2360159
the change of use and refurbishment of existing farm outbuildings to tourist accommodation cottages, with the extension of 1 existing outbuilding to provide a total of 3 new self-catering tourist accommodation cottages, two number 2 bedroom units and one number 1 bed unit, with new roofs and revised fenestration, carparking for 3 cars, new hedge and fence at boundary, removal of trees and hedges at road junction to achieve sightlines, and the demolition of existing lean to extension and partial demolition of one larger existing agricultural shed, new septic tank, wastewater treatment system, percolation area, soakaways, bored well and all associated site works
Core Refusal Reason
The proposal was refused due to its failure to demonstrate an integrated agri-tourism offering, non-compliance with rural tourism policies regarding ownership and site layout, and significant technical deficiencies regarding traffic safety, wastewater treatment, and water supply.
Decision Maker's Conclusion
- The development is considered 'hived off' from the main farm enterprise and fails to meet the requirements of Objective CPO 11.14, which mandates that small-scale tourist developments be held in single ownership and not subdivided.
- Insufficient information was provided regarding access, sightlines, and roadway works, leading to concerns that the development would be prejudicial to traffic safety and have a negative visual impact on the Area of Outstanding Natural Beauty.
- The application lacked critical technical details concerning the suitability of the proposed wastewater treatment system and the quality/impact of the water supply, posing a potential risk to public health.