2 OCTOBER 2014
Minutes of a meeting of the DEVELOPMENT COMMITTEE held in the Council Chamber,
Council Offices, Holt Road, Cromer at 9.30 am when there were present:
Councillors
R Reynolds (Vice-Chairman) in the Chair
M J M Baker
Mrs L M Brettle
Mrs A R Green
Mrs P Grove-Jones
Miss B Palmer
J H Perry-Warnes
R Shepherd
B Smith
Mrs A Sweeney
Mrs V Uprichard
J A Wyatt
Mrs A Claussen-Reynolds - substitute for Mrs S A Arnold
Mr P Williams - substitute for P W High
Officers
Mr A Mitchell – Development Manager
Mr R Howe – Planning Legal Manager
Mr M Ashwell – Planning Policy Manager
Mr G Lyon – Team Leader (Enforcement and Special Cases)
Mr J Williams – Team Leader (Major Developments)
Miss J Medler – Senior Planning Officer
Mr C Board – Senior Planning Officer
Ms L Poole – Engineer (Major Developments) (NCC Highways)
(90)
APPOINTMENT OF VICE-CHAIRMAN FOR THE MEETING
RESOLVED
That Councillor Mrs L Brettle be appointed as Vice-Chairman for the
meeting.
(91)
APOLOGIES FOR ABSENCE AND DETAILS OF SUBSTITUTE MEMBERS
Apologies for absence were received from Councillors Mrs S A Arnold and P W High.
Two substitute Members attended the meeting as shown above.
(92)
MINUTES
The Minutes of meetings of the Committee held on 21 August and 4 September 2014
were approved as a correct record and signed by the Chairman.
(93)
ITEMS OF URGENT BUSINESS
The Chairman stated that there were two items of urgent business which he wished
to bring before the Committee, relating to requests for site inspections at
Letheringsett and North Walsham. In both cases the reason for urgency was to
expedite processing of the applications by undertaking site inspections prior to the
consideration of full reports by the Committee.
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2 October 2014
(94)
DECLARATIONS OF INTEREST
Councillors Mrs A Claussen-Reynolds, R Reynolds and B Smith declared interests,
the details of which are given under the minute of the item concerned.
PLANNING APPLICATIONS
Where appropriate the Planning Officers expanded on the planning applications;
updated the meeting on outstanding consultations, letters/petitions received objecting
to, or supporting the proposals; referred to any views of local Members and
answered Members’ questions.
Background papers, including correspondence, petitions, consultation documents,
letters of objection and those in support of planning applications were available for
inspection at the meeting.
Having regard to the above information and the Officers’ report, the Committee
reached the decisions as set out below.
Applications approved include a standard time limit condition as condition number 1
unless otherwise stated.
(95)
BINHAM - PF/14/1035 - Change of use of agricultural building to residential
dwelling; Old Barn Farm, Binham Road, Wighton for SC & GM Savory & Sons
The Chairman stated that all Members present knew the applicant who is a Member
of the Council..
The Committee considered item 1 of the Officers’ reports.
The Senior Planning Officer reported that the Landscape Officer had no objection
subject to a condition to require development to be carried out in accordance with the
mitigation in the protected species report. She reported that Councillor P Terrington,
a local Member, supported the Officer’s recommendation.
The Senior Planning Officer recommended approval of this application subject to the
imposition of appropriate conditions.
It was proposed by Councillor R Shepherd, seconded by Councillor M J M Baker and
RESOLVED unanimously
That this application be approved subject to the imposition of
appropriate conditions.
(96)
BRINTON - PF/14/0793 - Retention of timber buildings for use as storage; The
Hawthorns, Thornage Road, Sharrington for Mr G Riches
The Committee considered item 2 of the Officers’ reports.
Public Speakers
Mr M O’Kane (Brinton Parish Council)
Mr R Dubbins (objecting)
Mr G Riches (supporting)
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2 October 2014
The Senior Planning Officer recommended additional conditions relating to the
function of the land, to prevent other structures and removal of permitted
development rights for caravans.
Councillor Mrs L Brettle, the local Member, referred to the Parish Council’s concerns
that a dangerous precedent would be set for the Glaven Valley if this application
were approved. She welcomed the Committee’s comments.
Councillor M J M Baker requested clarification with regard to enforcement issues
which had been raised in the representations.
