OFFICERS' REPORTS TO
DEVELOPMENT CONTROL COMMITTEE (EAST) - 28 AUGUST 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 - ITEM FOR DECISION
1
NORTH WALSHAM CONSERVATION AREA: CHARACTER APPRAISAL AND
MANAGEMENT PLAN
Agreement is sought for the DRAFT Conservation Area Character Appraisal and
Management Proposals for North Walsham to be approved for public consultation
purposes.
1.0 Background
1.1 Conservation Area Character Appraisals and Management Plans
Conservation areas are designated under the provision of Section 69 of the Planning
(Listed Buildings and Conservation Areas) Act 1990. A conservation area is defined
as ‘an area of special architectural or historic interest the character or appearance of
which it is desirable to preserve or enhance’. Section 71 of the same Act requires
local planning authorities to formulate and publish proposals for the preservation and
enhancement of these conservation areas.
The Council’s Corporate Plan Changing Gear 2008-11 identifies the preparation of
character appraisals as a key target.
In response to the above requirements, this appraisal document defines and records
the special architectural and historic interest of the conservation area and identifies
opportunities for enhancement.
1.2 Purpose
This document therefore seeks to:
•
Define the special interest of the conservation area and identify the issues which
threaten the special qualities of the conservation area (Part 1: Character
Appraisal).
•
Provide guidelines to prevent erosion of character and achieve enhancement
(Part 2: Management Proposals).
Note: A copy of the draft North Walsham Conservation Area Character Appraisal and
Management Plan is available for inspection in the Members’ Room.
Development Control Committee (East)
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28 August 2008
2.0 Assessment of the North Walsham Conservation Area
The format of the appraisal includes the planning policy context, a summary and
assessment of the area’s special interest including location and setting, historic
development and archaeology, layout and planform, architectural and townscape
character, spatial analysis and key views, character analysis including the qualities of
buildings, prevailing uses and the contribution of green spaces and suggested
boundary changes. However, it must be noted that no character appraisal can ever
be completely comprehensive and omission of any particular building, feature or
space should not be taken to imply that it is of no interest.
The North Walsham Conservation Area was designated by North Norfolk District
Council on 5 May 1972. It covers the historic core of the town, centred around the
Market Place and Market Street, and includes the majority of the town’s listed
buildings. The conservation area also incorporates an area of housing to the south of
the Market Place, bounded by King’s Arms Street, Grammar School Road and
Yarmouth Road. To the north of the Market Place, a small area of housing, a
modern shopping arcade and the churchyard are included, with Church St, Vicarage
St and part of the Mundesley Road serving as its boundaries. The town centre has
domestic architecture from the late 18th to early 19th century, which gives it a strong
historic character.
Key characteristics
•
•
•
•
•
•
•
•
•
Growth has in the past been centred around the open spaces of Market Place
and Market Street.
The main roads radiate away from these open areas.
Majority of the housing in the centre is of a common scale and period, from the
late 18th to early 19th century. It fronts directly onto the street. These buildings
have a range of classically influenced facades. A high percentage of houses in
the market area have ground floor shops.
The church and churchyard are located to the north side of the Market Place.
Paston School occupies a significant area to the south of Market Place.
Visually disruptive modern developments have intruded into the historic core: a
shopping arcade, St Nicholas Court, a car park on the south side and a large
retail outlet on Yarmouth Road.
Housing outside the centre is less concentrated, with more trees lining the sides
of the roads.
Poor townscape surrounds the conservation area on the north and east sides.
There are no through roads within the conservation area, so traffic is
consequently moderate.
Key issues
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Large modern developments encroaching into the historic core and detracting
from its character.
Incongruent modern shopfronts, signage, and colouring of facades.
Permitted development resulting in loss of architectural details and boundary
treatments, detrimental alterations and extensions: need to protect identified
areas through Article 4(2) directions.
Need for design of new housing to relate to historic context and prevailing
character.
Need to ensure consistent quality of street furniture and road surfaces.
Condition and maintenance of public spaces.
Need to review the conservation area boundary.
Development Control Committee (East)
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28 August 2008
Management Proposals
The key management proposals relate to:
•
•
•
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A review of the conservation area boundary.
The adoption of a List of Buildings of Local Architectural or Historic Interest.
The provision of additional protection for some areas of the Conservation Area
through the introduction of an Article 4(2) direction.
The general enhancement of the public realm including shopfronts.
3.0 Conclusion
The North Walsham Conservation Area contains an impressive range of historic
buildings dating mainly from the late 18th to early 19th century; these give the town
centre a strong and cohesive character. The distinctive Georgian and Regency core
includes a well-defined space in the centre of town, serving as the site for the weekly
market, with a large number of good historic shopfronts. To preserve and enhance
this special character is the main aim of the character appraisal and the associated
management proposals.
4.0 Timetable for public consultation and formal adoption
The six weeks public consultation period will be carried out during November and
December 2008. This will include a public exhibition, meeting and distribution of
leaflets to all addresses in the North Walsham Conservation Area. It is anticipated
that an amended document will be brought to Committee for final adoption in spring
2009.
