Three-pitch traveller site at Land At Northwick Road, Pilning

What was proposed

The application sought retrospective permission for three traveller pitches with mobile homes, touring caravans, dayrooms, a utility block and associated works.

“OFFTEM 1.2 This is a full application for the provision of 3 traveller pitches. There would be three mobile homes, a utility block and a pair of semi-detached dayrooms. The application is partially retrospective.”

Officer report

The site and surroundings

The hardstanding site lies outside a settlement boundary, in the Green Belt and Flood Zone 3, beside two listed heritage assets.

“The application site relates to an area of hardstanding. It is located outside any identified settlement boundary. The site is within the Green Belt and Flood Zone 3. Adjacent to the site is the Grade II listed Sandfords School (which is now a residential dwelling) and the Church of St Thomas tower.”

Officer report

What officers recommended

Officers recommended approval because the unmet need for pitches outweighed the harms from the remote location, heritage impact, flooding and boundary treatment.

“Planning balance The application would provide 3 gypsy pitches to contribute the Council’s significant unmet need, which are not for named individuals nor on a temporary basis. This carried substantial weight in favour of the application.”

“In conclusion, given the Council’s significant unmet need in relation to gypsy and traveller pitches, the substantial weight given to this benefit is considered to outweigh the harms caused due to the unsustainability of the location and the heritage harms. The development is therefore considered to be in accordance with Policy CS21.”

Officer report

What consultees said

The parish council and several residents objected, while consultees raised issues about flooding, highways, archaeology, heritage, ecology and the Green Belt.

“Archaeology – 1 st consultation Offer the following comments - Site is located within an area of archaeological significance - Heritage appraisal includes information on archaeology - Found potential for below ground archaeology of the site and an indication of high archaeological potential in the Northwick area - Recommend trail trenching take place prior to determination to identify the presence of any archaeology - Recommend refusal if no trial trenching is undertaken…”

“Local Residents Pilning and Severn Beach Neighbourhood Plan Steering Group – Object to the proposed development, raising the following points; - Non – alignment with the objectives of the emerging Neighbourhood Plan - Inappropriate development in the Green Belt - No Very Special Circumstances demonstrated - Lacks appropriate flood mitigation required under the sequential and exception tests - Sustainable drainage systems are not adequately addressed - Over provision of…”

Officer report

Who spoke

The parish council representative, a local resident and the ward councillor spoke against the proposal, citing heritage, flooding, unsustainable travel and local provision.

What members considered

Members considered the benefits against the harms from the unsustainable location, flood risk and heritage impact, while officers explained the relevant conditions and assessments.

“- however, the sequential test for the development has been passed and, subject to conditions regarding a flood evacuation plan and the measures set out in the Flood Risk Assessment, the development is unlikely to lead to an increase in flood risk elsewhere or adversely impact the safety of future occupiers. Flood Risk was therefore given limited weight in the planning balance. • Very special circumstances have not been submitted in support of the application.”

“Members considered the planning balance and in doing so considered that the benefits of the proposal did outweigh the harms caused due to the unsustainability of the location, flood risk and the heritage harms.”

Minutes

The committee vote

A motion to refuse permission was seconded and carried by four votes to three, with one councillor not voting.

“Councillor Simon Johnson spoke as Ward Councillor and made the following points:”

“On being put to a vote, the motion, which was seconded by Councillor John Bradbury was CARRIED (4:3:0) and RESOLVED that planning permission be refused for the following reasons:”

Minutes

The final decision

Planning permission was refused because the development harmed the listed tower’s setting, encouraged car-dependent travel and occupied a highly vulnerable use in Flood Zone 3.

“The proposed development, by reason of its siting would result in less than substantial harm to the setting of the Grade II listed Tower of the Church of St Thomas, through the introduction of development and activity into its setting. This would be harmful to the rural tranquillity and experience of the listed building.”

“The site lies within Environment Agency Flood Zone 3 which is an area with a high probability of flooding. It is noted that "caravans, mobile homes and park homes" for a residential use are classified as "highly vulnerable" under table 2 of the NPPF. Therefore, this proposal is not in accordance with Government Guidance and therefore raises a policy objection.”

Minutes