Agenda item

Proposal: Use of land as glamping site including 3no. eco friendly glamping pods, utility building, creation of car parking area and associated landscaping

Location: Land at 8 Bourne Road, Folkingham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions

Proposal: Use of land as glamping site including 3no. eco friendly glamping pods, utility building, creation of car parking area and associated landscaping

Location: Land at 8 Bourne Road, Folkingham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions

 

Noting comments in the public speaking session by:

 

District Ward Councillor                             Cllr Murray Turner

For                                                             Tammy Key

Applicant                                                    Sarah Neal

 

Together with:

 

·       Provisions within SKDC Local Plan 2011 – 2036, National Planning Policy Framework (NPPF) and Design Guidelines for Rutland and South Kesteven.

·       No comments received from Anglian Water Services.

·       Comments received from Black Sluice Internal Drainage Board.

·       Comments received from Conservation Officer (SKDC).

·       No comments received from Environment Agency.

·       Comments received Environmental Protection Services.

·       Comments received from Folkingham Parish Council.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Lincolnshire County Council -  Highways & SuDS.

·       Comments received from Lincolnshire Fire and Rescue.

·       Comments received from Lincolnshire Wildlife Trust.

 

The following comments were made by the public speakers:

 

·       The District Ward Councillor raised concerns on water drainage for wastewater at the site.

·       That historic views of the Conservation Area would be affected by the development.

·       Existing flooding issues within the area and a recent report published by the Black Sluice Drainage Board was raised.

·       Concern was raised on the size of the pods in relation to the size of land they were proposed for. The location of the pods would sit on an old dyke, which was also close to an adjoining neighbours boundary.

 

·       The neighbour directly opposite to the site felt the application had been submitted responsibly and thoughtfully. The proposal had been significantly reduced in scale from the original application submitted. 

 

·       It was recognised that small, rural businesses and diversification projects contributed positively to small villages.

 

·       That the Applicant had shown willingness to listen and address all concerns raised and changes had been made to the scheme, in response to feedback.

 

·       The Applicant highlighted the application was a reduced proposal to the original application comprised of 3 low impact glamping pods, reduced from 8.

 

·       The application would provide rural tourism focused on wellbeing and respectful of its rural surroundings.

 

·       The Applicant had spoken to local residents and businesses, who were in support of the proposal. The application would be supported by a detailed landscaping strategy, incorporating native hedgerow screening, orchard planting and sustainable drainage features reflecting the sites historic character.

 

·       It was noted the application would have no physical or environmental impacts on the land.

 

·       A detailed drainage strategy prepared by a qualified drainage engineer demonstrated that both surface water and foul water could be safely and effectively managed on site.

 

During questions to public speakers, Members commented on the following:

 

·       Clarification was sought around the concerns raised around drainage.

 

The District Councillor was concerned about the naturally sloped fields towards the site and the fields that run off from the adjacent property, particularly with a view to site the pods on an existing drainage channel.

 

·       One Member queried the measurements of the proposed gravel area on site.

 

The Applicant confirmed the pods would be fully screened with natural landscaping and the pod would only be visible inside of the screens.

 

·       Clarification was sought around the total area of the pods and also the pods including the screening and gravel area.

 

It was confirmed the cabin footprint was 10m width and 7.4m depth. The pods were not built into the ground and would not impact drainage arrangements. It was confirmed the pods seen on the site visit were the same size as the pods proposed.

 

·       One Member queried how much space would be left behind the cabin from the edge of the boundary fence. 

 

The Applicant clarified the pods would vary from a minimum of 3-4 metres from the dyke. It was noted that a drawing could be supplied of each area set out against each edge.

 

·       Clarification was sought following concerns raised on drainage and run off water, as the proposed site for the pods was at a lower level to the rest of the site.

