10 DECEMBER 2009
Minutes of a meeting of the DEVELOPMENT CONTROL COMMITTEE (WEST) held in the
Council Chamber, Council Offices, Holt Road, Cromer at 9.30 am when there were present:
Councillors
H C Cordeaux (Chairman)
J A Wyatt (Vice-Chairman)
P W High
S C Mears
J H Perry-Warnes
J D Savory
Mrs A C Sweeney
Mrs J Trett
M J M Baker - substitute for B Cabbell Manners (for Minutes (148) - (158)
only)
Mrs H T Nelson - Cabinet Member for Tourism and Member for Sheringham
South Ward
Mrs P Bevan Jones - Sheringham North Ward
B J Hannah - Sheringham North Ward
Development Control Committee (East) Members for Minute (147)
Miss P E Ford
Mrs B McGoun
S J Partridge
Mrs M Seward
B Smith
Mrs L Walker
P J Willcox
Officers
Mr S Oxenham - Head of Planning and Building Control
Mr G Lyon - Acting Development Control Manager (West)
Mr R Howe - Planning Legal and Enforcement Manager
Mrs E Smith - Solicitor (Standards & Governance)
Mr G Linder - Senior Planning Officer (West)
Miss J Medler - Senior Planning Officer (West)
(143) APOLOGIES FOR ABSENCE AND DETAILS OF SUBSTITUTE MEMBERS
Apologies for absence were received from Councillors B Cabbell Manners and Mrs C
M Wilkins (East) There was one substitute Member in attendance as shown above.
(144) MINUTES
The Minutes of a meeting of the Committee held on 12 November 2009 were
approved as a correct record and signed by the Chairman.
(145) ITEMS OF URGENT BUSINESS
The Chairman stated that there was one item of urgent business which he wished to
bring before the Committee, relating to applications 20090777 and 20090818 at
Sheringham. The reason for urgency was to enable site inspections to be
undertaken by Members of Development Control Committee (East) in advance of
these applications being considered under the new Combined Committee
arrangements. This matter was considered under item 5 of the officers’ reports
(minute 148).
Development Control Committee (West)
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10 December 2009
(146) DECLARATIONS OF INTEREST
Councillors H C Cordeaux, P W High, J H Perry-Warnes and S J Partridge declared
interests, the details of which are given under the minute of the item concerned.
Councillor M J M Baker attended the combined part of the meeting as a member of
the public in view of his interest in minute (147).
APPLICATION CONSIDERED BY THE COMBINED COMMITTEE
Councillor S J Partridge, Vice-Chairman of Development Control Committee (East),
chaired the meeting during consideration of this item.
(147) HOLT - PF/05/0518 - Change of Use of Land to Car and Coach Park, Formation
of Access and Erection of Toilets (Lighting and Drainage Details Plus Off-Site
Highways Works to Valley Lane); Land Adjacent to Holt Road, Thornage for Mr
G F Chapman
Councillor H C Cordeaux declared a personal, non-prejudicial interest in this
application as he knew the applicant.
Councillor J H Perry-Warnes declared a personal, non-prejudicial interest in this
application as he knew and had met with the applicant.
Councillor P W High declared a personal, non-prejudicial interest in this application
as he knew and had met with the applicant.
Councillor S J Partridge declared a personal, non-prejudicial interest in this
application he had been lobbied by objectors and supporters in his former role as
Leader of the Council.
Councillor S C Mears declared a personal, non-prejudicial interest in this application
as he had met with an objector some time ago.
Councillor Mrs L Walker stated that she had received correspondence both objecting
to and supporting this application.
Councillor M J M Baker stated that he was attending the meeting as a member of the
public for this item. The Planning Legal and Enforcement Manager explained that
Councillor Baker had attended previous meetings as a local Member and had
declared an interest in view of his involvement with a Company trading in the town.
Following representations by a local objector Councillor Baker had been advised in
respect of his interests and it had been agreed that he would remain in the room as a
member of the public and take no part in the meeting during consideration of this
matter.
The Combined Committee considered item 1 of the officers’ reports in respect of a
planning application for the change of use of land to car park and coach park and
associated development.
