OFFICERS' REPORTS TO
DEVELOPMENT CONTROL COMMITTEE (EAST) - 18 DECEMBER 2008
Each report for decision on this Agenda shows the Chief Officer responsible, the
recommendation of the Head of Planning and in the case of private business the
paragraph(s) of Schedule 12A to the Local Government Act 1972 under which it is
considered exempt. None of the reports have financial, legal or policy implications save
where indicated.
PUBLIC BUSINESS - ITEMS FOR DECISION
PLANNING APPLICATIONS
Note :- Recommendations for approval include a standard time limit condition as Condition
No.1, unless otherwise stated.
1.
BACTON - 20081309 - Erection of two dwellings; land adjoining St Peters Court
Walcott Road for Mr R Shearwood
MINOR DEVELOPMENT - Target Date :05 Nov 2008
Case Officer :Mr Thompson/Mr Took
(Full Planning Permission)
CONSTRAINTS
Coastal Erosion Risk
Residential Area
Coastal Service Village
Class 'B' Road within 60m
RELEVANT PLANNING HISTORY
20070579 - (Full Planning Permission) - Erection of three dwellings
Withdrawn, 18 May 2007
20071096 - (Full Planning Permission) - Erection of three dwellings
Approved, 03 Sep 2007
20080280 - (Full Planning Permission) - Demolition of dwelling and erection of four
detached two-storey dwellings
Withdrawn, 18 Apr 2008
THE APPLICATION
The proposal is to construct two houses comprising a three-bedroom house fronting
Keswick Road and a five-bedroom house fronting Walcott Road. Each house
includes a covered swimming pool, a conservatory and a car parking area with
garage.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Smith having regard to the following planning issue:
Density of building on the site.
PARISH COUNCIL
No objections.
REPRESENTATIONS
Three letters of objection received representing two local residents, an immediate
neighbour and a resident on Keswick Road who have raised concerns in respect of
scale of development, parking and access provision and the effect of further holiday
accommodation in the area.
Development Control Committee (East)
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18 December 2008
CONSULTATIONS
County Council (Highways) - No objection subject to conditions in respect of access
construction, visibility and parking provision.
HUMAN RIGHTS IMPLICATIONS
It is considered that the proposed development may raise issues relevant to
Article 8 : The right to respect for private and family life, and
Article 1 of The First Protocol: The right to peaceful enjoyment of possessions.
Having considered the likely impact on an individual's Human Rights, and the general
interest of the public, approval of this application as recommended is considered to
be justified, proportionate and in accordance with planning law.
CRIME AND DISORDER ACT 1998 - SECTION 17
The application raises no significant crime and disorder issues.
POLICIES
North Norfolk Core Strategy (Submission Document):
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
Policy EN 11: Coastal erosion (prevents development that would increase risk to life
or significantly increase risk to property and prevents proposals that are likely to
increase coastal erosion).
Policy HO 2: Provision of affordable housing (specifies the requirements for provision
of affordable housing and/or contributions towards provision).
Policy HO 7: Making the most efficient use of land (Proposals should optimise
housing density in a manner which protects or enhances the character of the area).
MAIN ISSUES FOR CONSIDERATION
1. Relationship of current proposal compared with previous permission.
2. Scale and nature of development.
APPRAISAL
The application site comprises land located between Walcott Road (B1159) and
Keswick Road a residential cul-de-sac. The site has the benefit of an extant
permission (reference 20071096) for three dwellings, comprising a larger pair of
semi-detached two-and a-half-storey-dwellings on the Walcott Road frontage and a
detached two-storey dwelling facing onto Keswick Road. In terms of planning policy
circumstances have changed since the previous permission was granted in that the
Core Strategy has now been adopted. The main issues for consideration are to what
degree relevant Core Strategy policies should apply in the case of the current
application, bearing in mind the extant permission and discussions which took place
with the applicant prior to the adoption of the Core Strategy.
The relevant Core Strategy policies relate to making the most efficient use of land
(Policy HO 7); Affordable Housing (Policy HO 2); and Coastal Erosion (Policy EN 11).
Policy HO 7 states that residential development will be permitted provided that the
development optimises the density of the site in a manner that protects or enhances
the character of the area. Given that permission has been granted for three dwellings
on this site there is a case to argue that a reduction down to two dwellings does not
represent an efficient use of the site.
Development Control Committee (East)
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18 December 2008
Policy HO 2 requires that on schemes of two or more dwellings in a Coastal Service
Village not less than 50% of the total number of dwellings proposed should be
affordable. No affordable housing is being proposed, so the application is contrary to
Core Strategy policy. However, this deficiency needs to be weighed against the fact
that the extant planning permission does not require any affordable provision.
The rear portion of the site lies within the 100 year coast erosion line. This line would
dissect the proposed dwelling facing Keswick Road. Members will be aware that
more recently planning permission has been refused for new dwellings within this
erosion line and this has been supported on appeal. A consideration, however, is that
one of the previously approved dwellings is similarly affected by the erosion line.
In assessing this application in terms of the Core Strategy there is an argument to
refuse permission on it being contrary to the above mentioned policies. However,
there are mitigating circumstances in this case given the existence of the extant
planning permission (which the applicant says he will implement if the current
application is refused) and in view of discussions the applicant had with the planning
officer prior to the adoption of the Core Strategy. These discussions took place
earlier this year when the former Local Plan was still operative, the applicant was
advised that under the Local Plan policy the principle of a development comprising
two dwellings on the site was acceptable. (In terms of affordable housing provision
the threshold requirement under Local Plan policy applied to developments of over
four dwellings.) It was on this basis that the applicant purchased the site.
The designs of both dwellings are of traditional cottage style, constructed of flint and
brick, clay pantiles and incorporating dormer windows within the roof space similar in
style to the existing, adjacent cottage to the west. The proposed dwellings would be
sited approximately 2m from the boundary, similar to the existing cottage and thereby
retaining some space between the properties. Although the proposed dwellings
would be of a larger scale than the existing cottages they would be significantly
smaller than St Peters Court that is immediately to the east. This variation in scale is
not considered to have a detrimental effect on the character of the area given the
varied form and density of development within the vicinity.
Given the particular background of this proposal, it is considered that, on balance,
planning permission should be granted. This should, however, be on the basis that
the time period for implementation does not exceed that of the extant planning
permission.
RECOMMENDATION:CONDITIONS:-
APPROVE,
SUBJECT
TO
THE
FOLLOWING
1) The development to which this permission relates must be begun not later than the
expiration of three years beginning from the 3 September 2007 being the date of the
extant permission reference 20071096.
2) Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, (or any Order revoking, amending or reenacting that Order) no enlargement of or other alteration to either of the dwellings
hereby permitted shall take place unless planning permission has been first granted
by the Local Planning Authority.
3) No development shall be commenced until precise details of the materials to be
used in the construction of the external walls and roofs of the buildings have been
submitted to and approved by the Local Planning Authority in writing. The
development shall then be constructed in full accordance with the approved details.
Development Control Committee (East)
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18 December 2008
4) No works shall commence on site until such time as detailed plans of the proposed
access onto Keswick Road (which shall provide for the continuation of the existing
roadside flint wall), have been submitted to and approved in writing by the Local
Planning Authority. The development shall be carried out in accordance with the
approved plans.
5) Prior to the commencement of development, full details of all proposed new
boundary treatments shall be submitted to and approved in writing by the Local
Planning Authority. The development shall be undertaken in full accordance with the
approved details.
6) Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, (or any Order revoking, amending or reenacting that Order) no window shall be inserted at first floor level in the western
elevation of the dwelling facing Walcott Road, unless planning permission has been
first granted by the Local Planning Authority.
7) Prior to the first occupation of either of the dwellings hereby permitted its
respective vehicular access shall be constructed in accordance with the Norfolk
County Council residential access construction specification for the first 5m into the
site as measured back from the near edge of the adjacent carriageway.
8) Prior to the first occupation of either of the dwellings hereby permitted the
proposed on-site parking and turning areas shall be laid out, demarcated, levelled,
surfaced and drained in accordance with the approved plan. They shall be retained
thereafter for those specific uses.
9) Prior to the first occupation of either of the dwellings hereby permitted all
planting/obstruction along the complete road frontages with Keswick Road and
Walcott Road within 2.4m of the near edge of the highway carriageway, shall be
lowered to a height not exceeding 600mm above ground level. The frontages shall be
so retained permanently thereafter.
10) Notwithstanding the provision of Class A of Schedule 2, Part 2 of the Town and
Country Planning (General Permitted Development) Order 1995, (or any Order
revoking, amending or re-enacting that Order) no gate shall be erected across the
approved accesses unless details have first been submitted to and approved in
writing by the Local Planning Authority.
REASONS:1) The time limit condition is imposed to accord with the requirements of the existing
extant permission and to relate the policies of the Development Plan at the time.
2) In order for the Local Planning Authority to be satisfied that the materials to be
used will be visually appropriate for the approved development and its surroundings,
in accordance with Policy EN 4 of the adopted North Norfolk Core Strategy and
Chapter 10 of the North Norfolk Design Guide.
3) The development of the site in the manner approved will necessarily result in a
close knit group of dwellings where the siting, design and extent of any
extensions/alterations must be controlled for the benefit of the residential and the
visual amenities of the locality, and in accordance with Policy EN 4 of the adopted
North Norfolk Core Strategy.
