The applicant, Mr D Barnes, has asked for permission to form a campsite on fields at La Jaoniere Es Rocques, on Rue Des Paysans Au Val, which would require a change of use. 

The change of use application includes plans for six glamping units, a swimming pool and a services block with associated landscaping and car parking.

The application has been amended since it was first submitted when it originally included plans for ten glamping units, which were initially described as "two bedroom 'safari tents' on wooden bases, including decking." That has been downsized following concerns raised by nearby neighbours and the Douzaine.

The concerns raised included 13 letters of objection against the plans, with writers saying a glamping site is "totally unsuitable for the area, within an Area of High Landscape Value, next to a Conservation Area, in an area of outstanding natural beauty, unspoilt landscape, a haven for wildlife and birds, beautiful fields and greenery" where residents often see "owls, pheasants, ducks and hedgehogs." They say it will have an "adverse effect on visual quality and landscape character, would stand out as an eyesore" and they want to keep the "countryside green and unspoilt".

The concerns also include traffic fears with neighbours saying the lane is

• steep and narrow,
• unsuitable for heavy traffic,
• has few passing places,
• used by horse-riders, walkers and cyclists, children from school
• the scale of drawing is wrong, plans show miniature cars, lanes narrower than shown

The noise concerns focus on it being a quiet and peaceful area where residents say they can "already hear school children from La Houguette" and they fear a clamping site may become "a magnet for staff and hen parties, drinking excessively, making a nuisance, loud music." While the 'Chaos' and "Smashfest' events are both held nearby annually, the complainants say they are controlled events which only happen once a year.

Pictured: The location of the proposed glamping site, off Route des Paysans in St Pierre du Bois

The applicant has said the development will be sensitively handled to fit in with the landscape though, with a supporting statement to the plans explaining the reasoning behind the proposal, noting in particular that:

•  The proposed tents will provide luxury accommodation in the glamping spectrum and they would aim to encourage families of all ages to come and relax at the site
• They wish to sensitively develop the site and leave as much as possible of the current trees and vegetation, and substantially increase planting
• They are not planning on cramming the site with tents but will give each its privacy and feeling of being within natural fields

Ahead of today's Open Planning Meeting, the Planning Officers had already concluded the revised proposal was justified in this case as acceptable "within the Agricultural Priority Area and is supported by the Island Development Plan", adding the associated development proposed is "proportionate to the camp site and would not have adverse visual or other environmental impacts."

Further, Traffic and Highways Services had told the planning inquiry "there are no road safety or significant traffic management grounds to oppose the application" while the Office of Environmental Health and Pollution Regulation has not raised any objection to the proposal.

The Planning Officers have acknowledged that a number of objections have been received, from neighbours and others, and while they have all been considered, it has been decided that "the adverse effects on the reasonable enjoyment of neighbouring properties would not be likely to be so significant to justify refusal of this application." 

Pictured: File image of a glamping site

If approved today the site's owners have already pledged to: 

• incorporate sustainability and will explore possibilities of energy renewal
• look to develop ‘wellbeing’ tourism and promote alternative health weekends, e.g. yoga, birdwatching, cycling, etc
• use it a base for canoeing, cycling, orienteering, coasteering, etc and within walking distance of the Mirus battery and other fortifications

The owners say they are "enthusiastic about making this a site that Guernsey can be proud of and proposed to invest substantially in quality accommodation and facilities that people will recommend and return to."