 

It was confirmed the pods were elevated above the ground at around meaning that any flooding would pass underneath the building and would not impact the pod. The pods would sit within a suspended floor with small pillars drilled into the ground, with gravel sitting beneath the pod itself. 

 

During questions to officers and debate, the following comments were made:

 

·       Whether a detailed plan could be provided to show the spacing of the pods on the site.

 

A defined site plan was provided. The pods were situated separately from the ditch.

 

·       Further concern was raised that land north to the pods was slightly raised meaning run off water would run downstream to the pods.

 

It was clarified the surface water drainage would be managed by infiltration. Initial surface water testing had taken place in terms of assessment of groundwater levels. Lincolnshire County Council had requested further testing, which was proposed to be secured via planning condition.

 

·       One Member raised concern around an objection received from Fire and Rescue.

 

The objection related to the capacity of the road for a fire fighting vehicle to gain access to. The capacity concern would be controlled by Building Control Regulations.

 

·       Whether any weight could be given to other ‘glamping’ sites within the vicinity of the area.

 

The Principal Development Management Planner confirmed Policy E9 within the Local Plan dealt with visitor economy which essentially supported development, which would provide overnight accommodation. The fact there was the provision of camping within the vicinity does not affect the acceptability of the application in terms of principle of development itself. Any impact on the existing business was an economic competition and not a planning matter.

 

·       That concerns around surface water run off were centred on the effect of hard standings and the difference it would make to the current site. It was suggested that any hard standings be porous.

·       Clarification was sought around the proposed method for wastewater and sewerage system.

 

The foul drainage was intended to be dealt with on-site by a septic tank for each pod which would be collected via a wastewater vehicle.

 

·       Members recognised the concept of the site was good, however, the pods were very large with the designated outdoor area. It was queried whether the application was in keeping with the small village.

·       Whether the Committee could approve the site for glamping, however, request further information on scale and details of the pods.

·       That the directly opposite neighbour to the site was in favour of the application. 

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions:

 

Time Limit for Commencement

 

1)    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended

 

Approved Plans

 

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

i.      Site Location Plan received 7 January 2025

ii.     Drawing No.2024-PRO9-OFA-DR-PA-01 Rev F received 17 March 2026

Unless otherwise required by another condition of this permission.

     Reason: To define the permission and for the avoidance of doubt.

 

Prior to Commencement

 

3) Before the development hereby permitted is commenced, a scheme for the layout of the site, showing the final design and materials of the glamping pods, together with the means of foul water drainage (hereafter referred to as the site development scheme) shall be submitted to and approved in writing by the Local Planning Authority. The site management scheme shall be in broad accordance with the submitted Proposed Site Plan (Ref: 2024-PRO9-OFA-DR-PA-01 Rev F).

 

Thereafter, the development must be implemented and maintained in accordance with the approved scheme.

 

Reason: To ensure that the proposed development is appropriate for the character and appearance of the area, and to ensure that the proposed management of the site does not give rise to any unacceptable impacts on water quality; as required by Policy DE1 and EN4 of the adopted Local Plan.

 

4)    The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan and including:

a) a non-technical summary;

(b) the roles and responsibilities of the people or organisation(s) delivering the (HMMP)

(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of the habitat works and;

(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority, has been submitted to, and approved in writing by, the local planning authority.

The development shall be undertaken in accordance with the approved details.

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 (and policy EN2).

 

5)    Before the development hereby permitted is commenced, details of hard landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include

i.         proposed finished levels and contours;

ii.        means of enclosure (including for each unit and utility/bin storage area);

iii.       car parking layouts;

iv. other vehicle and pedestrian access and circulation areas;

v.        hard surfacing materials;

Reason: Hard landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

6)    The development hereby permitted shall be undertaken in accordance with a Construction Management Plan and Method Statement that shall first be approved in writing by the Local Planning Authority. The Plan and Statement shall indicate measures to mitigate the adverse impacts of vehicle activity and the means to manage the drainage of the site during the construction stage of the permitted development. It shall include;

o the phasing of the development to include access construction;

o the on-site parking of all vehicles of site operatives and visitors;

o the on-site loading and unloading of all plant and materials;

o the on-site storage of all plant and materials used in constructing the development;

o wheel washing facilities;

o the routes of construction traffic to and from the site including any off-site routes for the disposal of excavated material and;

o strategy stating how surface water run off on and from the development will be managed during construction and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (temporary or permanent) connect to an outfall (temporary or permanent) during construction.