5.0 Budgetary implications
There are no budgetary implications at this stage. Adoption of some of the
Management Proposals may have financial implications and these will be assessed
as part of the adoption report to be prepared for the Committee following the public
consultation period.
6.0 Recommendations
•
That the Draft North Walsham Character Appraisal and Management Proposals
incorporating proposed boundary changes and Article 4(2) directions outlined in
the body of this report be approved for public consultation purposes.
•
That following consultation, the amended North Walsham Conservation Area
Character Appraisal and Management Proposals be brought back before
Committee for final adoption.
Source: (F Callaghan, Extn 6367 – File Reference: North Walsham CAA )
Development Control Committee (East)
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28 August 2008
PUBLIC BUSINESS - ITEMS FOR DECISION
PLANNING APPLICATIONS
Note :- Recommendations for approval include a standard time limit condition as
Condition No.1, unless otherwise stated.
2.
NORTH WALSHAM - 20080830 - Erection of eight two-storey dwellings; land
rear of 45 Happisburgh Road for Mr M Neale
Target Date :31 Jul 2008
Case Officer :Mr Thompson/Mr Took
(Outline Planning Permission)
CONSTRAINTS
Residential
RELEVANT PLANNING HISTORY
19981212 - (Full Planning Permission) - Construction of three detached houses with
garages (renewal of approval 01 931275 PF)
Approved, 27 Jun 2003
20011691 - (Outline Planning Permission) - Erection of detached two-storey dwelling
Withdrawn, 30 Jan 2004
THE APPLICATION
Seeks the approval in principle of eight two-storey dwellings and indicates a layout
that includes two detached dwellings and three pairs of dwellings linked by garages.
Access is proposed via a private drive from Happisburgh Road that includes a
passing bay. Access and layout are for consideration.
REASON FOR REFERRAL TO COMMITTEE
The application was deferred at the previous meeting.
TOWN COUNCIL
Objects on the grounds of over development of the site and highway access.
REPRESENTATIONS
Nine letters of objection from nearby residents concerned at issues of impact on their
amenities including overlooking, environmental impact, adequacy of private access,
highway safety and the condition of existing trees along the north-western boundary.
Letter from applicant's agent attached as Appendix 1.
CONSULTATIONS
County Council (Highways) - No objection in principle but requests further details and
clarification with regard to land ownership and visibility splays.
Comments on further details awaited.
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.
Development Control Committee (East)
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28 August 2008
CRIME AND DISORDER ACT 1998 - SECTION 17
The application raises no significant crime and disorder issues.
POLICIES
North Norfolk Core Strategy (Submission Document):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy SS 3: Housing (strategic approach to housing issues).
Policy HO 7: Making the most efficient use of land (Housing density) (specifies
housing densities).
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
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).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 1: Growth Towns (main towns for growth in district).
Policy 6: Residential Areas (areas primarily for residential purposes).
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 147: New Accesses (developments which would endanger highway safety not
permitted).
MAIN ISSUES FOR CONSIDERATION
1. Impact on character of area.
2. Impact on neighbouring housing development.
3. Highway matters.
APPRAISAL
This application was deferred at the last meeting to negotiate for single-storey
dwellings on the site. The applicant is unwilling to modify the proposal for the reasons
set out in the architect's email (Appendix 1), and will provide additional details
indicating that the proposal will produce no significant overlooking.
The site is formed by an amalgamation of part of the long rear gardens of five
dwellings which front the eastern side of Happisburgh Road. The site is currently land
locked as it is bounded by a variety of other residential properties. The site is within a
predominantly residential area where policy allows for the development of additional
dwellings in principle.
Access to the site is to be gained by a private drive formed between numbers 45 and
49 Happisburgh Road which involves the removal of a small group of trees. Due to
the length of the access (approximately 80m) the proposal includes a passing bay.
The access arrangement is considered acceptable in principle by the Highway
Authority although further details and clarification on ownership and visibility
provision have been requested.
The proposed layout indicates that all dwellings can be sited to meet the basic
amenity criteria of 10m minimum rear gardens and 21m between proposed and
existing dwellings, in accordance with Policy 13 of the Local Plan. However,
objections have been received from occupiers of bungalows that front onto St Benets
Avenue expressing concern in respect of issues including overlooking and
suggesting bungalows would be more appropriate.
Development Control Committee (East)
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28 August 2008
The proposed development is at a density of approximately 23 dwellings/ha and
makes the best use of existing residential land as required by the current
Government guidance, taking into account the existing character of the area. The
Core Strategy aims to achieve a minimum of 40 dwellings/ha in principal settlements,
such as North Walsham. Whilst the density is below the Government's recommended
minimum and Core Strategy aims, this is justified by the need to retain trees on the
site boundaries and to prevent overlooking of neighbours.
Subject to the submission of details that satisfy the highway requirements, the
proposal is considered to meet the policy criteria of the Development Plan.
RECOMMENDATION:Delegated authority to approve subject to receipt of details required by the
Highway Authority including clarification on achievable visibility splays and
ownership of land required for highway requirements.
