Agenda item

PLANNING APPLICATION B 19 0520

Hybrid planning application seeking:

Full planning permission for the part change of use of the golf course for the siting of caravans with associated works including landscaping, handstandings and access routes; provision of a sales area including siting of ‘show units’ and associated parking; and,

Outline planning permission (all matters reserved) for the development of a ‘hub building’ of up to 12,000 sqm total floorspace – to contain an ancillary reception/activity centre/spa (Class D2)/retail unit (up to 100sqm)/ food and beverage (Classes A1, A4 and A5) and facilities management and ancillary works; and provision of a sales building and associated works.

 

Boston West Golf Centre

Langrick Road

Hubberts Bridge

Boston.

 

Applicant:  Boston West Golf Limited

Minutes:

PLANNING APPLICATION B 19 0520

 

Hybrid planning application seeking:

 

                                    Full planning permission for the part change of use of the golf course for the siting of caravans with associated works including landscaping, handstandings and access routes; provision of a sales area including siting of "show units" and associated parking; and

 

                                    Outline planning permission (all matters reserved) for the development of a "hub" building of up to 12,000sqm total floorspace - to contain an ancillary reception/activity centre/spa (Class D2)/retail unit (up to 100sqm)/ food and beverage (Classes A1, A4 and A5) and facilities management and ancillary works; and provision of a sales building and associated works

 

Boston West Golf Centre, Langrick Road, Hubberts Bridge, Boston,

Lincolnshire, PE20 3SG

 

Boston West Golf Limited.

 

The Growth Manager presented the report to the committee with a summary noted below:

Initially displaying a number of slides, the Growth Manager identified the location of the site and neighbouring properties and businesses, along with existing SUD’s features, a vista of the clubhouse and the open area within the site for the erection of the caravans in the event that committee granted the application.

 

Drone shots depicted the fairways and the heavily landscaped nature of the area, along with the driving range and the driveway through the site. Providing a wider context the drone shots further identified vistas across the range; views back to the clubhouse and the central fairway relationship with the Boardsides on the southern west boundary,

 

The western part of the site would be developed out for 300 caravans with associated development and associated access roads with a series of circular routes serving the caravans.  If granted it was the intent of the applicant to construct the caravans in a lodge style comprising a mix of single and double units and the existing access road would be used and extended to formalise a route to serve the caravan units.  Each lodge would have one car parking space with all existing parking remaining.

 

The site was established and verdant and although there would be some impact of existing trees within the site, it was relatively minor in the overall arboreal character.  Boundary treatments were well established and any gaps therein would be sensitively re-enforced with additional trees and shrubs.  The northern boundary would see rabbit proof fencing and stock fencing installed with knee rail and hand-gate fencing along the access.

 

 

 

A detailed heritage impact assessment had concluded the development would not harm the area.  Although the site sat in a sensitive location with a number of heritage assets in the vicinity it was felt that given the separation distance and the nature and scale of the units considered, the application was acceptable.

 

Archaeological finds had initially recommended trial trenching be implemented for siting the Caravans.  However, officers had felt it unnecessary as the nature of excavations for hard standing for caravans, was equal to trial trenching and had conditioned that an Archaeologist be on site whenever deeper excavation took place.

 

Two rounds of formal consultation had been undertaken, which had included the substantive revisions to the scheme, with third party majority support for the scheme.  Due to the location of the application site, consultation had taken place with four Parish Councils with all feedback taken into consideration.

Following initial consultation with all the statutory consultees, alongside those with the non-statutory consultees, a number of revisions to address the concerns raised had resulted in no standing objections from any of the technical consultees.

 

In lieu of direct public representation at the committee meeting, members of the public had tabled submissions in hard copy.  All submissions had been collated and undercover of a summary of the contents, been circulated to committee ahead of the meeting.  The Growth Manager confirmed that having considered the pack of submissions he did not consider that any amendments were required to the application tabled.

 

Addressing policy the Growth Manager confirmed that the application was compliant with policies 1 and 9.  The aim of the site was to develop out a viable leisure facility and high quality resort and destination, with appropriate submission of the application.  A detailed viability assessment proved the decline in membership of the Golf Club justifying the request for the change of use.  With the provision of tourism accommodation considered acceptable and of a high quality, the development would contribute to the immediate rural economy and the wider economy of the borough with similar examples of accommodation within the locality.  In principle the Council had no objection to all year round use of the site, it was subject to flood risk or ecological risk which needed to be weighed up for any restriction on seasonal opening to be imposed.

 

When consulted, Sport England had raised no objections although the development would result in a reduction in the main course.  The 9 hole facility would be retained to encourage use of the short format game, along with the driving range, and a condition on the Hub would require that it secure further enhancements to the current golf offer.

 

A detailed transport assessment by LCC Highways found them to be comfortable with the transport statement that considered sustainable transport including rail, bus and the Call Connect service.  A £25k developer contribution agreed by the applicant was justified with the Call Connect service as the beneficiary of the contribution.  However, in the event that the Call Connect service be unable to operate, then the contribution would be redistributed.   Permission to grant the application was subject to receipt of the contribution.

