2249
renovation, extension and part change of use of existing dwelling and garden, change of use and extension of existing out buildings, alterations to existing site entrance to achieve required sightlines, new treatment system and polishing system filter, new private well and all associated site works - proposed works to include: (1) renovation and modifications of existing dwelling, single storey extension to side and rear, (2) change of use and modifications of existing outbuildings from agriculture to commercial (2 no. units - short term holiday accommodation), (3) change of use, modification and extension of exisitng outbuildings from agriculture to commercial (facilities associated with Glamping Pods), (4) part change of use from residential to commercial (8sqm), (5) part change of use of existing garden from residential to commercial (space for glamping site - 6 no. 19sqm bell tents plus associated infrastructure), (6) part change of use of existing garden to car parking area (15 no. spaces) and access road and dilapidated barn to be demolished to facilitate parking area
Core Refusal Reason
The applicant failed to demonstrate a clear need or community benefit for a tourism development in this rural location, while also failing to address technical deficiencies regarding wastewater treatment in a flood-risk area and environmental impacts.
Decision Maker's Conclusion
- The proposal does not adequately demonstrate compatibility with landscape policies or a clear need to locate tourism facilities in this specific rural area at a remove from public services and existing settlements.
- The proposed wastewater treatment system is inadequately designed for the scale of development and fails to account for the identified flood risk levels on the site.
- Insufficient information was provided to assess the impact on protected species (bats), the extent of hedgerow removal required for sightlines, and the management of noise and light pollution.