Agenda item

Use of land as camping site from 1st May to 30th September only, annually, (as an extension to the season permitted by planning permissions WD/D/18/002905 and P/FUL/2021/00928).

The Development Management Team Leader presented the application, which sought to extend the permitted camping season on site, from 1 May to 30 September.

The application site was shown in relation to Buckland House and the village of Buckland Ripers. The site was located outside the Defined Development Boundary (DDB) and was subject to several constraints, including two public rights of way and pockets of flooding. The site was situated approximately 75 metres from the nearest residential garden.

Photographs of the site were provided, showing the toilet block, camping area, surrounding field, and ancillary buildings. A flood map also showed the areas subject to flooding, however it was noted that visitors were directed away from these areas, and it was confirmed that there would be no significant impact in terms of surface water flooding.

The key considerations were outlined. The principle of development was discussed, noting the fall-back position that camping was currently permitted from 15th May to 31st August, and the proposal would add an additional 44 days. In terms of amenity, it was noted that no noise complaints had been pursued, although two complaints were received in the past three years.

It was also confirmed that since the publication of the report the Dorset Wildlife Trust had been in contact with the applicant to arrange for a survey to take place of the Site of Nature Conservation Interest (SNCI).

Concerns had been raised about exhaust fumes and additional vehicular movements, however it was considered that due to the low speed of vehicles accessing the site and adequate screening, there would be limited impact from this. While there was some localised impact on neighbouring properties, this was not considered sufficient to warrant refusal and the economic and business benefits of the proposal were deemed to justify the development.

Mrs Bonham-Lovett, Mr Perrott and Mrs Beale spoke in opposition to the application. They raised concerns with the proposal, including the erosion of the natural environment around the village, the increase in noise and odour pollution from increased numbers of visitors and the lack of amenities in the village to cater to more people. In addition, they mentioned that they felt residents complaints had not been listened to.

Mr Carpendale spoke as the agent for the application, he noted that the extension of the season would allow for demand to be met and provide economic benefits to the local area. In addition, he stated that visitors to the campsite would have to agree to terms and conditions when booking and that a warden would be on site at all times.

In response to questions from members officers provided the following responses:

·       No comments had been received from the local Ward Members.

·       The applicant was entitled to conduct 60 days of camping in any 1 year period, under the General Permitted Development Order, however this did not apply to the application site as it already had permission for camping. 

·       There had been two complaints that had been pursued by Environmental Protection over the last 6 years.

·       The SNCI was a local designation and there was no legal duty to ensure it was managed.

Having had the opportunity to debate the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representation; and what they had heard at the meeting, several members had raised concerns, primarily involving the amenity impact on residents, while other members recognised the amenity concerns raised, however felt that there was no sufficient evidence to warrant refusal of the application.

It was proposed by Cllr Northam and seconded by Cllr Bell, that the application be granted as per the officer’s recommendation.

Decision:

A)   That authority be delegated to the Service Manager for Development Management and Enforcement and the Area Manager for the Southern and Western Team to grant planning permission subject to the completion of a legal agreement to secure:

·       a contribution of £1799.05 to mitigate the impacts of the development on the Chesil and Fleet European site

and subject to planning conditions.

B)   Refused permission for the reasons set out in the appendix to these minutes if the agreement is not completed by 6 months from the date of committee or such extended time as agreed by the Service Manager for Development Management and Enforcement.