 

The Parish Councils’ had voiced concern in respect of significant increases in traffic.  However, the area already experienced varied levels of traffic with visitors to the existing hotel, to the function venue facility and to the leisure provision already operating on the site.

 

A flood warning evacuation plan would be in place for the overall site.

A number of measures would address surface water drainage including drainage ponds and a hydro brake system with the adjacent drains managed by the IDB who had raised no objection to the application.

The applicant had originally intended to use package treatment systems for foul water drainage but changed to using main drainage following advice by Anglian Water.

 

Addressing the outline application the Growth Manager confirmed that committee was only looking at the principle with all matters being reserved.  The orignal application had changed slightly with two buildings now tabled, not the one building as initially intended.  However the maximum parameter remained the same as did the intended mixed use.  The appearance and scale were all to be determined at reserved matters.

 

Concluding the Growth Manager confirmed that the applicant had noted the development would be over a 4-phased plan.  Phase 1 would be the consolidation of the existing access road; phase 2 up to 709 units and associated infrastructure, Phase 3 up to 99 units and associated infrastructure and the final stage being 131 units and associated infrastructure.

 

The applicant envisaged that if permission would be granted, then works could commence in a relatively short period with a timescale for completion between 3 to 4 years.

 

On conclusion of the presentation, the Chairman thanked the Growth Manager for the comprehensive presentation: his comments were echoed by committee members during their deliberation.

 

At this point in the proceedings’ the Clerk sought confirmation that Councillor David Brown had been able to hear the full presentation made by the Growth Manager in respect of the item, being mindful of technical issues Councillor Brown had experienced prior to the presentation taking place. Councillor Brown confirmed he had heard all of the Growth Managers representation.  He further tabled a declaration of interest that is recorded within item 3 of these minutes.

 

Significant member debate followed the presentation which included the following matters which have been collated to incorporate repetition of comment and also to address questioning:

 

A number of concerns noted the access and egress of the site.  The suggestion of an additional access off the A1121 into the site, before the junction bought concerns that it would be dangerous and cause more congestion.  However, there was recognition that Lincolnshire Highways had undertaken a full survey and supported the application, making any refusal on such grounds difficult to defend at appeal.  A member noted that returning visitors to the site would be aware they could turn left out of the site to drive into the town and referencing increased congestion, suggested that not all guests would arrive and depart at the same time.

Referencing the existing road through the site which served the farm a member felt the information to be ambiguous along with the information in respect of the access from Kirton Drove and sought clarification

In response to the above queries the Growth Manager advised as follows:

The only access arrangements to be determined were those within the application before committee. The application did not propose any other access.  If the applicant considered an additional entrance in the future, it would come forward for determination as its own proposal.

Kirton Drove was not a primary access. The farm continued to use the access road and any change in that agreement was not a planning matter and would be a civil matter between the applicant and the farm owners.

 

The majority of members acknowledged the detailed flood risk and mitigation measures taken across the whole site, in respect of both tidal and fluvial flooding, with no objections having been raised by the Environment Agency. 

However, one member stated he had reservations in respect of the project on behalf of the people of Boston and noted there were one or two gaps in the presentation.   Saying he was in support of the project, the member also said the area had experienced severe flooding at the nearby Rugby Club.  He further noted the public representation pack delivered late the previous day and the Hubberts Bridge Community representation therein, which referenced consultation in respect of foul water drainage and asked if the matter been addressed thoroughly, to protect the people of Hubberts Bridge. 

In response to the above queries the Growth Manager advised as follows:

The application contained a detailed flood risk assessment, which was site specific with proposed mitigation measures.  The Environment Agency who were the expert body had no objections in respect of either tidal or fluvial flooding. The golf course had existing drainage arrangements in respect of surface water drainage with both SuDS and drainage into a nearby dyke.  The new plan would manage all forms of run-off and proposed to collect it and hold it in suds features, linked to balance volume, and where there would be outfall into a drain dyke, there would be a hydro break fitted.  From a planning perspective, there was sufficient evidence and information to make a decision on the matter.

For the disposal of foul water drainage, it had been the applicant’s intent to use package treatment plants on site, which although considered a sustainable form of foul drainage, did come with risks. However, the Environment Agency had voiced concerns about the number of package treatment plants required and their preference was to connect to mains drain disposal. The applicant held revised discussions with Anglian Water to gain consent to connect to the network.

Addressing the question in respect of Hubberts Bridge Community Centre, the Growth Manager confirmed that a foul drainage solution connected across their land.  Anglian Water who were the statutory undertaker of the equipment had the right to maintain and alter any of the existing infrastructure.  Any such change in process being a matter for the Water Industry Act and not a matter for planning.

For reassurance, condition 21 required that further details in respect of connection points, timetables and other specifics to be provided, which at the time of submission had not been defined. The applicant needed to get the consent of Anglian Water to connect to the mains.  Anglian Water would need all that information and more, with possible connection costs being required prior to any consent to connect.  Once Anglian Water had confirmed the agreement the Council would then discharge condition 21.