4) To ensure satisfactory development of the site and a satisfactory standard of
highway design and construction, in accordance with Policies SS 6 and CT 5 of the
adopted North Norfolk Core Strategy.
5) To ensure satisfactory development of the site in accordance with Policy EN 4 of
the adopted North Norfolk Core Strategy.
6) To ensure a satisfactory relationship with neighbouring dwellings, in accordance
with Policy EN 4 of the adopted North Norfolk Core Strategy.
7) To ensure satisfactory access into the site, in accordance with Policy CT 5 of the
adopted North Norfolk Core Strategy.
Development Control Committee (East)
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18 December 2008
8) To ensure the permanent availability of the parking and manoeuvring area, in the
interests of highway safety, and in accordance with Policy CT 6 of the adopted North
Norfolk Core Strategy.
9) To ensure safe access to the site in accordance with Policy CT 5 of the adopted
North Norfolk Core Strategy.
10) To ensure safe access to the site in accordance with Policy CT 5 of the adopted
North Norfolk Core Strategy.
2.
HOVETON - 20081300 - Erection of two two-storey replacement dwellings; Two
Saints Farm Cottage Tunstead Road for Legislator 1363 Ltd
MINOR DEVELOPMENT - Target Date :03 Nov 2008
Case Officer :Miss C Ketteringham
(Outline Planning Permission)
CONSTRAINTS
Countryside Policy Area
RELEVANT PLANNING HISTORY
20041723 - (Full Planning Permission) - Conversion of redundant farm buildings to 2
units of holiday accommodation
Approved, 24 Nov 2004
THE APPLICATION
To replace a pair of semi-detached cottages with two detached houses. The
application includes details of access, landscaping, layout and scale for
determination at this stage.
REASON FOR REFERRAL TO COMMITTEE
Deferred at a previous meeting of the Committee.
PARISH COUNCIL
Supports - to complete the transition from farm-yard to housing on this roadside site.
CONSULTATIONS
County Council (Highways) - No objection subject to a condition on the provision of
on-site parking and turning areas.
HUMAN RIGHTS IMPLICATIONS
It is considered that the proposed development may raise issues relevant to
Article 8 : The right to respect for private and family life, and
Article 1 of The First Protocol: The right to peaceful enjoyment of possessions.
It is considered that refusal of this application as recommended may have an impact
on the individual Human Rights of the applicant. However, having considered the
likely impact and the general interest of the public, refusal of the application is
considered to be justified, proportionate and in accordance with planning law.
CRIME AND DISORDER ACT 1998 - SECTION 17
The application raises no significant crime and disorder issues.
POLICIES
North Norfolk Core Strategy (Adopted September 2008):
Policy EN 2: Protection and enhancement of landscape and settlement character
(specifies criteria that proposals should have regard to, including the Landscape
Character Assessment).
Development Control Committee (East)
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18 December 2008
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
Policy HO 8: House extensions and replacement dwellings in the Countryside
(specifies the limits for increases in size and impact on surrounding countryside).
MAIN ISSUE FOR CONSIDERATION
Scale and visual impact on the countryside.
APPRAISAL
The application was deferred at the previous meeting to enable Members to visit the
site.
The application site is located approximately 0.2km north of the development
boundary for Hoveton. Despite being relatively close to the development boundary,
there is a well-defined separation from the village and the site is clearly within open
countryside, characterised by the open agricultural nature of the surrounding
landscape.
Policy HO 8 states that proposals to replace existing dwellings in the countryside will
be permitted provided that they would not result in a disproportionately large increase
in the height and scale of the original dwelling and would not materially increase the
impact on the appearance of the surrounding countryside. In this case the proposal is
to replace a single two-storey building (pair of semi-detached dwellings) with two
detached two-storey buildings.
The existing dwellings form part of a group of buildings consisting of a farmhouse, a
traditional thatched barn and larger modern agricultural buildings. The proposed
detached dwellings would occupy plots immediately due south of the existing
dwellings (to be demolished). They would be visually prominent along the Tunstead
Road frontage. Essentially the proposal is to replace one building by two buildings
each of a relatively similar footprint to the pair being demolished. In terms of Policy
HO 8 this is considered to represent a disproportionate increase in size and scale
over what currently exists, which would have a greater impact on the landscape and
for this reason the proposal is considered unacceptable.
A large barn behind the dwellings is currently being converted into two units of
holiday accommodation each served by a separate access. As part of the current
proposal the access arrangements are largely unchanged with each of the new
dwellings sharing an access with a single holiday dwelling.
In conclusion, it is considered that the proposal is contrary to Policy HO 8 and
accordingly is recommended for refusal.
RECOMMENDATION:- REFUSE, FOR THE FOLLOWING REASONS:1) The District Council adopted the North Norfolk Core Strategy on 24 September
2008 for all planning purposes. The following policy statements are considered
relevant to the proposed development:
Policy EN 4: Design
Policy HO 8: House extensions and replacement dwellings in the Countryside
In the opinion of the Local Planning Authority, the proposed development is contrary
to the objectives of the above policies. By virtue of their scale, detachment and siting
the replacement dwellings would have a greater impact in the landscape and would
also have a detrimental impact on the character of the farmyard group of buildings.
Development Control Committee (East)
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18 December 2008
3.
NORTH WALSHAM - 20081351 - Erection of sixth form college; Playing Field
Station Road for Paston College
MAJOR DEVELOPMENT - Target Date :19 Dec 2008
Case Officer :Mrs T Armitage
(Full Planning Permission)
CONSTRAINTS
Open Land Area
Residential Area
THE APPLICATION
The proposal is for the construction of a new sixth form college on land used as
playing fields by Paston College. The new college would provide educational facilities
and resources for up to 1,000 16-19 year old students.
The proposed new facilities include:
General teaching classrooms.
Integrated IT.
Dedicated computer suites.
Modern Learning Resource Centre (library and study space).
Performing arts and music specialist teaching facilities including studio theatre and
recording studio.
Art workshops.
Digital photography and media suites.
New science laboratories on a dedicated science floor.
Sports hall (4x badminton sized), changing facilities, external sport facilities including
60m x 40m floodlit multi use games area and County/Regional sized football/rugby
pitch (with specialist sports pitch drainage).
Social/ dining space with cafe and integrated student services.
The design for the new college is a single 'L' shaped building with accommodation
over three-storeys. The new facilities have been designed with a contemporary
architectural expression. The proposed external materials are as follows:
Building: terracotta rainscreen cladding (dark grey), light zinc coloured rainscreen
cladding, coloured high pressure laminate, powder coated aluminium louvres.
Vehicular access would be provided through the formation of a new entrance on to
Station Road. On site parking for cars (141 spaces and 9 disabled), motorcycles (8
spaces) and cycles (80 spaces) is indicated.
Two pedestrian entrances are proposed, one on the northern boundary where the
site abuts the Weavers Way footpath, the other from Station Road.
The application has been supported by the following documentation:
Design and Access Statement.
Site Investigation (contamination).
Flood Risk Assessment.
Ecological Survey and Appraisal.
Tree Survey.
Environmental Noise and Architectural Acoustics Assessment.
BREEAM Further Education Assessment- Pre-Assessment Report.
Pre-Planning Application pack for Sport England.
Renewable Energy Feasibility Study.
NNDC Sustainability Construction Checklist.
Development Control Committee (East)
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18 December 2008
Ventilation Strategy.
Pre-application consultation report.
Reptile/bat surveys.
Transport Assessment.
Travel Plan.
REASON FOR REFERRAL TO COMMITTEE
The application was deferred at a previous meeting of the Committee.
TOWN COUNCIL
Whilst acknowledging the value of Paston College and its continued growth feel it
cannot support the application until the following matters are clarified:1. Open spaces planning policy - concerns about the loss of open spaces and the
requirement for future facilities to be made available to members of the public.
2. Highways issues relating to traffic congestion on Station Road/Norwich
Road/Millfield Road and the narrowness of part of Station Road.
3. The proximity to neighbouring properties.
4. The economic impact on the town.
REPRESENTATIONS
Number of written objections: 98
Number of written support: 23
Number of signatures on petition: 361
Issues raised in terms of local impact:1. Increase in traffic - Aylsham Road, Norwich road, Millfield Road, Station Road and
Skeyton New Road.
2. Skeyton New Road: proposal will exacerbate situation, many properties built
directly on the road frontage; excessive vehicle speeds; direct access from road on to
Weavers Way; road will be favoured as a dropping off/collection point; road will be
uses as a shortcut for drivers travelling to the college.
3. Inadequate entrance at Station Road - narrow and joins a junction on Norwich
Road.
4. Traffic impact of another educational establishment close to Millfield School
5. Provision of car parking would encourage students to use private rather than
public transport and too few car park spaces would encourage on-street parking.
6. Station Road - pavement only on one side of the road, 'access only' never fully
policed.
7. Location of site outside the A149 by-pass, creates a divide between the town
centre and the proposed site.
8. Visual impact of the proposed building on the area and the lives of local residents.
9. Height of proposed building appears to enable viewing of adjacent properties - fall
in house values.
10. Style of building out of character for area.
11. Lack of facilities for students near proposed site.
12. Environmental Health impact of site on immediate area - re light, noise and litter.
13. Social impact on local area e.g. increase in number of people, impact on the
vulnerable, including residents of Oak Road sheltered housing.
14. Potential of out of hours use of the site, e.g. floodlit football pitch.
15. Current use of the site not being able to continue e.g. 'Walk to School' scheme
through Millfield School uses the Victory Pool car park - award winning.
General issues raised:1. Loss of existing green space and playing field.
2. Conflicts with NNDC and national policy to not build on open green spaces.
3. Planning Policy not to build upon playing fields unless sport related.
Development Control Committee (East)
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18 December 2008
4. Loss of vitality and trade from the Town Centre, leading to potential job losses.
5. Proposal would break with existing 400 year old tradition of location.
6. The College's consultation only addressed issues directly related to the proposed
building plans.
Other issues raised:1. Future use of existing college buildings - may remain unused in existing climate.
2. Options for redevelopment of existing college buildings/sites need to be discussed
openly, potentially considered as an alternative.
3. An alternative brownfield site nearby?
4. Suggested alternative - part redevelopment of proposed site e.g. just sports and
arts facilities.
Supporting comments:
1. Refer to excellent reputation of the college in educating young people in North
Norfolk.
2. Currently operate from two sites, in many old buildings and porta-cabins.
3. College will be able to offer a wider range of courses to more students.
4. Facility important to North Norfolk - saving the need for young people to travel in to
Norwich.
5. New facility will benefit from being close to existing sports facility and train station.
6. College key economic/social anchor for the town.
7. Vacated sites in the town centre could be sensitively redeveloped.
8. New Sports facilities will benefit local sports clubs.
The Griffon Area Partnership: Support: We aim to promote regeneration in our area
in ways that are effective, realistic, proactive and informative; our ultimate aim is to
help bring about a sustainable economy, a vibrant community and an attractive and
accessible environment. The relocation of the college meets these aims. The public
sector investment alone will have substantial benefit to the local economy.
North Norfolk Community Partnership:- Support: (full comments attached as
Appendix 1).
Letters of support from North Norfolk Business Forum and 'Connexions'.
The College has subsequently submitted a written response to concerns raised by
third parties during the consultation period (Appendix 2) and a letter relating to the
timing of a possible Section 106 Obligation (Appendix 3), and an illustrated
response to the issues raised by the Committee at the last meeting.
CONSULTATIONS
Anglian Water - Confirm sufficient water resources and network to supply the
development and adequate network capacity to accommodate and treat foul sewage.
British Pipeline Agency - No comments received.
Commission for Architecture and the Built Environment (CABE) - Schools design
panel - Overall design quality rating : Good. Full response attached as Appendix 4.
Conservation, Design and Landscape Manager (Conservation and Design) Comments in relation to revised proposal:
Subject to relevant conditions being attached in regard to landscape design,
materials, protection of habitats and the provision of public art has no overriding
design objections to the amended proposals (full comments attached in Appendix
5).
Development Control Committee (East)
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18 December 2008
Conservation, Design and Landscape Manager (Landscape) - Not opposed to the
principle of development, however, there are a number of issues concerning
biodiversity and the landscape that need to be addressed prior to determining the
application. These relate to bats, biodiversity and tree issues (full comments attached
as Appendix 6).
County Council (Highways) - Received the Highways clarification points (Appendix 7
- Section 7) and would make the following comments:
Road Widening and College Entrance Re-configuration
As yet not seen the revised layout but given discussions with the College and the test
of the HCP I fully expect to be satisfied that this will adequately cater for the vehicle,
pedestrian and cyclist movements likely to be generated by the new college building.
You will note that there is some localised carriageway and footway widening to cater
for vehicle movements into the site and cater for pedestrians better. The contract
coaches that access into the site will be able to manoeuvre around the drop-off area
and not obstruct each other which was one of my concerns with the previous layout.
The coaches which Norfolk County Council will control will enter/leave the site from
the Millfield Road mini-roundabout.
I think that I must mention traffic in New Skeyton Road as I have received telephone
calls and correspondence on this. Much has been made of potential traffic problems
in New Skeyton Road but I do not believe that the traffic will be a serious issue.
Station Road west of the Millfield mini-roundabout in the morning peak is expected to
have to cater for an additional 67 cars going to the college on top of the existing 148.
Even if every one of these cars came via Skeyton New Road that would only be an
extra car every minute on Skeyton New Road.
Although I am not in a position as I write this email to say definitely that there is no
highway objection I fully expect that, subject to the further information identified in the
HCP being satisfactory, by Committee on 18 December I will be able to orally make
such a recommendation to Members and suggest the imposition of conditions
relating to access, parking and servicing areas, drainage, off-site highway
improvements, Travel Plan and construction traffic.
A Section 106 Obligation relating to the Travel Plan and highways contributions and
investigation and implementation if necessary of parking control on local streets for
up to one year after opening of the College.
Crime Reduction and Architectural Liaison Officer - Details indicate a clear plan as to
how crime and disorder was acknowledged and catered for in the design. Details
comprehensively covers security of users, property and the site.
Economic and Tourism Development Manager - From an economic development
perspective the economic development unit strongly supports the modernisation and
expansion of Paston College in the proposed new location (full comments attached
as Appendix 8).
EDF Energy - EDF Energy has high voltage underground cables crossing the site
which may require diverting to accommodate the development.
There is very limited spare electrical capacity within the network at North Walsham
and to provide capacity to a development of this nature would require reinforcement
to the 33/11KV Primary Substation in Norwich Road, North Walsham. This
reinforcement work is currently being planned and it is anticipated that the works will
be completed by late 2010.
To provide an electricity connection to the site it will be necessary to establish a 3.6m
x 3.6m brick and tile substation on the site and possible reinforce the existing 11KV
underground network.
Development Control Committee (East)
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18 December 2008
Environment Agency - The proposed development site lies in Flood Zone 1. After
reviewing the Flood Risk Assessment the following comments are made:
General Surface Water Discharge - No objection subject to conditions relating to
provision and implementation of surface water drainage.
Contaminated Land - No objection
Ecology - Recommend retention of two existing dead trees (T58 T59) on the site and
retention of ivy on trees T4, T9 and T55. In addition prior to the removal of any trees
on site a more comprehensive bat survey should be submitted and agreed in writing.
Proposed Pond - Unclear as to the source by which the pond is to be filled. This
should be clarified.
Pollution Control - The site is classified as being within Source Protection Zone II of
the Environment Agency's groundwater protection policy. Prior to being discharged
into any watercourse, surface water sewer or soakaway system, all surface water
from parking areas and hard standings susceptible to oil contamination should be
passed through an oil separator.
Environmental Health - Recommend imposition of conditions relating to
contamination, extraction and ventilation plant (noise) and lighting (lux levels). In
terms of flood risk there have been a number of recent flooding occurrences in North
Walsham. Impact of surface water from the site on downstream culverts must be
carefully considered and this has been raised with the Environment Agency.
Natural England - Currently reviewing our policy with regard to all planning
applications where there is no statutory obligation for us to provide a response.
Norfolk Constabulary - The Design and Access Statement has a comprehensive
coverage of crime reduction techniques and measures which are appropriate to the
overall design. Such measures would seriously reduce the likelihood of crime and
anti social behaviour on the site and provide a securer environment for the users of
the site.
Railtrack - General comments about development in the proximity of the rail corridor.
Sport England - Will normally oppose development that would lead to the loss of, or
prejudice the use of, all or part of a playing field.
With regard to Sport England's Playing Fields Policy, despite the overall loss of
playing field space, the proposals are considered to satisfy in part two of the
exception criteria contained within the Sport England policy:
Exception E5 - the proposals deliver significant indoor and outdoor sports facilities for
both the college and local community, over and above current sports provision for the
college, including the four court sports hall, the multi-use games area, the improved
grass football pitch and the changing areas to serve these facilities. It is particularly
beneficial to see that the sports hall has been increased in size to a full four court
size as this allows a much wider range of sports to take place and thus offer much
better value for money than a three court sized hall.
Exception E3 - this exception relates to areas of the existing playing field which could
not readily be used for pitch sports and the existing area contains a significant area
(approximately 2000sq.m.) of mature planting in the north-eastern corner which could
not currently be readily used for pitch sports but which will be cleared to facilitate
provision of the multi-use games area. This part of the site thus satisfies exception
E3 of the above policy.
Development Control Committee (East)
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18 December 2008
Sport England therefore raises no objection to this proposal, subject to the imposition
of the following conditions:
1. Details of proposed floodlighting for the multi-use games area to be submitted and
approved prior to work commencing on site.
2. A community use scheme covering all the proposed sports facilities to be
submitted and approved prior to work commencing on site. The scheme shall include
details of pricing policy, hours of use, access by non-school users/non-members and
management responsibilities.
3. Details of the proposed sports pitch drainage improvements to be submitted,
approved and implemented prior to completion of development.
4. Final details for the siting and size of the proposed sports pitch to be approved
prior to the completion of development.
NNDC Sustainability Co-ordinator - The application complies with all of the aspects of
Policy EN 6. This is demonstrated in the accompanying Sustainable Construction
Checklist and Section 10 of the Design and Access Statement.
Minimise energy consumption:Building proposed to achieve a BREEAM rating of 'very good'.
Landscape is being used to provide shelter.
A Building Management System is being used to control heating.
BER exceeds TER by 42%.
Eighty covered and secured cycle spaces are being provided (although this is below
the level suggested in Core Strategy Appendix C Parking Standards).
There is a travel plan in which walking and cycling are encouraged through a new
link being made with the Weavers Way path.
The use of natural passive stack ventilation has been maximised.
Mechanical ventilation will incorporate a heat recovery system.
Minimise resource consumption:There will be an active waste management scheme.
Adaptation to future climate change:Water saving device will be incorporated.
SUDs will be used on the paved car park area.
Louvres and fritted glass will reduce potential overheating caused by solar radiation
in summer.
Renewable energy:The use of ground source heat pump providing heating to nearly half of the buildings
has been satisfactorily demonstrated to reduce the building's predicated energy
demand by 14.5%. This exceeds the Council's 10% requirement.
In addition to this solar thermal collectors will be used to pre-heat the hot water
requirements for the sports facilities and the cafeteria.
HUMAN RIGHTS IMPLICATIONS
It is considered that the proposed development may raise issues relevant to
Article 8 : The right to respect for private and family life, and
Article 1 of The First Protocol: The right to peaceful enjoyment of possessions.
Having considered the likely impact on an individual's Human Rights, and the general
interest of the public, approval of this application as recommended is considered to
be justified, proportionate and in accordance with planning law.
CRIME AND DISORDER ACT 1998 - SECTION 17
Refer to Norfolk Constabulary and Crime Reduction and Architectural Liaison Officer
comments above.
Development Control Committee (East)
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18 December 2008
POLICIES
North Norfolk Core Strategy (Adopted September 2008):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy SS 4: Environment (strategic approach to environmental issues).
Policy SS 5: Economy (strategic approach to economic issues).
Policy SS 10: North Walsham (identifies strategic development requirements).
EN 2: Protection and enhancement of landscape and settlement character (specifies
criteria that proposals should have regard to, including the Landscape Character
Assessment).
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
Policy EN 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
Policy EN 9: Biodiversity & geology (requires no adverse impact on designated
nature conservation sites).
Policy CT 1: Open space designations (prevents inappropriate development and loss
of open space).
Policy CT 5: The transport impact of new development (specifies criteria to ensure
reduction of need to travel and promotion of sustainable forms of transport).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
MAIN ISSUES FOR CONSIDERATION
1. Strategic Policy context.
2. Loss of open land area.
3. Design and scale.
4. Sustainable construction.
5. Impact on residential amenity.
6. Access and impact on local highway network.
7. Landscape/biodiversity.
APPRAISAL
Introduction
This application was deferred at the last meeting in respect of the following:
1) To await an amended plan in respect of access improvements and the further
comments of the Highway Authority.
2) To seek more detail and assurances on the public use of the sports facilities.
3) To hold further negotiations in respect of the design and siting of the building and
layout of the site.
4) To discuss shared use of the Victory Swimming Pool access and car park.
The applicant's response to these matters is attached as Appendix 7.
The main planning issues for consideration are referred to above and expanded on in
the report. Omitted from these issues is any reference to comparing the merits of the
proposed new facility with the existing Paston College premises. This is quite
deliberate because it is not considered material to the determination of the planning
application. The desire to relocate is a decision made by Paston College primarily on
educational grounds, and as such is not a matter for the Council as Local Planning
Authority to question. In fact the possibility of the college to relocate is acknowledged
in the Council's adopted Core Strategy. This planning application needs to be
considered on the suitability of this site for the establishment of a new college
development along with the specific details associated with the proposal.
Development Control Committee (East)
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18 December 2008
Background
Paston College currently operates from accommodation across two locations in North
Walsham, the Lawns site and the Griffons site. The Paston School was founded in
1606 by Sir William Paston and the Paston Foundation has supported education in
the town and the surrounding area for over 400 years. The Design and Access
Statement submitted with the application refers to the college being designed for
previous models of education delivery, that the accommodation is expensive to
maintain and heat and that it fails to provide efficient/flexible classroom space. The
college currently caters for around 800 students and employs 90 members of staff.
Paston College undertook a detailed property feasibility study in 2005. The stated
objectives of the property review were to:
Continuously improve student achievement.
Have the ability to grow the college.
Improve the financial health of the college.
In order to satisfy these objectives the College considered that any property solution
must provide a facility that can attract and retain students, support the Learning and
Skills Council strategy for education and training within the local area and region and
meet the needs of the North Norfolk community. In order to support the Learning and
Skills Council strategy for higher education there is an operational need for the
college to extend current facilities for a number of reasons:
All students will shortly be required to remain in education until the age of 18.
The requirement to teach new Diploma courses.
Desire to expand capacity on popular courses.
Desire to improve the learning experience for students i.e. better IT, sporting and
study facilities.
The college has concluded that the Station Road scheme is the only option that will
satisfy the key objectives.
Proposed Site Location
The application site comprises a 3ha area of open land, owned by the Paston
Foundation, and used by Paston College as a playing field. There are no existing
structures on the site. The site is irregular in shape and has one road frontage onto
Station Road. There are residential properties along the length of Station Road on
the southern side and the northern side adjacent to the site. The site lies immediately
to the west of the Victory swimming pool from where there is existing gated
pedestrian access onto the site. To the west the site abuts the gardens of residential
properties. The Norwich to Sheringham railway line lies adjacent to the north-eastern
boundary whilst the Weavers Way footpath runs to the north.
Strategic Policy Context
Policy SS1 identifies North Walsham as a Principal Settlement where, along with
Cromer, Holt and Fakenham, the majority of new commercial and residential
development will take place. Paston College currently services a large catchment,
with students and employees travelling from elsewhere within North Norfolk and
beyond. North Walsham represents a sustainable location for expanded further
education facilities given the planned growth of the town and the road and public
transport links.
The educational role played by Paston College is recognised in the Core Strategy
both in the vision statement for the North Walsham and in Policy SS 10. Core Aim 5
of the Development Plan seeks to develop for the District a strong, high value
economy to provide better job, career and training opportunities. The aspirations of
Development Control Committee (East)
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18 December 2008
the College to both expand and improve educational and training opportunities
facilities directly contributes to achieving Core Aim 5 of the Core Strategy. Policy SS
10 recognises the aspiration of the College to expand and proposes that a suitable
site will be identified in the Site Specific Proposal document for its relocation. The site
adjacent to the Victory Swimming pool was identified as a possible suitable location
for the relocation of the college in the SSP Preferred Options document which was
published for consultation in September 2006.
Land Use Policy
The site lies within an area designated as an Open Land Area on the Core Strategy
Proposals map. Policy CT1 of the Core Strategy states that development will not be
permitted except where it enhances the open character or recreational use of the
land. Given the scale of the proposed development and the siting of the buildings the
proposal would fail to enhance the open character of the land. At the time of
submission the issues of enhancement of the recreational use of the land had not
been assessed and as a precautionary measure the application was advertised as a
departure from adopted policy. However the proposal includes enhanced sports
facilities which have been designed with input from Sport England. The current
playing fields are private with no authorised public access. Despite the overall loss of
playing field space, Sport England have not objected to the application subject to
indoor and outdoor sports facilities being made available for use by the wider
community. The applicants are agreeable to the imposition of a planning condition
requiring such provision. The applicant has submitted further details in relation to the
use of the facilities by the wider community (Appendix 7 Section 4). It is indicated
that the indoor sports facilities and the multi-use games area (MUGA) will be
available from 5 - 9.30pm on weekdays and 9am - 6pm on weekends. DC Leisure
Ltd (the current operators of the Victory Swimming Pool) has expressed a keen
interest in running the out-of-hours community use of the college's sports facilities.
Economic Considerations
Educational establishments are not subject to a sequential test when considering the
location of new development. There is therefore no policy requirement for such
facilities to be sited within town centres. The proposed site is a 0.8km (equiv. 10mins)
walk from the centre of the Market Place. Concerns have been raised about the
economic impact of the relocation of the college on the vitality and viability of the
North Walsham town centre. However, as referred to in the preceding introduction,
comparisons should not be made with the existing college location in determining this
planning application. In economic terms the proposals would ensure the retention of
a college in the town, which amongst its many benefits would be an important
employer providing 120 jobs. The Council's Economic and Tourism Development
Manager supports the modernisation and expansion of the college in the proposed
new location and his full comments are attached as Appendix 8.
Design and scale
An extract of the Design and Access Statement relating to the design of the scheme
is attached in Appendix 9. The statement describes the range of considerations
which have influenced the evolution of the scheme in terms of form, siting/layout,
scale, construction and visual appearance.
The three-storey L shaped building is indicated with an overall height of 11.2m
(maximum 12.4m over stairs). Development along the southern side of Station Road
primarily consists of detached and semi-detached two storey properties of an
average height 8m. The nearby Victory swimming pool and fitness centre has an
overall maximum height of some 7.6m. The front boundary of the site is delineated by
a hedgerow and a number of mature pine trees ranging in height from 6.1m to 9.2m.
Development Control Committee (East)
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18 December 2008
The proposed building would at its closest point be a minimum of 32.5m set back
from road frontage boundary. This set back increases to 43m at the western end of
the building given the alignment of the road boundary. Land levels of the 3ha site fall
away with increasing distance from the Station Road frontage.
Both at pre-application and application stage CABE (Commission for Architecture
and the Built Environment) have been consulted in relation to this proposal. CABE
are the Government's advisor on architecture, urban design and public space and
have a specific schools design panel to offer public bodies advice on major new
schemes. CABE School Panel has reviewed the proposed scheme against 10 key
criteria which are designed to consider all aspects of a project including the building,
interior and outdoor spaces, resources, as well as issues of security and sense of
place. The panel awarded the scheme a quality rating of "good" and their
assessment report is attached as Appendix 4. In relation to the appearance of the
building they considered that the proposed elevations possess a strong simplicity
with a corporate feel. They remarked that the elevations may have benefited from a
more 'joyful appearance.'
Following discussions with the Conservation, Design and Landscape Manager the
applicant's architect has submitted further supporting information relating to the
design concept. In addition the scheme has been revised, the building being set back
from Station Road by a further 3m and the angle of the louvres on the east and south
elevation altered to 20°. The Conservation, Design and Landscape Manager's full
response to both the extra supporting information and revisions is attached at
Appendix 5. In summary, he is satisfied that every design option has been
investigated and that every avenue for improving the design has been explored. The
variation in elevational treatment combined with the slightly revised position of the
building assists substantially. Subject to relevant conditions being imposed in regard
to landscape design, materials and the provision of public art, the Conservation,
Design and Landscape Manager has no overriding objections to the amended
proposal.
Sustainable construction
Policy EN 6 requires new major development to minimise resource and energy
consumption, to be designed to withstand the longer term impacts of climate change
and to include on-site renewable technology to provide at least 10% of predicted
energy usage. The Design and Access Statement accompanying the application sets
out how issues of sustainability have influenced the design of the project (Appendix
10). The proposed building, in terms of siting, form and construction has been
designed to minimise energy consumption and to achieve a BREEAM (Method for
the Environmental assessment of buildings) rating of "very good". A range of on-site
renewable energy measures is proposed, including a ground source heat pump to
provide under floor heating in the classrooms and central atrium and solar panels to
pre-heat hot water for the sports hall showers/washing facilities and cafeteria. These
measures would generate 14.5% of the predicted energy needs. The Council's
Sustainability Co-ordinator has confirmed that the application complies with all
aspects of Policy EN 6.
Impact on residential amenity
The application site lies adjacent to a primarily residential area of the town. In terms
of assessing the potential impact of the development on residential amenity there are
two primary considerations - firstly, the impact of the proposed building on the privacy
and living conditions of neighbours living close to the site and, secondly, the impact
of the additional traffic and pedestrian activity on the amenities of residents living
adjacent to the primary pedestrian and vehicular routes to the site and to the
proposed car park.
Development Control Committee (East)
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18 December 2008
Residential properties on the southern side of Station Road are the closest to the
proposed building. The front elevation of the proposed building would be heavily
glazed providing natural light to classrooms and staff/administrative offices. This
elevation would be set back from the front road boundary by a minimum of 30.5m
(increasing to 46m). The draft North Norfolk Design Guide recommends in relation to
residential development minimum interface distances between buildings in order to
ensure adequacy privacy levels. The Guide recommends where two storey primary
elevations are face on, a separation distance of 21m and that this distance should
increase by 3m with each additional storey. Although this part of the Design Guide
relates specifically to residential development it does provide a useful guide as to the
separation distance likely to be necessary to overcome issues of overlooking. The
closest property on Station Road is approximately 45m from the proposed building.
Given this distance, the intervening carriageway of Station Road and the height of
mature trees on the site's boundary, it is considered that the extent of overlooking
and subsequent loss of privacy would not be considered adverse.
The proposed college would generate additional activity in the vicinity of the site, in
particular associated with the pedestrian movements of students and staff and
additional vehicle movements (cars, buses and service vehicles). This activity would
converge on Station Road but would also disperse along adjacent roads and
footpaths. A Noise Assessment has been submitted as part of the application and
includes an assessment of traffic noise. The Council's Environmental Health Officer
has accepted the findings of the report that concludes that the increase in traffic
noise would be 'negligible'. Notwithstanding this conclusion it is accepted that at peak
times there would be an increase in noise which residents may consider would
impact adversely on their amenities.
Access and impact on local highway network
The application has been accompanied by a Transport Assessment which considers
the highway and transport implications of the proposed development. The report
includes an audit of existing public transport, pedestrian, cycle and carriageway
facilities in the vicinity of the existing and proposed sites, an assessment of the
impact of the proposed development and proposes measures to mitigate
development impacts. In addition a Travel Plan has been submitted with the
application setting out how the College will seek to influence patterns of travel related
to the student and staff population to discourage the use of the car as a mode of
travel.
Policy CT 5 of the Core Strategy requires new development to be designed to reduce
the need to travel and to maximise the use of sustainable forms of transport
appropriate to its particular location. The policy sets out a number of criteria against
which development proposals will be assessed. These include the need for the
proposal to provide safe and convenient access and the existing road network should
be capable of accommodating the expected volume of traffic without detriment to the
amenity or character of the surrounding area or highway safety.
North Walsham is comparatively well-served by public transport, serving as a hub for
a number of bus routes. In addition the town is served by the Bittern railway which
provides links north to Cromer and Sheringham and south into Norwich.
Approximately 20% of the existing Paston student population live in North Walsham
and travel to the college on foot. The Highway Authority considers that 2km
represents a reasonable walking distance for developments such as this. On this
basis the proposed new location for the college would remain with 2km of all
residential areas within the town (a 25 minutes walk).
Development Control Committee (East)
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18 December 2008
Currently more than half of the existing students use public transport to travel to and
from the college. The proposed site is well-related to North Walsham railway station,
(approximately 4 minutes walking distance) to the east of the site. The town is served
by bus stops located on Station Road, Norwich Road and Park Lane. Additionally the
college is served by four dedicated school buses. The proposed layout of the sites
allows for school buses to drop off and collect students on site.
The proposal includes a number of measures to improve pedestrian and bus facilities
in the vicinity of the site. These include the funding of a "puffin" crossing on Norwich
Road, financial contribution towards works to the existing signalised junction of the
A149/B1150 to allow pedestrian improvements and the improvement of bus stops
close to the site. These works would require a S106 obligation.
The proposed on-site parking facilities include vehicle and cycle parking spaces. The
number of spaces indicated is in line with County Council requirements for further
education developments. Vehicular access to the site is proposed from Station Road.
Station Road is approximately 5m in width and has an existing footway on its
northern side varying in width from 1.1m to 1.6m. Following comments made by the
Highway Authority in relation to the adequacy of Station Road to accommodate
additional pedestrian and vehicle traffic the applicant's Transport consultants are
preparing amended plans indicating localised carriageway and footway widening
along the western section of Station Road. In addition, discussions have taken place
with the District Council regarding the provision of an alternative footpath route
across the Victory Swimming Pool site.
Landscape/Biodiversity Impacts
The current site consists mainly of amenity grassland (football playing field),
surrounded by semi-mature to mature trees and rough grassland. It lies adjacent to
the Weavers Way, main railway line, and further green space to the north-east. The
rough grassland to the edge of the site, the railway, Weavers Way and green space
provide an important ecological corridor for wildlife between the countryside and the
town. There are opportunities within the development to enhance the biodiversity
value of the site by making use of the existing ecological features. Policy EN 9 of the
Core Strategy requires that all development should protect the biodiversity value of
land, maximise opportunities for restoration, enhancement and connection of natural
habitats and incorporate beneficial biodiversity conservation features.
The development would result in the loss of approximately two thirds of the 'open'
element of the site, but would retain a football/rugby pitch and install a Multi-Use
Games Area. Much of the semi-natural green space would be removed, but an area
of land has been set aside within the site for habitat creation. The comments of the
Conservation, Design and Landscape Manager (Landscape) are attached as
Appendix 6. At this stage it is considered that the proposed habitat creation
indicated is insufficient to enhance the biodiversity value of the site. This has been
raised with the applicant's agent along with a number of concerns over the approach
to the existing trees on the site and the proposed tree planting programme. With
some improvements in the design and allocation of the biodiversity enhancements
the Conservation, Design and Landscape Manager considers that it should be
possible to have a net gain for biodiversity on the site, therefore fulfilling the Open
Space Standards for redevelopment in North Norfolk, and Policies CT 1 and EN 9 of
the Core Strategy. These improvements could be secured through the imposition of
appropriate landscape conditions.
Development Control Committee (East)
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18 December 2008
Conclusion
Principle of the Development
It is accepted that Paston College plays an important role within the District in the
provision of further educational and training opportunities. In addition the college
plays a significant economic role within the town as an employer, providing a
significant number of skilled job opportunities. The principle of the college's
expansion and continued presence in North Walsham is therefore supported and is
considered vital in meeting the strategic aim of the Council to deliver a strong high
value economy. The Core Strategy has been adopted by the Council as a basis for
decision-making. Policy SS 10 specifically refers to the relocation of the college
within the town and consequently the principle of the college's move to another site
has been agreed by this Authority. This policy for North Walsham has been the
subject of wide-ranging consultation and independent examination has confirmed the
policy to be sound.
Other Key Issues
In relation to the acceptability of the proposed Station Road site, there are a number
of policy issues for consideration and these have been discussed in full above. In
summary and conclusion:1. The site is at present undeveloped and a designated Open Land Area providing
private playing field facilities for the college. Having regard to the consultation
response from Sport England it is considered that the proposal complies with Policy
CT 1 given the provision of enhanced sports facilities and the opportunity for access
to these facilities by the wider community.
2. In terms of the design and scale of the proposal, it is considered that these
aspects are broadly acceptable. Although it is accepted that in terms of height and
appearance the proposed building would stand out, it is considered that given its
function and importance it should have a recognised presence.
3. In relation to issues of sustainable construction and energy generation the
proposal exceeds the requirements of Policy EN 6.
4. In relation to the impact of the development on the amenities of residents living
close to the site it is considered that, given the proposed siting of the building and the
existing trees on the Station Road frontage, there would be no significant adverse
loss of privacy or overshadowing impact. In terms of the increased pedestrian and
vehicular activity associated with the proposed college use, this would undoubtedly
result in additional noise which may at peak times be disturbing to residents living
closest to the site. The weight to be attributed to this localised impact however will
need to be considered in the context of the wider public good to be achieved in the
maintenance and enhancement of educational opportunities for the District.
5. The Conservation, Design and Landscape Manager is satisfied that the scheme
can achieve biodiversity enhancements on the site and subject to the imposition of
conditions would fulfil Open Space standards and Policies CT 1 and EN 9 of the Core
Strategy.
6. It is considered that the transport issues in relation to the proposed development
remain the main and most significant outstanding issue in determining this
application. Given the updated comments of the Highway Authority, this aspect
appears to be close to resolution subject to the receipt of satisfactory amended
plans.
Development Control Committee (East)
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18 December 2008
RECOMMENDATION:
Delegated authority to approve, subject to the receipt of a satisfactory
amended plan indicating road widening and re-configuration of the college
entrance, confirmation from the Highway Authority that it has no formal
objection to the proposal and the imposition of appropriate conditions and
implementation of a Section 106 Obligation.
Conditions to include:
Provision of footpath route to the site across Victory Swimming Pool site.
Landscaping/biodiversity enhancements/management.
Tree protection.
Provision of Public Art.
Those required by the Highway Authority relating to; access, parking; drainage; offsite highway improvements; Travel Plan.
Those required by the Environment Agency.
Those required by Sport England; including community use of the sports facilities.
Those required by Environmental Health in relation to noise, contamination and
lighting.
Section 106 Obligation to include:
Commuted sum for Travel Plan, highway contributions, investigation if necessary for
up to one year after opening of the college and of parking control on local streets and
implementation thereafter.
4.
NORTHREPPS - 20081434 - Change of use of land to aerodrome; Winspurs
Farm North Walsham Road for Mr C Gurney
MAJOR DEVELOPMENT - Target Date :8 Jan 2009
Case Officer :Mrs T Armitage
(Full Planning Permission)
CONSTRAINTS
Area of Outstanding Natural Beauty
Archaeological Site
Countryside Policy Area
Principal Routes
RELEVANT PLANNING HISTORY
20071487 - (Full Planning Permission) - Change of use of land from agricultural to air
strip
Withdrawn, 09 Oct 2008
THE APPLICATION
Change of use of agricultural land to an aerodrome. The application also includes the
siting of a standard metal storage container, a portable office and a portable toilet.
Vehicular access would be from Cromer Road (A149).
The proposed facility is intended to replace an airstrip which was operated from land
adjacent to New Road, Northrepps. The site would be operated in a similar manner,
primarily used by the emergency service, the Police Flying Club, the Northrepps
Airfield Club and the Model Club. In addition the applicant is proposing a greater
number of aircraft movements than historically associated with the New Road site.
The application has been accompanied by an Environmental Statement.
Development Control Committee (East)
20
18 December 2008
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Tillet having regard to the following planning issue:
County Council Highways objections.
PARISH COUNCIL
Support.
REPRESENTATIONS
Four letter of objection received raising the following concerns:
1. Noise pollution in countryside.
2. Safety - close to A149 and railway line.
3. Storage of fuel on the site.
4. Loss of privacy.
5. Possible terrorist threat given proximity to Bacton Gas Site and pipeline.
6. Letter raising detailed comments in relation to Environmental Statement/Noise
Assessment (passed to Environmental Health).
CONSULTATIONS
Roughton Parish Council - Awaiting comments.
Southrepps Parish Council - Outline concerns and comments:
Safety aspect to surrounding villages; noise level; increase in volume of flights;
intrusion into peoples lives.
Thorpe Market Parish Council - No objection, but refer to the access onto the A149.
Conservation, Design and Landscape Manager (Landscape) - Awaiting Comments.
County Council (Highways) - In assessing this proposal, in terms of traffic generation,
the levels of traffic are assessed for the agricultural field that the aerodrome would
occupy. Traffic generation at the site by other uses such as agricultural storage and
the extant permission of holiday units will not be removed or reduced. According this
assessment is a direct comparison of the traffic from the proposed aerodrome
against the agricultural field only. In this case the increase in traffic is considered to
be significant.
The Environmental Statement does not satisfactorily provide details of traffic
movements associated with the various aircraft movements at the site. In "The
Proposals" section, detail is given about aircraft types at the site and reference given
to the use by the Police Flying Club, Northrepps Airfield Club and the Model Club.
However no supporting data is provided to demonstrate the associated traffic
movements.
The airstrip is served from Winspurs Farm which has direct access onto the North
Walsham Road (A149) within a 60mph speed limit. The A149 is designated as a
Principal Route in the Norfolk County Route Hierarchy and, at this location, a
Corridor of Movement in both the North Norfolk Local Plan and the Norfolk county
Structure Plan. With this road being so designated, it is protected from development
that will interfere with its primary purpose, which is to carry traffic without conflict and
interference between centres of population (in this case Cromer and North
Walsham).
The access visibility requirements within a 60mph speed limit is 215m x 2.4m x 215m
(Design Manual for Roads and Bridges DETR June 1993).
Development Control Committee (East)
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18 December 2008
Environmental Health - Having discussed the matter with the agent he has proposed
a level of use 10% above that of the previous airfield. This would mean no more than
1,780 movements in 2009 and no more than 659 movements during the summer 3
months. No more than 1,460 single-engined fixed wing aircraft movements (450kg
MTWA to 1,000kg MTWA). No more than 160 powered hang-gliders movements.
No. of Movements
GASEPF Piper Super Cub, Piper Cherokee 88%
1,566
PA28 Piper Warrior
less than 1%
18
CNA172 Cessna 150, 152, 170, 172, 177 4%
71
GASEPV Piper Comanche, Piper Pawnee less than 1%
18
CNA20T Cessna 206, 207, Turbo
less than 1%
18
CNA206 Cessna 182, 205, 206, 207, 210 less than 1%
18
BEC58P Beech Barron, Piper Seneca
less than 1%
18
SA341G SA-341G Gazelle Helicopter
less than 1%
18
B206L Bell 206 Helicopter
3%
53
B212 Bell 412 Helicopter
4%
71
It is suggested that aircraft numbers/weight should be conditioned to reflect the
above. In addition further conditions are recommended to include:
Hours restrictions between 0700 hours and 2000 hours local time or during the hours
of daylight except in emergency.
There shall be no movement of aircraft with a maximum takeoff weight authorised
(MTWA) exceeding 5,700kg nor by any jet propelled aircraft, except in emergencies.
There shall be no aircraft movement for the purposes of parachute operations,
aerobatic flying or banner towing.
A log of all aircraft movements shall be maintained at the airfield. The log shall record
details of all takeoffs, landings and touch and go movements including aircraft type,
registration number, name of the pilot in command at the time of the movement. The
log shall be kept up to date and made available to authorised officers of the Local
Planning Authority upon request (please note there are additional recording
requirements regarding movements of micro lights).
A further area for consideration is that trainee pilots must practice landing and taking
off and this involves flying short circuits. The site's remote location allows circuits to
be flown without passing directly over many houses but given the flying height there
remains the potential for disturbance.
Micro light flying is an inherently noisy activity. However, the noise generated is
unlike other aircraft and is described by many as being like a flying lawn mower. Most
flying takes place at between 500 and 1,000m when noise is clearly audible.
It is considered that regular flights over a given property have the potential to create
a significant noise disturbance. This may arise when circuit flying takes place. Any
noise would be more noticeable where background noise levels are low. This is the
case in the vicinity of the application site.
No repetitive circuits shall be flown from the airfield other than in accordance with the
following conditions:
1. Not more than one micro light shall be flown from the airfield at any one time.
2. No more than 4 hours of circuit flying shall take place in any one day and no circuit
flying to take place after 7.00pm.
3. Circuit flying shall only take place along a route agreed with the Local Planning
Authority. All pilots will be informed of this restriction and a copy of the allowed route
will be clearly displayed in the office.
4. There shall be no circuit flying from or to the site on Sundays or Bank Holidays
after 6.00pm.
Emergency Planning Team - I am unaware of any Emergency Planning issues
related to the use of the land as an airstrip/aerodrome. Any aviation issues would
need discussing with the appropriate authorities.
Development Control Committee (East)
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18 December 2008
Ministry of Defence - This application lies outside Ministry of Defence safeguarding
areas. No objections.
Civil Aviation Authority - Assumes that the proposed airfield would be a replacement
to the former airfield and that the two sites would not operate coincidentally.
Advises that the site would not be licensed by the Civil Aviation Authority. Airspace to
a height of several thousand feet above the site is uncontrolled (as is much of the
United Kingdom). Provided pilots are suitably licensed and operate in accordance
with the Rules of the Air that can operate in this airspace without special permission.
Confirms no issues associated with the proposed use other than to suggest that the
operators of the nearest small airfield to the site (at Gunton Park) are notified of the
proposal.
National Air Traffic Services - No safeguarding objections to this proposal.
Railtrack - Awaiting comments.
HUMAN RIGHTS IMPLICATIONS
It is considered that the proposed development may raise issues relevant to
Article 8 : The right to respect for private and family life, and
Article 1 of The First Protocol: The right to peaceful enjoyment of possessions.
It is considered that refusal of this application as recommended may have an impact
on the individual Human Rights of the applicant. However, having considered the
likely impact and the general interest of the public, refusal of the application is
considered to be justified, proportionate and in accordance with planning law.
CRIME AND DISORDER ACT 1998 - SECTION 17
The application raises no significant crime and disorder issues.
POLICIES
North Norfolk Core Strategy (Adopted September 2008):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy EN 1: Norfolk Coast Area of Outstanding Natural Beauty and The Broads
(prevents developments which would be significantly detrimental to the areas and
their setting).
Policy EN 2: Protection and enhancement of landscape and settlement character
(specifies criteria that proposals should have regard to, including the Landscape
Character Assessment).
Policy EN 13: Pollution and hazard prevention and minimisation (minimises pollution
and provides guidance on contaminated land and Major Hazard Zones).
Policy CT 5: The transport impact of new development (specifies criteria to ensure
reduction of need to travel and promotion of sustainable forms of transport).
MAIN ISSUES FOR CONSIDERATION
1. Principle of the development.
2. Landscape Impact.
3. Impact on residential amenity.
4. Transport Impact.
APPRAISAL
The application site lies in open countryside, designated as part of the Norfolk Coast
Area of Outstanding Natural Beauty, approximately 120m to the east of the A140
Cromer to North Walsham Road. The predominant use of land in the area is
agriculture. Residential properties are dispersed throughout the countryside with the
villages of Northrepps, Thorpe Market, Southrepps nearby.
Development Control Committee (East)
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18 December 2008
In such areas Government advice and Development Plan policies can be
summarised as seeking to protect the countryside for its intrinsic value, including
both in landscape qualities and the opportunities it provides for recreation and
relaxation, whilst allowing a limited amount of development which sustains the vitality
and viability of rural communities. Policy SS 2 reflects this broad strategy and
identifies the range of development which may be appropriate in rural areas. Policy
EN 1 seeks to safeguard the Area of Outstanding Natural Beauty from inappropriate
development and to resist proposals that would be significantly detrimental to the
special qualities of the protected landscape.
With reference to Policy SS 2, an aerodrome does not clearly fit into any of the
categories of permissible development in the countryside. This said, the majority of
users of this airfield would use the facility for recreational purposes. Furthermore,
airfield uses cannot be located within settlement boundaries and, as such,
functionally require countryside locations. On this basis the main issue for
consideration is whether the operation of an airfield in this location would result in
any adverse impact in terms of landscape, noise or highway safety.
A Landscape Character and Visual Assessment report has been submitted as part of
the Environmental Statement. The document provides an analysis of the existing
landscape character of the site and addresses the visual aspect of the proposed
development. The document states that the existing site consists of an open green
field (approximately 13.5ha) on sloping ground and where nearly all long views to
and from the site are restricted by the rolling topography, woodland plantation or the
treed and hedged field boundaries. The aerodrome would consist of two mown grass
runways arranged in a T-formation, with ancillary buildings proposed adjacent to the
western boundary of the site currently delineated by deciduous hedgerow. The
Assessment concludes that the proposal would not detract from the visual amenity of
the location and would maintain the appearance of a grazed agricultural field. The
Council's Conservation, Design and Landscape Manager has been consulted and
views are awaited.
A number of objections have been received from residents living close to the site
concerning noise associated with the operation and to the possible loss of privacy.
The applicant has provided information in relation to the types and number of aircraft
associated with the previously used airfield at New Road, Northrepps. In terms of
intensity, during 2007 there were a total of 1,618 aircraft movements. Approximately
82% of these movements were single-engined fixed-wing aircraft (from microlights up
to small Cessnas), 9% powered hang gliders and 8% cent helicopters (mainly on
police duty).
The Environmental Statement accompanying the application includes a Noise
Assessment addressing the impact of the development on adjacent residential areas
and the users of a public footpath in the vicinity. The Council's Environmental Health
Officer has reviewed the Assessment and has raised no objection to the proposal
subject to several planning conditions. Given concerns over noise levels, these
conditions would seek to restrict the scale and nature of the operation, the types of
aircraft, and hours of operation. Subject to the imposition of such restrictions it is
considered that the proposal would comply with Policy EN 13 of the Development
Plan and that there would be no adverse impact on the amenities of residents living
in the vicinity. However, given the proposed increase in aircraft movements, it is
suggested that if the application were to be approved it should be initially for a
temporary period, in order to try and establish the actual noise impact.
Development Control Committee (East)
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18 December 2008
In terms of vehicular access it is proposed that the airfield would utilise an existing
farm access on to the A149, a Principal Route. Policy CT 5 of the Core Strategy is
permissive of development subject to a number of criteria including that outside
designated settlement boundaries the proposal does not involve direct access on to a
Principal Route. The application has been accompanied by Transport Statement
which sets out the traffic associated with existing and proposed uses, the details of
the existing access and traffic flows/speeds of traffic using this section of the A149.
The applicant's highways consultant suggest that there are no inherent features of
the local road network that result in compromised safety and that the predicted two
vehicular movements per day associated with the use would be offset by the
imminent relocation of an existing agricultural contracting business operating from
the site. County Highways have reviewed the Transport Statement and raised
concerns over the adequacy of information submitted in relation to proposed traffic
movements and accordingly do not accept that the information demonstrates a
reduction in traffic at the site if the airfield use were to be granted. Given traffic
speeds on this section of the A149 and poor accident record they have consequently
raised a highways objection.
In conclusion, the principle of the proposed development is considered to accord with
Development Plan policy but given the concerns raised by the Highway Authority
refusal is recommended on that basis.
RECOMMENDATION:- REFUSE, FOR THE FOLLOWING REASONS:1) The proposed development would intensify the use of an existing access on a
stretch of classified highway where the principal use is that of carrying traffic freely
and safely between centres of population (North Walsham Road A149). The
existence of a field access in this location is a matter of fact and therefore some
degree of conflict and interference to the passage of through vehicles already occurs,
but the intensification of that interference which this proposal would engender would
lead to the deterioration in the efficiency of the through road as a traffic carrier and be
detrimental to highway safety, and would be contrary to North Norfolk Core Strategy
Policy CT 5.
2) As far as can be determined from the submitted plans, the applicant does not
appear to control sufficient land to provide adequate visibility at the site access. The
proposed development would therefore be detrimental to highway safety and would
be contrary to North Norfolk Core Strategy Policy CT 5.
5.
APPLICATIONS APPROVED UNDER DELEGATED POWERS
ALBY - 20081377 - Erection of first floor extension; Cantie Haddin Alby
Common for Mr Ross
(Full Planning Permission)
ANTINGHAM - 20081447 - Removal of extension and erection of one and a half
storey side extension; School View House Bradfield Road Southrepps for Mr
Pegg
(Full Planning Permission)
ANTINGHAM - 20081555 - Erection of single-storey side extension; Ivy Cottage
The Hill for Mr and Mrs King
(Full Planning Permission)
Development Control Committee (East)
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18 December 2008
AYLMERTON - 20081528 - Erection of tractor/mower store; land adjacent to
Indarra Beechwood Avenue for Mr Howell
(Full Planning Permission)
BRUMSTEAD - 20081406 - Erection of temporary met mast; Ingham Farms,
Grove Farm Grove Road Ingham for Wind Power Renewables Limited
(Full Planning Permission)
CROMER - 20081320 - Erection of front dormer window; 101 Overstrand Road
for Mr and Mrs Weaver
(Full Planning Permission)
CROMER - 20081366 - Erection of single-storey side extension; 11 Cliff Road
for Mr A Eckett
(Full Planning Permission)
CROMER - 20081424 - Erection of garage; Cliff Haven, 35 Overstrand Road for
Miss L Willins
(Full Planning Permission)
DILHAM - 20081511 - Erection of first floor rear extension; Hawthorn Cottage
The Street for Mr R Taylor
(Full Planning Permission)
ERPINGHAM - 20081422 - Use of outbuildings from residential to a mixed use
of residential/A1 (retail and display of furniture) (retrospective); Highnoon
House High Noon Road for Ms A Yaxley
(Full Planning Permission)
ERPINGHAM - 20081423 - Display of two non-illuminated advertisements;
Vehicular Entrance to Highnoon House High Noon Road for Ms A Yaxley
(Non-illuminated Advertisement)
FELBRIGG - 20080240 - Certificate of lawfulness for existing use of land for
standing of two static holiday caravans; Roselea Metton Road Cromer for Mr
and Mrs Howard
(Certificate of Lawfulness)
HANWORTH - 20081334 - Erection of first floor extension; Orchard House,
Gunton Park White Post Road for Mrs Lennane
(Full Planning Permission)
HANWORTH - 20081335 - Internal alterations and erection of first floor
extension; Orchard House, Gunton Park White Post Road for Mrs Lennane
(Alteration to Listed Building)
HANWORTH - 20081501 - Installation of toilet in garage; 1 Stable Yard Gunton
Hall White Post Road for Mr N Toynton
(Alteration to Listed Building)
HICKLING - 20081363 - Conversion of outbuilding to habitable accommodation
and erection of link extension; Heath Farm House Sutton Road for Mr and Mrs
K Elliott
(Full Planning Permission)
Development Control Committee (East)
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18 December 2008
HORNING - 20081542 - Erection of detached garage; 5 Church Cottages Upper
Street for Mr Doncaster
(Full Planning Permission)
HOVETON - 20081541 - Installation of security shutter; Bradley Hatch Jewellers
Tunstead Road for Mr B Hatch
(Full Planning Permission)
INGWORTH - 20081449 - Erection of single-storey side extension; Church
Cottage The Street for Mr and Mrs Chambers
(Full Planning Permission)
KNAPTON - 20081365 - Erection of porch; Autumn Cottage The Street for
Aldreds Chartered Surveyors
(Full Planning Permission)
MUNDESLEY - 20071059 - Erection of single-storey dwelling; land adjacent The
Rookery Water Lane for Mr R Sexton
(Full Planning Permission)
MUNDESLEY - 20081362 - Erection of replacement building for use as scout
headquarters; land at Gimingham Road/ Cromer Road for Mundesley Parish
Council
(Full Planning Permission)
MUNDESLEY - 20081416 - Design, external appearance and landscaping of
single-storey dwelling; land adjacent The Rookery Water Lane for Gravy
Developments
(Planning Permission; Reserved Matters)
MUNDESLEY - 20081506 - Erection of rear conservatory; 7 Rectory Close
Paston Road for Mr Prince
(Full Planning Permission)
NORTH WALSHAM - 20081381 - Variation of condition two of planning
permission 20070080 (erection of fifteen dwellings) to permit revised design
details; Howards Garage site Mundesley Road for P and N Property
Development
(Full Planning Permission)
NORTH WALSHAM - 20081364 - Change of use from a mixed use of A1 (retail)/
residential to residential; 4 Aylsham Road for Mr G Thorburn
(Full Planning Permission)
NORTH WALSHAM - 20081426 - Erection of one dwelling (renewal of
20051023); land adjacent, 12 Avenue Road for North Walsham Scout Group
(Outline Planning Permission)
NORTH WALSHAM - 20081432 - Conversion of former offices to one house and
three flats; 24-26 Kings Arms Street for Market Street Properties
(Full Planning Permission)
NORTH WALSHAM - 20081433 - Alterations to facilitate conversion of offices to
four residential units; 24-26 Kings Arms Street for Market Street Properties
(Alteration to Listed Building)
Development Control Committee (East)
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18 December 2008
NORTH WALSHAM - 20081438 - Erection of front extension; 15 Kendall Close
for Mr and Mrs Allard
(Full Planning Permission)
NORTH WALSHAM - 20081562 - Change of use from residential to B1 (office);
5b Market Street for Mr O'Shea
(Full Planning Permission)
NORTHREPPS - 20081378 - Erection of two units for B1 and B8 (business and
storage) uses (revised design); Lodge Farm, North Norfolk Business Centre
Crossdale Street for Mr Gurney
(Full Planning Permission)
NORTHREPPS - 20081379 - Removal of condition four of 20031508 to delete
requirement for off-site highway works; Lodge Farm, North Norfolk Business
Cnt Lt Crossdale Street for Mr Gurney
(Full Planning Permission)
PASTON - 20081371 - Conversion of barns to five holiday dwellings; Green
Farm Barns The Green for Green Farm Barns (Knapton) Ltd
(Full Planning Permission)
ROUGHTON - 20081425 - Erection of replacement dwelling; Juno Beech
Norwich Road for Mrs L Dennis
(Outline Planning Permission)
ROUGHTON - 20081529 - Erection of garden room; The Old Stable Flaxmans
Farm Felbrigg Road for Mrs Twyman
(Full Planning Permission)
RUNTON - 20081418 - Installation of 28 all-weather caravan pitches; Seacroft
Caravan Club site Runton Road Cromer for The Caravan Club
(Full Planning Permission)
RUNTON - 20081508 - Erection of two-storey extension; Flat 1 and 2, Crofton
Flats High Street East Runton for Mr S Kerr
(Full Planning Permission)
RUNTON - 20081209 - Removal conditions 3 and 4 of planning permission
20070470 to facilitate access; land adjacent to Sandyfields Church Lane West
Runton for Mr L Sheridan
(Full Planning Permission)
SEA PALLING - 20081370 - Retention of mast supporting video cameras;
Inshore Lifeboat Station Beach Road for School of Environmental Science
(Full Planning Permission)
SEA PALLING - 20081409 - Retention of storage compound; site offices Clink
Lane for Environment Agency
(Full Planning Permission)
SEA PALLING - 20081520 - Erection of rear extension; Bonheur The Marrams
for Dr and Mrs Skinner
(Full Planning Permission)
Development Control Committee (East)
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18 December 2008
SUTTON - 20081420 - Erection of detached toilet building; St Michael’s Church
Church Road for Mr Smith
(Full Planning Permission)
SUTTON - 20081521 - Erection of two-storey dwelling; Wayside The Street for
Mr and Mrs Amis
(Planning Permission; Reserved Matters)
SWAFIELD - 20081384 - Erection of garage; Badgers Barn Pond Road
Antingham for Mr and Mrs Kirby
(Full Planning Permission)
THORPE MARKET - 20081376 - Construction of pitched roof and timber
cladding to flat-roofed garage; The Limes Church Road for Mr and Mrs Jay
(Full Planning Permission)
TRIMINGHAM - 20081385 - Conversion of barn to one unit of holiday
accommodation; Blackberry Hall Barn Blackberry Hall Lane for Mr Harrison
(Full Planning Permission)
TRUNCH - 20081348 - Erection of single-storey rear extension; 35 Wades Way
for Mrs Phillips
(Full Planning Permission)
TRUNCH - 20081413 - Erection of garden room extension; 1 Malthouse Cottage
Mundesley Road for Mr Steele
(Full Planning Permission)
TUNSTEAD - 20081350 - Erection of front porch; Manor House Cottage Market
Street for Mr M Unsworth
(Alteration to Listed Building)
TUNSTEAD - 20081374 - Erection of garden storage building and vehicle
shelter; The Hall Market Street for Mrs G Foulds
(Full Planning Permission)
TUNSTEAD - 20081375 - Demolition of wall and building and erection of garden
storage building and vehicle shelter; The Hall Market Street for Mrs G Foulds
(Demolition to Listed Building)
TUNSTEAD - 20081436 - Installation of two rooflights; 1 Laurel Farm Barns
Market Street for Avada Country Homes
(Full Planning Permission)
WITTON - 20080593 - Conversion of barn to residential dwelling; White's Barn,
Old Hall Farm Witton Heath for F M, T J and T W H Sands
(Full Planning Permission)
WITTON - 20081440 - Erection of agricultural store and pole barn; Jasmine
Cottage Mill Common Road Ridlington for Mr Parkinson
(Full Planning Permission)
Development Control Committee (East)
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18 December 2008
6.
APPLICATIONS REFUSED UNDER DELEGATED POWERS
CROMER - 20080662 - Demolition of storage building, erection of entrance
lobby and formation of car park; Balcony House 1 Mount Street for Mr C Salt
(Full Planning Permission)
INGHAM - 20081333 - Erection of first floor extension; The Lodge Sea Palling
Road for Mr Jeffries
(Full Planning Permission)
NORTH WALSHAM - 20081382 - Erection of single-storey dwelling; 3 Skeyton
Road for Mrs Fox
(Full Planning Permission)
NORTH WALSHAM - 20081534 - Erection of three single-storey dwellings; 47
Yarmouth Road for Mr Yaxley
(Outline Planning Permission)
PASTON - 20081321 - Erection of extension and conversion of mill to dwelling;
Stow Mill Stow Hill for Mr and Mrs Hough
(Full Planning Permission)
PASTON - 20081322 - Alterations to facilitate conversion of mill to dwelling and
erection of extension; Stow Mill Stow Hill for Mr and Mrs Hough
(Alteration to Listed Building)
STALHAM - 20081373 - Erection of dwelling and alterations to access;
Applegate Bros Yarmouth Road Stalham The Green for Applegate Bros
(Full Planning Permission)
STALHAM - 20081429 - Erection of conservatory; Barn 1, West End Farm,
Chapelfield Chapel Field Road for Mayes Properties Ltd
(Full Planning Permission)
WICKMERE - 20081386 - Conversion of garage to habitable accommodation
and erection of detached garage; No 4 Park Farm Barns Wolterton Park
Wolterton for Michael MacNamara Associates
(Full Planning Permission)
APPEALS SECTION
7.
NEW APPEALS
No Items.
8.
PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
NORTH WALSHAM - 20080134 - Erection of one hundred and forty-nine
dwellings, (forty of which are sheltered), sixty-bed care home, ten employment
units and convenience store; Hopkins Homes site Norwich Road for Hopkins
Homes Limited
INFORMAL HEARING
Development Control Committee (East)
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18 December 2008
RUNTON - 20080193 - Erection of one and a half storey dwelling; land at
Widgeons Home Close for Dr and Mrs P Saunders
INFORMAL HEARING
9.
WRITTEN REPRESENTATIONS APPEALS - PROGRESS
SEA PALLING - 20080258 - Erection of two single-storey dwellings; land rear of
Old Cottage Church Road for Mr E Smith
10.
APPEAL DECISIONS
MUNDESLEY - 20071869 - Erection of two-storey dwelling and garage; 40
Cromer Road for Mr and Mrs F V Cousins
APPEAL DECISION :- DISMISSED
Development Control Committee (East)
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18 December 2008