3.
RUNTON - 20080826 - Erection of chalet bungalow and detached garage; The
Hawthorns The Hurn West Runton for Mr I Simmons
Target Date :18 Jul 2008
Case Officer :Mr Thompson/Mr Took
(Full Planning Permission)
CONSTRAINTS
Residential
Selected Small Village
Conservation Area
RELEVANT PLANNING HISTORY
20061209 - (Outline Planning Permission) - Demolition of stable and erection of
single-storey dwelling and garage
Approved, 22 Sep 2006
THE APPLICATION
To construct a detached chalet bungalow with detached garage with study above,
both to be constructed of brick with pantile roofs. The proposed bungalow would
measure 13.5m wide, 7m deep and 6.3m to the ridge, plus a small single-storey rear
extension, whilst the garage/study would be approximately 6m by 5m wide and 5.5m
high to the ridge. Amended drawings have been submitted showing the bungalow
with a hipped roof rather than a gable at the east side facing towards the neighbours.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Saunders having regard to the following planning issue:
Conflict with Design Guide separation distances.
PARISH COUNCIL
Objects - proposed access is via a track over common land (The Hurn) which is
maintained by residents. It has poor surfacing, floods on occasion and is unsuitable
to serve any further development.
REPRESENTATIONS
Letters from four local residents concerned about access, overdevelopment in a
Conservation Area and the impact of a large building - problems of light, noise and
lack of privacy.
Development Control Committee (East)
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28 August 2008
CONSULTATIONS
County Council (Highways) - No objection subject to construction of access, parking
and turning area prior to occupation.
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 SS2: Development in the Countryside (prevents general development in the
countryside with specific exceptions).
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 4: Selected Small Villages (small-scale residential development should
enhance character) (development should be compatible with character).
Policy 6: Residential Areas (areas primarily for residential purposes).
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
MAIN ISSUES FOR CONSIDERATION
1. Principle of development on the site.
2. Design.
3. Impact on neighbours.
APPRAISAL
Although with the advent of the Local Development Framework West Runton will lose
its settlement boundary, the site has the benefit of a valid outline planning permission
granted in September 2006 which establishes the principle of a dwelling on the site. It
is therefore appropriate to consider the proposal against the saved North Norfolk
Local Plan policies. These would support appropriate residential development of
such a site within the settlement boundary. The outline planning permission was for a
single-storey dwelling only on the site. The current proposal contains a master
bedroom and galleried study in the roofspace lit by one large and five small
rooflights. The form, design and materials of the proposed dwelling are generally
considered to be acceptable, and because of its location towards the end of an
unadopted cul-de–sac the proposed dwelling would have little impact on the wider
Conservation Area.
The site is approximately 15.5m wide, and the size of the proposed dwelling means
that the east end of the building will be only approximately 7m (at its closest) from the
rear of the adjoining house to the east. This is less than the recommended minimum
of 11m (primary window to blank wall) set out in the Design Guide. However, the
proposal has been amended to incorporate a hipped roof on this east end to reduce
Development Control Committee (East)
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28 August 2008
the impact on the neighbour as far as possible. There are no windows on the east
facing wall of the proposed building other than the side windows and rooflights for the
conservatory area at the extreme south eastern corner of the building. These would
have no significant impact on the amenities of the neighbours. Whilst the proposed
bungalow would be clearly visible from the adjacent houses, and at some times of
year would be likely to cast a shadow in the rear gardens, it is not considered that the
impact of the amended design would be any more significant than the impact of the
single-storey bungalow approved in outline.
Granting permission in this case would therefore comply with the saved policies of
the North Norfolk Local Plan.
RECOMMENDATION:CONDITIONS:-
APPROVE,
SUBJECT
TO
THE
FOLLOWING
2) The development to which this permission relates must be begun not later than the
expiration of three years beginning with the date on which this permission is granted.
3) This permission is granted in accordance with the amended plans (drawing
number 08.2565.037 PL01 Rev A) received by the Local Planning Authority on 25
July 2008, unless otherwise first agreed in writing by the Local Planning Authority.
4) 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.
5) Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, (or any Order revoking, amending or reenacting that Order) no additional window shall be inserted in the east elevation of
the dwelling hereby permitted unless planning permission has been first granted by
the Local Planning Authority.
REASONS:2) The time limit condition is imposed in order to comply with the requirements of
Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of
the Planning and Compulsory Purchase Act 2004.
3) To ensure the satisfactory layout and appearance of the development in
accordance with Policy 13 of the saved North Norfolk Local Plan.
4) 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 13 of the saved North Norfolk Local Plan.
5) To ensure a satisfactory relationship with neighbouring dwellings, in accordance
with Policy 13 of the saved North Norfolk Local Plan, as amplified by paragraphs
3.31-3.36 of the explanatory text.
4.