 

Members agreed that the site once developed would create employment and the application adhered to Policy P1 as it was economic development and P9 in that it was large-scale development outside the boundary on an existing visitor attraction. It further adhered to the NPPF in respect of sustainable rural tourism.  Referencing the request for the change of use, members agreed that it had been justified by the detailed viability assessment, which had proved a decline in membership of the Golf Club provision, although a member questioned clarification on the enhancements by the Hub offer. Further appreciation noted the confidence in the community by the investors in such hard times. The Lincolnshire economy had been moving to support all year round tourism and the development would allow that, alongside supporting the town in a number of ways, in particular in the winter months with the areas many heritage facilities.  

A member questioned that whilst noting the operators’ intent to maintain an up to date register, no maximum length of stay appeared to be conditioned. 

A further question asked if neighbouring businesses similar to the application were subject to restricted hours or able to trade all year round.

In response to the above queries the Growth Manager responded as follows:

Length of stay was not a planning condition and there would be clear justification needed, which did not apply to the application under consideration. The Woodlands Nature Principle document that the applicant intended to use included a site rule requiring lodges to be vacant for four weeks within a year and the applicant proposed appropriate breaks of stay.   Currently all sites were different in opening times, however the recent Ministerial Statement as a result of Covid-19, emphasised that local government needed to be more flexible in respect of opening hours.  That statement could also enable existing operators on restricted hours to appeal and amend their licence. 

Members were referred to condition 34 addressing the potential of the Hub to improve the short form of the Golf offer for the 9 hole course and the putting green. Proof of improvements would be required before the Hub could be delivered.

 

Members also noted serious concerns in respect of issues of safety, lighting and noise on the site, with up to a potential of 1200 guests in residence at busy periods. The report included no indication of any CCTV coverage or safety measures to protect guests and their property.  No detailed lighting scheme had been included which members agreed would need to be in keeping with the site, whilst also ensuring secure visibility for guests.  Furthermore members agreed any lighting should not impact on any neighbouring properties and not affect the wildlife of the site.  Ideally no LED lighting would be proposed.  There were no noise mitigation measures within the report, which again at peak times could be significant unless controlled, to reflect the feel of the site and protect neighbouring residents and guests.   The lack of footpaths both within the site itself both through to the caravan areas and from the main entrance to the A1221 was also concerning.

In response to the above queries the Growth Manager advised as follows:

Security could be a material consideration addressed under issues of design; however, no detailed CCTV operation was included. That said, the Woodlands Nature Principle document set out how the operator should manage the site.  As the operator would be providing a high quality site, it was considered this was a matter predominantly for the operator in relation to the site rules, to manage a site.  The onus would be on them as the operator to have responsibility and due regard for the people on the site.  The applicant had paid full consideration to issues of noise and disturbance at all stages of the application including neighbouring amenity. 

There had been no objection from Environmental Health in respect of any noise pollution.  Background noise from traffic at certain times of the day would occur, however the extent of the site relationship with neighbouring properties was deemed to be a reasonable distance and in some instances a long distance.

Condition 14 required full detail of the type of lighting and illumination proposed for use.  Minimal level lighting was required as it was important to the character of the site, ecology and neighbouring properties.

There was no justification for additional footpaths within the site due to the nature of the environment.  It permitted space for people to move around with the delineation between the main route and the low-key routes serving individual lodges. The application contained no requirement for a footpath outside the site.  However, there was merit in the suggestion and it would be a matter for the reserved matters stage for the Hub, should the request for one be presented.

 

Agreeing design was subjective, overall Members agreed their preference of the use of lodges against caravans. Furthermore, members stressed the need for the lodges to be aesthetically pleasing by blending into the surrounding landscape and using earth colours and natural build materials where possible.  Concerns further questioned safe distances between the lodges in respect of potential fire incidents and the build materials of the ledges.

In response to above queries the Growth Manager advised as follows:

All sites needed to be licensed and therefore liable to the conditions of the licence in respect of safety.  Environmental Health did consider separation distances and the majority of lodges on the site were compliant with legislation separation distances, being 10m at the narrowest distance.  Precise siting of the lodges would be directed by the site licence requirement.

 

The parking provision of one place per lodge raised concerns in respect of the larger lodges potentially having two to three bedrooms resulting in occupants possibly arriving in more than one vehicle.

In response to the above query the Growth Manager responded as follows:

The applicant intended to retain all 250 existing hard standing parking spaces on the site providing overflow parking for guests.

 

Overall members were supportive of the application, citing its benefits for tourism and for the town and the knock on for businesses therein.  There was enthusiasm for the jobs the attraction would create with indications of potentially 100 posts when completed.  The lodges received support against traditional caravans and there was recognition of the applicant amending the original application, following the outcomes of the initial round of consultation. 

