Private holiday chalet at Land South of Middlesbrough Road, Guisborough

What was proposed

The application proposed a privately used holiday chalet with living space, bedrooms, bathrooms, a kitchen and a packaged wastewater treatment plant.

“The proposed building will contain typical rooms for living space, kitchen bedrooms and bathrooms for holiday use only.”

“It is proposed that the sites water be dealt with by a packaged domestic wastewater treatment plant.”

Officer report

The site and surroundings

The 0.22-hectare site lies south of Middlesbrough Road among agricultural and horsiculture land, with an existing access track and nearby stables.

“The application relates to land south of Middlesbrough Road, Guisborough. The application site has an area of 0.22hectares. The applicants total site is 2hectares. There is an existing access track to the west of the application site which connects to the A171 and serves all the existing stables along the track. The land around the application site is a mix of agriculture and horsiculture.”

“The applicant has control over the field to the east and south of the application site which is used for the grazing of horses. There are existing similar horsiculture developments to the north and south of the site.”

Officer report

Earlier development

Earlier permissions included stable buildings, storage, a day room and a foaling shed, while one variation was refused and later allowed on appeal.

“R/2022/0010/FF – Detached single storey day room / storage building and new detached stable block – Approved by Regulatory Committee – 21/04/2022”

“R/2021/0364/VC - Variation of condition 2 (approved plans) of planning permission R/2020/0314/FF for detached single storey day room/storage building in connection with outdoor arena (part retrospective) – Refused by Regulatory Committee 05/08/2021 – Appeal Allowed – 14/02/2022”

Officer report

Officers recommended approval

Officers considered the chalet acceptable because it related to the horses, would have limited visual and neighbour impact, would not create highway problems and could address nutrient and biodiversity effects through conditions.

“The building proposed is of a suitable scale for the location and is of a similar design and appearance to the existing stables, hay barns and buildings in the area. The proposed holiday chalet will be located alongside existing buildings and will be read within the context of existing structures as opposed to a standalone building. It is considered the building will have a limited impact on the character and appearance of the area.”

“For the reasons outlined above the proposal is considered acceptable. The proposed holiday chalet for personal use would, subject to conditions, not have any significant adverse impact on neighbouring amenity and the proposal raises no issues in terms of highway safety or crime prevention. The scale and design is acceptable and the proposal would respect the rural character of the site and surroundings.”

Officer report

People who spoke

An objector challenged the proposal on policy, countryside, visual amenity, legal, site-history and development-limit grounds, while the applicant’s representative supported approval.

Members considered the conditions

Members discussed the holiday occupancy restriction, including whether it could later change, and were told that any alteration would require a separate formal application.

“Clarification was sought regarding the occupancy condition and whether it could be removed in the future. • Officers advised that the condition was a standard planning condition used nationally for holiday accommodation, which restricted occupancy as a person's sole or main residence.”

“Members noted the occupancy restrictions that would ensure the accommodation remained in holiday use. • A motion to approve the application in accordance with the officer recommendation was moved and seconded. • Upon being put to the vote, the motion was carried with six votes in favour and one abstention.”

Minutes

Conditions on the permission

The permission included approved plans, materials and construction requirements, nutrient and biodiversity controls, and restrictions against commercial use or a sole or main residence.

“(a) a non-technical summary; (b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; (c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan including a timetable for the agreed works; (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the…”

“The holiday chalet shall be used only for non-commercial use and shall not be used or let as a person's sole, or main place of residence. The owners/operators shall maintain an up-to-date register of the names of all owners/occupiers of the accommodation, and of their main home addresses.”

Minutes