Public Speakers
Mr Bruce-Lockhart (Holt Town Council)
Dr Jolliffe (objecting)
Mr Hill (supporting)
Mr Lintott (supporting)
Mr Mitchell (supporting)
Development Control Committee (West)
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10 December 2009
The Senior Planning Officer reported the further comments of the Council for the
Protection of Rural England in respect of impact on the Glaven Valley Conservation
Area and the setting of the town and highway issues. He read in full a letter from Mr
Stevenson, a local resident, regarding need for the car park, viability, timing of the
application in respect of the Local Development Framework process, highway issues
and the consultation process. A further letter had been received from the Highway
Authority reiterating that the pedestrian crossing was considered to be adequate for
the purpose.
The Senior Planning Officer recommended refusal of this application as set out in the
report. He stated that if Members were minded to approve this application it would
be necessary to refer the matter to the Government Office prior to approval.
Councillor P W High, a local Member, referred to the length of time the car park issue
had been under consideration and considered that the car park should be developed
and in use as soon as possible. He proposed approval of this application.
Councillor Mrs L Walker considered that the benefits of the proposal outweighed the
biodiversity issues. She referred to the environmental impact of vehicles being
driven around the town in search of a parking space. She requested that conditions
be imposed to ensure that the lighting did not impact on the environment and that the
land should be returned to agriculture if the car park ceased to operate.
Councillor H C Cordeaux referred to the difficulty in parking in the town. He
considered that the impact of vehicles parked along Letheringsett Hill, Cley Road and
Kelling Road was worse than if they were parked in the proposed car park. He
considered there were other advantages in respect of pedestrian access to Spout
Hills and as a dropping off point for the primary school.
Councillor J H Perry-Warnes considered that the advantages of the proposal
outweighed the disadvantages. He considered that tree planting was necessary and
could eventually screen the car park and improve the landscape. He seconded the
proposal.
Councillor Mrs B McGoun considered that people were put off shopping in Holt as
there was no confidence in being able to park.
Councillor S C Mears considered that the current situation where cars were parked
all along the roads was damaging. He expressed concern that the narrowness of the
northern boundary and proximity to the railway cutting could encourage fly tipping
into the cutting. He considered that there should be more protection for that part of
the Glaven Valley.
Councillor J A Wyatt suggested that congestion could be improved if the Highway
Authority improved the road markings at the roundabout to indicate the left turn from
the Holt direction.
In answer to Members’ questions the Senior Planning Officer explained the proposals
in respect of lighting, surface treatment and opening hours.
Councillor P J Willcox expressed concern that only five coach parking spaces were
provided. He requested that coaches be routed left out of the car park to avoid using
the narrow roads towards East Dereham.
Development Control Committee (West)
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10 December 2009
The Head of Planning and Building Control advised that it was not reasonable to
restrict coaches turning towards East Dereham because of the status of this route. In
any case, if a left hand turn only restriction were introduced coaches could turn at the
roundabout to use the route. He suggested that the applicants be asked to
discourage coach drivers from using this route.
Councillor Mrs H T Nelson, Portfolio Holder for Tourism, considered that Holt
deserved a car park and fully supported this application.
The Planning Legal and Enforcement Manager advised the Committee in respect of
its duty to take into account development plan policies when determining planning
applications. He stated that the Committee could also take into account other
material considerations. He considered that the Committee had weighed the issues
relating to the proposal and struck a balance which satisfied the legal test.
It was proposed by Councillor P W High, seconded by Councillor J H Perry-Warnes
and
RESOLVED unanimously
That the Head of Planning and Building Control be authorised to
approve this application subject to the Government Office confirming
that the application will not be called in for determination by the
Secretary of State and subject to the imposition of appropriate
conditions.
Reason:
The Committee has given careful consideration to the visual impact,
biodiversity, Conservation Area and landscape issues and considers
that the benefits of the proposed development to the town outweigh
these issues. In particular, the benefits of the car park will enhance the
vitality and viability of the town of Holt and the construction of the car
park will help alleviate the amount of inappropriate parking on entrance
roads into and around the town.
(148) APPLICATIONS RECOMMENDED FOR A SITE INSPECTION
At the suggestion of the Head of Planning and Building Control this item was
considered by the Combined Committee
Councillor M J M Baker joined the meeting as substitute for Councillor B Cabbell
Manners.
The Committee considered item 5 of the officers’ reports.