SKEYTON - 20081047 - Erection of 4 semi-detached two-storey dwellings and 2
single-storey semi-detached dwellings; land adjacent Highview Felmingham
Road for Broadland Housing Association
Target Date :04 Sep 2008
Case Officer :Mr Thompson/Mr Took
(Full Planning Permission)
CONSTRAINTS
Area of High Landscape Value
Countryside
Development Control Committee (East)
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28 August 2008
THE APPLICATION
Full planning application for the erection of three pairs of semi-detached dwellings (2
x 3 bedroom houses, 2 x 2 bedroom houses, 2 x 2 bedroom bungalows) on
agricultural land to east of existing dwellings at High View, Skeyton.
REASON FOR REFERRAL TO COMMITTEE
Required by the Head of Planning and Building Control in view of the conflict with
policy.
PARISH COUNCIL
Supports the application but asks for 30m.p.h. speed limit because of the dangerous
cross roads to the west; amendments to the site layout; addition of chimneys;
clarification of sewage disposal arrangements (no main sewer is available); some
shared ownership housing; and residents to have strong local connection. Full
comments are at Appendix 2.
REPRESENTATIONS
Three letters of objection received on the following grounds:1. Contrary to planning policy.
2. Considerable distance to local amenities.
3. Impact on character of the area.
4. Increase in traffic.
5. Better sites available.
6. Loss of agricultural land.
7. Poor highway network.
CONSULTATIONS
Conservation Design and Landscape Manager (Landscape) - Points out that the site
is in an area where the Local Development Framework Landscape Character
Assessment identifies that significant numbers of new dwellings either within or
outside existing settlements would not contribute to or maintain landscape character,
and that new development should not stand out but should be unnoticeable within the
existing development structure. No attempt has been made to soften the impact of
new buildings in the landscape and the current proposals would have a detrimental
effect on the landscape. (Full comments attached at Appendix 2).
County Council (Highways) - Awaiting comments.
Strategic Housing - Supports. Proposal meets identified housing need in the parish
and is the preferred site identified by the Parish Council. (Full comments attached at
Appendix 2).
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.
Development Control Committee (East)
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28 August 2008
POLICIES
North Norfolk Core Strategy (Submission Document):
Policy SS2: Development in the Countryside (prevents general development in the
countryside with specific exceptions).
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).
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 SS 4: Environment (strategic approach to environmental issues).
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).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 5: The Countryside (prevents general development in the countryside with
specific exceptions).
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 21: Area of High Landscape Value (promotes conservation and enhancement,
prevents developments which would be significantly detrimental to appearance and
character).
Policy 57: Affordable Housing in the Countryside (specifies criteria for 'exception'
cases in the Countryside policy area. Sites have to immediately adjoin village
boundaries).
MAIN ISSUES FOR CONSIDERATION
1. Principle of affordable housing in the countryside.
2. Landscape impact.
3. Design.
APPRAISAL
The site adjoins a group of nine dwellings and the village hall, but otherwise is in a
relatively isolated position in open countryside. Policy HO3 of the Core Strategy
would permit affordable housing in isolated rural locations such as this provided that
the proposal adjoins an existing group of ten or more dwellings. In this case the site
adjoins a slightly smaller group and is therefore in conflict with Policy HO3.
This would not normally be regarded as a sustainable location for new housing as
access to services would be almost entirely reliant on the private car. Policy SS4 of
the Core Strategy requires that all development proposals be located and designed
so as to reduce carbon emissions. The isolated location of this proposal brings it into
conflict with this policy.
Saved Policy 57 of the North Norfolk Local Plan would only allow affordable housing
in the countryside if the site adjoins a settlement boundary defined in the Local Plan.
This site is nearly a mile (1330m) from the nearest settlement boundary (Swanton
Abbott) and the proposal therefore conflicts with this saved North Norfolk Local Plan
policy.
Development Control Committee (East)
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28 August 2008
The site is in an elevated and exposed position in an open rural landscape and the
proposed dwellings will be visible over a wide area, particularly from existing roads to
the south east and south west of the site. The submitted application contains no
proposals for any substantial planting to help assimilate the development into the
landscape and the proposal is therefore likely to be intrusive and prominent in the
landscape, damaging to the character of the area and in conflict with saved Local
Plan Policy 13 and Policy EN2 of the Core Strategy.
The proposed dwellings are two pairs of houses and one pair of bungalows, plain in
design but broadly comparable in style and proportions with the existing pairs of
semi-detached houses to the west. The Parish Council has raised concerns about
the lack of chimneys and the need to protect the privacy of existing dwellings by
siting the proposed bungalows rather than the houses next to the existing houses.
Given that the proposed houses have blank gable ends it is not considered that there
is any need to change the position of the houses to ensure privacy, and the
appearance of the group as a whole would be best achieved by retaining the
proposed houses next to the existing houses. The inclusion of chimneys would be a
matter for negotiation if permission is to be granted.
Whilst the need for affordable housing is clearly a material consideration to be taken
into account when making a decision on this application, Members will need to weigh
this against the policy and sustainability issues, and to consider the advisability of
breaching saved Local Plan policies and Core Strategy policies even before they
have been formally adopted.
RECOMMENDATION:Delegated authority to refuse the application on policy grounds, and subject to
any further issues raised by the Highway Authority.
