Glamping campsite at Land And Woodland South Of Watermead Farm Spelsbury Road, Charlbury

What was proposed

The application sought a glamping campsite with camping units, facilities, parking, access and associated infrastructure.

“Change of Use from agricultural to 'glamping' campsite comprising 18 nos. camping units (8 nos. bell tents, 7 nos. shepherds huts and 3 nos. A-frame pods), ancillary facilities (including cafeteria and site reception, 2 nos. toilet and shower blocks, maintenance and storage barn), access and parking, and associated infrastructure…”

Officer report

The site

The site is woodland in open countryside within the Cotswolds National Landscape, a Conservation Target Area and Flood Zone 3.

“The application site is an area of around 3.78 hectares of reasonably dense woodland, located in the open countryside, on the western side of the B4026, known as the Spelsbury Road and within the…”

“Cotswolds National Landscape ("CNL"), a designated Area of Outstanding National Beauty. It is approximately 700m northwest of the centre of Charlbury - a rural service centre and some 200m from the nearest part of the built-up area of the town. The site lies just outside the Conservation Area and within the Burford Charlbury sub-area.”

Officer report

Earlier site activity

Earlier camping use, an entrance and woodland buildings led to a 2021 enforcement investigation, with an open enforcement case remaining.

“There is little planning history for the site. Its area is comprised of wooded land which the applicant has explained was planted under the Forestry Commission scheme for timber harvesting in the early 1990's. The tree species planted at that time include ash, Norway, maple, Scots pine, European larch and mixed broadleaves.”

“There is a small number of utilitarian timber buildings and storage containers and a hard-surfaced parking area within the woodland. These and the introduction of a site entrance were the subject of an enforcement investigation in 2021. At the time, the site was being used for temporary camping purposes under the Town and Country Planning (General Permitted Development)(England) Order 2015.”

Officer report

What officers recommended

Officers considered the tourism principle, scale, landscape impact and potential amenity effects acceptable, but recommended refusal over unresolved biodiversity and Conservation Target Area concerns.

“The CNP provides that the landscape and wildlife of the area was also investigated in the Oxfordshire Wildlife and Landscape Study (OWLS) published in 2004. The importance of the farmland slopes and valley sides landscape along the Evenlode valley to biodiversity were highlighted within this Study and the CNP provides that the richness of the natural environment and the potential for enhancing this during the lifetime of the CNP are considered to be of great importance…”

“5.41In broad principle terms the application is considered mainly acceptable, in that it supports local tourism; is of a reasonable size and scale for its location and is not considered harmful to the CNL. Adequately conditioned, concerns as to noise, disturbance and lighting could also be satisfactorily addressed.”

Officer report

What people said

Forty-eight objections raised concerns including landscape, traffic, noise, ecology, flooding, dark skies, fire risk and drainage.

“-Increased potential for noise, litter, and disturbances. -The proposed site could accommodate up to 100 visitors, yet there is no clear plan for proper supervision, increasing concerns about management and potential for adverse effects on the community. - Increase of noise and potential disturbance caused to local residents. - How will any ban on noise after 10pm be enforced and supervised.”

“- Significant fire risk to the site. Proximity to trees and vegetation combined with the potential use of open fire pits and BBQ increase the fire risk onsite.”

Officer report

Who spoke

Two objectors spoke about ecology and woodland impacts, while the applicant said biodiversity net gain met three times the statutory requirement.

Members’ debate

Members recognised the sympathetic layout but raised major concerns about insufficient biodiversity evidence and missing bat information in the Conservation Target Area.

“Members discussed the application, highlighting the following points; • Great weight must be given to conserving and enhancing the CNL as an area of outstanding natural beauty. • Officers noted the site layout was sympathetic: structures were set back, tree cover retained, and visual impact minimised. • The site was in a conservation target area, the Charlbury neighbourhood plan said that no development would be supported within this.”

Minutes

The committee’s decision

Members refused the application by majority decision in line with the officer recommendation.

“Members voted in favour of the officer`s recommendation to refuse the application by majority decision.”

“RESOLVED: That the application be refused in line with officer`s recommendations. 60”

Minutes