216-pitch holiday park extension at Stewarts Resort Cameron, St Andrews

“Application for Planning Permission (EIA Development) Ref: 25/03431/EIA Site Address: Stewarts Resort Cameron St Andrews Proposal: Change of use from agricultural land to holiday park extension (Phase 4) comprising of up to 216 static (lodge-style caravan) pitches and associated infrastructure including internal roads, SUDS and landscaping.”

“This application is for the change of use from agricultural land to holiday park extension (Phase 4) comprising of up to 216 static (lodge-style caravan) pitches and associated infrastructure including internal roads, SUDS and landscaping. The site plan shows up to 216 lodge-style caravan pitches located around the southern part of the site adjacent to the western boundary of the existing approved ‘Stewarts Resort’ holiday caravan site.”

“The reservoir is encircled by a core path network (Route Code: R034 – Falfield to Denhead) and this path also runs adjacent to the western boundary of the site. Cameron Burn is located to the north of the site, with a right of way running along its bank. Most of the site (approximately 17.1 hectares) is located on non-prime agricultural land (Classes 3.2 and 4.2 as per the James Hutton Institute Land Capability for Agriculture Classification).”

“20/02716/FULL – Full planning permission for change of use of land to allow for the siting of 35 retirement caravans including landscaping and associated infrastructure was approved with conditions at appeal on 10 th June 2022. This application was recommended by the case officer for approval with conditions to the North-East Planning Committee on 15 th December 2021.”

“20/02329/FULL – Full planning permission for a single-storey extension to holiday park hub to provide a swimming pool was approved with conditions on 8 th July 2021. This proposal was then amended through application reference 21/03907/FULL which was approved with conditions on 20 th June 2022.”

“This proposal was considered to necessitate an Environmental Impact Assessment (EIA), and an EIA Report (ER) has been submitted. The environmental matters which were scoped into the ER include Landscape and Visual Impacts; Ecology, Biodiversity and Nature Conservation; Hydrology, Hydrogeology and Geology and Construction Noise. In terms of these environmental impacts, the development is considered acceptable in all regards.”

“The proposal would be for an extension to an existing established tourism development, therefore, the principle of this proposal within the countryside would be acceptable and would comply with the Development Plan.”

“Natural Heritage, Planning Services No objections Community Council Object Trees, Planning Services No objections Scottish Environment Protection Agency No objections Archaeology Team, Planning Services No objections…”

“Strategic Policy And Tourism No objections Land And Air Quality, Protective Services No objections Structural Services - Flooding, Shoreline And Harbours No objections TDM, Planning Services No objections Transportation And Environmental Services - Operations Team No response Parks Development And Countryside - Rights Of Way/Access No response Scottish Water No objections NatureScot No objections…”

“- Development is not in the approved Local Development Plan. 2.2 - No need for any more caravans. 2.2 - north-east fife is already saturated by caravan and caravan developments. 2.2 - Does not meet relevant FIFEplan policies. 2.2 - Proposal would be contrary to the Cameron Community Council Local Place Plan (2024). 2.2 - Consideration of alternative sites insufficient. 2.2 - Loss of agricultural land. 2.3 - Development is incompatible and out of scale with the countryside.”

“- Flood risk 2.9 - Drainage impacts 2.9 - Inadequate sewage processing. 2.9 - Surface water run-off impacts. 2.9 - Sewage impacts 2.9 - Impact on infrastructure including water network. 2.9 - Impacts of oil, petrol and hot tub discharges to SSSI water body including impacts on birds, aquatic mammals and fish. 2.9 - will decimate last remaining wildlife left. 2.11 - Detrimental impact on birds 2.11 - Proposal would not result in biodiversity enhancement.”

“Amendment Councillor Hayes, seconded by Councillor Lawson, moved an amendment to refuse the application on the grounds that the proposed development was contrary to Policy 29 of National Planning Framework 4 (2023); and Policies 1, 7 and 13 of the Adopted FIFEplan Local Development Plan (2017) - as the proposed increase of 216 static pitches was a significant cumulative increase since previous phases, which was considered overdevelopment and would result in an adverse impact…”

“Decision The committee:- (1) to refuse the application on the grounds that the proposed development was contrary to Policy 29 of National Planning Framework 4 (2023); and Policies 1, 7 and 13 of the Adopted FIFEplan Local Development Plan (2017) - as the proposed increase of 216 static pitches was a significant cumulative increase since previous phases, which was considered overdevelopment, resulting in an adverse impact on the rural environment; and (2) delegated authority…”