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V26-1412 : W3250/38 - BEACH FARM HOLIDAY PARK/TOURING SITE, ARBOR LANE, LOWESTO

Outline application to construct a hotel/travel lodge complex with class A3 (food and drink) use.

The report of the Director of Planning and Building Control concerned a proposal to develop the remainder of a touring caravan and tenting site, following occupation by McDonald's Restaurant's of the northern part. Access would be through McDonalds car park. Important tree belts along the A12 frontage and the southern boundary would be retained, and behind this would be a hotel building with car parking and internal landscaping. The number of rooms and storeys was not stated, however it was believed to be along the lines of a Travel Lodge. The applicant was also unsure what the Class A3 element would be, but it would most likely be ancillary, e.g. provision of light breakfasts.

Five objections had been received concerning potential nuisance from increased noise, lighting, cooking smells, overlooking, another restaurant not needed given the proximity of McDonalds, and that existing guest houses would suffer from competition.

Members were advised to consider the main elements of the application at this stage rather than any fine details. The site was not proposed for any particular purpose in the Local Plan, although it had a long-established holiday use. The new proposal conformed to policy and there were no objections from the Highway Authority. The main issues were landscape impact and the effect on the nearest residential neighbours. A single storey building would avoid overlooking of the nearest dwellings, and a condition to ensure satisfactory planting would be required. Conditions would also be required to ensure effective boundary treatment and careful siting of car parking and lighting. Any catering provided should be low-key and conditioned to prevent any cooking smell nuisance. The Director recommended outline approval subject to the above conditions.

Members were also concerned at the need for a further restaurant on the site. A previous permission related to the caravan and touring site's offices being extended for catering purposes and this was considered adequate to service the needs of any Travel Lodge type building also.

RESOLVED

1. That planning permission be refused to application W3250/38, as submitted.

2. That the Director of Planning and Building Control be given delegated authority to approve an amended scheme, subject to:

(i) single storey development only;
(ii) retention of existing trees;
(iii) siting of parking, lights and design of boundaries to limit neighbour impact; (iv) deletion of any reference to catering in relation to new build.

Volume 26 Minute 1412

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