PERMISSION is being sought to double the size of a residential caravan site for gypsy families on Green Belt land at Stretton, Warrington.
Agents acting on behalf of the families say the lack of alternative sites in the Warrington area, justify the special circumstances to grant permission in the Green Belt.
Applicant Charles Smith is seeking permission to change use of land to use as a residential caravan site for 10 gypsy families, each with two caravans including no more than one static caravan, together with the laying of hardstanding on land West Of Fir Tree Close, Stretton.
Planning permission was previously granted in 2018 for the change of use of land at Manor Park to use as a residential caravan site for 5 gypsy families. Since that time, the accommodation needs of the applicant’s extended family have grown and, the current proposal is for extension of the existing caravan site by the provision of an additional 5 pitches.
Each pitch would accommodate two caravans of which no more than one would be a static caravan/mobile home. The proposed mobile homes would contain kitchen and bathroom facilities. There are two existing outbuildings within the existing caravan site which are two-storey, brick-built, structures. They were built using “permitted development” rights and, have previously been found to be lawful. Additionally, their use for purposes ancillary to the use of the land as a caravan site is also lawful by virtue of a planning permission which changed the use of the land they stand on to use as a residential caravan site. As such, any additional requirements for laundry facilities and domestic storage for the proposed pitches can be accommodated within the existing outbuildings.
Access is via an existing entrance off Fir Tree Close, via a hard-surfaced driveway capable of accommodating two-way traffic. It has previously been accepted that the existing access is safe and, no objection was raised by the Local Highway Authority to its use in conjunction with the existing caravan site.The site is well screened from Fir Tree Close and Tarporley Road by existing residential development along the western side of Fir Tree Close and, by the existing buildings located along the eastern and northern boundaries of the existing caravan site.
Additional landscaping, comprising tree and shrub planting on a 1.5 metre-high earth embankment, along the eastern and southern boundaries, would fully enclose the extended caravan site within well-defined hedgerow boundaries and, help assimilate existing and proposed development into their semi-rural surroundings.
Agent Philip Brown Associates Limited says it is accepted that the proposed development constitutes inappropriate development in the Green Belt and, that substantial weight must be attributed to this harm to the Green Belt. However, bearing in mind that the definitional harm arising from inappropriate development relates to the fundamental aim of Green Belt policy to prevent urban sprawl by keeping land permanently open, the additional weight to be attributed to the actual loss of openness will vary according to: the scale of development; its visibility; and its permanence. In Turner v. SSCLG & East Dorset Council ([2016] EWCA Civ 466) the Court of Appeal confirmed that the openness of the Green Belt has a visual dimension. As such, where a development in the Green Belt has limited or no visual impact it follows that the impact on openness is reduced from that of a more visible development.
In this case, the proposed development would involve some loss of openness in spatial terms although, even this would be relatively minor. The site comprises previously developed land and, has contained stables and up to 10 caravans. Extension of the existing caravan site would only result in a small net loss of openness in spatial terms and, visually, would not be prominently located or obtrusive in the landscape. The extended caravan site would be well screened from public view and, the visual impact on openness would be negligible.
The development would conflict with the Green Belt purpose of assisting in safeguarding the countryside from encroachment. However, the degree of encroachment is limited by the modest scale of the site extension and, the would not add to the sprawl of large built-up areas; contribute towards the merging together of neighbouring towns; affect the setting and special character of a historic town; or, divert development which would otherwise assist in urban regeneration. Thus, apart from encroaching into the open countryside, the proposed development would not affect any of the other purposes of including land in the Green Belt.
It is accepted that the proposed development constitutes inappropriate development in the Green Belt and, that substantial weight must be attributed to this harm to the Green Belt. Extension of the existing caravan site would only result in a small net loss of openness in spatial terms and, visually, would not be prominently located or obtrusive in the landscape. The extended caravan site would be well screened from public view and, the visual impact on openness would be negligible.
Apart from encroaching into the open countryside to a minor extent, the proposed development would not affect any of the other purposes of including land in the Green Belt.
The agent added: “On the other side of the balance, There is an unmet need for additional pitches, an absence of alternative sites and, lack of a five-year supply. It is unlikely that new gypsy sites will be found other than within the Green Belt and, by extending an existing gypsy site would substantially comply with the Council’s locally specific criteria. These factor’s added to the personal accommodation needs and personal circumstances of Mr Smith’s extended family, clearly outweigh the harm to the Green Belt and, amount to the very special circumstances needed to justify approval.”
A decision will be made under delegated powers by Warrington Borough Council planners.