5.
WORSTEAD - 20080902 - Change of use from agricultural storage to B8
(storage of haulage vehicles and trailers); Brockley Farm Station Road for Mr
W Davison
Target Date :06 Aug 2008
Case Officer :Miss C Ketteringham
(Full Planning Permission)
CONSTRAINTS
Area of High Landscape Value
Countryside
RELEVANT PLANNING HISTORY
19960566 - (Full Planning Permission) - Erection of agricultural grain store building
Approved, 29 Jul 1996
THE APPLICATION
To use land currently used for the storage of agricultural machinery to store haulage
vehicles and trailers.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Wilkins having regard to the following planning issues:
1. Noise.
2. Residential amenity.
3. Increased traffic.
4. Change of use of agricultural land.
Development Control Committee (East)
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28 August 2008
PARISH COUNCIL
Objects on the following grounds:1. Severe impact on quality of life for neighbouring cottages.
2. Increase in noise.
3. More damage to properties due to an even bigger number of lorries going through
the village.
REPRESENTATIONS
Two letters have been received objecting to the proposal on grounds it moves
unsightly storage of disused and unroadworthy vehicles from one site to a new site.
CONSULTATIONS
County Council (Highways) - Awaiting comments.
Environmental Health - No objection subject to a condition limiting no noise
producing activities outside the hours of 07:30 - 19.00 Monday to Friday and 07.30
- 13.00 Saturdays.
Worstead Amenity Society - No comments received.
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 SS2: Development in the Countryside (prevents general development in the
countryside with specific exceptions).
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 EC 3: Extensions to existing businesses in the Countryside (prevents
extensions of inappropriate scale and that would be detrimental to the character of
the area).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 5: The Countryside (prevents general development in the countryside with
specific exceptions).
Policy 21: Area of High Landscape Value (promotes conservation and enhancement,
prevents developments which would be significantly detrimental to appearance and
character).
Policy 74: Non-Conforming Uses (specifies criteria for employment uses outside of
designated employment areas in terms of residential amenities, highway and
environmental impacts).
MAIN ISSUES FOR CONSIDERATION
1. Residential amenity.
2. Highway issues.
Development Control Committee (East)
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28 August 2008
APPRAISAL
The application site comprises the open storage area of an existing agricultural
business premises which is located in the Countryside Policy area. Policy 74 of the
Local Plan and Policy EC3 of the Core Strategy both allow for the expansion of local
businesses in the countryside provided the proposal does not increase any
detrimental effect on the surrounding area or on residential amenities of nearby
occupiers and that there are no significant highway issues.
The site would operate in conjunction with the applicant's existing haulage business
premises located on the opposite side of Station Road adjacent to the railway line.
The haulage business has a long association with Worstead and it is understood
provides freight transport for other local businesses including the inward and outward
goods from a food factory further along Station Road as well as local farm crops.
It is understood that the land would be leased from the local estate farm and used to
store trailers on a periodic basis for seasonal crops or specific types of transport and
moved across to the haulage yard as the need arises. Therefore though it is
anticipated that vehicle movements to and from the application site will not be that
frequent, the agent has been asked to provide further details of anticipated large
vehicle movements. The extra storage will allow the applicant to make further
improvements to the haulage yard which is overflowing with trailers. With the effect of
the current economic climate on freight transporters it is both functionally and
economically practical to store the trailers close to the haulage yard thereby avoiding
unnecessary mileage.
As far as landscape impact is concerned the site is well-screened from public view by
three existing, large, modern agricultural buildings and established landscaping on
the southern and western boundaries. The eastern aspect is more open but this
would easily be remedied by suitable landscaping along the boundary. Even without
the additional landscaping the proposal is considered to have no significant adverse
landscape impact.
As regards issues of residential amenity there is a pair of cottages immediately
adjacent to the site that could potentially be affected by noise from the development.
However, the Environmental Health Officer considers this can satisfactorily be
ameliorated by an hours of use condition limiting any periods of noise producing
operations which would include large vehicle traffic movements. This is likely to be an
improvement over the existing situation where large agricultural vehicles may include
early morning and night time movements especially during the harvest season.
Haulage is a related component of agriculture, and as the business has strong local
connections, it is considered that the land use of the application site for storage is in
principle acceptable. Moreover it would not adversely affect the character of the
countryside or, with an hours of use restriction, the residential amenities of
neighbours. However, Officers consider that the storage use should be linked by
condition to the existing haulage business.
Providing the Highway Authority raises no objections to the proposal the application
is considered to comply with the requirements of the Development Plan.
RECOMMENDATION:Delegated authority to approve subject to no objections from the Highway
Authority and the imposition of appropriate conditions to include hours of use
(as recommended by Environmental Health), landscaping and limited to
vehicles associated with the existing haulage business nearby.
Development Control Committee (East)
13
28 August 2008
6.
