Leisure and reception building at Parc Farm Caravan Park Lon, Graianrhyd, Mold

What was proposed

The application proposed replacing the existing swimming pool building with a reception and leisure building, access changes, parking, drainage and landscaping.

“Demolition of existing swimming pool building, erection of reception and leisure building comprising of reception, offices, swimming pool, changing rooms, fitness suite, cafeteria, restaurant, bars and kitchen. Alterations to existing vehicular access, formation of parking, installation of package treatment plant, landscaping and associated works…”

Officer report

The site and surroundings

The site is within a large established caravan park in open countryside and an AONB, with woodland, protected trees and nearby public footpaths.

“Description of site and surroundings 1.3.1 Parc Farm is a long established large static caravan park located south east of the village of Llanarmon yn Ial. The 20 hectare site comprises a mix of caravans and associated hardstanding’s, club house and ancillary buildings, service roads, landscaping and woodland.”

“Relevant planning constraints/considerations 1.4.1 The site is located within the open countryside but forms part of a well-established caravan park. The site is within the Area of Outstanding Natural Beauty (AONB). The application site is located within the Phosphate Sensitive Catchment for the River Dee and Bala Lake Special Area of Conservation. Public rights of way (footpath 515/2 and 515/4) run along the existing caravan site boundaries.”

Officer report

Planning history and changes

Earlier permissions established the caravan park and its facilities, while drainage, ecology and layout information was added during this application.

“Other relevant background information 1.7.1 There were initial issues with the Pre-Application Consultation and the contents of the report. Members of the public reported not having received the consultation. The Pre-Application Consultation was therefore re-started during the application period and application re-validated on receipt.”

“- 15/2011/0651 – Change of use of 1.8ha of land to form extension to southern boundary of caravan park to accommodation 50 static caravans, together with environmental improvements and landscaping. Granted 19/10/2011. - 15/2013/1505 – Variation of condition 6 of planning permission code no. 15/2011/0651 to allow 12 months holiday use. Granted 19/02/2014.”

Officer report

What people said

Residents and community groups objected over the building’s scale, landscape and dark-sky effects, noise, traffic, drainage, expansion and impacts on local businesses.

“- - Impact on the AONB Dark Skies status – the site is already visible in the wider area. Internal and external lighting would cause greater impacts. This would prevent darkness and the silence would also be ruined. Mitigation is aimed at the car park and grounds – but concerns over the building itself through extensive glazing and pyramids on the roof. - Highways – Increase in traffic on Lon Graianrhyd which is in a poor state of repair. The access is off a blind corner.”

Officer report

Who spoke

The applicant spoke in support, while a resident spoke against and described concerns about glass, noise, traffic, village impacts and limited local support.

What members debated

Members discussed the building’s appearance, visibility, water supply, highways, dark skies, business case, local businesses, residential impact and planning policy.

“Welsh Water had stated that the water supply system in the immediate vicinity had insufficient capacity to service the development. Welsh Water had previously stated that the water pressure in Llanarmon was inadequate and therefore the application could have an impact on local residents.”

“The application did not adhere to Planning Policy PSE 5 (Rural economy) which stated- proposals for new buildings are supported by an appropriate business case which demonstrates that the proposal will support the local economy and help sustain rural local communities. The business plan for the proposal was estimated and not fact.”

Minutes

The vote

Members voted twelve in favour, seven against and none abstaining on the proposal to grant permission.

“Proposal – Councillor Alan James Proposed that the application be granted in accordance with officer recommendations, seconded by Councillor Ellie Chard.”

“The Development Manager reminded the Committee that if members were to refuse the application against officer recommendation, there was the need to be clear on the reasons why they refused the application to protect the Council’s interest should the applicant submit an appeal. The Council would need to be able to defend the Committee’s reason for refusing the application using the reasons the Committee had given in terms of evidence.”

Minutes

What was decided

The application was granted in accordance with the officer recommendation, with an additional condition requiring specific materials connected with the building’s design.

“The Development Manager stated that it was important to consider the application that had been presented to the Committee. Conditions on the materials used on a development could be included in the application however, the specific design and the shape of the building was as stated in the application. The Chair stated that if the application was to be approved a condition relating to the materials used on the building would be beneficial.”

“RESOLVED: that the application be GRANTED in accordance with officer recommendations which is to include an additional condition on the specific materials used in relation to the design of the building.”

Minutes