 

In conclusion, the Chairman thanked committee for a good debate and stated that whilst members had voiced concerns on highway safety at the intersection, it was a B route and an A route and with no objections from LCC Highways, any such refusal on such grounds would be very difficult to defend on appeal.  Agreeing comments of some members the Chairman acknowledged that it would be very difficult to put a new access onto the A1211.   Referencing the site, he tabled his gratitude to the applicants for their consciousness in taking full advantage of the landscaping, with the facility not being turned into a site of cramped vans with cars strewn throughout.  The Chairman further noted how useful it had been to see through the report, how the applicant had overcome all the statutory objections from the initial consultation process.  Endorsing the comments of the overall economic benefits to the Borough, the Chairman stated he felt the proposed development was a vote of confidence in the visitor economy.

 

It was moved by Councillor Jonathon Noble and seconded by Councillor Yvonne Stevens that the application be granted in line with officer recommendation subject to the conditions, reasons and informatives therein and subject to the conclusion of a Legal Agreement

 

VOTE:      For:  10.       Against    0.           Abstention 1.

 

RESOLVED:  TO GRANT PLANNING PERMISSION SUBJECT TO THE FOLLOWING CONDITIONS, REASONS AND INFORMATIVES AND SUBJECT TO THE CONCLUSION OF A LEGAL AGREEMENT.

 

CONDITIONS RELATING TO FULL PLANNING PERMISSION FOR:

Part change of use of the Golf Course for the siting of caravans with associated works including landscaping, hardstanding and access routes:

 

 

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

 

Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2          Unless varied by other conditions attached to and forming part of this decision, the development hereby approved shall be carried out in accordance with the following approved plans:

§  Ref: P19-2767.006 – ‘Location Plan’

§  Ref: P19-2767.015 – ‘Red Line Boundary Plan Western Area’

§  Ref: P19-2767.16 – ‘Boundary Treatment- Western Area Enlargement’

§  Ref: P19-2767.007 Rev C – ‘Illustrative site layout’

§  Ref: P19-2767.14 – ‘Typical Unit Layout’

And read in conjunction with the various recommendations of supporting documents which accompany the application including:

§  Economic Benefits Report

§  Foul Drainage Strategy

§  Heritage Desk Based Assessment

§  Ecology and Protected Species Survey

§  Flood Risk Assessment

§  Transport Statement

§  Landscape Visual Appraisal

§  Planning, Economic and Design and Access Statement

§  Vitality and Needs Assessment

§  Tree Report

Reason:To ensure that the development is carried out in accordance with approved plans in accordance with Polices 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

3          The change of use to allow the siting of caravans hereby permitted relates solely to the area within the red line denoted on plan reference P19-2767.015 – ‘Red Line Boundary Plan Western Area’. No caravans shall be sited outside of this area.

 

For the avoidance of doubt, no other similar structures / additions (e.g. camping pods), touring caravans, motor homes, tents, or other forms of temporary holiday accommodation, shall be sited anywhere on the site.

 

            Reason: To ensure that the development is carried out in accordance with approved details in accordance with Polices 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

3             The development hereby permitted, in particular the layout of the site including siting of the caravans; layout and arrangements of access roads; position and scale of SUDS features and position and extent of areas of planting; should be undertaken in substantial accordance with the illustrative plans submitted, plan reference P19-2767.007 Rev C – ‘Illustrative site layout’.

 

 

 

Reason: In the interests of visual amenity and to ensure that the approved scheme is implemented satisfactorily based on the details submitted with the application, in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

5             The development shall be implemented in substantial accordance with the phasing plan (dated 3rd July 2020) and supporting letter submitted on the 25th June 2020.

 

            Reason: To ensure the development is in accordance with what has been applied for, in accordance with Policy 1 and 9 of the South East Lincolnshire Local Plan (2011-2036).

 

6          A maximum of 300 caravans are permitted only within the approved development area as denoted on plan reference P19-2767.015 – ‘Red Line Boundary Plan Western Area’. No caravans shall be sited outside of this area.

 

For the avoidance of doubt, no other similar structures / additions (e.g. camping pods), touring caravans, motor homes, tents, or other forms of temporary holiday accommodation, shall be sited anywhere on the site.

 

            Reason: To ensure the development is in accordance with what has been applied for, in accordance with Policy 1 and 9 of the South East Lincolnshire Local Plan (2011-2036).

 

7.            The caravans hereby permitted shall be occupied for holiday purposes only and shall not be occupied as a person’s sole or main place of residence.

 

Reason: To ensure the development is in accordance with what has been applied for, that it is restricted to holiday use only and the accommodation is not used for permanent residential accommodation. This condition is imposed in accordance with Policy 1 and 9 of the South East Lincolnshire Local Plan (2011-2036).

 

8.            The owners/operators of the site shall maintain an up-to-date register of the names of all occupiers of the accommodation on the site, length of stay (including details of arrival and departure dates) and of their main home addresses, and shall make this information available to the Local Planning Authority on request.