APPLICATIONS APPROVED UNDER DELEGATED POWERS
ALBY - 20080870 - Erection of first floor front extension and rear conservatory;
Wayside Cottage Thwaite Common Erpingham for Mr J Mims
(Full Planning Permission)
ALDBOROUGH - 20080885 - Erection of garage/store; Greystones House
Thurgarton Road for Dr J Mumford
(Full Planning Permission)
ASHMANHAUGH - 20080881 - Erection of single-storey rear extension; Oak
Lodge Stone Lane for Mr Barber
(Full Planning Permission)
AYLMERTON - 20080919 - Erection of replacement single-storey dwelling; One
Acre Sandy Lane for Mr D Oliver
(Outline Planning Permission)
BACTON - 20080863 - Continued use of land for siting three portable buildings
and erection of three additional buildings; Shell (UK) Ltd Paston Road for Shell
UK
(Full Planning Permission)
CATFIELD - 20080856 - Erection of side extension, detached car shelter and
boundary wall and installation of solar panels; Galloway House The Street for
Mr M Irving
(Full Planning Permission)
CROMER - 20080859 - Conversion and extension of garage to provide annexe;
62 Connaught Road for Mr S Kerr
(Full Planning Permission)
CROMER - 20080827 - Erection of sprinkler tank and pump housing; Homebase
Ltd Holt Road for Hargreaves Estate & Management Ltd
(Full Planning Permission)
CROMER - 20080944 - Erection of single-storey side extension, rear
conservatory and sun room; 5 Arbor Hill for Mr M Hall
(Full Planning Permission)
CROMER - 20080969 - Retention of automatic teller machine; B P I Service
Station Holt Road for Mr P Manogue
(Full Planning Permission)
CROMER - 20080970 - Continued display of internally
advertisement; B P I Service Station Holt Road for Mr P Manogue
(Illuminated Advertisement)
illuminated
EAST RUSTON - 20080710 - Conversion of barn to one unit of holiday
accommodation; Poplar Farm Chequers Street for Purpose Consulting Limited
(Full Planning Permission)
EAST RUSTON - 20080927 - Erection of two-storey side extension, repositioning of conservatory and construction of pitched roof to rear extension;
School House School Road for Mr W Penny
(Full Planning Permission)
Development Control Committee (East)
14
28 August 2008
FELMINGHAM - 20080929 - Retention of partially constructed memorial folly
and addition of roof with spire; West Wing Oaks Farm Barn Suffield Road for
Mr D Whitwood
(Full Planning Permission)
FELMINGHAM - 20080990 - Erection of single-storey rear extension; Eastcot
North Walsham Road for Mr and Mrs Thorpe
(Full Planning Permission)
HAPPISBURGH - 20080883 - Erection of garden room, log store, pergola and
garden wall; 2 High House Church Street for Mr Mole
(Full Planning Permission)
HICKLING - 20080789 - Erection of two-storey side/front extension, singlestorey rear extension, front and rear dormers, porch and detached garage and
change of use of land from agricultural to garden; 1 Lilac Cottages The Street
for Mr B Butcher
(Full Planning Permission)
HICKLING - 20081001 - Construction of garden room to replace conservatory;
Beaconsfield Farm Ingham Road for Mr Conrathe
(Full Planning Permission)
HORNING - 20080837 - Erection of two-storey side extension; 16 Parkland
Crescent for Mr D Young
(Full Planning Permission)
HORNING - 20080900 - Erection of dormer extension; 1 Broadwater Way for
Mrs D Alexander
(Full Planning Permission)
HOVETON - 20080763 - Erection of lean-to extensions to potato store; Tilia
Business Park Tunstead Road for Tilia Properties Limited
(Full Planning Permission)
KNAPTON - 20080850 - Erection of single-storey side extension; 2 Pond
Cottages Pond Road for Mr S Farmer
(Full Planning Permission)
KNAPTON - 20080981 - Retention of revised conservatory roof profile; 14 Lawn
Close for Mr R Brown
(Full Planning Permission)
KNAPTON - 20081022 - Erection of single-storey side extension; Verbena
Cottage The Street for Mrs D Holroyd
(Full Planning Permission)
LUDHAM - 20080906 - Erection of single-storey dwelling; Oakleigh Malthouse
Lane for Mrs K Sloper
(Outline Planning Permission)
MUNDESLEY - 20080843 - Formation of vehicular access and erection of
detached garage; 5 Beach Close for Mr S Smith
(Full Planning Permission)
Development Control Committee (East)
15
28 August 2008
MUNDESLEY - 20080844 - Erection of single-storey side extension; 11
Beckmeadow Way for Ms S Deacon
(Full Planning Permission)
MUNDESLEY - 20080917 - Variation of condition 1 of planning permission
E3975 to permit holiday occupancy from 1 March to 13 January; 2, 5, 6, 59 and
61 Seaward Crest Chalets Links Road for Mr G Butt
(Full Planning Permission)
MUNDESLEY - 20080923 - Erection of detached garage; Longstomps 18 Texel
Way for Mr R Baggally
(Full Planning Permission)
MUNDESLEY - 20080932 - Erection of garage/workshop and external staircase
and installation of patio doors to rear; 43 High Street for Mr K Lewis
(Full Planning Permission)
NEATISHEAD - 20080834 - Conversion of barn to provide additional living
accommodation; Cangate House Cangate Road Cangate for Mr and Mrs How
(Full Planning Permission)
NORTH WALSHAM - 20080884 - Change of use of part ground floor from
residential to A1 (funeral directors); 57a Mundesley Road for Murrell Cork
