Six holiday lodges at Land East Of Burgedin Hall, Pool Quay, Welshpool

What was proposed

The application proposed six holiday lodges, a reception and office building, a private sewage treatment system, access and internal tracks.

“The application site is located within the community council area of Guilsfield. The site does not form part of any settlement boundary, and is therefore considered to be located within the open countryside as defined by policy SP5 of the Powys LDP. The site sits to the south-western side of the C2036, at the location of its junction with the C2218, and is currently an agricultural field.”

“The application has been amended during its processing, and now proposes the siting of 6 holiday lodges and a reception/office building, together with the installation of a sewage treatment plant and the laying of an access and internal tracks.”

Officer report

What officers recommended

Officers recommended approval because the amended proposal was considered acceptable in landscape, highway, drainage and ecological terms, subject to conditions.

“Whilst initially raising concerns with the application, following amended & additional information being submitted, the HA have confirmed that they have no objections, subject to conditions being placed upon any granting of consent. These conditions (subject to minor re-wording) are considered to be necessary, and reasonable.”

“The percolation test results demonstrate that the ground conditions are unsuitable for a foul drainage field with Environmental Protection raising no objection to the proposal to connect the foul drainage to a package treatment plant with discharge to watercourse, subject to consent from NRW.”

Officer report

What consultees said

Natural Resources Wales had no objection after amendments, while ecological and drainage matters were addressed through further information and proposed conditions.

“Natural Resources Wales 10th Jun 2025 Thank you for re-consulting Cyfoeth Naturiol Cymru (CNC)/Natural Resources Wales (NRW) about the above. Further to our previous responses made on this proposal we offer the following comments. We have no objection to the proposed development as submitted and provide the following advice.”

Officer report

Who spoke

Several county councillors spoke against the application, and the agent spoke in support of it.

What members discussed

Members discussed passing bays, highway safety, flooding evidence and the ecological assessment before accepting the explanations given.

“Members sought clarification on the proposed relocation and adequacy of the passing bays, together with wider highway safety concerns, Officers confirmed that the detailed location of the passing bays would be subject to further approval through the discharge of conditions process and that the Highway Authority maintained no objection to the proposal.”

“A member queried the inconsistencies on flooding between local evidence and National Resources Wales, the Officer noted that the NRW flood maps do not identify the site as being at risk of flooding, and that the development would require Sustainable Drainage Approval Body (SAAB) approval.”

Minutes

The committee decision

The committee granted consent subject to the report’s conditions and an additional signage scheme condition delegated for approval.

“It was moved and duly seconded to approve the application as recommended by the Officer.”

“RESOLVED: Reason for decision: That the application be granted consent, subject to the conditions set out in the report which is filed with the signed minutes and to include a signage scheme condition with authority to be delegated to the Chair and Vice Chair, in consultation with the Lead Professional. As officer’s recommendation as set out in the report which is filed with the signed minutes.”

Minutes

Conditions attached

The conditions covered holiday-only use, removal after tourism ended, access, passing bays, pollution prevention, lighting and ecological protection.

“Notwithstanding the submitted details, prior to the commencement of the development, details of the 3 passing bays (relating to their size, method of construction and finish) shall be submitted to and approved in writing by the Local Planning Authority. The 3 passing bays shall thereafter be constructed in locations to be agreed in writing with the Local Planning Authority, prior to the first occupation or first operational use of the development.”

“Prior to the commencement of development, a detailed Pollution Prevention Plan in line with Guidance for Pollution Prevention (GPP5) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved details.”

Officer report