 

            Reason: To ensure the development is in accordance with what has been applied for, that it is restricted to holiday use only and the accommodation is not used for permanent residential accommodation. This condition is imposed in accordance with Policy 1 and 9 of the South East Lincolnshire Local Plan (2011-2036).

 

9.            Prior to siting of any caravans within any phase, details of the types of unit (including size, design and proposed materials for the caravan units) to be sited within that phase, shall be submitted to and approved in writing by the Local Planning Authority. Only those types of unit approved shall be sited within each phase.

 

            Reason: In the interests of visual amenity and to ensure that the approved scheme is implemented satisfactorily, in accordance with Polies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

10       With the exception of the works to be undertaken within phase 1, prior to the commencement of works within each phase a detailed scheme of landscaping for that phase shall be submitted to and approved in writing by the Local Planning Authority. This shall include details of both hard and soft landscape works (including new planting) and earthworks. The scheme as approved shall be completed in full not later than the end of the first planting season following the occupation of the final holiday unit in each phase.

 

            Reason: In the interests of visual amenity and to ensure an effective landscaping scheme is delivered, including planting of trees, and to ensure that the approved scheme is implemented satisfactorily, in accordance with Polies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

11       With the exception of the works to be undertaken within phase 1, prior to the commencement of works within each phase a detailed a landscape management plan for that phase shall be submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall include long term design objectives, management responsibilities and maintenance schedules for all landscape areas and areas of new planting within that phase. Each phase of the site shall thereafter be managed in accordance with the management plan at all times.

            Reason: In the interests of visual amenity and to ensure an effective landscaping scheme is delivered, including planting of trees, and to ensure that the approved scheme is implemented satisfactorily, in accordance with Polies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

12.      With the exception of the works to be undertaken within phase 1, prior to the commencement of works within each phase, a detailed schedule of landscape maintenance for that phase shall be submitted to and approved in writing by the Local Planning Authority. The schedule shall cover a period of not less than 5years from the first occupation of the last unit within each phase or the completion of the landscaping/planting within that phase whichever is the later. Landscape maintenance shall be undertaken in accordance with the agreed schedule for that phase only.

 

Reason: In the interests of visual amenity and to ensure an effective landscaping scheme is delivered, including planting of trees, and to ensure that the approved scheme is implemented satisfactorily, in accordance with Polies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

13.      Where the development or groundworks within any phase would require excavations exceeding a depth of 1m, no such works shall proceed unless there is presence of an archaeologist on site who shall observe the excavations and record items of interest and finds that may be encountered.  

If during development within any phase, any features of archaeological interest are discovered, works shall cease and no further works shall proceed until such time as details of a written scheme of investigation and recording have been submitted to the Local Planning Authority. Thereafter work on that phase shall continue in accordance with the approved scheme of investigation and recording.

 

Reason: In the interest of protecting heritage assets and features of archaeological interest, in accordance with Policy 29 of the South East Lincolnshire Local Plan (2011-2036).

 

14.      Prior to the installation of any lighting within each phase or within the sales area, details of the location and type of lighting to be installed, along with details of illumination levels, any shielding proposed, and timing of the illumination, shall be submitted to the Local Planning Authority for agreement in writing. Any lighting shall then only be installed in accordance with the agreed details.

 

Reason: To ensure an appropriate level of lighting is provided which is not detrimental to the amenity of the area in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

15.       Prior to the occupation of the first caravan on site, a Framework Travel Plan shall be submitted and approved in writing by the Local Planning Authority. The Plan shall include measures to encourage sustainable travel to and from the site, including provision of information such as: pre-arrival information, location of local facilities and how to get to them by alternative means, routes for cycling & walking, provision of public transport information and timetables. The Travel Plan shall set out monitor able objectives for sustainable travel along with mechanisms for monitoring and review. The applicant shall implement and monitor the approved travel plan in accordance with the approved plan at all times when the accommodation hereby permitted is available for occupation.

 

            Reason: To encourage sustainable development in accordance with Policy 1 of the South East Lincolnshire Local Plan (2011-2036) and the overarching principles of the NPPF.

 

16.       Prior to the occupation of the first caravan on site, the boundary treatment as detailed on plan reference P19-2767.16, ‘Boundary Treatment- Western Area Enlargement’, shall be implemented. No more than 20units shall be occupied until the boundary treatments have been completed in full. The approved boundary treatment shall be permanently retained and maintained thereafter.

 

            Reason: In the interests of visual amenity and to ensure that the approved scheme is implemented satisfactorily, in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

17.       The siting of caravans hereby permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) December 2019/Version 1/ RM Associates and the following mitigation measures detailed within the FRA:

§   Finished floor levels to be set no lower than 3m above Ordnance Datum (AOD)

§   Flood resilience and resistance measures to be incorporated into the proposed development as stated

The mitigation measures shall be fully implemented prior to occupation of each unit and subsequently remain in place.

 

Reason: To reduce the risk of flooding to the proposed development and future occupants, and to comply with policy 4 of the South East Lincolnshire Local Plan (2011-2036).