RESOLVED
That a site inspection be arranged in respect of the following
applications for both Development Control Committees and that the
local Member and Chairman of the Parish Council be invited to attend:
SUSTEAD – PF/09/0974 – Erection of Agricultural Storage Building;
Farm Buildings Adjacent Manor House, New Road, Bessingham for Mr I
Clark
Development Control Committee (West)
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10 December 2009
SUSTEAD – PF/09/1008 – Extension and Alterations to Agricultural
Building; Farm Buildings Adjacent Manor House, New Road,
Bessingham for Mr I Clark
The Head of Planning and Building Control reported that it would not be possible to
consider the Sheringham supermarket applications under the current Committee
arrangements. These applications would instead be considered in the New Year
under the trial Combined Committee arrangements.
Development Control
Committee (West) had recently visited both sites and arrangements would now need
to be made for Members of Development Control Committee (East) to do so. He
suggested that the site visits take place on 7 January 2010.
RESOLVED
That a site inspection be arranged in respect of the following
applications for Members of Development Control Committee (East) and
that the local Members and Town Mayor be invited to attend:
SHERINGHAM – 20090818 - Demolish all buildings except Nos. 7, 9 and
11 Cromer Road and Erection of A1 (Retail Supermarket), 5 Class A1/A3
Retail Units, 2 Flats and a Class D1/D2 Community Space with
Associated Access, Landscaping, Car Parking and Servicing
Arrangements
SHERINGHAM – 20090777 – Erection of A1 (retail supermarket) and D1
(Norfolk Food Academy) with associated kitchen garden, parking,
landscaping and infrastructure; Sheringham Town Allotments, land
south of A149 Weybourne Road for Greenhouse Community Projects
The Combined Committee noted that Development Control Committee (East) had
resolved that the Combined Committee visit the following site.
BRUMSTEAD - 20091060 - Erection of Two 130m Wind Turbines with
associated hard standings, access tracks and substation compound; Grove
Farm, Ingham for Meridian Wind Power Limited
ITEMS CONSIDERED BY DEVELOPMENT CONTROL COMMITTEE (WEST)
Councillor H C Cordeaux chaired the remainder of the meeting.
PLANNING APPLICATIONS
Where appropriate the Planning Officers expanded on the planning applications;
updated the meeting on outstanding consultations, letters/petitions received objecting
to, or supporting the proposals; referred to any views of local Members and answered
Members’ questions.
Background papers, including correspondence, petitions, consultation documents,
letters of objection and those in support of planning applications were available for
inspection at the meeting.
Having regard to the above information and the report of the Head of Planning and
Building Control, the Committee reached the decisions as set out below.
Applications approved include a standard time limit condition as condition number 1
unless otherwise stated.
Development Control Committee (West)
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10 December 2009
(149) BEESTON REGIS - PF/09/1022 - Erection of Single-Storey Dwelling with Cellar
Beneath; Land adjacent Heath Barn, Britons Lane, Beeston Regis for Mr T Field
The Committee considered item 2 of the officers’ reports.
Public Speakers
Mr Beckley (Beeston Regis Parish Council)
Mr Field (supporting)
The Senior Planning Officer reported that the Conservation, Design and Landscape
Manager (Landscape) objected to this application on grounds related to the impact of
the proposed dwelling on the Area of Outstanding Natural Beauty.
She
recommended refusal of this application on the grounds stated in the report.
It was proposed by Councillor Mrs A C Sweeney, seconded by Councillor J A Wyatt
and
RESOLVED unanimously
That consideration of this application be deferred to allow an inspection
of the site by the Combined Committee and that the local Member and
Chairman of the Parish Council be invited to attend.
(150) BRISTON - PF/09/1071 - Formation of Revised Parking Area and Access Road;
Plots 73-77 Jewel Close, Briston, Melton Constable, NR24 2SH for Lomax
Homes Limited
The Committee considered item 3 of the officers’ reports.
Public Speakers
Mr Cox (objecting)
Mr Lomax (supporting)
The Senior Planning Officer stated that the site notice would expire on the day
following this meeting. Six letters from local residents, three emails from residents of
Melton Constable and a petition signed by a number of residents had been received
objecting to this application. He outlined the concerns raised in this correspondence.
The Parish Council had objected to this application on grounds of loss of amenity
space. The Conservation, Design and Landscape Manager (Landscape) had raised
no objection subject to mitigation for the loss of amenity space and protection of the
hedge on the northern boundary during construction.
The Senior Planning Officer requested delegated authority to approve this application
subject to no new planning grounds of objection being received following expiry of
the site notice and subject to the imposition of appropriate conditions.