The Development Manager explained the background to the enforcement issues. He
considered that the comments made related to the other plots which had been
subdivided from the application site. The application related to relatively small timber
buildings which were not subject to an enforcement notice and Officers were satisfied
in terms of their impact on the Countryside.
Councillor Mrs V Uprichard stated that she had sympathy with the Parish Council and
local residents with regard to the neighbouring sites, but the Committee could only
consider the current application. She proposed approval of this application as
recommended.
In response to a question by Councillor P Williams, the Senior Planning Officer stated
that the buildings required planning permission as they were in the open countryside
and the site was not large enough for permitted development rights to apply.
Councillor R Shepherd considered that the application was not compliant with Core
Strategy policies EN2 and EN4. In his opinion the proposal did not protect the
landscape and was not sustainable.
Members raised a number of issues relating to the adjacent sites. The Officers
advised the Committee that this application had to be considered on its own merits.
Councillor Mrs A Claussen-Reynolds seconded the proposal.
Councillor Mrs L Brettle requested a two-year temporary approval to enable the
development to be reviewed if necessary. The proposer and seconder accepted this
request as an addition to their proposal.
The Planning Legal Manager referred to the importance of the Glaven Valley to North
Norfolk. He advised the Committee that the application had to be considered on its
merits. He referred to a comment by the applicant that he was a local person and
suggested, if the Committee so wished, that the permission could be made personal
to the applicant. This would offer a significant degree of control, over and above the
controls an Inspector would impose in the event of an appeal.
Councillor M J M Baker supported the suggestion for personal permission and
considered that a three-year permission would be more appropriate than two years
as the applicant wished to grow fruit trees.
The proposer and seconder accepted Councillor Baker’s suggestion.
It was proposed by Councillor Mrs V Uprichard, seconded by Councillor Mrs A
Claussen-Reynolds and
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2 October 2014
RESOLVED by 10 votes to 2 with 1 abstention
That this application be approved for a temporary period of three years,
personal to the applicant, subject to the imposition of appropriate
conditions as stated in the report and additional conditions relating to
the function of the land, to prevent other structures and removal of
permitted development rights for caravans.
(97)
HEMPSTEAD - PF/14/0996 - Conversion of outbuilding to residential annexe; 2
Lodge Cottages, The Street for Miss A Price
The Committee considered item 3 of the Officers’ reports.
Public Speakers
Mr P Quinn (objecting)
Mr P Hartree (supporting)
The Senior Planning Officer reported that the Parish Council unanimously objected to
the proposal on grounds that the building was a unique structure in the Conservation
Area and should be preserved, and concerns regarding lack of privacy, impact on
neighbours, parking and access. She referred to the lack of objection from
consultees. She recommended approval as stated in the report.
Councillor J Perry-Warnes, the local Member, stated that he had been approached
by the objecting spokesperson and was aware of a right of way issue which was not
a planning matter. However, he considered that this application should be refused as
the proposal would cause danger to the occupants of the end cottage.
Councillor Mrs A R Green stated that this application was for an annexe, comprising
only a bedroom and toilet, and could not be let as holiday accommodation. She
proposed approval of this application in accordance with the Officer’s
recommendation, which was seconded by Councillor P Williams.
In response to a question by Councillor M J M Baker, the Senior Planning Officer
drew attention to the proposed conditions which required the living accommodation to
be incidental to the use of the main dwelling and not occupied at any time as a
separate unit of accommodation. The proposed condition would tie the unit to the
main dwelling.
RESOLVED by 11 votes to 1 with 1 abstention
That this application be approved
recommendation of the Head of Planning.
(98)
in
accordance
with
the
HOLT - PO/14/0846 - Erection of up to 170 dwellings and associated
infrastructure; Land south of Lodge Close, Holt for Gladman Developments Ltd
Councillor Mrs A Claussen-Reynolds and Councillor R Reynolds declared a nonpecuniary interest in this application as they owned a holiday let in Holt.
The Committee considered item 4 of the Officers’ reports.
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2 October 2014
Public Speakers
Mr J Allison (Holt Town Council)
Mr Greenwood (objecting)
Mr T Ellis (objecting)
Ms L Voyias (supporting)
The Team Leader (Major Developments) reported that a letter had been received
from CPRE (Norfolk) supporting the recommendation for refusal.
Norfolk County Council (Minerals and Waste) had withdrawn their objection, subject
to the imposition of a condition in respect of investigation and extraction of mineral
deposits prior to development.