 

18.       Prior to the occupation of the first caravan on site, a flood warning and evacuation plan for the entire site shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall then be implemented from the occupation of the first caravan on site, and the site shall be operated in accordance with the agreed plan at all times.

 

            Reason: To reduce the risk of flooding to the future occupants, and to comply with policy 4 of the South East Lincolnshire Local Plan (2011-2036).

 

19.       With the exception of the works to be undertaken within phase 1, no development or works (including ground works and vegetation clearance) shall take place until a Construction Ecological Management Plan (CEMP) has been submitted to and been approved by the Local Planning Authority.

 

Guidance on the structure of the CEMP can be found in BS 42020:2013 Biodiversity Code of Practice for Planning and Development. The CEMP should accord with the National Planning Policy Framework 2019 (paragraphs 170, 174 & 175) and chapter 28 of the South East Lincolnshire Local Plan.

 

 

 

Suggested topics for inclusion into the CEMP should include but not be limited to:

§  Scheme description

§  Identification of areas/species of conservation interest

§  Risk assessment of potentially damaging activities and identification of biodiversity

§  protection zones/sensitive areas

§  Habitats and species protection - practical measures to be adhered to avoid or minimise impacts during construction e.g. a series of method statements for badgers, bats, common reptiles, hedgehogs and birds etc.

§  Incorporation of SuDS and Green Infrastructure

§  Full details of how the recommendations in Section 5 of the Inspired Ecology report (March 2020) will be incorporated into the scheme, by what date, how they will be monitored, by whom, how often and for how long.

§  The roles and responsibilities of an Ecological Clerk of Works (ECofW) to oversee the implementation of the CEMP and undertake required monitoring and maintenance.

§  Responsible persons and lines of communication.

§  Details on the submission of interim progress reports to the LPA as evidence of compliance, to report on success failure of mitigation and where necessary the need to amend the CEMP.

§  Measures for management, monitoring and recording related to all actions undertaken as a result of the CEMP, for a period of not less than 5years from the completion of the works identified by the CEMP or the last unit to be occupied, whichever is the later.

 

The development of the site shall then only proceed in accordance with the agreed Construction Ecological Management Plan (CEMP).

 

            Reason: In the interest of protected species, and to support ecological protection and biodiversity enhancement, in accordance with Policy 28 of the South East Lincolnshire Local Plan (2011-2036).

 

20.      There will be no removal of vegetation within the breeding bird season (1 March and 31 August inclusive), unless a search for active nests has been made by an ecologist in advance. Any nests found with eggs or young will be identified and protected until the young have fledged. 

 

            Reason: In the interest of protected species in accordance with Policy 28 of the South East Lincolnshire Local Plan (2011-2036).

 

21       With the exception of the works to be undertaken within phase 1, prior to siting or occupation of any caravan within each phase, full details of a scheme of foul water drainage for that phase shall be submitted to and approved in writing by the Local Planning Authority. These details shall include connection points, discharge rates, and timetable for the provision of any required foul drainage infrastructure - which may include on and off-site works. All required works relating to that phase, shall then be delivered in accordance with the approved scheme.

 

Reason: To ensure that adequate foul drainage is provided, to ensure that there is sufficient infrastructure to mitigate the impacts of the development and prevent flooding and pollution as a result of the development, and to comply with policies 2, 4, and 30 of the South East Lincolnshire Local Plan (2011-2036).

 

22.      With the exception of the works to be undertaken within phase 1, prior to siting or occupation of any caravan within each phase, full details of a scheme of surface water drainage for that phase shall be submitted to and approved in writing by the Local Planning Authority.

 

These details shall be based upon be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, and shall include:

§  details of how run-off will be safely conveyed and attenuated during storms up to

     and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the

     undeveloped site;

§  details of connection points, attenuation details and discharge rates (which shall be restricted to greenfield run off rate);

§  details of the timetable provision of for the surface water drainage scheme; and

§  details of how the scheme shall be maintained and managed over the lifetime of

     the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

All required works relating to that phase, shall then be delivered in accordance with the approved scheme.

 

Reason: To ensure that adequate surface water drainage is provided, to ensure that there is sufficient infrastructure to mitigate the impacts of the development and prevent flooding and pollution as a result of the development, and to comply with policies 2, 4, and 30 of the South East Lincolnshire Local Plan (2011-2036).

 

 

CONDITIONS RELATING TO OUTLINE PLANNING PERMISSION FOR: Development of a “Hub” Building(s) of up to 12,000sqm total floorspace containing an ancillary reception/activity centre/Spa (Use Class D2)/Retail Unit (up to 100sqm)/food and beverage (use classes A1, A4 and A5) and facilities management and ancillary works; and provision of a sales building and associated works.

 

23          No development shall commence until details of the access, layout, appearance, scale and landscaping of the development (hereafter referred to as the ‘reserved matters’) have been submitted and approved by the Local Planning Authority.

Reason: This is an outline application only and such details must be approved before development commences in order to comply with the objectives of Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

24.      Application for approval of reserved matters shall be made to the Local Planning Authority not later than the expiration of four years from the date of this permission.