Reason: In the interests of the safety and free passage of those using the adjacent public highway and to ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development during construction.

7)    Before the development hereby permitted is commenced, a surface water drainage scheme shall first have been submitted to and approved in writing by the Local Planning Authority.

The scheme shall:

• be based on verified groundwater levels and seasonal variations, as evidenced through on-site monitoring conducted over a six-month winter period;

• be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

 • provide flood exceedance routing for storm event greater than 1 in 100 year;

• provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

• provide attenuation details and discharge rates which shall be restricted to greenfield runoff rate;

• provide details of the timetable for and any phasing of implementation for the drainage scheme; and

• provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

No part of the development shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, or upstream of, the permitted development.

During Construction

8)    Before any of the works on the external elevations for the building(s) hereby permitted are begun, specification of the materials (including colour of any render, paintwork or colourwash) to be used in the construction of the external surfaces shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

9)    Before any construction work above ground is commenced, details of any soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

i.         planting plans;

ii.        written specifications (including cultivation and other operations associated with plant and grass establishment);

iii.       schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

Prior to Occupation.

10)A Landscape Management Plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The landscape management plan shall be carried out as approved.

Reason: To ensure the satisfactory appearance of the development in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

11)Before any part of the development hereby permitted is occupied/brought into use, all hard landscape works shall have been carried out in accordance with the approved hard landscaping details.

Reason: Hard landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

12)Before the end of the first planting/seeding season following the occupation/first use of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the approved soft landscaping details.

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

13)Before any part of the development hereby permitted is occupied/brought into use, the external surfaces shall have been completed in accordance with the approved details.

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

Ongoing

14)Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved (HMMP).

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 (and policy EN2).

15)Notice in writing shall be given to the Council when the Habitat Management and Monitoring Plan (HMMP] works have started.

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990.

16)The created and/or enhanced habitat specified in the approved Habitat Management Monitoring Plan [HMMP] shall be managed and maintained in accordance with the approved [HMMP].

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990.

17)Within a period of five years from the first occupation of the final unit of the development hereby permitted, any trees or plants provided as part of the approved Landscape Management Plan, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species as was approved in condition above unless otherwise agreed by the Local Planning Authority.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

18)The glamping site hereby permitted shall operate in accordance with the approved Site Management Plan (including Wast Management and Noise Management Plan) dated September 2025.

Reason:  To prevent disturbance to the amenities of residents living in the locality and in accordance with Policies EN4 and DE1 of the adopted South Kesteven Local Plan.

 

19)The holiday accommodation hereby approved shall be occupied only in strict accordance with the following requirements:

i.         The holiday lodges shall be occupied for holiday purposes only.

ii.        The holiday lodges shall not be occupied as a person's sole, or main place of residence.

iii.       A register of occupancy of the holiday lodges, to include the details of motor vehicle registration numbers, the names and addresses of all occupants and their arrival and departure dates, shall be kept by the site manager and shall be made available at all reasonable times for inspection by officers of the local planning authority".

Reason: To ensure that the permitted holiday lodges are not occupied for permanent residential use having regard to the site's location outside of the main built-up area of an existing setting within the District, and the overall spatial strategy for residential development set out in Policy SP1 and SP2 of the adopted South Kesteven Local Plan.

20)The total number of glamping units to be constructed on the application site shall not exceed 3 in total.

Reason: To define the permission and for the avoidance of doubt