Agenda item

Planning Application No. SL/2020/0364 - Cark Manor, Cark-in-Cartmel, Grange-over-Sands

To consider an application for change of use from residential dwelling (Use Class C3) to a mixed use of residential dwelling (Use Class C3) and holiday let (Sui Generis) and the formation of hard standing for car parking (part retrospective).

 

Minutes:

The Specialist (Development Management) presented the report. He summarised the proposal which sought full planning permission for the change of use from dwelling (Use Class C3) to mixed use dwelling and holiday let (Sui Generis). The application also involved the construction of a car park and access track to the existing access onto Sunny Bank Road. He stated that the proposal did not require any internal or external alterations or division of the existing Cark Manor.

He then turned to the objections raised by the public against the proposal. The material matters raised were (1) the loss of privacy due to the intensification of use of the premises, (2) noise generated from the proposed car park and intensification of use of the premises, (3) loss of light from proposed planting, (4) light pollution, and (5) highway safety impacts from the intensification of vehicle movements. The Specialist stated that at most Cark Manor, under this proposal, could be let to 20 different individuals potentially travelling in 20 different cars.

The Specialist (Development Management) recommended the Committee to approve the application subject to the Conditions 1-10. He stated that the amenity impact of the proposal was limited through the recommended conditions and that the proposal would provide a benefit to the local economy.

Ms Rachel Leather addressed the Committee in favour of the application, speaking on behalf of the applicants. She stated that other locations for the construction of the car park had been investigated and it was concluded that these locations would have had a far greater impact on the environment, listed buildings, and so forth. She said that the property was shielded from the car park by a stone wall. Ms Leather clarified that the applicants’ business model stated that Cark Manor was going to be let only to groups, it was not going to be let by room. She further stated that there was a possibility that guests were to be chauffeured to the manor in order to minimise car movement and traffic. She concluded her representation by stating that this development would support the local economy, especially in the face of a global pandemic.

The Specialist (Development Management) responded to questions raised by Members.

Members discussed the usage of the property, alternative parking solutions and whether the manager and owners would have to ensure that the number of people present at the property was limited to a maximum of 20.

A motion to approve the application was proposed and seconded and a vote was taken on the motion, during which all Planning Committee Members confirmed that they had, without interruption, heard the full presentation and discussion on the item and it was

RESOLVED – That Planning Application No. SL/2020/0364 be approved, subject to the following conditions:

Condition (1) The development hereby permitted shall begin no later than three years from the date of this decision.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Condition (2) The development hereby permitted shall be carried out in accordance with the following approved plans:

           Site Location Plan, date received 25/06/2020

           Proposed Site Plan AMENDED (1829 PL01 rev F (003)), date received 03/12/2020

Reason: For the avoidance of doubt and in the interests of proper planning.

Condition (3) Prior to first use of the holiday let use, visibility splays providing clear visibility of 25 metres to the east of the southern access measured 2.4 metres down the centre of the access road to the nearside channel line of the carriageway edge has been provided at the junction of the access road with the county highway. Notwithstanding the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order) relating to permitted development, no structure, vehicle or object of any kind shall be erected, parked or placed and no trees, bushes or other plants shall be planted or be permitted to grow within the visibility splay which obstruct the visibility splays.

Reason: In the interests of highway safety.

Condition (4) Prior to the first use of the holiday let use, full details of the proposed one way system to access and exit the site shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first use of the holiday let use and be maintained operational thereafter.

Reason: In the interests of highway safety.

Condition (5) Details of measures to be taken by the applicant/developer to prevent surface water discharging onto or off the highway from the access toad which slopes down towards the highway shall be submitted to the Local Planning Authority for approval prior to its construction. The surfacing of the access road on a bound material shall extend for at least 5 metres inside the site, as measured from the highway boundary. Any approved works shall be implemented prior to the development being completed and shall be maintained operational thereafter.

Reason: In the interests of highway safety.

Condition (6) Prior to the first use of the holiday let use, full details of both hard and soft landscape works and boundary treatments (including tree planting, hedgerows and earth works) will be submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be carried out as approved to the agreed timetable. Any trees / shrubs which are removed, die, become severely damaged or diseased within five years of their planting shall be replaced in the next planting season with trees / shrubs of similar size and species to those originally required to be planted.

Reason: These details are required to safeguard and enhance the character of the area and secure high quality landscaping in accordance with Policies DM1, DM2 and DM4 of the of the Development Management Policies Development Plan Document. The details are additionally required to safeguard the setting of a heritage asset.

Condition (7) Prior to the first use of the holiday let use, a scheme of biodiversity net gain shall be submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be carried out as approved to the agreed timetable and remain in perpetuity.

Reason: These details are required to secure a biodiversity net gain for the proposal in accordance with Policy DM4 of the Development Management Policies Development Plan Document.

Condition (8) The building known as ‘Cark Manor’ shall not be occupied by more than 20 individuals at any one time.

Reason: To safeguard the amenity of neighbouring residents and in the interests of highway safety in accordance with Policy DM1 of the Development Management Policies DPD, Policy CS10.2 of the Core Strategy and Paras 109 and 127 of the National Planning Policy Framework.

Condition (9) A bound register of all occupants of the holiday let use shall be maintained at all times and shall be made available for inspection by the Local Planning Authority on request. The register shall comprise consecutively numbered pages, which shall be kept in order, and each entry shall contain the name and address of the principal occupier together with the dates of occupation and number of occupants.

Reason: To comply with the Council’s development strategy set out within Policy CS1.2 of the Core Strategy.

Condition (10)

a) No external lighting shall be installed unless and until a scheme for the provision of external lighting has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include full details of the location, design, luminance levels, light spillage and hours of use of all external lighting within the site.

b) The approved lighting scheme shall be implemented in full prior to first occupation of the development hereby approved.

Reason: These details are required to be approved before the commencement of development to safeguard and enhance the character of the area and to minimise light pollution in accordance with Policy DM2 of the Development Management Policies Development Plan Document.

Supporting documents: