Three holiday units at Land to West of Springhouse Farm, Hummersea Lane, Loftus

What was proposed

The application sought holiday accommodation on agricultural land, comprising two converted railway carriages and one shepherd’s hut.

“This application seeks consent to change the use of agricultural land to provide accommodation for two converted railway carriages and one shepherd hut. The proposed holiday accommodation would access the site via the existing vehicular access to the site. Three parking bays will be located to the west of the vehicular access and a gravel track. A small footpath will lead around the site to the three units.”

Officer report

The site

The site is outside Loftus development limits, beside Hummersea Lane and Springhouse Farm Lane, within the Heritage Coast and a nationally important landscape.

“The application relates to land to the west of Springhouse Farm. The agricultural land is located north of Loftus on a corner site with Hummersea Lane running to the west of the site and Springhouse Farm Lane to the south. The site has mature hedgerow to the west and south boundary. There is an existing vehicular access on Springhouse Farm Lane. The site contains two railway carriages, a small temporary building and a pile of logs close to the entrance into the site.”

Officer report

Earlier applications and enforcement

An agricultural barn and welfare facilities proposal was refused, while an enforcement notice concerning the railway carriages was later quashed.

“R/2023/0466/PNA - Prior notification for detached agricultural barn / welfare facilities (12m x 6m x 3.3) including siting of 1 temporary caravan for use as welfare facilities – refused - The prior notification proposes a new detached building, criteria (a) of Class B Part 6 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) permits only an extension or alteration of an agricultural building.”

“Enforcement Case E0037/2023 - Siting of railway carriages and additional paraphernalia not ancillary with agricultural land – Enforcement Notice served – 29/04/2024. Enforcement Notice appealed and notice quashed – 16/03/2026 – Reason for decision - enforcement notice does not specify with sufficient clarity the alleged breach of planning control.”

Officer report

What officers recommended

Officers recommended refusal because the development would harm the Heritage Coast and conflict with landscape and tourist accommodation policies.

“While the application accords with policy SD3 of the Local Plan and raises no issues in terms of neighbour amenity, highways safety, crime prevention or BNG, these factors do not out weight the adverse impacts caused by the development on the heritage coast and the fact the development is contrary to policies SD4 and ED11.”

“The proposed development by reason of its siting, design and nature of use would create incongruous features within the Nationally Important Landscape of the North Yorkshire and Cleveland Heritage Coast contrary to Local Plan Policy N1 (b). The development would harm the special character of the Heritage Coast.”

Officer report

Objections and technical views

Objectors raised landscape, amenity, traffic, drainage, sewage and agricultural land concerns; council engineers and environmental protection officers raised no objections.

“Problems with headlights shining into our home • Trees have been planted but the exposed location and strong winds have caused tree guards to be dispersed across the area • External light would introduce artificial lighting into dark countryside setting, while increased activity would create noise and disturbance affecting wildlife, livestock, local residents and visitors using the Cleveland Way • Impact on highway- increase traffic on narrow country lanes where there is…”

“Problems in summer with traffic that comes at speed looking for beach at Skinningrove. Have had damage to our property and stone wall along the access land was demolished. Hummersea Lane is in a very poor condition • If approved will lead to even worse scenario for residents at Hummersea. • Drainage, sewage and infrastructure concerns – rural location without mains sewerage infrastructure. Area relies on private drainage systems.”

Officer report

Who spoke

Objectors opposed the proposal, the Ward Member supported sensitive development, and the agent asked members to approve it.

Members’ debate

Members weighed tourism and accommodation benefits against concerns about the Heritage Coast, open countryside and unsuitable landscaping.

“Members debated the application and made the following comments: -”

“Strong concerns about impact on the character and landscape of the Heritage Coast • View that the area should remain undeveloped, with proposal seen as harmful (“blight”) • Some support for the scheme as a small-scale development addressing accommodation shortages • Debate highlighted balance between tourism benefits and landscape protection • Support tourism accomodation but wrong location • Landscaping would not be suitable • Site is open countryside • A motion to…”

Minutes

The decision

Planning permission was refused because the siting, design, use and shelter belt would harm the Heritage Coast and surrounding landscape.

“The proposed landscaping feature of shelter belt planting would be out of keeping of the open rural character of the sensitive landscape and would have a detrimental impact on the character of North Yorkshire and Cleveland Heritage Coast, contrary to Local Plan Policy N1.”

Minutes