The Team Leader (Major Developments) summarised the points made in
representations which had been received from the applicant’s representatives which
contested the Council’s five-year supply of housing land and housing need issues.
He stated that whilst the methodology used in calculating the five-year housing land
supply would be open to challenge, the Council had recently published a 5.48 year
supply of housing land and he considered that there was no reason to deviate from
that figure. Housing need was a wider issue for the plan review.
The Team Leader (Major Developments) recommended refusal of this application on
grounds relating to Development Plan policy, encroachment on the Countryside and
over-capacity at the local primary school.
Councillor M J M Baker, a local Member, stated that over the last 12 months
substantial housing developments had been approved in Holt. Many people
considered that far too many permissions had already been given. He considered
that Holt could not take any additional development. He considered that Lodge
Close was totally unsuitable to serve the development. He stated that the primary
school was already stretched and the Education Authority was considering the
application site as a possible location for a new primary school. He proposed refusal
of this application in accordance with the Officer’s recommendation, which was
seconded by Councillor J A Wyatt.
Councillor J Perry-Warnes supported the Town Council’s objections, in particular with
regard to the access road and fire risk from the adjacent Holt Country Park.
RESOLVED unanimously
That this application be refused in accordance with the recommendation
of the Head of Planning.
(99)
HOLT - PF/14/0934 - Conversion and extension of outbuilding to provide
residential annexe; 65 Cromer Road for Mr S Darling
Councillor Mrs A Claussen-Reynolds and Councillor R Reynolds declared a nonpecuniary interest in this application as they owned a holiday let in Holt.
The Committee considered item 5 of the Officers’ reports.
Public Speaker
Mrs J Worship (supporting)
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2 October 2014
The Senior Planning Officer stated that the Town Council had confirmed that it had
no objection to this application.
Councillor M J M Baker, a local Member, stated that there was a right of way along
the rear of the cottages. He considered that the proposed additional accommodation
would detract from the Victorian cottages. He considered that it would be difficult for
cars to turn round, which would result in vehicles backing out onto the main road. He
considered that the proposal would be overdevelopment, could be used for
commercial gain and would not benefit the town.
The Development Manager stated that rights of way issues were civil matters. The
Highway Authority had been consulted and had raised no objection provided the
accommodation was ancillary to the main dwelling.
In response to a questions by Councillor M J M Baker, the Development Manager
explained that further planning permission would be required for holiday use. The
Planning Legal Manager stated that the proposed condition relating to annexe
accommodation had been used in previous cases and not overturned on appeal.
Annexe use would allow friends and family to stay but it could not be used as a
commercial let. An additional condition could be added to specify no commercial
lettings.
It was proposed by Councillor Mrs L Brettle, seconded by Councillor Mrs A R Green
and
RESOLVED unanimously
That this application be approved in accordance with the
recommendation of the Head of Planning subject to a further condition
to prevent commercial letting.
(100) ITTERINGHAM - PF/14/0786 - Installation of access steps, replacement door,
side ramp and rear ramp; Fair Meadow House, Wolterton Road for Mr & Mrs G
Applin
The Committee considered item 6 of the Officers’ reports.
Public Speaker
Ms S Wood (objecting)
Councillor J Perry-Warnes, a local Member, considered that a much better scheme
could be achieved. He expressed concerns as to how the scheme would work
internally. He referred to the local objection to the scheme. He considered that it
would not be possible for a large tractor to access the field at the rear. He proposed
refusal of this application.
Following clarification as to the height of the slope by the Senior Planning Officer,
Councillor Mrs L Brettle proposed approval of this application in accordance with the
Officer’s recommendation, which was seconded by Councillor R Shepherd.
In response to a question by Councillor Mrs P Grove-Jones, the Senior Planning
Officer stated that this application related only to external works. This application did
not relate to internal alterations to the building.
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2 October 2014
Councillor M J M Baker requested further information as to the works to be carried
out and the need for the ramp. Given the amount of local opposition he could not
support this application.
Mr Hilling, the applicant’s agent, stated that there was no disabled access to the
premises. There was a set of steps to the premises and another to the unused part
of the premises. The proposal would provide access to the level of half of the shop.
The Development Manager added that this was an existing retail premises which was
not forced to have disabled access, although in his opinion it would be an advantage
to have it. Officers considered that there were no planning reasons to refuse on the
basis of the physical works proposed.
