Agenda item

The Committee considered the above-mentioned full application for change of use of part of land for the proposed creation of 4 Gypsy/Traveller pitches, comprising the siting of 4 Mobile Homes, 4 Touring Caravans, and the erection of 4 Dayrooms.

Prior to the consideration of the application, the following persons addressed the Committee in accordance with Public Speaking Procedure Rules 3(b):

·        Councillor Matt Furniss (Surrey County Council, Cabinet Member for Transport, Infrastructure and Growth) (to object) and;

·        Resident (to object) (to be read by the Democratic Services Officer)

The Committee received a presentation from the Senior Planning Officer, Lisa Botha.   The proposal was a retrospective application for the change of use of the land for the creation of for gypsy traveller pitches, comprising the siting of four mobile homes, 4 touring caravans and erection of four day rooms.    It was recommended that a personal and temporary permission be granted, subject to a legal agreement, to secure the necessary mitigation against the impact of the proposal on the Thames Basin special protection area.

The application had been called to the Committee due to receiving more than 10 letters of objection.  The Committee also noted the supplementary late sheets where an additional letter of objection had been received.  The number of applications received for the site had also been updated and an unknown numbered condition omitted from the report.  Lastly, an appeal decision for the Pines, Green Lane East, Normandy had been summarised.   The appeal was relevant to the determination of this application as, in short, the Inspector considered that, despite the Council demonstrating that Guildford Borough Council had five year’s worth of sites, none were currently available and as such, the occupants of that site, if that appeal were to be dismissed, would likely have to resort to a roadside existence or would need to double up on another pitch which would likely result in issues arising from overcrowding.   Inspectors took into account the best interests of the children on the site, and this provided the very special circumstances that outweighed the harm to the Green Belt when considering whether to grant temporary planning permission. 

The site was located within the countryside beyond the Green Belt and was located on the border with the Green Belt, Surrey Hills Area of Outstanding Natural Beauty (AONB) and Area of Great landscape Value (AGLV).  The site was also in the Blackwater Valley strategic Open Gap and was located within 400m to 5 kilometres of the Thames Basin Heath Special Protection Area (TBHSPA).  It was also clarified that the site should not be confused with the adjacent site as there had been previous applications associated with it.  The application site was now outside of the ownership of Ipsley Lodge Stables.    

The site was accessed via the Hog's Back and used an existing access, which also served the pitches on the adjacent site to the south and east.   An access road was provided along the southern end of the main part of the site to access each of the four pitches.  The nearest residential sites were located to the south-west, south and east, with a small number of outbuildings close to the site.  The four pitches would be served via the access which was shared with Ipsley Lodge Stables.   Each pitch would have a central access, with an area of landscaping either side with a mobile home, a touring caravan and a day room located towards the northern half of the site.  Additional planting was proposed as part of the proposal across the site.

The distance from the site to the urban area was 340 metres or a 15- minute walk along the pavement.  The elevations and floor plans of the proposed day rooms would be five metres wide and three metres deep.

In conclusion, the Council had conducted a full balancing exercise and concluded that full planning permission should not be granted in reaching this conclusion.   However, taking into account the personal circumstances of the occupants on site and taking into consideration the best interests of the children, it was considered that a temporary and personal permission should be granted in order for sufficient time to pass for the provision of all of authorised sites subject to the imposition of conditions and a legal agreement to secure the necessary mitigation against the impact of the proposed development on the integrity of the Thames Basin Heaths Special Protection Area (TBHSPA).

The Chairman permitted Councillor Tony Rooth to speak in his capacity as the ward councillor for the adjacent ward, Pilgrims.

The Committee considered a request by Councillor Paul Spooner that a site visit was held in respect of this application.  The reasons given were in relation to being able to see the views in and out of the Area of Outstanding Natural Beauty (AONB).  A site visit would also give members the opportunity to understand how isolated the site was as it was felt it was actually quite some distance from the local retail centre and schools. It was a rural area and the adjacent ward, The Pilgrims was very rural and it was therefore important to understand the application in that context.  Policies P1, P3, H1, D1 and G5 as well as the PTTS were cited in support of the recommendation. 

The Committee noted that the request for a site visit was seconded by Councillor Marsha Moseley.

The Senior Planning Officer, Lisa Botha confirmed that in her opinion the position of the mobile homes could not be seen from distant views.  The benefit of a site visit in terms of viewing the impact upon neighbouring amenity was therefore doubted.

The Committee also noted comments regarding the limited benefits of a site visit, given the report and photographs provided as part of the presentation were already clear.  The main consideration was the rights of the children who were in education and if those considerations over-rode the extent of giving it a temporary and personal planning permission.

The Committee finally noted that members had attended a site visit some 5-6 years ago on this site and it was felt that a new visit would be of benefit to all.

In conclusion having taken account of the representations received in relation to this application, the Committee

RESOLVED that a site visit was held in relation to application 22/P/00738 on Monday 27 March at midday.  The application would next be considered by the Committee at its meeting on Wednesday 29 March 2023.