 

Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.

 

25.      The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

 

Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.

 

26.       Submissions relating to the ‘reserved matters’ required under condition 23 above shall include the following arboricultural detail:

1. Tree Survey and Constraints details.

2. An Impact Assessment.

3. A Method Statement and/or Tree Protection Plan to BS5837:2012 Trees in relation to design demolition and construction - Recommendations methodology.

 

The details shall identify (not necessarily exclusively) the following:

 

§  Identification of trees to be retained and those to be removed.

§  Location and specification of protective tree measures in addition to appropriate ground protection measures within the Root Protection Areas of all retained trees within the site.

§  Details of all Root Protection Area infringement during the construction and landscaping phases with details on how the impact will be minimised. This includes the location and specification of 'no dig' constructions (where applicable).

§  Details of facilitation pruning.

§  Location for access, material storage, site office, mixing of cement, welfare facilities etc.

§  Specification of landscaping prescriptions (including fencing/walls and changes in soil level) within the Root Protection Area of retained trees.

§  Details of signage to be erected within the tree protection areas

Reason: In the interests of visual amenity and in accordance with Polices 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

27.      No swimming pool or pools greater than 20m in individual length shall be installed within or associated with the hub building(s) unless the prior written agreement of the Local Planning Authority has been obtained.

 

            In the event that the Hub building(s) or the associated area, is to include the provision of a swimming pool over 20m in length then the reserved matters submission shall be accompanied by a strategic needs assessment which shall include an assessment of the impact of the pool and wider strategic need for pools of the size and type proposed, and demonstrate that the proposal would not negatively impact upon other strategic facilities.

 

Reason: To ensure that the development complies with the South East Lincolnshire Sports Provision and Open Space and strategic need and in accordance with Policy 32 of the South East Lincolnshire Local Plan (2011-2036).

 

28.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include full details of an archaeological evaluation to determine the presence, character and date of any archaeological deposits present within the area proposed for the Hub building(s), and details of any mitigation measures required as part of the development. This evaluation should include details such as: a written scheme of investigation; details of geophysical survey and trial trenching and any associated results; and any necessary mitigation measures including but not limited to an archaeological watching brief.  

 

Reason: In the interest of considering the impact upon and protecting heritage assets, in accordance with Policy 29 of the South East Lincolnshire Local Plan (2011-2036).

 

29.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include a detailed design brief for the ‘Hub’ building(s) including:

 

§  Design principles applied to the new building and full design details of the building(s) including external appearance

§  Details of how the relationships with existing physical features, and surrounding developed forms including designated and non-designated heritage assets have influenced and shaped the design of the hub building

§  Details of all external materials and finishes to be used on the building and surrounding hard landscaping and boundaries

§  The layout siting and scale of the building(s) and uses to be contained therein

§  Details relating to landscaping – including retention or replacement of existing trees as appropriate and any additional planting proposed

§  Details of proposed lighting to serve the building and surrounding areas

§  Any phasing of development

           

Reason: In the interests of visual amenity and the historic environment, in accordance with Polices 2, 3 and 29 of the South East Lincolnshire Local Plan (2011-2036).

 

30.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include a noise assessment for the ‘Hub’ building(s) and details of the proposed hours of use/operation.

 

Reason: In the interest of residential amenity, in accordance with Policy 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

 

31.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include a Construction Ecological Management Plan (CEMP).

 

Guidance on the structure of the CEMP can be found in BS 42020:2013 Biodiversity Code of Practice for Planning and Development. The CEMP should accord with the National Planning Policy Framework 2019 (paragraphs 170, 174 & 175) and chapter 28 of the South East Lincolnshire Local Plan.

Suggested topics for inclusion into the CEMP should include but not be limited to:

§  Scheme description

     Identification of areas/species of conservation interest

§  Risk assessment of potentially damaging activities and identification of     biodiversity

§   protection zones/sensitive areas

     Habitats and species protection - practical measures to be adhered to avoid or minimise impacts during construction e.g. a series of method statements for badgers, bats, common reptiles, hedgehogs and birds etc.

§  Incorporation of SuDS and Green Infrastructure

     Full details of how the recommendations in Section 5 of the Inspired Ecology report (March 2020) will be incorporated into the scheme, by what date, how they will be monitored, by whom, how often and for how long.

     The roles and responsibilities of an Ecological Clerk of Works (ECofW) to oversee the implementation of the CEMP and undertake required monitoring and maintenance.

     Responsible persons and lines of communication.

     Details on the submission of interim progress reports to the LPA as evidence of compliance, to report on success failure of mitigation and where necessary the need to amend the CEMP.

§  Measures for management, monitoring and recording related to all actions undertaken as a result of the CEMP, for a period of not less than 5years from the completion of the works identified by the CEMP or the last unit to be occupied, whichever is the later.

 

            Reason: In the interest of protected species in accordance with Policy 28 of the South East Lincolnshire Local Plan (2011-2036).