Councillor Mrs A C Sweeney asked how disabled visitors would get out of their cars
given the lack of space. The Senior Planning Officer stated that the car parking
arrangements for all customers was very informal.
Councillor P Williams expressed concern with regard to the height and depth of the
ramp and whether it complied with the requirements for disabled access.
The Planning Legal Manager stated that owners of public premises were required to
make reasonable provision for disabled access. According to local information there
was a change in levels within the shop premises. Less able people were currently
served in their cars which appeared to work well at the moment.
The Senior Planning Officer stated that the height of the proposed ramp was
controllable by planning condition. He suggested that clarification be sought with
regard to the ramp with the Access Officer.
It was proposed by Councillor Mrs L Brettle, seconded by Councillor R Shepherd and
RESOLVED by 9 votes to 4
That this application be approved subject to clarification with regard to
the ramp and subject to the imposition of appropriate conditions.
(101) MUNDESLEY - PF/14/0626 - Use of land for siting six mobile units (4 caravans,
2 pods) for residential accommodation for family and friends and use of the
existing dwelling for shared facilities (amended description); 67 Cromer Road
for Mr & Mrs G Malone
Councillor B Smith declared a non-pecuniary interest in this application as he was
acquainted with Mrs Malone, although she was not a personal friend.
The Committee considered item 7 of the Officers’ reports.
Public Speakers
Mrs L Curry (objecting)
Mr G Malone (supporting)
The Senior Planning Officer read to the Committee a further letter of objection had
been received from a local resident.
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2 October 2014
Councillor B Smith, a local Member, considered that the current application was
similar to the one previously refused. He supported the Parish Council’s objections
and referred to the concerns of the local residents. He was concerned that there was
a lack of clarity over the proposals. He considered that the buildings did not comply
with Policy EN4, and the proposal was not compliant with Core Strategy policies SS3
and SS5 as it did not meet a housing need or encourage tourism and provide jobs.
He considered that the application failed to comply with Policy EN2 as it did not
enhance the character of the surrounding area of bungalows and family homes. He
expressed concern regarding noise and light pollution. He proposed refusal of this
application, which was seconded by Councillor J A Wyatt.
Councillor J A Wyatt stated that the plan did not show any car parking for up to 12
cars and expressed concern regarding the appearance of the camping pods.
The Senior Planning Officer and Planning Legal Manager advised the Committee
with regard to the policy issues referred to by the local Member. The Planning Legal
Manager advised the Committee that, if it were minded to refuse this application, the
reasons for refusal of application PF/12/1441 would be appropriate, given the
substantial overlap between the two applications.
Councillor Mrs A C Sweeney expressed concern at the effect of fires on the health of
children and requested a restriction could be placed on when and how often the
occupants could have fires. She considered that the reinstatement of the hedge
which had been removed would reduce the noise impact on nearby residents.
The Development Manager stated that the previous application had included
commercial elements, whereas this proposal was much more residential in nature
with fewer units. The previous application had been refused on grounds of noise and
disturbance to the amenities of neighbouring dwellings. Issues regarding design and
appearance in the landscape had not been included.
The Senior Planning Officer stated that Environmental Health had raised no objection
but if nuisance arose from noise or pollution it would be dealt with under
Environmental Health legislation. There was adequate car parking on site and the
driveway was in the same ownership as the site.
In response to a question by Councillor Mrs P Grove-Jones, the Senior Planning
Officer stated that foul drainage would be by means of a treatment plant or
connection to the sewer, but this would be dealt with under Building Regulations.
It was proposed by Councillor B Smith, seconded by Councillor J A Wyatt and
RESOLVED by 9 votes to 3
That this application be refused on grounds that the use could
potentially cause noise and disturbance and would therefore be
detrimental to the residential amenities of neighbouring dwellings.
(102) RYBURGH - PF/14/0579 - Erection of four barley storage silos; Crisp Malting
Group Ltd, Fakenham Road for Crisp Malting Group Ltd
Councillor R Reynolds and Councillor Mrs A Claussen-Reynolds declared a nonpecuniary interest in this application as their electrical firm carried out work for Crisp
Maltings from time to time. They had not discussed this application with the
applicants.
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2 October 2014
The Committee considered item 8 of the Officers’ reports.
The Team Leader (Enforcement and Special Cases) stated that there was a need to
consider application PF/09/0966 in terms of cumulative impact. The Committee had
carried out a site inspection. There had been a great deal of concern raised by
objectors that insufficient information had been supplied to allow a decision to be
made. A letter had been included in the Appendix to the report which answered
some of the objectors’ questions. He referred to the issues which were set out in the
appraisal section of the report. He requested delegated authority to approve this
application as set out in the report.
