Five shepherd huts at Tafarn Y Waen, Waen, St Asaph

What was proposed

The application sought five shepherd huts with toilets, showers, landscaping and biodiversity measures, replacing five existing caravan pitches.

“The application explains that the market for touring caravans pitches has been declining in recent years, with trend being towards more glamping style tourist accommodation. The shepherd huts would thus replace the existing caravan pitches and would cease to become a certified site with the Caravan and Motorhome Club (CAMC).”

Officer report

The site and its history

The site is an existing five-pitch certified caravan site in open countryside, with access, tracks and hardstandings authorised and implemented after an appeal.

“Tafarn y Waen (formerly known as The Farmers Arms) is situated along a minor road (Brynibod junction to A55) in the Waen. The site was a small field immediately adjacent to the former pub carpark and in 2021 became a 5 pitch certified site for the Caravan and Motorhome Club (CAMC) with the relevant operational development to form a new access, laying of internal access tracks, caravan pitches, water taps, electricity hook ups etc undertaken.”

“Relevant planning constraints/considerations 1.4.1 The site lies outside of any established development boundary and is therefore considered to lie within the open countryside. Relevant planning history 1.5.1 In 2021 planning permission was granted on appeal for the operational development required in association with the use of the land as a caravan and motorhome club certified location / exempted caravan site.”

Officer report

What consultees and residents said

The community council objected to activity, overlooking, visual effects and the absence of a business case, while highways and flood officers raised no objections.

“REASON(S) APPLICATION REPORTED TO COMMITTEE: Scheme of Delegation Part 2 • Recommendation to grant / approve – Town / Community Council objection • Member request for referral to Committee CONSULTATION RESPONSES: TREMEIRCHION CWM WAEN COMMUNITY COUNCIL Objections: 1. Increased activity all year round. 2. Affecting neighbours as 2 pods with 3m high windows overlooking them. 3. SPG treats huts at static caravans. 4. No business case submitted.”

“RE-CONSULTATION RESPONSES TREMEIRCHION CWM WAEN COMMUNITY COUNCIL Objections. No materials change to plans except for drainage, for example still no business plan.”

Officer report

What the agent said

The agent supported approval, saying the proposal responded to tourism trends, would not intensify use and included screening and biodiversity improvements.

What members discussed

Members discussed the missing business case, caravan definitions, the existing fallback use, landscaping, visual effects and drainage arrangements.

“Officers advised that the discussion had entered complex territory relating to caravan legislation, specifically the definition of a caravan under the Caravan Sites and Control of Development Act 1960, as amended in 1968. It was confirmed that the proposed units fell within the legal definition of a caravan. However, the legislation did not clearly distinguish between touring and static units, creating an area of interpretation.”

“Members queried the drainage at the site, and what plans would be as the details were missing from the report and late representations; officers clarified that the existing septic tank would be used for the shepherds’ huts.”

Minutes

The committee vote

A councillor proposed granting the application, another councillor seconded it, and members voted 17 for, one against and none abstaining.

“Proposal – Councillor Andrea Tomlin proposed the application be granted, seconded by Councillor Alan James.”

Minutes

The committee decision

The committee granted the application in accordance with the officer recommendations.

“RESOLVED: that the application be GRANTED in accordance with officer recommendations.”

Minutes