Agenda item

To consider an application for the expansion of the existing sports facilities, including construction of a family putting course; an outdoor gym; 3 outdoor pickleball courts, including a children's play park & a cabana; conversion of a greenkeeper's building to indoor pickleball courts. Construction of overnight accommodation in the form of 48 eco cabins (12 buildings) and 9 lodges, partially in replacement of permitted caravan pitches. Erection of a maintenance hub & Greenkeepers Unit. Various alterations to the clubhouse, other buildings & the golf driving range. Necessary demolition & engineering works & installation of associated infrastructure and landscaping.

RESOLVED

That planning application 2024/0750/FUL be APPROVED in accordance with the Officer’s recommendation with an additional pre-commencement condition for details of the bund and additional landscaping features to be submitted to the Council for approval and thereafter implemented in full.

Votes – 8 for, 4 against

The Officer’s Report stated that the application had been referred to the Planning Committee as it was a major development and the recommendation to approve differed to the conclusions of Ston Easton Parish Council, which did not support the application.

The report continued that the application proposed the expansion and diversification of the existing golf course, to introduce holiday accommodation, new sports courts and a new maintenance facility. The proposal aligned with the relevant local plan policies and national planning policies. It would bring economic and sporting and recreational benefits, and the adverse impacts were considered limited and could be mitigated. The Officer recommendation was therefore for approval.

The Planning Officer explained the application to the Committee with the aid of a PowerPoint presentation.

There were 2 speakers in objection to the application. Their comments included:

• Being an immediate neighbour of the golf course, the scheme would cause significant detrimental harm to my property and life.
• Inappropriate location for a holiday park.
• Noise disturbance from increased traffic and events.
• Light pollution.
• Currently there are well utilised footpaths across the site.
• Eco pods and lodges will not fit in and will change the openness of the landscape.
• Actions of Farrington Park have had little respect for local residents.
• If approved, footpaths should be retained, lighting on the site reduced and access should not be via the existing farm track.

There were 4 speakers in support of the application. Their comments included:

• A full habitat assessment has been carried out by a leading UK Ecological specialist contractor.
• The habitat is generally low value with some higher value areas.
• Early discussions with the applicant identified areas that required improved landscape design.
• The lighting design was given very careful consideration.
• Only a low number of protected species use the site.
• The golf club is an important part of the village and wider area.
• The scheme represents an investment in the area that will support it for many years to come.
• The facilities protect areas of natural beauty and countryside.
• The scheme will provide approximately 100 extra jobs and work opportunities.
• Increased tourism and will boost the local economy.
• It will provide sports and activities for the whole family to enjoy together.
• Local business owners will benefit from this scheme as the contractors and suppliers will commit to sourcing local products.
• It will encourage people to spend time with family and friends in a beautiful outdoor environment.

Next to speak was the Chair of Ston Easton Parish Council. He said the economic benefits were recognised and would be a boost to tourism, but it would be a significant new form of development with harms that should be considered including light spillage. The use of column lighting should be restricted and the site should not be intrusive. There will be an impact on North Lawn and the proposed height of the bund at 3m would be insufficient. He commented that the concerns of local residents had not been fully considered. Finally, he requested that access be directly from the A37 rather than the single-track lane.

A Councillor from Farrington Parish Council then spoke. He was concerned about the increased traffic on Marsh Lane which was a single-track country lane which would not be suitable for the increased traffic. He was also concerned about the position of the mower shed, requesting that it should be situated further away from residential dwellings due to potential noise disturbance. He also commented that flooding was a major concern as Marsh Lane has significant water runoff, causing flooding on the lane.

The final speaker was the applicant. His comments included:

• Objectors’ concerns have been listened to and noted.
• A pre-app was submitted and the current application is fully compliant.
• No objections received from statutory consultees.
• Flooding and drainage issues have been addressed and concerns have now been alleviated.
• Concerns of immediate neighbours that adjoin the site have been noted and addressed.

In the discussion with followed, Members made a number of points, including:

• Existing footpaths should be protected. Members were advised that there were a few that crossed the site but that the proposal did not involve any footpath diversions. Also, there was a proposed condition for a wayfinding scheme.
• The bund should have a minimum prescribed height. Members were advised that the landscape plan states the bund will be a minimum height of 3.5m and therefore will need to be built as per the plan. The Planning Officer then suggested that a pre-commencement condition be be added requiring that the details of the bund and additional landscaping features are submitted for approval.
• Could access be directly from the A37 to avoid the use of the narrow Marsh Lane? Members were advised that this would be problematic as access would then be onto a hill with a climbing lane and a layby where lorries park. It would not be a safe or suitable access point. The Travel Plan would be controlled by S106 planning obligations. Officers will negotiate its content following the grant of permission. .
• Concern that the maintenance hub would cause disturbance for neighbouring properties. Members were advised that the distance would be 95m which was considered sufficient.
• The business wants to integrate into the community.
• There is more support than objection for the scheme, which is worth noting.
• Flooding is still of concern. Members were advised that there was a pre-commencement condition regarding the surface water drainage scheme and Officers were satisfied that the flooding issue had been fully scrutinised.
• Concern over the additional traffic movements. Members were advised that there was a recognised industry level that suggests the scheme would only attract 4 vehicle movements each day. In addition, a condition was in place to cover bike storage and an electric bikes for loan hire scheme so that visitors would be encouraged to access the locality by bicycle.

At the conclusion of the debate, it was proposed by Councillor Martin Dimery and seconded by Councillor Susannah Hart to approve the application with an additional condition relating to the submission of details of the bund and additional landscaping.

On being put to the vote the proposal was carried with 8 votes in favour and 4 against.

RESOLVED

That planning application 2024/0750/FUL be APPROVED in accordance with the Officer’s recommendation with an additional pre-commencement condition for details of the bund and additional landscaping features to be submitted to the Council for approval and thereafter implemented in full.

Votes – 8 for, 4 against