Planning commission recommends approval of four‑site glamping proposal with fire‑marshal inspection added

The New Kent County Planning Commission voted April 20 to forward a conditional‑use permit for Bellington Hideaway, a proposed four‑site glamping operation on a 15‑acre parcel at 7850 Old Roxbury Road, to the Board of Supervisors with a favorable recommendation and an added condition that the local fire marshal inspect the campfire/fire‑ring locations before the use opens.

Patrick Silva, principal planner, described the application as a low‑intensity home‑occupation campground intended to operate seasonally. The concept calls for four canvas tent sites tucked in the woodline, a small bath house, on‑site gravel parking and compliance with Virginia Department of Health campground regulations. Silva told the commission staff’s recommendation includes conditions limiting the number of campsites to four, requiring a wastewater characterization study completed by a licensed engineer prior to operation, site maintenance standards, guest‑boundary signage to reduce inadvertent trespass, and limits on the duration of stays.

Applicants Jason and Katrina Whitehead said the proposal is intentionally small and aimed at supporting the working farm. “At full capacity, we would be hosting fewer than 16 guests,” Jason Whitehead told the commission, describing seasonal April–October operation and farm activities for visitors.

The hearing drew more than a dozen members of the public on both sides. Opponents argued the proposal conflicts with New Kent County Municipal Code section 98‑873(D), which they read as setting a 20‑acre minimum for campgrounds, and raised concerns about water availability, traffic on Old Roxbury Road, hunting safety and precedent for non‑agricultural commercial uses in A‑1 zoning. Supporters, including local scout leaders and neighbors, urged the commission to support agritourism and small farm viability, and said the applicants had engaged neighbors and planned safeguards.

In response to comments, Silva explained staff often uses performance standards in section 98‑873/98‑870 as guidance when recommending CUP conditions but said those performance standards are codified to apply primarily to business and manufacturing zones rather than to A‑1 agricultural parcels; staff instead tailored conditions to the A‑1 site and applied more restrictive site limits (four campsites) than some performance standards would allow.

Commissioners debated additional measures including a sunset clause and whether a CUP should run with the land or be limited to the applicant; after extended discussion they added the fire‑marshal inspection to the staff package but did not add a county‑wide sunset requirement. A motion to adopt Resolution PC‑05‑26 forwarding CUP‑2‑2026 to the Board of Supervisors with recommended conditions passed on roll call.

The Board of Supervisors will consider the application in May.