 

32.       Submissions relating to the ‘reserved matters’ required under condition23 above shall include details of the arrangements for the parking / turning / manoeuvring / loading / unloading of vehicles within the site.  These approved arrangements shall be implemented before the 'Hub' building(s) are occupied and shall be kept permanently available for such use at all times thereafter.

 

Reason: To ensure the provision of satisfactory parking and turning in accordance with Policy 36 of the South East Lincolnshire Local Plan (2011-2036).

 

33.      The ‘Hub’ building(s) hereby approved shall be restricted to a maximum of 12,000 sqm floorspace, and shall only comprise the following uses:

 

§  Reception and associated facilities management / ancillary areas

§  Activity centre/Spa (Use Class D2)

§  Retail Unit – (Use Class A1) up to a maximum of 100sqm to be ancillary to the wider site

§  Food and beverage facilities – (Use Classes A4 and A5) to be ancillary to the wider site

 

            Reason: To ensure that the size and use of the building remains compatible with the surrounding area and in accordance with Policy 9 of the South East Lincolnshire Local Plan (2011-2036).

 

34.       The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) December 2019/Version 1/ RM Associates and the following mitigation measures detailed within the FRA:

 

§  Finished floor levels to be set no lower than 3m above Ordnance Datum (AOD)

§  Flood resilience and resistance measures to be incorporated into the proposed development as stated

The mitigation measures shall be fully implemented prior to first use of the development and subsequently remain in place.

 

Reason: To reduce the risk of flooding to the proposed development and future occupants, and to comply with policy 4 of the South East Lincolnshire Local Plan (2011-2036).

 

35.      No building works to the ‘Hub’ building(s) shall be undertaken until full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site has been submitted to and approved in writing by the Local Planning Authority. The building(s) shall not be brought into use until the works have been carried out in accordance with the approved scheme.

 

Reason: To prevent flooding, pollution and detriment to public amenity through provision of suitable water infrastructure, and to comply with policies 2, 4 and 30 of the South East Lincolnshire Local Plan (2011-2036).

 

34.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include a strategic/business plan for the retained golfing facilities which includes improvements to the golfing facilities, including upgrading of the driving range and practice facilities, and timing for the delivery of such improvements, as well as measures to attract membership, particularly within the local community.

 

Reason: To ensure that retention and enhancement of the existing leisure facilities in accordance with Policy 9 of the South East Lincolnshire Local Plan (2011-2036).

 

35.      There will be no removal of vegetation within the breeding bird season (1 March and 31 August inclusive), unless a search for active nests has been made by an ecologist in advance. Any nests found with eggs or young will be identified and protected until the young have fledged. 

 

Reason: In the interest of protected species in accordance with Policy 28 of the South East Lincolnshire Local Plan (2011-2036).

 

36.      Submissions relating to the ‘reserved matters’ required under condition 23 above shall include details of renewable energy provisions, including the location and number of EV charging points to be provided, along with a timetable for the implementation/installation of such provisions.

 

            Reason: To ensure the development meets the requirements in respect of climate change in accordance with Policy 31 of the South East Lincolnshire Local Plan (2011-2036).

 

Informatives

 

1.            Notwithstanding the conditions imposed and the requirements of any other regulatory regimes, the Local Planning Authority advocate that the site is implemented and managed in  with the site rules as set out in the ‘Woodland Nature Resort – Overarching Management Principles’ document dated 4th May 2020.     

 

Informatives requested by Anglian Water:

 

2.            Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of the Water Industry Act 1991. Or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence.

 

3.            Notification of intention to connect to the public sewer under S106 of the Water Industry Act Approval and consent will be required by Anglian Water, under the Water Industry Act 1991. Contact Development Services Team 0345 606 6087.

 

4.            A public sewer is shown on record plans within the land identified for the proposed development. It appears that development proposals will affect existing public sewers. It is recommended that the applicant contacts Anglian Water Development Services Team for further advice on this matter. Building over existing public sewers will not be permitted (without agreement) from Anglian Water.

 

5.            No building will be permitted within the statutory easement width of 3 metres from the pipeline without agreement from Anglian Water. Please contact Development Services Team on 0345 606 6087.

 

6.            The developer should note that the site drainage details submitted have not been approved for the purposes of adoption. If the developer wishes to have the sewers included in a sewer adoption agreement with Anglian Water (under Sections 104 of the Water Industry Act 1991), they should contact our Development Services Team on 0345 606 6087 at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with Sewers for Adoption guide for developers, as supplemented by Anglian Water’s requirements.

 

7.            It is highly recommend that you engage with Anglian Water at your earliest convenience to develop in consultation with us a feasible drainage strategy. If you have not done so already, we recommend that you submit a Pre-planning enquiry with our Pre-Development team. This can be completed online at

http://www.anglianwater.co.uk/developers/pre-development.aspx

 

 

It is recorded that a comfort break was taken at this point in the proceedings.

 

Councillor Peter Bedford returned to committee ON RECONVENTION of the meeting.

Supporting documents: