OFFICERS' REPORTS TO
DEVELOPMENT CONTROL COMMITTEE (EAST) - 20 NOVEMBER 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.
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
At the request of Councillor Dixon having regard to the following planning issue:
The scale of the replacement dwellings.
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.
Development Control Committee (East)
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20 November 2008
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).
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 site is located approximately 0.2 km 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 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
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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.
2.
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.
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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.
Ventilation Strategy.
Pre-application consultation report.
Reptile/bat surveys.
Transport Assessment.
Travel Plan.
In addition the College has subsequently submitted a written response to concerns
raised by third parties during the consultation period (Appendix 1) and a letter
relating to the timing of a possible Section 106 Obligation (Appendix 1).
REASON FOR REFERRAL TO COMMITTEE
Required by the Head of Planning and Building Control in view of the policy issues
involved and extent of public objection.
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: 85
Number of written support: 1
Number of signatures on petition: 303
Issues raised in terms of local impact:1. Increase in traffic - Aylsham Road, Norwich road, Millfield Road, Station Road and
Skeyton New Road.
2. Inadequate entrance at Station Road - narrow and joins a junction on Norwich
Road.
3. Traffic impact of another educational establishment close to Millfield School.
4. 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.
5. Station Road - pavement only on one side of the road, 'access only' never fully
policed.
6. Location of site outside the A149 by-pass, creates a divide between the town
centre and the proposed site.
7. Visual impact of the proposed building on the area and the lives of local residents.
8. Height of proposed building appears to enable viewing of adjacent properties - fall
in house values.
9. Style of building out of character for area.
10. Lack of facilities for students near proposed site.
11. Environmental Health impact of site on immediate area - re light, noise and litter.
12. Social impact on local area e.g. increase in number of people, impact on the
vulnerable, including residents of Oak Road sheltered housing.
13. Potential for out of hours use of the site, e.g. floodlit football pitch.
14. 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.
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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.
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.
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 - Awaiting comments.
Commission for Architecture and the Built Environment (CABE) - Schools design
panel - Overall design quality rating : Good. Full response attached as Appendix 1.
Conservation, Design and Landscape Manager (Conservation and Design) - Awaiting
Comments
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 1).
County Council (Highways) - (Interim response) From reading the Transport
Assessment and Travel Plan it seems that the college is likely to generate some 240
vehicular movements and a significant but unspecified level of pedestrian and cyclist
movements. Station Road is approximately 5m wide and footway provision varies
from 1.6m to 1.1m Station Road in an unimproved form is not considered suitable to
accommodate the scale of traffic, pedestrian and cyclist movements likely to be
generated by this development. Both the carriageway width and footway provision
are considered inadequate. The applicants' Transport Consultants have been
requested to consider/submit the following:
Widening of Station Road to a minimum of 6.0m from the mini-roundabout to the site
access.
Widening of footways.
Consideration of the egress from the site enabling right turns only.
Production of track runs for access and mini roundabout.
Consideration of vehicular movements linked to student drop-offs.
Weavers Way improvements dependent on land owned by Paston Foundation. Land
issue needs to be resolved.
Pedestrian routes from Norwich Road.
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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 - Awaiting comments.
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.
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 - Awaiting comments.
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:
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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.
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.
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.
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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.
Further consideration of this issue will be given at the meeting.
CRIME AND DISORDER ACT 1998 - SECTION 17
Refer to Norfolk Constabulary and Crime Reduction and Architectural Liaison Officer
comments above.
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 and 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 is a major application and Members will be aware of the expectation placed on
the Council to determine such applications within the Government's 13 week target
period. For this reason the application is being reported to this Committee at the
earliest opportunity and Members have already visited the site. The next Committee
meeting falls on the day before the 13 week expiry period.
At the time of preparing this report certain issues remained unresolved and not all
consultation responses had been received, hence the report does not contain a
formal recommendation. Members will be updated on this position at the meeting.
The purpose of the report as presented is therefore to appraise members as to the
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details of the proposal, to report the consultee and public responses received to date,
to identify the material planning considerations which should be taken into account
and to assess these as far as possible at this stage. It will depend on the progress on
outstanding issues referred to in this report as to whether a formal recommendation
is made at the meeting.
Those which are considered to be 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.
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 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
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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
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 issue 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 has 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.
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 180 jobs. Members will note that the Council's Economic and
Tourism Development Manager has been consulted and his comments should be
reported at the meeting.
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Design and scale
An extract of the Design and Access Statement relating to the design of the scheme
is attached in Appendix 1. 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.
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 is
the Government's advisor on architecture, urban design and public space and has 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 1. 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.'
At the time of preparing this report the views of the Council's Conservation, Design
and Landscape Manager regarding the design of the proposal were still awaited.
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
1). 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.
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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 27.5m
(increasing to 43m). 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 42m 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 railway 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)
12
20 November 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. The Highway Authority has yet to
comment in full, but has at this stage indicated that the carriageway and footpath
provision of Station Road is inadequate to accommodate the additional traffic,
pedestrian and cyclist movements. It has consequently requested that the applicant's
Transport Consultants consider the widening of both the carriageway and the
footway, as well as requesting additional information in relation to vehicle movements
and egress.
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 appended in full. 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.
A further issue relates to the use of the site by protected species, specifically bats.
Although a bat survey has been carried out and accompanies the application, the
survey failed to establish the status of two existing dead trees on the (scheduled for
removal) as roost sites for Noctule bats. The Council's Landscape Officer has
therefore advised of the need for further bat survey, which should investigate both
summer activity/emergence and winter hibernation.
Development Control Committee (East)
13
20 November 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 a 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. There remain outstanding issues in relation to landscape/ecological matters, in
particular bats on the site. The applicant's Landscape Consultant is currently in
discussions with the Council's Landscape Officer and it would appear that these
matters may be resolvable.
6. It is considered that the transport issues in relation to the proposed development
remain the main and most significant issue in determining this application. Given the
comments of the Highway Authority, this aspect is not considered acceptable as
currently proposed. It is understood that discussions are continuing regarding
possible improvements to Station Road and pedestrian access to the site from the
Norwich Road direction. The recommendation will depend on the outcome of these
discussions and the final view of the Highway Authority.
Development Control Committee (East)
14
20 November 2008
Recommendation:That the Committee endorses the conclusions of the report in relation to the
key issues described above. Members will be updated at the meeting in
respect of the outstanding matters.
3.
SCOTTOW - 20070144 - Sub-division of eight dwellings to provide eight
additional dwellings; 2, 4, 6, 8, 10, 12, 14 and 16 Hoveton Place RAF Coltishall
for Annington Homes Limited
MINOR DEVELOPMENT - Target Date :20 Mar 2007
Case Officer :Mrs T Armitage
(Full Planning Permission)
See applications 20070145 and 20070161 also on this agenda.
CONSTRAINTS
Countryside
THE APPLICATION
Subdivision of eight dwellings to provide an additional eight dwellings.
REASON FOR REFERRAL TO COMMITTEE
This application was deferred at a previous meeting of the Committee.
PARISH COUNCIL
No comments received.
CONSULTATIONS
Environmental Health - Recommend conditions relating to refuse disposal and
method statement regarding asbestos removal.
Strategic Housing - Considering all three applications collectively, Policy 58 (former
Local Plan) would require 18 of the proposed additional 22 dwellings to be affordable.
The applicants have submitted financial information regarding the viability of
providing affordable housing. Following protracted negotiations and projected profit
margins (exempt Appendix 3) the Strategic Housing Section are satisfied that 4
affordable houses is the maximum that is achievable without compromising the
viability of the conversion scheme. The applicants have agreed to this number.
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.
Development Control Committee (East)
15
20 November 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 HO 3: Affordable housing in the Countryside (specifies the exceptional
circumstances under which affordable housing developments will be allowed in the
Countryside policy area).
Former North Norfolk Local Plan:
Policy 4: Selected Small Villages (small-scale residential development should
enhance character) (development should be compatible with character).
Policy 58: Affordable Housing in Selected Small Villages (developments of over four
dwellings should be made up of affordable housing provision, subject to genuine
local needs).
MAIN ISSUE FOR CONSIDERATION
Affordable housing provision.
APPRAISAL
This application was deferred at the meeting in June in order for the view of the
District Valuation Office to be sought on the level of affordable housing being offered.
The District Valuer's report is attached as Appendix 2.
This application was registered in January 2007 and has been subject to protracted
negotiations in relation to affordable housing provision. When the application was
reported to Members in June, it was considered in terms of former Local Plan policy
and at that time the site fell within the boundaries of a small selected village. With the
adoption of the Core Strategy in September 2008 the former Coltishall Airbase
settlement is now designated as Countryside and as such there is a policy objection
to new residential development which is not affordable. However, given the extent of
negotiation in relation to this scheme and the delay in receiving a response from the
District Valuer it is considered that in the interests of natural justice substantial weight
should still be afforded to Local Plan policy.
The application relates to former RAF personnel houses which previously served the
now disused Coltishall Airbase. The dwellings concerned comprise three-bedroom
terraced properties sited within the village development boundary previously
identified in the Local Plan. Policy 4 of the Local Plan was permissive of new housing
development in such locations subject to compliance with other relevant policies of
the plan and proposals enhancing the character of the village.
This is one of three applications on this agenda which collectively seek to subdivide
22 existing homes to provide a total of 44 properties. The existing properties
comprise spacious three-bedroom homes and were created many years ago by
combining smaller two-bedroom houses. This application therefore seeks to revert
the houses to their original format and in so doing the three applications collectively
result in net gain of 22 dwellings. The conversion would require only minor
modification to the external appearance of the properties and each would have a
private garden area. In keeping with the layout of the whole estate, parking would be
provided communally rather than within the curtilage of each of the properties. The
proposed design alterations are considered acceptable and the form and scale of
dwellings created reflect the character of the wider residential setting.
Development Control Committee (East)
16
20 November 2008
With reference to Policy 58 of the Local Plan, in Selected Small Villages development
proposals for more than four dwellings could be permitted provided that all the
excess dwellings were for affordable housing. Considering all three applications
collectively, Policy 58 would have required 18 of the proposed additional 22 dwellings
to be affordable. Where applicants consider that there is an issue of viability in
providing the required number of affordable dwellings they have the opportunity, on
an open-book basis, to provide financial information to support their stance. This has
been done in this instance and the Council's Strategic Housing Section have been in
protracted negotiations with the applicant regarding this information and the
affordable requirement that could be supported by the scheme.
The Strategic Housing Section have been mindful of a number of factors including
the projected profit margins when comparing the option to refurbish the existing 22
dwellings or convert to 44, and the present and projected value of the houses
(exempt Appendix 3). Having given full consideration to the information submitted
the Strategic Housing Section are satisfied that four affordable houses (equivalent to
18%) is the maximum that is achievable without compromising the viability of the
conversion scheme. The applicants have agreed to this number and identified the
location of the affordable homes, 7, 8, 9 and 10 Hoveton Place. Although it is
acknowledged that this number falls well below the previous Local Plan and current
Core Strategy policy requirement it is considered that a higher requirement may well
result in none of the homes being sub-divided and the properties being marketed in
their existing form. The Council's Strategic Housing Section are mindful that the sale
price of the existing larger properties would be out of reach of most first time buyers,
whilst the proposed sub-division provides four affordable units and 40 low cost two
bed starter homes.
The application was deferred previously in order for the views of the District Valuer
on the viability of providing than 4 affordable units in association with the three
combined schemes. The District Valuer has confirmed in this instance to provide
more than four would not be viable.
In conclusion it is considered that the proposal as submitted is reasonable and
accords with the Council's policy for negotiation affordable housing.
RECOMMENDATION:Delegated approval subject to a Section 106 Agreement securing the provision
of four affordable housing units .
4.
SCOTTOW - 20070145 - Sub-division of dwellings to provide six additional
units; 53, 55 and 57 Ormesby Road and 22, 24 and 26 Hoveton Place RAF
Coltishall for Annington Homes Limited
MINOR DEVELOPMENT - Target Date :21 Mar 2007
Case Officer :Mrs T Armitage
(Full Planning Permission)
See applications 20070144 and 20070161 also on this agenda.
CONSTRAINTS
Countryside
Development Control Committee (East)
17
20 November 2008
THE APPLICATION
Subdivision of 6 x 3 bed houses to provide six additional units (total 12 x 2 bed
houses).
REASON FOR REFERRAL TO COMMITTEE
This application was deferred at a previous meeting of the Committee.
PARISH COUNCIL
No comments received.
CONSULTATIONS
County Council (Highways) - No objection.
Environmental Health - Recommend conditions relating to refuse disposal and
method statement regarding asbestos removal.
Strategic Housing - Considering all three applications collectively, Policy 58 (former
Local Plan) would require 18 of the proposed additional 22 dwellings to be affordable.
The applicants have submitted financial information regarding the viability of
providing affordable housing. Following protracted negotiations and projected profit
margins (exempt Appendix 3) the Strategic Housing Section are satisfied that 4
affordable houses is the maximum that is achievable without compromising the
viability of the conversion scheme. The applicants have agreed to this number.
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 (Adopted September 2008):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy HO 3: Affordable housing in the Countryside (specifies the exceptional
circumstances under which affordable housing developments will be allowed in the
Countryside policy area).
Former North Norfolk Local Plan:
Policy 4: Selected Small Villages (small-scale residential development should
enhance character) (development should be compatible with character).
Policy 58: Affordable Housing in Selected Small Villages (developments of over four
dwellings should be made up of affordable housing provision, subject to genuine
local needs).
MAIN ISSUE FOR CONSIDERATION
Affordable housing provision.
Development Control Committee (East)
18
20 November 2008
APPRAISAL
This application was deferred at the meeting in June in order for the views of the
District Valuation office to be sought on the level of affordable housing being offered.
The District Valuer's report is attached as Appendix 2.
This application was registered in January 2007 and has been subject to protracted
negotiations in relation to affordable housing provision. When the application was
reported to Members in June, it was considered in terms of former Local Plan policy
and at that time the site fell within the boundaries of a small selected village. With the
adoption of the Core Strategy in September 2008 the former Coltishall Airbase
settlement is now designated as Countryside and as such there is a policy objection
to new residential development which is not affordable. However, given the extent of
negotiation in relation to this scheme and the delay in receiving a response from the
District Valuer it is considered that in the interests of natural justice substantial weight
should still be afforded to Local Plan policy.
The application relates to former RAF personnel houses which previously served the
now disused Coltishall Airbase. The dwellings concerned comprise three bedroom
terraced properties sited within the village development boundary previously
identified in the Local Plan. Policy 4 of the Local Plan was permissive of new housing
development in such locations subject to compliance with other relevant policies of
the plan and proposals enhancing the character of the village.
This is one of three applications on this agenda which collectively seek to subdivide
22 existing homes to provide a total of 44 properties. The existing properties
comprise spacious three-bedroom homes and were created many years ago by
combining smaller two-bedroom houses. This application therefore seeks to revert
the houses to their original format and in so doing the three applications collectively
result in net gain of 22 dwellings. The conversion would require only minor
modification to the external appearance of the properties and each would have a
private garden area. In keeping with the layout of the whole estate, parking would be
provided communally rather than within the curtilage of each of the properties. The
proposed design alterations are considered acceptable and the form and scale of
dwellings created reflect the character of the wider residential setting.
With reference to Policy 58 of the Local Plan, in Selected Small Villages development
proposals for more than four dwellings could be permitted provided that all the
excess dwellings were for affordable housing. Considering all three applications
collectively, Policy 58 would have required 18 of the proposed additional 22 dwellings
to be affordable. Where applicants considers that there is an issue of viability in
providing the required number of affordable dwellings they have the opportunity, on
an open-book basis, to provide financial information to support their stance. This has
been done in this instance and the Council's Strategic Housing Section have been in
protracted negotiations with the applicant regarding this information and the
affordable requirement that could be supported by the scheme.
The Strategic Housing Section have been mindful of a number of factors including
the projected profit margins when comparing the option to refurbish the existing 22
dwellings or convert to 44, and the present and projected value of the houses
(exempt Appendix 3). Having given full consideration to the information submitted
the Strategic Housing Section are satisfied that four affordable houses (equivalent to
18%) is the maximum that is achievable without compromising the viability of the
conversion scheme. The applicants have agreed to this number and identified the
location of the affordable homes, 7, 8, 9 and 10 Hoveton Place. Although it is
acknowledged that this number falls well below the previous Local Plan and current
Development Control Committee (East)
19
20 November 2008
Core Strategy policy requirement it is considered that a higher requirement may well
result in none of the homes being sub-divided and the properties being marketed in
their existing form. The Council's Strategic Housing Section are mindful that the sale
price of the existing larger properties would be out of reach of most first time buyers,
whilst the proposed sub-division provides four affordable units and 40 low cost two
bed starter homes.
The application was deferred previously in order for the views of the District Valuer to
be sought on the viability of providing more than 4 affordable units in association with
the three combined schemes. The District Valuer has confirmed in this instance to
provide more than four would not be viable.
In conclusion it is considered that the proposal as submitted is reasonable and
accords with the Council's policy for negotiating affordable housing.
RECOMMENDATION:Delegated approval subject to a Section 106 Agreement securing the provision
of four affordable housing units.
5.
SCOTTOW - 20070161 - Sub-division of dwellings to provide eight additional
units; 1, 3, 5, 67, 69, 71, 73, 75 and 76 Cromes Place RAF Coltishall for
Annington Homes Limited
MINOR DEVELOPMENT - Target Date :23 Mar 2007
Case Officer :Mrs T Armitage
(Full Planning Permission)
See applications 20070144 and 20070145 also on this agenda.
CONSTRAINTS
Countryside
THE APPLICATION
Subdivision of existing dwellings to create an additional eight dwellings.
REASON FOR REFERRAL TO COMMITTEE
This application was deferred at a previous meeting of the Committee.
PARISH COUNCIL
No comments received.
CONSULTATIONS
County Council (Highways) - No objection.
Environmental Health - Recommend conditions relating to refuse disposal and
method statement regarding asbestos removal.
Strategic Housing - Considering all three applications collectively, Policy 58 (former
Local Plan) would require 18 of the proposed additional 22 dwellings to be affordable.
The applicants have submitted financial information regarding the viability of
providing affordable housing. Following protracted negotiations and projected profit
margins (exempt Appendix 3) the Strategic Housing Section are satisfied that 4
affordable houses is the maximum that is achievable without compromising the
viability of the conversion scheme. The applicants have agreed to this number.
Development Control Committee (East)
20
20 November 2008
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 (Adopted September 2008):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy HO 3: Affordable housing in the Countryside (specifies the exceptional
circumstances under which affordable housing developments will be allowed in the
Countryside policy area).
Former North Norfolk Local Plan:
Policy 4: Selected Small Villages (small-scale residential development should
enhance character) (development should be compatible with character).
Policy 58: Affordable Housing in Selected Small Villages (developments of over four
dwellings should be made up of affordable housing provision, subject to genuine
local needs).
MAIN ISSUE FOR CONSIDERATION
Affordable housing provision.
APPRAISAL
This application was deferred previously in order for the views of the District
Valuation office to be sought on the level of affordable housing being offered. The
District Valuer's report is attached as Appendix 2.
This application was registered in January 2007 and has been subject to protracted
negotiations in relation to affordable housing provision. When the application was
reported to Members in June, it was considered in terms of former Local Plan policy
and at that time the site fell within the boundaries of a small selected village. With the
adoption of the Core Strategy in September 2008 the former Coltishall Airbase
settlement is now designated as Countryside and as such there is a policy objection
to new residential development which is not affordable. However, given the extent of
negotiation in relation to this scheme and the delay in receiving a response from the
District Valuer it is considered that in the interests of natural justice substantial weight
should still be afforded to Local Plan policy.
The application relates to former RAF personnel houses which previously served the
now disused Coltishall Airbase. The dwellings concerned comprise three-bedroom
terraced properties sited within the village development boundary previously
identified in the Local Plan. Policy 4 of the Local Plan was permissive of new housing
development in such locations subject to compliance with other relevant policies of
the plan and proposals enhancing the character of the village.
Development Control Committee (East)
21
20 November 2008
This is one of three applications on this agenda collectively seek to subdivide 22
existing homes to provide a total of 44 properties. The existing properties comprise
spacious three-bedroom homes and were created many years ago by combining
smaller two-bedroom houses. This application therefore seeks to revert the houses to
their original format and in so doing the three applications collectively result in net
gain of 22 dwellings. The conversion would require only minor modification to the
external appearance of the properties and each would have a private garden area. In
keeping with the layout of the whole estate, parking would be provided communally
rather than within the curtilage of each of the properties. The proposed design
alterations are considered acceptable and the form and scale of dwellings created
reflect the character of the wider residential setting
With reference to Policy 58 of the Local Plan, in Selected Small Villages development
proposals for more than four dwellings could be permitted provided that all the
excess dwellings were for affordable housing. Considering all three applications
collectively, Policy 58 would have required 18 of the proposed additional 22 dwellings
to be affordable. Where applicants consider that there is an issue of viability in
providing the required number of affordable dwellings they have the opportunity, on
an open-book basis, to provide financial information to support their stance. This has
been done in this instance and the Council's Strategic Housing Section have been in
protracted negotiations with the applicant regarding this information and the
affordable requirement that could be supported by the scheme.
The Strategic Housing Section have been mindful of a number of factors including
the projected profit margins when comparing the option to refurbish the existing 22
dwellings or convert to 44, and the present and projected value of the houses
(exempt Appendix 3). Having given full consideration to the information submitted
the Strategic Housing Section are satisfied that four affordable houses (equivalent to
18%) is the maximum that is achievable without compromising the viability of the
conversion scheme. The applicants have agreed to this number and identified the
location of the affordable homes, 7, 8, 9 and 10 Hoveton Place. Although it is
acknowledged that this number falls well below the previous Local Plan and current
Core Strategy policy requirement it is considered that a higher requirement may well
result in none of the homes being sub-divided and the properties being marketed in
their existing form. The Council's Strategic Housing Section are mindful that the sale
price of the existing larger properties would be out of reach of most first time buyers,
whilst the proposed sub-division provides four affordable units and 40 low cost two
bed starter homes.
The application was deferred previously in order for the views of the District Valuer to
be sought on the viability of providing more than 4 affordable units in association with
the three combined schemes. The District Valuer has confirmed in this instance to
provide more than four would not be viable.
In conclusion it is considered that the proposal as submitted is reasonable and
accords with the Council's policy for negotiation affordable housing.
RECOMMENDATION:Delegated approval subject to a Section 106 Agreement securing the provision
of four affordable housing units .
Development Control Committee (East)
22
20 November 2008
6.
SOUTHREPPS - 20081206 - Erection of single-storey building to house
woodchip district heating boiler; Greenways Thorpe Road for Southrepps
Development Limited
MINOR DEVELOPMENT - Target Date :09 Oct 2008
Case Officer :Miss C Ketteringham
(Full Planning Permission)
CONSTRAINTS
Service Village
RELEVANT PLANNING HISTORY
20010661-(outline Planning Permission)-Residential development
Approved, 25 Sept 2002
20070002-(Reserved Matters)-Erection of eighteen dwellings
Approved, 3 Apr 2007
THE APPLICATION
The erection of a single storey building to house a woodchip district heating boiler to
provide heat and hot water to an adjacent approved (yet to be built) development of
eighteen dwellings.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Arnold having regard to the following planning issues:
Visual Impact, noise and emissions.
PARISH COUNCIL
Noise level is a concern and although it will only be noisy when on - surely the boiler
system will be on constantly as it is serving at least twenty-one houses. Usage would
therefore be continual.
The chimney should not intrude into the landscape and the Parish Council would ask
that a dark matt green chimney be utilised and sourced in order that it can blend into
the background.
REPRESENTATIONS
Four letters have been received objecting to the proposal on grounds of:
1. Worries over hazardous emissions.
2. Noise.
3. Dust.
4. Visual impact.
CONSULTATIONS
County Council (Highways) - No objections
Environment Agency - No objection, but draws attention to requirements of the
Environmental Permitting (England and Wales) Regulations 2007 which may also
apply to this proposal.
Environmental Health - Recommends the following conditions in respect to
controlling emissions
1. The boiler must be installed, maintained and operated according with the operating
instructions referenced Broag-Gilles/150-300/1 and dated January 2007
2. The fuel must be virgin wood chips/pellets and not contain halogenated organic
compounds or heavy metals as a result of treatment with preservatives or coatings.
Development Control Committee (East)
23
20 November 2008
(These are also a stated as part of the boilers exemption from Section 21 of the
Clean Air Act (smoke control areas) which states that operation must satisfy these
conditions).
Comments as follows in respect of noise:
The heat exchanger of the boiler is cleaned pneumatically every 90 minutes (by day
only). This ensures the heat exchanger is clean and as such boiler efficiency
maintained. This requires an air compressor, which would usually run for 2 minutes
every 90 minutes. The standard compressor will be replaced with a quieter
Hydrovane HV01RM machine, this compressor will run with a noise level of 62dB(A)
which is the equivalent to the sound of normal conversation. With the acoustic
dampening of the boiler room itself we expect it to be almost inaudible outside the
building.
As a result consider that from the information provided the proposal will not cause a
noise nuisance.
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 (Adopted September 2008):
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 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
Policy EN 7: Renewable energy (specifies criteria for renewable energy proposals).
Policy EN 13: Pollution and hazard prevention and minimisation (minimises pollution
and provides guidance on contaminated land and Major Hazard Zones).
MAIN ISSUES FOR CONSIDERATION
1. Principle of renewable energy development.
2. Appearance.
3. Residential amenity.
4. Noise and emissions.
APPRAISAL
The application site forms a small part of an existing rear garden adjacent to the site
of former commercial premises which has permission for the development of 18
houses. The site lies within the development boundary for Southrepps. Policy EN 7
encourages renewable energy proposals provided there are no significant adverse
impacts on the landscape or residential amenity.
The proposed building is comparable in dimensions to that of a domestic garage.
Connected to it would be an underground storage area bounded by low brick walls
above ground, of roughly the same area as the garage. The building includes a flue
which would extend 4.5m above the 5m ridge line. Local concerns have been raised
regarding the appearance of the flue.
Development Control Committee (East)
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20 November 2008
The applicant has suggested a lower flue could be an option, but this would require
mechanical ventilation which in turn could be a source of external noise. The
implications of this are being considered by Environmental Health and Members will
be updated at the meeting.
The only noisy element of the boiler is the air compressor required for circulation.
