Six traveller pitches at Cedar Rose Stables, Wimblington

What was proposed

The application sought six static and six touring caravans, three additional pitches, and conversion of the stable block into a day room and storage.

“The proposal seeks full planning permission for the siting of a total of 6no. static caravans and 6no. touring caravans and conversion of a stable block to a day room at Cedar Rose Stables, Horsemoor Road, Wimblington. The proposal is essentially an extension to an existing authorised Traveller site comprising 3no. static caravans and 3no. tourers (approved under F/YR21/0713/F).”

“PROPOSAL 3.1. The proposal seeks the change of use of land to include a further three static caravans and three additional tourers on the land (totalling six static caravans and six tourers) and the change of use of the stable block to be converted into a day room and storage.”

Officer report

The site and surroundings

The 0.52-hectare countryside site is in Flood Zone 3, with existing pitches, a stable block, open fields, drainage ditches and nearby traveller sites.

“SITE DESCRIPTION 2.1. The application site comprises a roughly rectangular parcel of land measuring approximately 0.52 hectares. The site lies within the countryside and is within flood zone 3 which is the area at most risk of flooding. The rear area of the site includes 3 pitches, each comprising a mobile home and tourer, with parking and turning, approved under F/YR21/0713/F in July 2022.”

“To the north the site is bordered by a large drainage ditch and open fields, to the west by The Spinney traveller site (granted on appeal), to the south by Horsemoor Road and sporadic development and open fields and to the east by other traveller sites. The front boundary of the site where it adjoins the highway is bounded by a post and rail fence, with hedgerow planting behind.”

Officer report

Earlier permissions

Three static and three touring caravans were authorised in 2022, while earlier permissions covered the stable block and nearby traveller development.

“F/YR21/0713/F Change of use of land for the use of travellers including siting of 3no static and 3no touring caravans, water treatment plant and keeping of horses and part use of existing stables as day room Granted 29.07.2022 F/YR17/0349/VOC Variation of conditions 2 & 3 of appeal ref APP/D0515/C/15/3008989 relating to permission F/YR14/0854/F to increase the number of static caravans from 5 to 8 and touring caravans from 1 to 5 (to be used by the occupiers of the static…”

“F/YR19/0497/F Erection of a stable block with tack room and 1.0 metre high gate and fence (personal use) The Spinney Horsemoor Road Wimblington Granted 02.08.2019 F/YR14/0854/F Change of use of land to residential caravan site for an extended traveller family; siting of 5 mobile homes and 1 touring caravan involving formation of hardstanding, erection of amenity building and use of existing barn as ancillary storage The Spinney Horsemoor Road Wimblington Refused 10.12.2014”

Officer report

Why officers recommended approval

Officers found policy conflicts from community dominance and flood risk, but considered them outweighed by pitch shortages, no alternative sites, and personal and social circumstances.

“The proposal would result in a concentration of traveller development that exceeds the number of conventional dwellings within the area. This conflicts with national and local policy expectations that such sites should not dominate nearby settled communities contrary to FLP Policy LP5 Part D and PPTS, Policy H.”

“Whilst there are clear policy conflicts relating to community dominance and flood risk, and these are afforded significant weight, they are outweighed by the pressing need for additional traveller accommodation, the absence of alternative sites, the neutral impact on highway safety, and the compelling personal and social circumstances of the applicants. Thus, the application is considered acceptable in planning terms.”

Officer report

Main planning concerns

The proposal would increase traveller plots from 23 to 26 near 15 homes, but mitigation was considered capable of managing flood risk and highway impacts.

“A recent appeal decision (APP/D0515/W/23/3332133) considered the matter of ‘available’ sites, citing the national Planning Policy for Traveller Sites (PPTS) document which identifies that to be considered developable, traveller sites should be in a suitable location and that there should be a reasonable prospect that they are available now.”

“Notwithstanding, it is considered the proposed mitigation measures, including raised finished floor levels, along with ensuring that the static caravans are appropriately secured to the ground, additional flood resilient construction methods are employed and a robust Flood Warning and Evacuation Plan secured, will ensure that flood risk mitigation at the site would be acceptable notwithstanding the residual risk.”

Officer report

Who spoke

Danielle Brooke presented the application to members.

Members’ discussion

Councillor Benney supported the application and the officer recommendation, and Councillor Mrs French agreed with his comments.

“Members made comments, asked questions and received responses as follows: • Councillor Benney stated that this is a policy-compliant application, travellers all need somewhere to live, and he has always supported traveller applications. He stated that, if travellers lived that life, the committee should support it but sees nothing wrong with the application agreeing with the officer’s recommendation on this application.”

Minutes

The committee vote

Councillor Benney proposed approval, Councillor Mrs French seconded it, and the committee agreed.

“Proposed by Councillor Benney, seconded by Councillor Mrs French and agreed that the application be GRANTED as per officer’s recommendation.”

Minutes

Approval conditions

The permission limits the site to six pitches and requires measures covering occupation, flood safety, drainage, landscaping, lighting and highway access.

“(a) the proposed method of tethering the caravans, raising the floor level of the static caravans to at least 1m above existing ground level and providing a route for any flood water to pass below the static caravans; (b) details of the flood resilient construction proposed for the day room and static caravans to a level of 600mm above finished floor level; (c) details of a flood warning and evacuation plan for the site; (d) the provision and details of any external lighting…”

“Reason: To minimise interference with the free flow and safety of traffic on the adjoining public highway and to ensure compliance with Policies LP15 and LP16 of the Fenland Local Plan, adopted May 2014. Prior to the first occupation of the development the proposed access and on-site parking/turning area shall be laid out in accordance with the approved plans, surfaced and drained within the site.”

Officer report