Funeral Directors
(Full Planning Permission)
NORTH WALSHAM - 20080953 - Erection of two-storey side extension and
replacement conservatory; 53 Harbord Close for Mr K Varley
(Full Planning Permission)
NORTH WALSHAM - 20080978 - Erection of two-storey side extension and
single-storey rear extension; 41 Manor Road for Mr and Mrs C De Caesmaeker
(Full Planning Permission)
NORTH WALSHAM - 20080984 - Erection of single-storey rear extension; 13
Meadow Close for Mr P Cossey
(Full Planning Permission)
NORTH WALSHAM - 20080815 - Erection of garage, front porch, balcony and
swimming pool cover; Staithe House Mundesley Road for Mr Dyke
(Full Planning Permission)
NORTH WALSHAM - 20080436 - Erection of five flats and one house with
courtyard development; land rear of 5, 7 and 9 Market Street for Cragdale
Properties
(Full Planning Permission)
NORTH WALSHAM - 20080914 - Conversion of redundant office to night
watchman's accommodation; 4 Folgate Road for Mr and Mrs M Drury
(Full Planning Permission)
NORTH WALSHAM - 20081000 - Installation of two non-illuminated fascia signs
and two non-illuminated projecting signs; 30 Market Place for Nationwide
Building Society
(Non-illuminated Advertisement)
Development Control Committee (East)
16
28 August 2008
NORTHREPPS - 20080909 - Continued display of illuminated "cross"
advertisement; Cromer Christian Fellowship Norwich Road Cromer for Cromer
Christian Fellowship
(Illuminated Advertisement)
NORTHREPPS - 20081019 - Erection of two-storey side extension and porch;
Foxhills Farmhouse 31 Frogshall for Miss H Bradby
(Full Planning Permission)
OVERSTRAND - 20080891 - Erection of single-storey dwelling; land adjacent 1
Pauls Lane for Mr A Paul
(Full Planning Permission)
ROUGHTON - 20080988 - Installation of two rooflights; Barn 3 Flaxmans Farm
Felbrigg Road for Robert Lord Associates
(Full Planning Permission)
ROUGHTON - 20080989 - Installation of two rooflights; Barn 3 Flaxmans Farm
Felbrigg Road for Robert Lord Associates
(Alteration to Listed Building)
RUNTON - 20080855 - Erection of boundary walls to allow footpath
construction; Constantia Cottage Restaurant High Street East Runton for
Constantia Cottage Restaurant
(Full Planning Permission)
RUNTON - 20080729 - Erection of two-storey dwelling; land adjacent to
Sandyfield Church Lane West Runton for Mr L Sheridan
(Planning Permission; Reserved Matters)
RUNTON - 20080910 - Variation of condition 5 of planning permission 20080075
to permit pedestrian use of existing access; Long Planting Cromer Road West
Runton for Mr M Hayns
(Full Planning Permission)
SEA PALLING - 20080931 - Prior notification of intention to undertake sea
defence works; Happisburgh - Horsey Gap Horsey for Environment Agency
(Prior Notification)
SIDESTRAND - 20080964 - Installation of two windows; Bridge Barn Bizewell
Farm Main Road for Mr D Northcutt
(Full Planning Permission)
SIDESTRAND - 20080965 - Installation of two windows; Bridge Barn Bizewell
Farm Main Road for Mr D Northcutt
(Alteration to Listed Building)
SLOLEY - 20080875 - Erection of two-storey extension with single-storey link
extension; Holly Farm House Low Street for Mr A Kelly
(Full Planning Permission)
SOUTHREPPS - 20080842 - Erection of one-and-a-half-storey extensions and
construction of dormer window to facilitate conversion of loft to living
accommodation; Hall Farm Bungalow Hall Road for Mr N Storey
(Full Planning Permission)
Development Control Committee (East)
17
28 August 2008
SOUTHREPPS - 20080849 - Erection of two-storey side extension and singlestorey front extension; Meadow View Chapel Road for Mr J Barker
(Full Planning Permission)
STALHAM - 20080920 - Retention of replacement shop front and side window;
95 High Street for Miss S Murtha
(Full Planning Permission)
STALHAM - 20080976 - Display of illuminated fascia sign; 95 High Street for
Miss S Murtha
(Full Planning Permission)
SUTTON - 20080513 - Conversion of outbuilding to one unit of holiday
accommodation; Sutton Hall Barn Hall Road for Mr G Berry
(Full Planning Permission)
SUTTON - 20080882 - Erection of two-storey extension; 2 Horseshoe Cottage
The Street for Mr Cutting
(Full Planning Permission)
SWAFIELD - 20080901 - Erection of rear conservatory; Barstaple Bradfield
Road for Mr G Bell
(Full Planning Permission)
TRIMINGHAM - 20080858 - Erection of single-storey rear extension; Four Winds
Mundesley Road for Mrs Edwards
(Full Planning Permission)
TRIMINGHAM - 20080889 - Erection of rear conservatory; 27 Mundesley Road
for Mr and Mrs Browne
(Full Planning Permission)
TRUNCH - 20080880 - Erection of two-storey dwelling; York Cottage Chapel
Road for Mr S Loose
(Planning Permission; Reserved Matters)
TUNSTEAD - 20080894 - Conversion and extension of barn to provide one unit
of holiday accommodation; Bumble Barn Anchor Street for Mr P Crothier
(Full Planning Permission)
WORSTEAD - 20080887 - Erection of front dormer window; Brambles Honing
Road Lyngate for Mrs L Bispham
(Full Planning Permission)
WORSTEAD - 20080903 - Use of land for siting five storage containers; Haulage
Depot Station Road for Mr W Davison
(Full Planning Permission)
7.