The proposal is to use a quieter than standard compressor, which would be shielded
by an acoustic box within a soundly constructed building. As such, based on the
technical information supplied, the Environmental Health Officer expects this to be
almost inaudible outside the building.
Deliveries are expected to be no more than 1 small 7.5 tonne tipper truck per week
which is low compared to the overall traffic generation of the residential development.
In conclusion, it is considered that subject to resolving the issue regarding the flue
height there should be no significant adverse impacts from the development.
Accordingly the proposal is considered to accord with Development Plan policy.
RECOMMENDATION:Delegated approval subject to the issue of the flue alternatives being resolved
and to the imposition of appropriate conditions.
7.
APPLICATIONS APPROVED UNDER DELEGATED POWERS
BACTON - 20081155 - Erection of replacement dwelling; Hurst Cottage Church
Road for Mr J Hicks
(Outline Planning Permission)
BACTON - 20081297 - Variation of condition 3 of 770464 to permit occupancy
from 15 February to 15 January; Driftwood, 8 Newlands Estate for Mr D Hagan
(Full Planning Permission)
FELBRIGG - 20081248 - Erection of rear conservatory; The Beeches Holt Road
Cromer for Mr Warsop
(Full Planning Permission)
HAPPISBURGH - 20081262 - Erection of first floor rear extension; 34
Coronation Close for Miss G Downing
(Full Planning Permission)
HORNING - 20081291 - Erection of single-storey side extension and
conservatory; 1 The Focsle Mill Loke for Mr and Mrs Muir
(Full Planning Permission)
MUNDESLEY - 20081123 - Construction of first floor accommodation
incorporating window in east gable wall; Hill Lodge 1a Links Road for Mrs J
Coleman
(Full Planning Permission)
MUNDESLEY - 20081301 - Conversion of outbuilding into annexe; 1 High Street
for Mr O Smith
(Full Planning Permission)
Development Control Committee (East)
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20 November 2008
NEATISHEAD - 20081318 - Erection of single-storey side extension and pitched
roof to flat roofed extension; Holly Grove School Road for Mr and Mrs Van
Doorn
(Full Planning Permission)
NEATISHEAD - 20081319 - Erection of single-storey side extension and pitched
roof to flat roofed extension, installation of French doors and rendering of side
elevation; Holly Grove School Road for Mr and Mrs Van Doorn
(Alteration to Listed Building)
NEATISHEAD - 20081323 - Erection of single-storey front extension; St. Peters
House Church Road for Mr Gauvain
(Full Planning Permission)
NORTH WALSHAM - 20081251 - Erection of side conservatory; 14 Swafield
Rise for Mrs Giles
(Full Planning Permission)
NORTH WALSHAM - 20081240 - Erection of single-storey rear extension; 14
Buxton Road for Mr Sowerbutts
(Full Planning Permission)
NORTH WALSHAM - 20081254 - Erection of rear conservatory; 10 Kendall
Close for Mr I Walker
(Full Planning Permission)
NORTH WALSHAM - 20081332 - Erection of workshop extension; Lake and
Nicholls Engineering, 4 Cornish Way for Lake and Nicholls Engineering
(Full Planning Permission)
NORTH WALSHAM - 20081339 - Retention of mobile home; Bridge Farm North
Skeyton Road for Mr Burrows
(Full Planning Permission)
NORTHREPPS - 20081074 - Demolition of factory and erection of four light
industrial (b1) units; Cromer Crab Company Old Cromer Station Norwich Road
Cromer for Peart and Barrell Limited
(Full Planning Permission)
NORTHREPPS - 20081266 - Removal of window and installation of French
doors; The Old Rectory Rectory Road for Michael Gurney
(Alteration to Listed Building)
NORTHREPPS - 20081285 - Erection of single-storey side and rear extensions;
Costaplenti 22 Stevens Road Cromer for Mrs L Thoulass
(Full Planning Permission)
OVERSTRAND - 20081268 - Erection of detached garage; 8 Harbord Road for
Mr and Mrs Claridge
(Full Planning Permission)
OVERSTRAND - 20081286 - Erection of single-storey side and rear extensions;
4 The Glade for Mr and Mrs B Rose
(Full Planning Permission)
Development Control Committee (East)
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20 November 2008
PASTON - 20081247 - Erection of boundary wall/railings and gates; Footpath
House Vicarage Road for Mr J Clayton
(Full Planning Permission)
ROUGHTON - 20081258 - Construction of replacement roof to provide
accommodation in roof space; 32 Brownsfield for Mr and Mrs J Smith
(Full Planning Permission)
ROUGHTON - 20081331 - Erection of two-storey side extension; 4 Brownsfield
for Mr Davison
(Full Planning Permission)
RUNTON - 20081303 - Extension and conversion of outbuildings to provide
annexe; Victoria House High Street East Runton for Mr Pacey
(Full Planning Permission)
RUNTON - 20081294 - Erection of first floor extension and raising height of
garage; Red Brick Cottages The Hurn West Runton for Mr N Peck
(Full Planning Permission)
SKEYTON - 20081329 - Demolition of outbuilding and erection of annexe; The
Crooked Cottage Swanton Abbott Road for Mr Cooke
(Full Planning Permission)
SLOLEY - 20081312 - Erection of conservatory; Beechcroft Frankfort for Mr
Welford
(Full Planning Permission)
STALHAM - 20081215 - Erection of kennels; Green Acres Brick Kiln Lane
Ingham for Mr D Rogers
(Full Planning Permission)
STALHAM - 20081284 - Change of use from A1 (retail) to two residential flats;
11 and 12 Archway Shopping Centre Upper Staithe Road for Mr R Woolsey
(Full Planning Permission)
SUTTON - 20081274 - Erection of extension to dormer windows; 14 St Michaels
for Mr Adair
(Full Planning Permission)
SWANTON ABBOTT - 20081279 - Erection of rear conservatory; Brackenheath
Long Common Road for Henman Green Ltd
(Full Planning Permission)
THORPE MARKET - 20081263 - Erection of part two-storey, part single-storey
extension; Corner Cottage Topps Hill Road for Mr and Mrs M Lewis
(Full Planning Permission)
TRUNCH - 20081267 - Erection of single-storey side extension; 1 Kingsleigh
Close for Mr and Mrs T Glew
(Full Planning Permission)
WITTON - 20081275 - Erection of rear extension; Cottages adjacent Witton
Village Hall Keswick Road Witton Bridge for J E Owles
(Full Planning Permission)
Development Control Committee (East)
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20 November 2008
WORSTEAD - 20081298 - Installation of patio doors and replacement windows;
Bengate House Yarmouth Road Worstead Bengate for Mr C Rogowski
(Alteration to Listed Building)
8.
APPLICATIONS REFUSED UNDER DELEGATED POWERS
AYLMERTON - 20080817 - Removal of occupancy restriction; Edgewood Holt
Road for Mr C Cudmore
(Full Planning Permission)
APPEALS SECTION
9.
NEW APPEALS
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
RUNTON - 20080193 - Erection of one and a half storey dwelling; land at
Widgeons Home Close West Runton for Dr and Mrs P Saunders
INFORMAL HEARING
SEA PALLING - 20080258 - Erection of two single-storey dwellings; land rear of
Old Cottage Church Road for Mr E Smith
WRITTEN REPRESENTATIONS
10.
PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
None.
11.
WRITTEN REPRESENTATIONS APPEALS - PROGRESS
MUNDESLEY - 20071869 - Erection of two-storey dwelling and garage; 40
Cromer Road for Mr and Mrs F V Cousins
SITE VISIT :- 17 Nov 2008
12.
APPEAL DECISIONS
CROMER - 20071320 - Removal of condition 2 of planning permission reference
20050527; Fletcher Hospital Roughton Road for Mr S A Sheikh
APPEAL DECISION :- ALLOWED
MUNDESLEY - 20071338 - Demolition of single-storey dwelling and stables and
erection of eight two-storey dwellings; 17 Marina Road for Mrs P Smith
APPEAL DECISION :- DISMISSED
Development Control Committee (East)
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20 November 2008
RUNTON - 20071542 - Erection of rear dormer window; Inglewood Bungalow
High Street East Runton for Mr and Mrs R Brownsell
APPEAL DECISION :- DISMISSED
SUFFIELD - 20071381 - Conversion of barns to six units of holiday
accommodation; Cooks Farm Rectory Road for D and M Hickling Properties
Limited
APPEAL DECISION :- DISMISSED
SWANTON ABBOTT - 20080124 - Erection of single-storey dwelling; land at The
Conifers Cross Road for Mr R G J Wallace
APPEAL DECISION :- DISMISSED
SWANTON ABBOTT - 20080447 - Erection of a pair of semi-detached twostorey dwellings; land adjacent The White Cottage Aylsham Road for Mr M
Chipperfield
APPEAL DECISION :- DISMISSED
WORSTEAD - 20080029 - Erection of two-storey dwelling; land rear of 30 and
32 Honing Row for Worstead Farms Limited
APPEAL DECISION :- DISMISSED
Development Control Committee (East)
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20 November 2008