Councillor J A Wyatt, the local Member, stated that the access onto Bridge Close
was difficult. He considered that this proposal would have an impact on the
amenities of residents living opposite the proposed access. He questioned the need
for the proposed access as there was already an available access.
Councillor S C Mears suggested realigning the proposed access to improve visibility.
Development Control Committee (West)
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10 December 2009
Councillor M J M Baker expressed concern that the Committee was being asked to
make a decision on this application before the public consultation period had expired.
He considered that this was undemocratic and the Committee was being pushed to
meet targets.
The Planning Legal and Enforcement Manager explained that the planning system
was performance driven and target orientated. He referred to this Council’s success
in attracting grant money for planning delivery. He stated that it was not unusual for
the Committee to be asked to take decisions on this basis.
It was proposed by Councillor J A Wyatt, seconded by Councillor Mrs J Trett and
RESOLVED unanimously
That this application be refused on grounds that the proposal would
have a detrimental impact on the residential amenity of neighbouring
dwellings.
(151) SHERINGHAM - PF/09/0861 - Erection of Single-Storey Dwelling; 18, Hadley
Road, Sheringham for Mr Welch
The Committee considered item 4 of the officers’ reports.
Public Speaker
Mrs Welch (supporting)
The Senior Planning Officer reported that a discussion had taken place with the
applicant and Landscape Officer with regard to the impact on the trees on the
southern boundary and lack of consideration of the effect on those trees. The
proposal would require an Arboricultural Implications Assessment and if the trees
would be affected by the works a method statement would be required. An email had
been received from the applicant offering reassurance regarding the trees.
The Senior Planning Officer reported that an email had been received from
Councillor Mrs J P Moss, a local Member, in support of this application subject to
further work in respect of design. Councillor Mrs Moss had referred to the alternative
access onto The Rise and requested that a proportionate view was taken of the
traffic impact.
The Senior Planning Officer stated that the design was considered to be acceptable.
She referred to the Landscape Officer’s comments and the highway concerns
referred in the appeal decision.
Councillor B J Hannah considered that the proposal was a high quality, contemporary
design which conformed to Policy EN4. He considered that the proposed dwelling
was not excessive and would not have a detrimental impact on the neighbours. He
stated that the exit onto Common Lane was not used, with traffic using the alternative
exit onto The Rise. He considered that visibility onto The Rise would be improved by
cutting back the vegetation at the junction and requested that the Highway Authority
exercise its powers to require the owner to do so. He stated that the increase in
traffic would be minimal as a result of one additional dwelling.
Development Control Committee (West)
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10 December 2009
Councillor Mrs H T Nelson, a local Member, referred to the road network in
Sheringham and considered that refusal of this application would mean that no
development could take place in the town. She agreed that there was a need for tree
protection. She considered that a good modern design was better than a pastiche
design. She requested that the Committee approve the application.
Councillor M J M Baker considered that a condition should be imposed to require the
turntable to be installed and operational prior to occupation of the dwelling.
In response to a question regarding the previous appeal decision, the Planning Legal
and Enforcement Manager stated that in his view it would be difficult to approve this
application as the highway problems referred to by the Inspector remained.
The Chairman stated that this application would need to be referred to the Combined
Committee if the Committee were minded to approve it.
It was proposed by Councillor P W High, seconded by Councillor J H Perry-Warnes
and
RESOLVED by 7 votes to 0 with 1 abstention
That this application be referred to the Combined Committee with a
recommendation for approval subject to the imposition of appropriate
conditions to include the submission of an Arboricultural Implications
Assessment and to require the turntable to be installed and operational
prior to the occupation of the new dwelling on grounds that there is no
perceived danger to traffic exiting from Hadley Road and the reduction
in the number of dwellings significantly reduces the number of
additional vehicle movements.
(152) APPLICATIONS APPROVED UNDER DELEGATED POWERS
The Committee noted item 6 of the officers’ reports.
(153) APPLICATIONS REFUSED UNDER DELEGATED POWERS
The Committee noted item 7 of the officers’ reports.
(154) NEW APPEALS
The Committee noted item 8 of the officers’ reports.
(156) PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
The Committee noted item 9 of the officers’ reports.
(157) WRITTEN REPRESENTATIONS APPEALS - PROGRESS
The Committee noted item 10 of the officers’ reports.
(158) APPEAL DECISIONS
The Committee noted item 11 of the officers’ reports.
The meeting closed at 12.15 pm.
Development Control Committee (West)
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10 December 2009