APPLICATIONS REFUSED UNDER DELEGATED POWERS
AYLMERTON - 20080939 - Erection of single-storey dwelling; site adjacent One
Acre Sandy Lane for Mr D Oliver
(Outline Planning Permission)
Development Control Committee (East)
18
28 August 2008
PASTON - 20080851 - Erection of extension and conversion of mill to dwelling;
Stow Mill Stow Hill for Mr and Mrs R Hough
(Full Planning Permission)
PASTON - 20080852 - Alterations to facilitate erection of extension and
conversion of mill to dwelling; Stow Mill Stow Hill for Mr and Mrs R Hough
(Alteration to Listed Building)
TRUNCH - 20080933 - Conversion of agricultural building to three units of
holiday accommodation; Warren Farm Chapel Road for Mr and Mrs N R
Christie
(Full Planning Permission)
APPEALS SECTION
8.
NEW APPEALS
No Items.
9.
PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
NORTH WALSHAM - 20071135 - Residential development; land at Cromer Road
and Bradfield Road for Norfolk Homes Limited
PUBLIC INQUIRY 01 Jul 2008
NORTH WALSHAM - 20071136 - Residential development; land at former
Marricks Wire Ropes Cromer Road for Norfolk Homes Limited
PUBLIC INQUIRY 01 Jul 2008
10.
WRITTEN REPRESENTATIONS APPEALS - PROGRESS
CROMER - 20071320 - Removal of condition 2 of planning permission reference
20050527; Fletcher Hospital Roughton Road for Mr S A Sheikh
CROMER - 20071939 - Erection of one-and-a-half-storey dwelling; 28 Hillside
Cromer for Mr J Carly
MUNDESLEY - 20071272 - Erection of two single-storey dwellings; 39-41
Cromer Road for Mr and Mrs Briggs/Mr and Mrs Roberts
SITE VISIT :- 19 Aug 2008
MUNDESLEY - 20071338 - Demolition of single-storey dwelling and stables and
erection of eight two-storey dwellings; 17 Marina Road for Mrs P Smith
MUNDESLEY - 20071869 - Erection of two-storey dwelling and garage; 40
Cromer Road for Mr and Mrs F V Cousins
Development Control Committee (East)
19
28 August 2008
NORTH WALSHAM - 20071764 - Erection of seventeen flats and one singlestorey dwelling; 48-50 Bacton Road for P and N Developments Limited
NORTH WALSHAM - 20071806 - Erection of attached two-storey dwelling; 1
Woodbine Close for Miss J Dyble
RUNTON - 20071542 - Erection of rear dormer window; Inglewood Bungalow
High Street for Mr and Mrs R Brownsell
SUFFIELD - 01/097/DEV6/07/001 - Cooks Farm Rectory Road for D & M Hickling
Properties Ltd
SUFFIELD - 20071381 - Conversion of barns to six units of holiday
accommodation; Cooks Farm Rectory Road for D & M Hickling Properties
Limited
SWANTON ABBOTT - 20080124 - Erection of single-storey dwelling; land at The
Conifers Cross Road for Mr R G J Wallace
SWANTON ABBOTT - 20080447 - Erection of a pair of semi-detached twostorey dwellings; land adjacent The White Cottage Aylsham Road for Mr M
Chipperfield
WORSTEAD - 20080029 - Erection of two-storey dwelling; land rear of 30 and
32 Honing Row for Worstead Farms Limited
11.
APPEAL DECISIONS
MUNDESLEY - 20071149 - Erection of two-storey dwelling; land at 20
Beckmeadow Way for Mr and Mrs D Spinks
APPEAL DECISION :- DISMISSED
SWANTON ABBOTT - 20070243 - Erection of 4 terraced dwellings; land
adjacent former Weavers Arms Aylsham Road for Horning Properties
APPEAL DECISION :- ALLOWED
SWANTON ABBOTT - 20071469 - Erection of three detached houses; land
adjacent to Ex Weavers Arms Aylsham Road for Horning Properties
APPEAL DECISION :- ALLOWED
Development Control Committee (East)
20
28 August 2008