and ecological management plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to first occupation of the development. The content of the LEMP shall include the following:
a) Description and evaluation of features to be managed.
b) Ecological trends and constraints on site that might influence management.
c)Aims and objectives of management.
d) Appropriate management options for achieving aims and objectives.
e) Prescriptions for management actions.
f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).
g) Details of the body or organisation responsible for implementation of the plan.
h) Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason: To ensure that the long-term ecological value of the site is maintained and enhanced.
13. Any works in areas relating to protected species or their habitats shall not in any circumstances commence unless the local planning authority has been provided with either:
a) a licence issued by Natural England pursuant to The Conservation of Habitats and Species Regulations (2017) (as amended) authorising the specified development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified development will require a licence.
Reason: To ensure that the legislation relating to protected species has been adequately addressed as part of the implementation of the development.
14. No development shall commence until a detailed Construction Management Plan has been submitted to, and approved by, the Local Planning Authority. This should contain information on how noise, dust, and light will be controlled so as to not cause nuisance to occupiers of neighbouring properties, and shall set out hours of construction/activity on site and delivery hours and routes for materials and equipment to the site before and during construction. Thereafter the approved construction statement shall be adhered to throughout the construction of the development.
Reason: To reduce the potential impacts of noise pollution and additional vehicular movements during the construction phase of the development.
15. The agreed noise levels, and/or noise mitigation work, should be validated prior to first occupation. A validation report should therefore be submitted to, and approved in writing by, the LPA prior to any occupation or use of the approved development. The validation report must include, but is not limited to:- Results of surveying and/or monitoring carried out to demonstrate that the measures in the approved noise report have been implemented and any agreed noise levels achieved.
Reason: In the interests of residential amenity.
16. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. Unless agreed in writing by the LPA no further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety.
An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
Where remediation is necessary a detailed remediation method statement (RMS) must be prepared, and is subject to the approval in writing of the Local Planning Authority.
The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria.
The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works.
Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
17. Conditions relating to surface water drainage as recommended by the Floods Authority following the consideration of further information to be submitted.
18. Conditions recommended by the Highway Authority following consideration of further information to be submitted.
19. The use shall not commence until the areas within the site shown on the approved plans for the purpose of loading, unloading, manoeuvring and parking of vehicles has been provided. Thereafter the areas shall be retained and used for no other purpose.
Reason: To ensure that sufficient space for the on site parking of vehicles is provided and where on-street parking and manoeuvring would be detrimental to highway safety to users of the highway.
20. Within 12 months of development commencing details of the proposed access and off-site highway junction improvements (A12 junction) indicatively shown on Drawing No. D221/02 shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be laid out and constructed in its entirety prior to any occupation.
Reason: To ensure that the necessary improvements are designed and constructed to an appropriate specification and made available for use at an appropriate time in the interests of highway safety.
21. Before the development is commenced details of the areas to be provided for storage of Refuse/Recycling bins shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter for no other purpose.
Reason: To ensure that refuse recycling bins are not stored on the highway causing obstruction and dangers for other users.
22. Before the development is commenced details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form.
Reason: To prevent hazards caused by flowing water or ice on the highway.
23. The lux level of the lighting at ground level at the highway boundary shall not exceed 1 lux.
Reason: In the interests of road safety to prevent uneven light levels on the highway and to prevent light pollution.
24. Before the development is commenced details of the areas to be provided for the[LOADING, UNLOADING,] manoeuvring and parking of vehicles including secure cycle storage shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.
Reason: To ensure the provision and long term maintenance of adequate on-site space for the parking and manoeuvring of vehicles in accordance with Suffolk Guidance for Parking (2015) where on-street parking and manoeuvring would be detrimental to highway safety.
25. The development hereby permitted shall not be brought into use until the visibility splays shown on Drawing No. D221/02 have been provided and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.
Reason: To ensure vehicles exiting the drive would have sufficient visibility to enter the public highway safely, and vehicles on the public highway would have sufficient warning of a vehicle emerging to take avoiding action.
26. Prior to the occupation of the development, details and route of the shuttle bus for visitors and staff as identified in the Interim Travel Plan (dated December 2020) will need to be submitted to the Local Planning Authority in consultation with the Highway Authority. The cost of implementing the shuttle bus will need to be covered in full by the applicant, unless agreed in writing by the Local Planning Authority.
Reason: In the interests of sustainable development as set out in the NPPF and Policy SCLP7.1.
27. The main facilities building hereby approved shall be completed and available for use prior to the site opening as confirmed in email sent 11/01/21.
Reason: To ensure appropriate facilities are available for guests and for the avoidance of doubt as to what has been considered and approved.