The Team Leader (Enforcement and Special Cases) referred to an email which had
been received from Ryburgh Village Amenity Group and which had been circulated to
all Members, criticising the handling of this application. He stated that he had
advised the applicant that it would be necessary to submit a further planning
application if they wished to increase the output tonnage of malt. He advised the
Committee that, in his opinion, the issues raised in the letter would not prevent the
Committee making a decision on the current application.
Councillor J A Wyatt requested advice as to whether members of internal drainage
boards could vote on this application. The Planning Legal Manager confirmed that
this was not a disclosable pecuniary interest.
Councillor Mrs A R Green, the local Member, stated that she did not object to four
more silos but she was concerned with regard to creeping stealth development. She
was happy with the proposed restrictions but considered that the site should not be
allowed to get any larger.
In response to a question by Councillor M J M Baker with regard to noise, the Team
Leader (Enforcement and Special Cases) stated that noise arose when grain was
moved. The Chairman added that the conveyor serving the silos was quiet when the
silos were full, but noisy when empty.
It was proposed by Councillor R Shepherd, seconded by Councillor J A Wyatt and
RESOLVED by 12 votes to 0 with 1 abstention
That the Head of Planning be authorised to approve this application
subject to no objections from the Environmental Protection Officer
following the receipt of additional noise details, and subject to the
imposition of the conditions contained in the report.
(103) APPLICATIONS APPROVED UNDER DELEGATED POWERS
The Committee noted item 9 of the Officers’ reports.
(104) APPLICATIONS REFUSED UNDER DELEGATED POWERS
The Committee noted item 10 of the Officers’ reports.
(105) NEW APPEALS
The Committee noted item 11 of the Officers’ reports.
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2 October 2014
(106) PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
The Committee noted item 12 of the Officers’ reports.
(107) WRITTEN REPRESENTATIONS APPEALS - IN HAND
The Committee noted item 13 of the Officers’ reports.
(108) APPEAL DECISIONS – RESULTS AND SUMMARIES
The Committee noted item 14 of the Officers’ reports.
(109) COURT CASES – PROGRESS AND RESULTS
The Committee noted item 15 of the Officers’ reports.
(110) APPLICATION RECOMMENDED FOR A SITE INSPECTION
The Committee considered item 16 of the Officer’s reports and the following two
items of urgent business.
The Development Manager reported that three related applications for the conversion
of buildings at Home Farm House, Blakeney Road, Letheringsett, references
PF/14/1085, PF/14/1086 and PF/14/1087 had been called in by the local Member.
He recommended that the Committee visit the site prior to consideration of a full
report at a future meeting.
The Development Manager reported that a local Member had requested a site
inspection in respect of a planning application for a subterranean dwelling at
Scarborough Hill, North Walsham, reference PF/14/0952.
RESOLVED
That the Committee undertakes the following site inspection and that
the local Members and Town mayor or Chairman of the Parish Council
be invited to attend:
BRISTON - PF/14/0992- Erection of twelve shared ownership dwellings
and garages; Holly House, The Lane for Options for Homes Limited
OVERSTRAND - PM/14/0854 - Erection of ten dwellings; land at
Hillingdon Park for A G Brown Ltd
LETHERINGSETT – PF/14/1085 – Conversion of stables to dwelling; The
Stables, Home Farm House, Blakeney Road for Mr R Garnett
LETHERINGSETT – PF/14/1086 – Conversion of former dairy to dwelling;
The Dairy, Home Farm House, Blakeney Road for Mr R Garnett
LETHERINGSETT – PF/14/1087 – Conversion of coach house and stable
to dwelling; The Coach House, Home Farm House, Blakeney Road for
Mr R Garnett
NORTH WALSHAM – PF/14/0952 – Erection of subterranean dwelling;
land off Field Lane, Scarborough Hill for Mr & Mrs R Bird
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2 October 2014
(111) STAFFING
The Chairman stated that Chris Board, the Senior Planning Officer, was attending his
last meeting before leaving the authority. He expressed appreciation for the work he
had done for the authority during his employment.
He also introduced Lee Askew, who had recently commenced employment as a
Trainee Planning Assistant.
The meeting closed at 12.25 pm.
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