OFFICERS’ REPORTS TO
DEVELOPMENT CONTROL COMMITTEE (WEST) – 11 SEPTEMBER 2008
Each report for decision on this Agenda shows the Officer responsible, the recommendation
of the Head of Planning and Building Control 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.
BEESTON REGIS - 20081157 - Erection of replacement one-and-a-half-storey
dwelling; Bramble Cottage Sheringwood for Mr A Bignold
Target Date :29 Sep 2008
Case Officer :Mr G Lyon
(Full Planning Permission)
CONSTRAINTS
Area of Outstanding Natural Beauty
Undeveloped Coast
Countryside
RELEVANT PLANNING HISTORY
19971642 - (Full Planning Permission) - Erection of artist's studio and garden room
Approved, 08 Jan 1998
THE APPLICATION
Seeks to erect a replacement two-storey dwelling to replace a single-storey property.
The proposal would involve the erection of a dwelling which is single-storey at one
end rising up to two-storey (room in the roof).
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Sweeney having regard to the following planning issues:
1. Impact on amenity of adjacent residents.
2. Potential impact on trees.
PARISH COUNCIL
Concerned with overdevelopment of the area. Given the urbanisation of Sheringwood
which is in the Area of Outstanding Natural Beauty and the possibility of loss of light
to a neighbouring property request that Committee visit the site before reaching a
decision.
REPRESENTATIONS
Two letters of objection has been received. Summary of comments:
1. Whilst no objection to the principle of a replacement dwelling, the site is currently
surrounding by bungalows and should remain single-storey.
2. The first floor windows in the east elevation serving the living room would overlook
my property where currently no overlooking exists.
3. Retention of existing trees within Sheringwood is very important and any trees of
merit that are at threat should be protected.
Development Control Committee (West)
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11 September 2008
4. Overlooking from balcony.
5. Precedent.
6. Concern over removal of the existing building which may contain asbestos.
7. Adequacy of septic tank.
8. Too close to boundary to be in keeping.
9. Should have integral garage.
10. Site Notice poorly sited.
11. Need adequate parking.
CONSULTATIONS
Conservation, Design and Landscape Manager (Landscape) - These plans are
acceptable from a landscape point of view, provided that the trees to remain (as
shown on submitted plan) are protected during and after construction.
The development is set within an area dominated by maturing trees that have a high
amenity and wildlife value that characterise this area. The trees marked for retention
form an important part of this landscape and should remain. Those marked for
removal do not greatly add to the value of the area, and can be removed.
Notes that the solar panels on the southern aspect of the roof are likely to be in the
shadow of surrounding trees including the maturing Beech tree. These trees are of
high importance within the landscape and should remain (as marked on the plan)
should solar panel/tree conflict occur in the future.
Recommends conditions, including a requirement for an arboricultural working
method statement.
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 HO 8: House extensions and replacement dwellings in the Countryside
(specifies the limits for increases in size and impact on surrounding countryside).
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 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
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 26: Undeveloped Coast (prevents unnecessary developments or those which
would be significantly detrimental to appearance or character).
Policy 65: Replacement Dwellings in the Countryside (specifies circumstances where
applicable. New dwellings should be no more visually intrusive than original).
Development Control Committee (West)
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11 September 2008
MAIN ISSUES FOR CONSIDERATION
1. Principle of replacement dwelling.
2. Impact on the amenity of adjacent residential properties.
3. Impact on trees.
4. Impact on the Area of Outstanding Natural Beauty.
5. Impact on character of the area.
6. Highway safety.
APPRAISAL
The site is located within the Countryside policy area where there would be no
objection to the principle of a replacement dwelling subject to satisfactory compliance
with other relevant Core Strategy and Local Plan policies.
The applicant is proposing to replace the existing single-storey dwelling, which has a
footprint of 155sq.m, with a two-storey dwelling consisting of 207sq.m at ground floor
and 103sq.m at first floor in addition to a terrace. Whilst this would represent a
doubling of floor area, the overall height of the dwelling would only increase by
approximately 1m and the replacement is not considered disproportionately large in
height or scale compared to the original dwelling.
The site is surrounded by a significant number of mature trees, many of which have
high amenity and wildlife value that characterise this area. A small number of trees
are proposed to be removed, in respect of which there are no objections. Subject to
the retention of trees indicated as being retained on submitted plans and subject to
the imposition of appropriate conditions, it is considered that the proposal would not
have any materially adverse impact on existing trees. The Conservation, Design and
Landscape Manager has no objections on that basis.
In respect of impact on amenity, there is some local concern that first floor windows
in the east elevation would facilitate overlooking of adjacent properties to the
detriment of residential amenity. Whilst the replacement dwelling would comply with
the basic amenity criteria with regard to window-to-window distances, the proposal
would nonetheless allow for the possibility of overlooking the garden of the adjacent
neighbour to the east where currently this does not occur. Given that the first floor of
the replacement dwelling would contain the living room, the applicant has been
requested to reconsider the need for the eastern window so as to avoid overlooking
potential. Committee will be updated orally in respect of this matter.
In respect of general impact on the character of the area, subject to the retention of
trees as stated on the plans and subject to use of appropriate external materials it is
considered that the proposed replacement dwelling would not be detrimental to the
character of the area nor is it considered that there would be any adverse impact on
the wider Area of Outstanding Natural Beauty.
In respect of parking provision, the applicant has indicated provision of three car
parking spaces but the location of these is not indicated on the submitted plan. The
applicant has been asked to confirm these details and Committee will be updated
orally.
Subject to the receipt of satisfactory amended plans and subject to the imposition of
appropriate conditions, the proposal would not significantly conflict with Local
Development Framework Core Strategy or Local Plan Policies.
Development Control Committee (West)
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11 September 2008
RECOMMENDATION:Delegated authority to the Head of Planning and Building Control to approve
subject to receipt of satisfactorily amended plans deleting the first floor
eastern window to the living room and indicating parking arrangements and
subject to the imposition of appropriate conditions.
2.
BINHAM - 20081110 - Variation of condition 8 of planning permission 20060688
to allow two pieces of plant to be stored on the wash-down facility at any time;
Manor Farm Field Dalling Road for Tracked Dumper Hire UK
Target Date :18 Sep 2008
Case Officer :Mr G Lyon
(Full Planning Permission)
See also 20081111 below.
CONSTRAINTS
Countryside
Conservation Area
RELEVANT PLANNING HISTORY
20021871 - (Full Planning Permission) - Change of use of land to haulage depot
Refused, 27 Feb 2003
20030917 - (Certificate of Lawfulness) - Certificate of Lawfulness for existing use of
land and buildings as agricultural and plant hire depot
Refused, 30 Sep 2003
20040341 - (Certificate of Lawfulness) - Certificate of Lawfulness for existing use of
land and farm buildings for agricultural and storage and distribution use
Approved, 11 Jun 2004
20060688 - (Full Planning Permission) - Retention of wash-down facility and diesel
tank
Approved, 29 Feb 2008
THE APPLICATION
Seeks to vary condition 6 of planning permission 20060688 to allow two pieces of
plant to be stored on the wash-down facility at any time.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillors Trett and Savory having regard to the following planning
issues:
1. Highway safety.
2. Impact on the wider Conservation Area.
PARISH COUNCIL
Objects - The reason for the condition being imposed originally was a good one
because the storage of vehicles on the wash-down facility is visually intrusive in this
conservation area. The current Certificate of Lawful Use only permits a maximum of
six hire vehicles on the whole of the Manor Farm site and therefore there should be
no pressure on storage space, and no need to store them in a visually intrusive way.
The proposal would neither preserve nor enhance the Conservation Area and should
be refused.
Development Control Committee (West)
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11 September 2008
REPRESENTATIONS
Eight letters of objection have been received. Summary of comments:
1. Object to the creeping light industrial use of Manor Farm which lies within a
Conservation Area.
2. In our view the original decision to allow the use of the yard for two low loaders
and a few machines for washing was already an unreasonable breach of the spirit of
the Conservation Area.
3. The use of the site is incompatible with the status and character of the village.
4. Concerned about the visual impact in the Conservation Area.
5. Noise/light.
6. Mud and water on the roads.
Supporting statement from applicant attached at Appendix 1.
CONSULTATIONS
Conservation, Design and Landscape Manager (Conservation and Design) - The
wash down facility is now screened by the new boundary wall. Hence the two
proposed pieces of plant would only be briefly readily visible when approaching the
site from the centre of the village. Against the backdrop of the existing buildings, two
additional lorries or dumper trucks could not be said to materially harm the character
or appearance of this part of Binham's Conservation Area.
County Council (Highways) - Request that the applicant submits figures indicating
how many vehicle movements associated with this proposal would take place outside
the agreed operation hours. Further comments will be provided when these figures
are received.
Environmental Health - No objections.
HUMAN RIGHTS IMPLICATIONS
It is considered that the proposed development may raise issues relevant to
Article 8 : The right to respect for private and family life, and
Article 1 of The First Protocol: The right to peaceful enjoyment of possessions.
Having considered the likely impact on an individual's Human Rights, and the general
interest of the public, approval of this application as recommended is considered to
be justified, proportionate and in accordance with planning law.
CRIME AND DISORDER ACT 1998 - SECTION 17
The application raises no significant crime and disorder issues.
POLICIES
North Norfolk Core Strategy (Submission Document):
Policy EN 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
Policy EN 13: Pollution and hazard prevention and minimisation (minimises pollution
and provides guidance on contaminated land and Major Hazard Zones).
Policy CT 5: The transport impact of new development (specifies criteria to ensure
reduction of need to travel and promotion of sustainable forms of transport).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
Development Control Committee (West)
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11 September 2008
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
MAIN ISSUES FOR CONSIDERATION
1. Principle of the development.
2. Impact on form and character of the Conservation Area.
3. Impact on the amenity of adjacent residential properties.
4. Highway safety.
APPRAISAL
The principle of the use of land and farm buildings for agricultural and storage and
distribution use at Manor Farm was established on 11 June 2004 through the issuing
of a Certificate of Lawfulness.
Permission to retain a wash-down facility was granted on 29 February 2008 under
application 20060688. Condition 6 of that permission restricted the hours of use of
the wash-down facility to 8am-6pm on weekdays and 8am-1pm on Saturdays with no
use on Sundays or Bank or Public holidays. Condition 8 of that permission stated that
unless otherwise agreed in writing by the Local Planning Authority, no vehicle shall
be parked or stored on the wash-down facility outside the hours of use permitted by
Condition 6 above. The reason for the condition was that the site is located in the
Conservation Area of Binham and the parking and storage of commercial vehicles on
the wash-down area outside permitted hours would be harmful to the visual
appearance of the area and would thus fail to preserve or enhance the character and
appearance of the Conservation Area, as required by Policy 42 of the adopted North
Norfolk Local Plan.
The applicant is seeking to vary Condition 8 of 20060688 to allow two pieces of plant
to be stored on the wash-down facility at any time.
In terms of visual impact, following the completion of the brick and flint wall
surrounding the southern and eastern boundaries of the wash-down area, views of
tracked dump hire plant are limited, with virtually no views possible from the Field
Dalling direction, save for views of the tops of trailers when they are raised. The only
direction from which the plant would be visible is when leaving Binham heading in the
Field Dalling direction.
Whilst there was concern about the visual impact of plant on the character and
appearance of the Conservation Area when determining application 20060688,
hence the inclusion of condition 8 in the decision notice, the wall, as now built, acts
as a significant screen. It is considered that two additional pieces of plant could not
be said to materially harm the character or appearance of this part of Binham's
Conservation Area.
In respect of the impact on the amenity of adjacent residents, notwithstanding
comments in the representations, it is not considered that the proposal would be
significantly detrimental if the site is operated in accordance with agreed conditions
under application 20060688 (with the exception of condition 8) and provided that the
use of the site accords with that approved by the Certificate of Lawfulness.
In respect of highway safety implications, the Highway Authority has requested
further information, which is being sought from the applicant. Committee will be
updated orally in respect of this matter.
Development Control Committee (West)
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11 September 2008
RECOMMENDATION:Delegated authority to the Head of Planning and Building Control to approve
subject to no objection from County Council (Highways) and subject to the
imposition of appropriate conditions.
3.
BINHAM - 20081111 - Use of land for storage of no more than ten items of
tracked dumper hire plant; Manor Farm Field Dalling Road for Tracked Dumper
Hire UK
Target Date :18 Sep 2008
Case Officer :Mr G Lyon
(Full Planning Permission)
See also 20081110 above.
CONSTRAINTS
Countryside
Conservation Area
RELEVANT PLANNING HISTORY
20021871 - (Full Planning Permission) - Change of use of land to haulage depot
Refused, 27 Feb 2003
20030917 - (Certificate of Lawfulness) - Certificate of Lawfulness for existing use of
land and buildings as agricultural and plant hire depot
Refused, 30 Sep 2003
20040341 - (Certificate of Lawfulness) - Certificate of Lawfulness for existing use of
land and farm buildings for agricultural and storage and distribution use
Approved, 11 Jun 2004
20060688 - (Full Planning Permission) - Retention of wash-down facility and diesel
tank
Approved, 29 Feb 2008
THE APPLICATION
Seeks the use of land for storage of no more than ten items of tracked dumper hire
plant
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillors Trett and Savory having regard to the following planning
issues:
1. Highway safety.
2. Impact of proposed development.
PARISH COUNCIL
Objects - The Council has a statutory duty to protect Conservation Areas and not to
allow development that does not preserve or enhance that area, which is a key
objective within the new LDF Core Strategy (Policy EN 8). This proposal would
neither preserve nor enhance the Conservation Area. The quality of the area has
depreciated whilst the Tracked Dumper Hire has been in operation and a further
escalation in activity would only make things worse. The moving of the large pieces
of equipment is dangerous and detrimental to highway safety in the local area where
the roads are narrow and not designed for this type of traffic. The proposal should be
refused.
Development Control Committee (West)
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11 September 2008
REPRESENTATIONS
Eight letters of objection have been received. Summary of comments:
1. Object to the creeping light industrial use of Manor Farm which lies within a
Conservation Area.
2. The site has rapidly developed solely from use as an arable farm into a substantial
plant hire haulage and servicing depot which by the applicants own website admits
developed from 1 seven tonne tracked dumper in 2000 to a fleet of over 80 self-drive
vehicles today with carrying capacities of 1.5 to 22 tonnes.
3. The use of the site is incompatible with the status and character of the village.
4. The operators consistently exceed the permitted numbers of plant on site.
5. There have been at least 15 enforcement investigations carried out by North
Norfolk District Council into persistent breaches.
6. We feel there is a distinct lack of undertaking and commitment to tackle the
problems associated with this site.
7. The moving of the large pieces of equipment is dangerous and detrimental to
highway safety in the local area where the roads are narrow and not designed for this
type of traffic and are deteriorating rapidly as a result.
8. Increased activities will result in increased noise disturbance to local residents.
9. A proposal to turn the farm into a haulage depot was refused in 2003 and we can
see no substantive change in policy to allow a different decision.
10. The Tracked Dumper Hire business is detrimental to the valuable tourism sector
within Binham and people are put off by the business, which is out of character with
the area.
11. The site is a danger to local road users and there are no wider community
benefits to the people of Binham through further expansion.
12. Mud on the roads.
13. Increased pollution in noise and light.
14. Does comply with spirit of original Certificate of Lawful Use.
See Supporting Statement from applicant at Appendix 2.
CONSULTATIONS
Conservation, Design and Landscape Manager (Conservation and Design) - As the
Lawful Development Certificate allows for the storage of six items of plant, it is
difficult to see how Conservation and Design can object to the principle of an
additional four items. This said, it is not clear where exactly on the site they would be
situated. The assumption is that they would be moved around as space requires. If
this would result in greater clutter when viewed from the south, then we perhaps
need to be thinking about a planting belt to screen the site and ameliorate the extra
visual impact.
County Council (Highways) - Request that the applicant submit figures indicating the
existing and proposed vehicular movements associated with this development. This
would enable a more comprehensive response and further comments will be
provided when these figures are received.
Environmental Health - I have no record of complaints regarding noise/disturbance
from vehicle movements at this site. I understand that the site already has permission
for the storage of six vehicles. Given the information provided by the applicant I do
not feel that the addition of a further four stored vehicles will have a negative affect
on the nearby properties in relation to noise. As such I have no objections to the
temporary change of use.
Development Control Committee (West)
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11 September 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.
Further consideration of this issue will be given at the meeting.
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 SS 4: Environment (strategic approach to environmental issues).
Policy SS 6: Access and Infrastructure (strategic approach to access and
infrastructure issues).
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 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
Policy EN 13: Pollution and hazard prevention and minimisation (minimises pollution
and provides guidance on contaminated land and Major Hazard Zones).
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).
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).
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 16: Pollution Control (aims to protect public amenity and natural habitats
against potentially polluting developments) (prevents sensitive development near to
existing polluting environments).
Policy 17: Control of Noise (aims to protect public amenity from noise generating
developments) (prevents sensitive developments near to noisy environments).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance 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).
Policy 147: New Accesses (developments which would endanger highway safety not
permitted).
MAIN ISSUES FOR CONSIDERATION
1. Principle of the development.
2. Impact on the amenity of adjacent residential properties.
3. Highway safety.
4. Impact on form and character of the Conservation Area.
Development Control Committee (West)
9
11 September 2008
APPRAISAL
The principle of the use of land and farm buildings for agricultural and storage and
distribution use at Manor Farm was established on 11 June 2004 through the issuing
of a Certificate of Lawfulness following acceptance by the Council that evidence
produced by the applicant in the statutory declarations demonstrated that, on the
balance of probabilities, land had been used for agriculture and for a low level of
storage use for the plant hire business since around 1990, a copy of which is
attached at Appendix 2.
The Certificate of Lawfulness clearly states that the permitted use of the site
(excluding those areas coloured pink on the plan) was for agriculture in connection
with Manor Farm and for storage use being outside any use class and being limited
to a low level and not exceeding six items at any one time; those items being general
plant for hire, including such plant/equipment as a tractor, a wheeled articulated
dumper truck, two excavators, a mini-excavator, a compressor and a skid steer
loader.
The evidence produced by the applicant as part of the Certificate included
confirmation that the business began in 1987 and hired out equipment to farms and
statutory authorities (e.g. Environment Agency). The number of vehicles owned by
the company at that time was 13 machines using JCB type diggers and bull-dozing
equipment. The activities consisted of the vehicles being hired out to particular sites
in Norfolk and throughout the country... the vehicles rarely returned to the site and
only did so if they were not hired out on contract. General maintenance and repair
occurred on sites where the vehicles were on hire and was undertaken by employees
using mobile workshop vans. Normally vehicles were taken from site to site when
one project is finished and another starts. These activities have not materially
changed since the inception of the business in 1987. The evidence then went on to
suggest that the scale of the activity associated with the particular business has
increased from 13 machines to 25 as the operators have diversified to incorporate
tracked vehicles. The nature and characteristics of the plant hire element of the use
has not changed since the inception of the business in 1987. The vehicles
themselves rarely return to the site and only do so if they have not been hired out on
contract.
In the event of the Committee approving the current application this permission would
supersede the restrictions imposed by the Certificate of Lawful Use. In respect of the
definition of low-level use outlined in the certificate, further legal advice has been
sought to define what this means. This is important because, by the applicants’ own
admission on their website, the business (Tracked Dumper Hire UK) was founded by
Jeremy Taylor in 2000 with just one second-hand 7 tonne tracked dumper and now
has a fleet of over 80 self-drive vehicles with carrying capacities from 1.5 to 22
tonnes. This is a net increase in 55 vehicles owned by the company compared with
the number owned in May/June 2003 when the application for the Certificate of
Lawful Use was made. Certainly, this brings into question the term "low level usage".
Committee will be updated orally in respect of this matter.
Another issue for consideration is the number of vehicles travelling to and from the
Binham site and implications for highway safety. Binham is the head office for
Tracked Dumper Hire UK with a storage depot in Thursford and satellite depots in
Cambridgeshire, Cheshire, Scotland and Northern Ireland. With a larger vehicle
base, it is important to establish how many of those vehicles are now returning to
Binham for repair/maintenance/cleaning compared with the numbers at the time of
the Certificate of Lawful Use. The Highway Authority has asked for clarification of
vehicle movements and these figures have been requested from the applicant.
Committee will be updated orally in respect of this matter.
Development Control Committee (West)
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11 September 2008
In respect of impact on the amenity of adjacent residents, notwithstanding
representations received to the contrary, Environmental Health has no record of
complaints regarding noise or disturbance from vehicle movements at this site and
they do not consider that four additional vehicles would have a negative effect on
nearby properties in relation to noise.
Any impact on the appearance of the Conservation Area would be dependent upon
the location of equipment on site and the size of such equipment. The largest pieces
of equipment (22 tonne payload) have a length of 5.97m, a width of 3.22m and a
height of 3.36m (when trailer is not tipped). If ten of these pieces of equipment were
located on site, and all with their trailers raised, they would be likely to be prominent
in the Conservation Area. Depending on location, additional planting may be
necessary to ameliorate the extra visual impact. Further information is being sought
from the applicant regarding storage arrangements on site and Committee will be
updated orally in respect of this issue.
In summary, further expansion of the site has to be considered against Local
Development Framework Core Strategy Policy EC 3 which permits extensions to
existing businesses in the countryside where they are of a scale appropriate to the
existing development and where they would not have a detrimental effect on the
character of the area. It is evident from the number of vehicles owned by Tracked
Dumper Hire UK that the business has already expanded since the issuing of the
Certificate of Lawful Use in 2003 and there are question-marks as to whether the
current use can still be considered as "low-level". Any further expansion brings with it
highway safety concerns through additional traffic load on the surrounding narrow
rural road network and resultant concerns about impact on nearby residents and
wider impact on the Conservation Area.
Members will be updated orally on the outstanding matters.
RECOMMENDATION:Committee will be updated orally.
4.
BLAKENEY - 20080839 - Erection of four detached dwellings; land at South
View 59 New Road for Mr M H Scargill
Target Date :22 Jul 2008
Case Officer :Mr M Gannon
(Outline Planning Permission)
CONSTRAINTS
Residential
Selected Small Village
Conservation Area
RELEVANT PLANNING HISTORY
19872174 - (Outline Planning Permission) - Erection of one detached bungalow
Approved, 17 Dec 1987
19920558 - (Outline Planning Permission) - Erection of two detached bungalows
Approved, 06 Aug 1992
19950830 - (Outline Planning Permission) - Erection of two detached bungalows
Approved, 07 Aug 1995
Development Control Committee (West)
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11 September 2008
19981011 - (Outline Planning Permission) - Erection of two bungalows
Approved, 19 Aug 1998
20010779 - (Outline Planning Permission) - Erection of two bungalows
Approved, 05 Jul 2001
20041227 - (Outline Planning Permission) - Erection of two single-storey dwellings
Approved, 18 Aug 2004
20071126 - (Outline Planning Permission) - Erection of two single-storey dwellings
Approved, 10 Sep 2007
THE APPLICATION
Erection of four detached dwellings on backland site currently used as a touring
caravan site surrounded by residential properties. Vehicular access would be gained
via the existing driveway leading from New Road to the side of the applicant's
dwelling on the site frontage. Only access and layout are under consideration at this
stage.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Brettle having regard to the following planning issue:
Impact of the development on neighbouring properties.
PARISH COUNCIL
No objection providing there is no overlooking of neighbouring properties when full
details are submitted.
REPRESENTATIONS
Objections from the owners of two adjoining properties (summarised):
1. Proposed dwellings would directly face the neighbouring properties. Could the
building on plot one be re-orientated?
2. Noise and disturbance arising from increased use of the driveway.
3. Overlooking of neighbouring properties.
CONSULTATIONS
Conservation, Design and Landscape Manager (Conservation and Design) - No
comments.
Conservation, Design and Landscape Manager (Landscape) - No objection subject to
conditions requiring the submission of a full arboricultural working method statement,
appropriate tree protection measures and the submission of a detailed structured
landscaping plan.
County Council (Highways) - No objection subject to standard conditions regarding
access construction and the provision/retention of on-site parking.
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 (West)
12
11 September 2008
POLICIES
North Norfolk Core Strategy (Submission Document):
Policy EN 4: Design (specifies criteria that proposals should have regard to, including
the North Norfolk Design Guide and sustainable construction).
Policy HO 7: Making the most efficient use of land (Housing density) (specifies
housing densities).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 6: Residential Areas (areas primarily for residential purposes).
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
MAIN ISSUE FOR CONSIDERATION
Impact on surrounding properties.
APPRAISAL
The application site comprises land that formerly constituted the rear parts of two
adjoining gardens (to the rear of 53 and 59 New Road). In recent times the land has
been used as a touring caravan site. Outline planning permission was granted for the
erection of two single-storey dwellings on that part of the site to the rear of 59 New
Road in September last year. The additional land included in the current application
has enabled the number of units sought to be increased. The development as
proposed would be in keeping with the form and character of the area.
The proposed layout would result in a density of only 14 dwellings per hectare.
Although this figure falls well short of Government guidance and the minimum
indicative density of 30 dwellings per hectare set in Core Strategy Policy HO 7 for
development in the Coastal Service Villages, it is not considered that a higher density
could be achieved in this instance in a manner consistent with surrounding properties
and with a satisfactory relationship to neighbouring properties.
In response to the concerns raised by adjoining residents and the Parish Council the
applicant's agent has written stating that the proposed dwellings on plots 1 and 2
could be designed with no attic level windows facing towards the closest
neighbouring properties to the east. The precise design of the new buildings would,
in any case, form part of the eventual reserved matters submission.
Development of the site as proposed would be in keeping with development in the
area would preserve the appearance and character of this part of the designated
Conservation Area.
The proposed layout would allow for a development in compliance with the Local
Plan basic amenity criteria throughout. On this basis and subject to the submission of
detailed designs at reserved matters stage which do not overlook neighbouring
properties the proposals accord with Development Plan policies.
RECOMMENDATION:CONDITIONS:-
APPROVE,
SUBJECT
TO
THE
FOLLOWING
2) These reserved matters shall relate to the appearance, landscaping and scale of
the proposed development and the means of access thereto and this condition shall
apply notwithstanding any indications as to these matters which have been given in
the current application.
Development Control Committee (West)
13
11 September 2008
3) Prior to the first occupation of the development hereby permitted the vehicular
access shall be constructed in accordance with the Norfolk County Council
residential access construction specification for the first 5m into the site as measured
back from the near edge of the adjacent carriageway.
4) Prior to the first occupation of the development hereby permitted the proposed
access and on-site parking and turning areas shall be surfaced in accordance with
precise details which shall have been submitted to and approved, in writing , by the
Local Planning Authority beforehand and laid out in accordance with the approved
plan. Thereafter these areas shall be retained free from obstruction for their intended
purposes.
5) The landscaping details to be submitted pursuant to this permission shall include a
full arboricultural working method statement supported by a tree protection plan (with
provision for an arborist to supervise the works during construction) and details for
the protection of retained trees during the course of construction in full accordance
with BS 5837: 2005 Trees in Relation to Construction.
6) No tree, shrub or hedgerow which is indicated on the approved plan to be retained
shall be topped, lopped, uprooted, felled or in any other way destroyed, within ten
years of the date of this permission, without the prior consent of the Local Planning
Authority in writing.
7) The details to be submitted pursuant to this permission shall provide for buildings
on plots one and two with no first floor windows facing north-east.
REASONS:2) The application is submitted in outline form only and the details required are
pursuant to the provisions of Article 3(1) to the Town and Country Planning (General
Development Procedure) Order 1995 and the Town and Country Planning (General
Development Procedure) (Amendment) (England) Order 2006.
3) To ensure satisfactory access into the site, in accordance with Policy 147 of the
saved North Norfolk Local Plan.
4) To ensure the permanent availability of the parking and manoeuvring area, in the
interests of highway safety, and in accordance with Policy 147 of the saved North
Norfolk Local Plan.
5) To protect and enhance the visual amenities of the area, in accordance with Policy
13 of the saved North Norfolk Local Plan.
6) To protect and enhance the visual amenities of the area, in accordance with Policy
13 of the saved North Norfolk Local Plan.
7) To protect and enhance the visual amenities of the area, in accordance with Policy
13 of the saved North Norfolk Local Plan.
5.
BLAKENEY - 20080946 - Erection of two-storey dwelling; land at The Habit
Back Lane for Mr R Daley
Target Date :15 Aug 2008
Case Officer :Miss J Medler
(Planning Permission; Reserved Matters)
CONSTRAINTS
Area of Outstanding Natural Beauty
Residential
Selected Small Village
Conservation Area
Tree Preservation Order
RELEVANT PLANNING HISTORY
20050917 - (Outline Planning Permission) - Erection of dwelling
Approved, 27 Jul 2005
Development Control Committee (West)
14
11 September 2008
THE APPLICATION
Involves the erection of a two-storey dwelling (including rooms in the roof space) with
appearance, landscaping and layout for consideration.
The proposed dwelling would be located adjacent to the northern boundary of the
site. The two-storey part of the dwelling measures approximately 6.3m x 12m and
8.7m in height. The single-storey lean-to to the south measures approximately 4.5m
x 10m and 5.3m in height. The flat sedum roof car port would extend a further 11m to
the west and measures approximately 5.4m wide and 2.8m in height.
The dwelling would be sited in the location of an existing garage, and a further
outbuilding would be retained for garden storage to the south east corner of the site.
The materials proposed are brick, flint, pantile and timber cladding.
Amended plans have been received removing a look-out element, balcony and
glazed doors on the eastern elevation and showing the level across the site.
REASON FOR REFERRAL TO COMMITTEE
The application was deferred at a previous meeting of the Committee.
PARISH COUNCIL
Object on the following grounds:
It is quite clear from the plans that this is not a two-storey building as shown on the
plans. It is in fact three-storeys and we therefore object very strongly to this
misleading detail. This proposal is too high. Three-storeys are not in keeping with the
area, and the property should not exceed two-storeys.
REPRESENTATIONS
Ten letters of objection have been received, two of which are from the same objector
and one letter has been received from a representative acting for an objector raising
the following points:
1. Highway safety.
2. No consultation carried out with neighbours regarding access over existing
driveway.
3. Too high.
4. Obtrusive.
5. Too large and imposing for the area of the site.
6. Second storey not necessary as does not provide any accommodation but is a
viewing medium which will affect the privacy of the neighbouring houses.
7. Design not in keeping with the advice given in the Design Guide.
8. Over designed.
9. Incongruous 'flying buttresses', look out floor, and 'green roof'.
10. The proposed design sits uneasily with the Arts and Crafts design of the
neighbouring Whitefriars.
11. If the application is not withdrawn I would urge your Committee to refuse
permission.
12. The design lacks an understanding of the local characteristics and would fail to
integrate with the immediate environment.
13. Detrimental to the attractiveness of this part of Blakeney.
14. No right of access to the privately owned road running south and west to Back
Lane.
15. Plan does not show services.
16. The plot abuts onto the private drive that is for the exclusive use of The Music
Room, Doelen House, North Lea and Moonrakers.
Development Control Committee (West)
15
11 September 2008
17. No consultation carried out with neighbours by the applicant.
18. Concerns over loss of Beech tree and Horse Chestnut as the 'lookout floor and
green roof' will overlook and invade the privacy of surrounding properties.
19. Overlooking, directly intruding neighbours' privacy to south.
20. Question whether permission should be given for any construction unless the
eaves height is lower than two-stories.
21. Would fail to preserve or enhance the Conservation Area.
22. Out of character with immediate area.
23. Inconsistent with North Norfolk District Council's conservation and planning
policies as well as current Government Guidance.
24. Concerns over impact of the garage upon the health and survival of the trees at
the front of the site.
25. Its alien form would be detrimental both to the visual attractiveness of 'White
Friars' and the wooded setting of the general surroundings.
One letter of support has been received from a local resident.
CONSULTATIONS
Conservation, Design and Landscape Manager (Conservation and Design) - The
proposed three bedroom dwelling replaces a former garage on the northern
boundary of the site. An existing access is to be used from Back Lane. The form and
character of the proposed dwelling reflects the mixed style of surrounding
development and is appropriate. At approximately 114sq.m, the building footprint will
occupy a substantial part of the plot but it is in keeping with the size of the other
properties in the vicinity.
The use of brick and flint with elements of timber cladding gives variety to the
elevations and reclaimed pantiles for the roof are in keeping with the prevailing
vernacular. A green sedum roof over the car port will help to blend the built form with
the surrounding mature vegetation. Proposals for an existing garage to be
refurbished and converted into garden storage are acceptable.
The roof of the main house and the lean-to section are dominant, particularly to the
north and south elevations. This could be mitigated by bringing the lean-to in under
the eaves of the two-storey element.
At 8.7m, the height of the proposed dwelling does give rise to some concern both in
terms of how the building will site within the landscape and also overbearing with
adjacent properties. Some reduction in height would be preferable.
With some lowering of the roof height and realignment of the lean-to roof this
development would be appropriate within its mature landscape setting and the wider
Conservation Area. With the suggested amendments Conservation and Design
recommend this application for approval with conditions regarding confirmation of the
colour of the stain finish to the cladding and aluminium doors and windows, and use
of reclaimed pantiles.
Conservation, Design and Landscape Manager (Landscape) - No objection subject to
the imposition of conditions regarding erection of protective fencing during
construction for remaining trees, driveway constructed using a 'no dig' method and
retention of trees, shrubs and hedgerow on the site for ten years.
County Council (Highways) - I would be grateful to receive an additional plan from
the applicant indicating where the proposed dwelling vehicles would access onto the
public highway at Back Lane. In addition as the dwelling would be located upon a
private road. I would be grateful if the applicant could also show the achievable
visibility splays onto the access points. The minimum visibility splays are received at
25m x 2m x 25m for roads where vehicles travel at 20mph. On receipt of the
additional information, I would be grateful for the opportunity to comment further.
Development Control Committee (West)
16
11 September 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 (Submission Document):
Policy SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy HO 7: Making the most efficient use of land (Housing density) (specifies
housing densities).
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 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
Policy EN 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
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).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
MAIN ISSUES FOR CONSIDERATION
1. Principle of development.
2. Design.
3. Impact on Conservation Area.
4. Impact on neighbouring dwellings.
5. Impact on trees.
APPRAISAL
This application was deferred at the last meeting in order for the Committee to visit
the site.
The principle of the erection of a dwelling on this site has already been established
under outline planning permission 20050917, where means of access were also
agreed.
Development Control Committee (West)
17
11 September 2008
The site is located in a residential area off Back Lane where there is a wide variety in
the type of designs, scale and materials of dwellings. It is not therefore considered
that the general design and materials proposed would be out of keeping with or have
a significant detrimental impact on the appearance of the area. As there is a mix of
development in the immediate area it is not considered that there is an overriding
local distinctiveness in this part of Blakeney. However, the materials proposed are in
keeping with the more traditional form of development elsewhere in the village. In
view of this the proposal is considered to be acceptable in relation to Policy EN 4 of
the Core Strategy and Local Plan Policy 13.
The proposal raises no significant issues in respect of the Blakeney Village Design
Statement.
The Committee will note the comments received from the Conservation, Design and
Landscape Manager and the suggested amendments. Discussions have taken place
with the agent with regard to the reduction in the overall height of the proposed
dwelling and the realignment of the lean-to roof. At the time of writing this report
amended plans were awaited. However, subject to the receipt of satisfactory
amended plans the proposal would preserve the appearance and character of the
Conservation Area, and would accord with Policy EN 8 of the Core Strategy and
Local Plan Policy 42.
In addition to this Officers had concerns regarding the close proximity between the
first floor balcony and look-out in the roof space of the eastern elevation of the
proposed dwelling with the neighbouring dwelling known as 'The Habit' to the north
east of the site. Amended plans have been received removing the balcony and
glazed doors at first floor level and replacing with a window, and removal of the lookout, but retaining the glazing. It is therefore considered that this improves the
relationship of the proposed dwelling with the 'The Habit', and as amended would not
have a significant detrimental impact on the privacy or amenities of the occupiers of
'The Habit'.
The proposal would comply with the basic amenity criteria in relation to other
neighbouring dwellings and is considered to be acceptable in this respect. There are
a number of mature trees in and around the site which would provide some
screening. Along the southern boundary of the site there is a hedge approximately
1.8m in height for the majority of its length with a high wall to the very eastern end.
There are also a number of trees along this boundary. The neighbouring dwelling to
the south known as 'Reef House' is located at a higher ground level than the
application site. However, due to the positioning of windows in the southern elevation
of the proposed dwelling, the distance between the two properties and the boundary
treatment it is considered that there would be a satisfactory relationship with 'Reef
House'. The west and north elevations of the proposed dwelling would face the
driveways and parking areas of the remaining neighbouring properties.
There are no objections to the removal of the Beech tree and the Committee will note
the comments from the Conservation, Design and Landscape Manager regarding this
matter.
Clarification is awaited from the agent as to whether the access arrangements are
the same as those agreed under the outline permission.
Subject to the receipt of satisfactory amended plans in relation to the reduction in the
overall height of the dwelling and realignment of the lean-to roof and no new grounds
of objection following re-consultation and re-advertisement, and confirmation from the
agent regarding the access, the proposed development is considered to be
acceptable and would accord with Development Plan policy.
Development Control Committee (West)
18
11 September 2008
RECOMMENDATION:Delegated authority to approve subject to the receipt of satisfactory amended
plans in relation to the reduction in the overall height of the dwelling and
realignment of the lean-to roof and no new grounds of objection following reconsultation and re-advertisement of the amended plans, and confirmation
regarding the proposed access, and the imposition of appropriate conditions.
6.
BRISTON - 20081048 - Erection of three two-storey dwellings; land at Burston
Close for Broadland Housing Association
Target Date :04 Sep 2008
Case Officer :Mr G Lyon
(Full Planning Permission)
CONSTRAINTS
Landfill Gas Site Buffer Zone (250m)
Residential
RELEVANT PLANNING HISTORY
19921599 - (N.N.D.C General Regs - Reg.4 (1992); Outline) - Residential
development
Approved, 24 Aug 1993
20031111 - (Full Planning Permission) - Erection of thirteen dwellings
Approved, 21 Oct 2004
THE APPLICATION
Seeks permission to erect a terrace of three two-storey, three-bed properties on open
land off Burston Close including provision of parking and turning areas.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Wyatt having regard to the following planning issue:
Loss of open space.
PARISH COUNCIL
Awaiting comments.
REPRESENTATIONS
One letter of objection received on the following grounds:
1. Building on open area frequently used by children.
2. Loss of valuable open space.
3. Number of children in the close who benefit from using the area.
4. No other areas for play nearby.
5. Will increase traffic.
6. Affect amenity of neighbours.
7. Town cramming.
CONSULTATIONS
Building Control Manager - No comment.
County Council (Highways) - No objection.
Environment Agency - No comments.
Development Control Committee (West)
19
11 September 2008
Strategic Housing - Supports this application which will help meet the identified
housing need in Briston.
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 HO 1: Dwelling mix and type (specifies type and mix of dwellings for new
housing developments).
Policy HO 2: Provision of affordable housing (specifies the requirements for provision
of affordable housing and/or contributions towards provision).
Policy HO 7: Making the most efficient use of land (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 EN 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
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 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 104: Retention of Playing Space (safeguards against loss of existing facilities.
Redevelopment proposals only acceptable where alternative facilities are provided or
no harmful loss demonstrated).
Policy 153: Car Parking Standards (specifies parking requirements for different use
classes within different Local Plan policy areas).
MAIN ISSUES FOR CONSIDERATION
1. Principle of residential development.
2. Loss of the open space.
3. Impact on the amenity of adjacent residential properties.
4. Impact on form and character of the area.
5. Highway safety.
APPRAISAL
The application site is located within the residential area of Briston within which there
is no objection to the principle of residential development subject to satisfactory
compliance with other relevant Local Plan and Core Strategy policies.
Development Control Committee (West)
20
11 September 2008
The dwellings are proposed to be sited on land which was intended as open space in
connection with a development of thirteen dwellings approved under application
20031111. It is understood that the open space is well used by children to play ball
games. Whilst the space has no statutory protection it was provided in association
with the previous residential development. Some open space is to be retained as part
of the application, although this would be considerably smaller, narrower and closer
to the adjacent estate roads. On balance, it is considered that the provision of the
affordable housing is a material consideration which outweighs the loss of the open
space.
In respect of impact on the amenity of neighbours, each dwelling would have a rear
garden well in excess of the minimum 10m (ranging from 14m to 16.5m) and the
dwellings would meet the basic amenity criteria. As such it is not considered that the
proposed dwellings would have any adverse impact on the amenity of existing
dwellings.
With regard to form and character, whilst the dwellings are of limited architectural
merit the dwellings would be similar in height to adjacent properties approved under
application 20031111 and would also be of similar design and external appearance.
As such, subject to the use of appropriate materials, the dwellings would accord with
the general form and character of the area.
No highway safety concerns have been raised by County Council (Highways) and the
proposal would provide six car parking spaces, which would accord with policy
requirements.
In summary, notwithstanding some concern about the loss of undesignated open
play space, subject to the imposition of appropriate conditions the proposal would
accord with saved Development Plan policies and the Core Strategy.
RECOMMENDATION:
Approval subject to the imposition of appropriate conditions.
7.
HOLT - 20080943 - Erection of detached three storey dwelling; land rear of 58
Grove Lane for Mr and Mrs D Foreman
Target Date :14 Aug 2008
Case Officer :Miss J Medler
(Full Planning Permission)
CONSTRAINTS
Landfill Gas Site Buffer Zone (250m)
Residential
Contaminated Land
Contaminated Land Buffer
RELEVANT PLANNING HISTORY
20061386 - (Outline Planning Permission) - Erection of four single-storey dwellings
Withdrawn, 26 Oct 2006
THE APPLICATION
Is for the erection of a detached three-storey dwelling located within a disused pit
previously used for the extraction of sand and clay.
Development Control Committee (West)
21
11 September 2008
The basement level of the dwelling would be located in the lowest part of the pit with
the two upper floors above constructed in line with the surrounding ground level.
The overall height of the three-storey dwelling would be approximately 10.8m.
However, as the basement will be located in the lowest part of the pit only
approximately 7.8m would project above the surrounding ground level.
The materials proposed are white rendered walls with a brick base, dark brown
joinery and concrete imitation slate roof tiles.
An amended plan has been received showing the provision of a 1.8m high close
boarded fence for a distance of 45m along the eastern boundary.
REASON FOR REFERRAL TO COMMITTEE
The application was deferred at a previous meeting of the Committee.
TOWN COUNCIL
Object on the grounds of poor access to the site.
REPRESENTATIONS
Two letters of objection have been received from local residents raising the following
points:
1. Proposed roof tiles not in keeping with the roofing material used generally in the
area.
2. A fence should also be erected on eastern boundary of the site.
3. Out of scale with surrounding properties.
4. Detrimental impact to adjacent properties.
5. Handful of remaining trees should be retained.
6. All but eleven trees removed from the site.
CONSULTATIONS
Conservation, Design and Landscape Manager (Landscape) - The site, once
significantly wooded, is characterised by occupying the site of a former gravel pit.
This legacy has left a deep hollow in the centre of the site which has some Scots
Pine trees in the bottom of the pit to the north, and a number of trees on the
perimeter of the hollow. These trees are the remaining specimens that were left as
part of the clearance of the site and should be retained as part of the development.
Some of these trees will need to be protected during the construction of the dwelling,
notably the oak tree near the proposed turning head and the beech tree located near
to the proposed garage.
The passage of construction vehicles over the roofs of the oak could seriously
compromise the tree's health, therefore a temporary road surface should be placed
within the root protection area of the tree to allow the passage of construction
vehicles. Due to the nature of the site, it would be inappropriate to construct the
turning head prior to the commencement of the development, however once the
dwelling has been constructed and the temporary surfacing removed, the final
driveway will need to be constructed using a 'no-dig' method of construction. In
addition, due to the close proximity of the beech tree to the proposed garage and
edge of the hollow, any further excavation will have to be done by hand so as not to
damage any roots of the tree. All the trees on the site should be protected during the
course of the development by protective fencing (to BS5837:2005).
Recommends that a condition is place on any permission given requesting an
Arboricultural Method Statement and Tree Protection Plan to be submitted and
approved prior to commencement of development, covering all of the tree protection
issues raised, with specific details and a timetable for the implementation of the
protection measures. In addition also recommends conditions L02 and L04.
Development Control Committee (West)
22
11 September 2008
County Council (Highways) - Subject to the provision of a 2m visibility splay across
the complete site frontage, on land under control of applicant, with Grove Lane and
the access being strictly constructed as detailed on the submitted site plan (minimum
4.5m width for the first 6m into the site from the nearside edge of the highway
carriageway) I am able to inform you that there is no principle highway objection to
the proposal.
Environment Agency - There is a possibility that some level of landfill gas may be
associated with this former landfill site and it should be considered by a suitably
qualified and experienced consultant. In the absence of any investigations all
buildings and associated services should be designed and constructed with due
regard for the possible presence of landfill gas.
Environmental Health - No objection. Site investigation for contamination condition
required.
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 SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy SS 9: Holt (identifies strategic development requirements).
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 EN 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 2: Small Towns (potential for growth subject to compatibility with existing
character).
Policy 6: Residential Areas (areas primarily for residential purposes).
Policy 13: Design and Setting of Development (specifies design principles required
for new development).
Policy 16: Pollution Control (aims to protect public amenity and natural habitats
against potentially polluting developments) (prevents sensitive development near to
existing polluting environments).
Policy 147: New Accesses (developments which would endanger highway safety not
permitted).
Policy 153: Car Parking Standards (specifies parking requirements for different use
classes within different Local Plan policy areas).
Development Control Committee (West)
23
11 September 2008
MAIN ISSUES FOR CONSIDERATION
1. Acceptability of principle of development.
2. Visual impact.
3. Design.
4. Trees.
5. Impact on neighbouring properties.
6. Highway safety.
APPRAISAL
The application was deferred at the last meeting in order for the Committee to carry
out a site visit.
The site is located within the residential policy area of Holt where appropriate
residential development is considered to be acceptable in principle, subject to
complying with other relevant policies in the Local Plan. In accordance with the Core
Strategy, Holt is designated as a Principal Settlement where the principle of
residential development remains acceptable.
There is a wide variety in the type of designs, scale and materials of dwellings in the
immediate area. Therefore, it is not considered that this modern design and the
materials proposed would be out of keeping with or have a significant detrimental
impact on the appearance of the area. Due to the mix of development in the
immediate area it is not considered that there is an overriding local distinctiveness.
Given this the proposal is considered acceptable in relation to Policy EN 4 of the
Core Strategy.
In accordance with Policies EN 4 and HO 7 of the Core Strategy the density of
development should make the most efficient use of land. However, Policy HO 7
states that the precise density will be determined by having regard to the immediate
context and on site constraints. Clearly, in this case there is a site constraint, due to
the unusual nature of the site containing a large pit and significant changes in ground
levels. This restricts how the site can be developed and the resulting density, which
is why only one dwelling is proposed. In addition the development is of mixed density
in the immediate area and it is therefore not considered that the erection of one
dwelling would fail to preserve or enhance the character of the area.
The proposed dwelling is designed and orientated so that the primary glazed
elevation would face south which would maximise solar gain, which would accord
with Policy EN 6 of the Core Strategy.
The existing trees on the site are to be retained. Whilst the site was a wooded area it
formed part of the rear garden to 58 Grove Lane where none of the trees were
protected or considered to be of significant visual amenity value to protect and could
therefore be removed at any time without the consent of the District Council. The
Conservation, Design and Landscape Manager has no objection subject to
comments and conditions.
Due to the location of the site behind 58 Grove Lane, the site is surrounded by
residential properties. There are two-storey dwellings to the north and north-west,
and bungalows to the south west, south and east. However, given the large area of
the site and distance to the neighbouring dwellings the relationship with the
neighbouring dwellings is considered to be acceptable and the proposed dwelling
would comply with the basic amenity criteria.
Development Control Committee (West)
24
11 September 2008
Whilst there are windows proposed in the eastern elevation the main glazed areas
would be positioned at angles to the neighbouring property to the east so that they
would not directly face the neighbouring property. However, there is a bedroom
window in the eastern elevation of the basement, but that is located in the pit which
would prevent any overlooking. There is also a door to a study in the eastern
elevation at the ground floor. However, whilst there is a Holly hedge on the eastern
boundary it has recently been cut back and leaves the eastern boundary with the
neighbouring dwelling quite open. Therefore, discussions have taken place with the
agent regarding the erection of a fence along the eastern boundary to improve
privacy between the proposed and neighbouring dwelling. An amended plan has now
been received showing a 1.8m high close boarded fence for a distance of 45m along
the eastern boundary. It is not therefore considered that the proposed dwelling would
have a significant detrimental impact on the privacy or amenities of the occupiers of
the neighbouring dwellings.
A new access is proposed off Grove Lane running alongside the existing dwelling at
No.58. The Committee will note that the Highway Authority has no objection to the
application.
The proposal is considered to be acceptable and in accordance with Development
Plan policy.
RECOMMENDATION:Approve, subject to the imposition of appropriate conditions.
8.
HOLT - 20081006 - Erection of detached single-storey dwelling; land adjacent
21 Pearsons Close for Mr P Doy
Target Date :25 Aug 2008
Case Officer :Mr G Lyon
(Outline Planning Permission)
CONSTRAINTS
Residential
RELEVANT PLANNING HISTORY
20080602 - (Outline Planning Permission) - Demolition of garage and sheds and
erection of single-storey dwelling and garage
Withdrawn, 19 May 2008
THE APPLICATION
Proposes the erection of a detached single-storey dwelling on a site area of
approximately 300sq.m. All matters are reserved for subsequent approval.
REASON FOR REFERRAL TO COMMITTEE
Deferred at a previous meeting of the Committee.
TOWN COUNCIL
No objection.
Development Control Committee (West)
25
11 September 2008
REPRESENTATIONS
Four letters of objection have been received. Summary of comments:
1. Concerned about impact on existing drainage system because ten properties are
already served by a 4 inch pipe which is in a state of collapse and has been a lot of
trouble in the past.
2. Access is very poor and difficult, particularly as a result of traffic from Gresham's
School.
3. Parking and turning is already difficult.
See Design and Access Statement from applicant at Appendix 3.
The applicant has now confirmed that he would be prepared to carry out a drainage
survey.
CONSULTATIONS
County Council (Highways) - Requested further information from the applicant
regarding access. Committee will be updated orally.
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 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 SS 4: Environment (strategic approach to environmental issues).
Policy SS 9: Holt (identifies strategic development requirements).
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 EN 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 2: Small Towns (potential for growth subject to compatibility with existing
character).
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).
Development Control Committee (West)
26
11 September 2008
MAIN ISSUES FOR CONSIDERATION
1. Principle of residential development.
2. Impact on the form and character of the area.
3. Impact on amenity of adjacent residents.
4. Highway safety and parking.
APPRAISAL
The application was deferred at the last meeting to allow Committee to undertake a
site visit.
The site is located within the residential area of Holt within which there would be no
objection to the principle of residential development subject to satisfactory
compliance with other relevant Core Strategy and Local Plan policies.
The primary consideration is therefore whether a single-storey dwelling could be
satisfactorily located on-site without detriment to the form and character of the area
and the amenity of adjacent residents as well as provide satisfactory levels of
parking.
The applicant has provided an indicative layout and design showing a property with a
footprint of approximately 98sq.m. Whilst the indicated design and layout are
considered to be generally poor, it does nonetheless demonstrate that a modest
dwelling could be provided on the site, which would still allow sufficient space for
parking and amenity space.
In respect of impact on the amenity of neighbouring properties, subject to appropriate
design, location of windows and suitable boundary treatment, a single-storey dwelling
in this location would be unlikely to have any significant detrimental impact on the
amenity of adjacent residents and would be acceptable in terms of Local Plan Policy
13 and Core Strategy Policy EN 4.
In respect of drainage concerns raised by representations, should Committee resolve
to approve the application, the imposition of a condition requiring a drainage survey
to confirm the suitability of the existing system would be recommended and the
applicant has agreed to do this.
Further information has been requested from the applicant regarding access to the
site to satisfy the requirements of County Council Highways. Committee will be
updated orally in respect of this matter.
It is considered that a well detailed and designed dwelling would not be detrimental to
the form and character of the area nor would it be detrimental to the amenity of
adjacent residents.
The principle of the development is acceptable and would not significantly conflict
with adopted Development Plan policies.
RECOMMENDATION:Delegated authority to the Head of Planning and Building Control to approve
the application subject to no objections from County Council Highways
following receipt of satisfactory access details and subject to the imposition of
appropriate conditions.
Development Control Committee (West)
27
11 September 2008
9.
LANGHAM - 20080987 - Erection of single-storey dwelling; land adjacent
Rowan Cottage Hollow Lane for Isis Builders Limited
Target Date :22 Aug 2008
Case Officer :Mr G Linder
(Full Planning Permission)
CONSTRAINTS
Residential
Selected Small Village
Conservation Area
RELEVANT PLANNING HISTORY
19950544 - (Outline Planning Permission) - Erection of one house
Refused, 22 Sep 1995
Appeal Dismissed, 13 Nov 1996
20071851 - (Full Planning Permission) - Erection of two-storey dwelling and garage
Withdrawn, 20 Dec 2007
THE APPLICATION
Is for the erection of a single-storey, rectangular shaped dwelling, with an open
fronted pitched roof porch facing The Street and small rear wing within an enclosed
rear garden.
The dwelling would have a total floor area of 90sq.m, a gable width of 6.5m and a
ridge height of 5.4m, and would be constructed of flint, reclaimed red brick and clay
pantiles, timber windows, painted off white and cast iron rainwater goods painted
black.
Access would be from The Street with car parking and turning area for two vehicles
to the frontage of the dwelling.
REASON FOR REFERRAL TO COMMITTEE
Required by the Head of Planning and Building Control in view of the history of
development at the site and Core Strategy policies.
PARISH COUNCIL
Objects due to concerns regarding safety at the entrance of the site, which is onto a
narrow section of road where there are already problems with speeding cars. In
addition it is considered that the style of the property is not in keeping with the area
and could, due to changes in ground level, affect the privacy of the Rowan Cottage to
the west.
The application also states that there are no trees or hedges, however there is
currently a hedge to the frontage of the site which should be retained.
REPRESENTATIONS
Three letters of objection have been received from local residents which raise the
following concerns (summarised):
1. Impact on the setting of the listed building to the west and Langham Conservation
Area.
2. Due to changes in ground level the proposed dwelling would have an adverse
impact on Rowan Cottage to the west in terms loss of light, amenity and privacy.
3. The position of the driveway and turning area would have an adverse impact on
the neighbouring property in terms of noise and fumes.
Development Control Committee (West)
28
11 September 2008
4. The access would be onto what is the narrowest part of The Street and could have
an adverse effect on highway safety, with traffic likely to increase due to the new
dwellings which are being built off Hollow Lane.
5. Changes to Local Plan policy would mean that the site is no longer within the
development boundary.
6. The existing conifers on the site have already been removed and it would appear
that this development would result in the loss of the hedgerow to the rear of the site,
which is a haven for birds.
7. The proposed design of the dwelling would be out of keeping with surrounding
properties.
8. The provision of the visibility splays would result in the loss of the bank and
hedgerow.
Two letters of support have been received from local residents (summarised):
1. The proposal would result in a tidying up of what has become an overgrown site in
the village.
2. A single-storey dwelling overcomes previous concerns regarding the development
of the site.
3. The proposed frontage hedgerow should be retained.
CONSULTATIONS
Conservation, Design and Landscape Manager (Conservation) - Has no objection to
the application and considers that the siting of the dwelling away from the western
boundary gives an improved relationship with the adjacent listed cottage. The listed
building has more recent extensions including a conservatory on the east elevation
and the proposal would not have a detrimental effect on the character of the listed
building. Whilst due to the fact that the dwelling would be set back on the plot it would
fit unobtrusively into the street scene and the development of what is currently
neglected and overgrown plot would undoubtedly benefit the character and
appearance of the Langham Conservation Area. Whilst the choice of materials would
be in keeping with the vernacular of the area.
County Council (Highways) - Considering the previous advice from the Highway
Authority there can be no objection to the current proposal subject to the imposition
of appropriate conditions.
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 SS 1: Spatial Strategy for North Norfolk (specifies the settlement hierarchy and
distribution of development in the District).
Policy SS2: Development in the Countryside (prevents general development in the
countryside with specific exceptions).
Policy SS 3: Housing (strategic approach to housing issues).
Development Control Committee (West)
29
11 September 2008
Policy HO 1: Dwelling mix and type (specifies type and mix of dwellings for new
housing developments).
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 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
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).
Policy 39: Development near Listed Buildings (attention needed to protect character
and setting).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
Policy 147: New Accesses (developments which would endanger highway safety not
permitted).
Supplementary Planning Guidance
Langham Village Design Statement.
MAIN ISSUES FOR CONSIDERATION
1. Principle of development.
2. Effect on neighbouring properties.
3. Design.
4. Effect on the setting of adjacent listed building.
5. Impact on the setting of the Langham Conservation Area.
6. Highway safety.
APPRAISAL
With the adoption of the Core Strategy Langham will no longer have a development
boundary, with the result that the site, which is currently within the residential policy
area will be designated as Countryside where there would be an objection to the
principle of new dwellings. However as the development of the site has been the
subject of considerable discussion, including a planning application in 2007,
(subsequently withdrawn) and the current application was received prior to the
receipt of the Inspector's Final Binding Report regarding the Core Strategy it is
considered that it would be unreasonable to impose the Core Strategy policies in this
case. Therefore the principle of development is considered to be acceptable subject
to complying with other Development Plan policies.
The site, which measures 19m in width by 32m in depth, is considered sufficiently
large to accommodate a single-storey dwelling which would comply with the basic
amenity criteria of the Local Plan in terms of the minimum rear garden depth and
window-to-window distances with neighbouring properties. In terms of the
relationship with Rowan Cottage, a Grade II listed building to the west, it is not
considered that a single-storey dwelling would be overbearing or result in an undue
loss of light to that property, even though the adjoining site is approximately 1m
Development Control Committee (West)
30
11 September 2008
lower. Furthermore it is proposed that the boundaries of the site would consist of 2m
high close boarded fencing, which would protect the amenities of Field End to the
east of the site and also No.1 Hollow Lane to the south.
As far as the design is concerned, although the majority of properties in the
surrounding area are two-storey there are examples of single-storey dwellings and
other single-storey building is in the area, not least Field End adjoining the site to the
east and the farm outbuildings at the junction of the Blakeney Road. As such the
proposed dwelling, with its cart shed like proportions and vernacular materials, would
integrate successfully in the street scene and would not detract from the setting of
Rowan Cottage and would enhance the appearance and character of this part of the
Conservation Area.
In terms of the impact on the setting of the listed building, planning application
19950544 for a house was dismissed on appeal owing to the effect the dwelling
would have on the setting of the listed building. However at that time the proposal
was for a one-and-a-half-storey dwelling having a ridge height of 7m, and the
dwelling was set further forward on the plot. As far as the current proposal is
concerned the Council's Conservation, Design and Landscape Manager has
indicated that the dwelling would not have a detrimental effect on the character of the
listed building, and that the development would benefit the character and appearance
of the Langham Conservation Area.
As far as the Langham Village Design Statement is concerned, this makes no
specific reference to the site, but does identify Rowan Cottages as an important listed
building with the village, whilst in the general design principles it suggests that the
scale between buildings is important, that new buildings should be individual in terms
of their design and utilise quality material.
The Highway Authority has no objection to the access as proposed, but this would
require the removal and replanting of the existing frontage hedgerow behind the
visibility splay to the east of the access.
It is therefore considered that the proposal would accord with Development Plan
policy and is acceptable subject to the imposition of appropriate conditions.
RECOMMENDATION:CONDITIONS:-
APPROVE,
SUBJECT
TO
THE
FOLLOWING
2) The development to which this permission relates shall be undertaken in strict
accordance with the submitted and approved plans, drawings and specifications,
unless otherwise agreed in writing by the Local Planning Authority.
3) This permission is granted in accordance with the plans first submitted with the
application (drawing numbers 2665A and 2665B) and the amended plans received
by the Local Planning Authority on 2 July 2008, unless otherwise first agreed in
writing by the Local Planning Authority.
4) Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995, (or any Order revoking, amending or reenacting that Order) no enlargement of or alteration to the dwelling hereby permitted
shall be undertaken and no building, structure or means of enclosure within the
curtilage of the dwelling shall be erected unless planning permission has been first
granted by the Local Planning Authority.
5) Before the development is started samples of the facing materials to be used for
the external walls and roof shall be submitted to and approved by the Local Planning
Development Control Committee (West)
31
11 September 2008
Authority in writing. The development shall then be constructed in full accordance
with the approved details.
6) Prior to the commencement of development/works hereby approved a 1:10 scaled
drawing of the windows, including a section through the joinery, shall be submitted
and approved in writing by the Local Planning Authority. The windows shall then be
constructed in full accordance with the approved details.
7) Prior to the development hereby permitted being first brought into use, details of
the colour finish of external joinery shall be submitted to and approved by the Local
Planning Authority in writing. The development shall then be constructed in full
accordance with the approved details.
8) Unless otherwise agreed in writing the whole flints to be used for the exterior walls
of the building shall be no larger than 125mm in any one direction.
9) Unless otherwise agreed in writing the rainwater goods shall be of a metal finish,
painted black to the satisfaction of the Local Planning Authority.
10) Prior to the commencement of the development precise details of all screen walls
and fences to the eastern, western and southern boundaries of the site, including
their height, design and materials shall be submitted to and approved in writing by
the Local Planning Authority. All screen walls and fences as approved shall be
erected concurrently with the erection of the dwelling.
11) Prior to the commencement of the development precise details of the surface
treatment to the driveway and turning areas shall be submitted to and approved in
writing by the Local Planning Authority. The development shall then be constructed in
full accordance with the approved details.
12) Prior to the commencement of the development hereby permitted, a landscaping
scheme from the frontage of the site with The Street shall be submitted to and
approved in writing by the Local Planning Authority.
The scheme shall indicate the species, number and size of new trees and shrubs at
the time of their planting.
The scheme shall also include indications of all existing trees and hedgerows on the
land, with details of any to be retained (which shall include details of species and
canopy spread), together with measures for their protection during the course of
development.
The scheme as approved shall be carried out not later than the next available
planting season following the commencement of development or such further period
as the Local Planning Authority may allow in writing.
13) Prior to the first occupation of the development hereby permitted the vehicular
access shall be constructed in accordance with the Norfolk County Council
residential access construction specification for the first 5m into the site as measured
back from the near edge of the adjacent carriageway.
14) Prior to the first occupation of the development hereby permitted visibility splays
shall be provided in full accordance with the details indicated on the approved plan.
The splays shall thereafter be maintained free from any obstruction exceeding
0.225m above the level of the adjacent highway carriageway.
15) Prior to the first occupation of the development hereby permitted the proposed
on-site parking and turning area shall be laid out, demarcated, levelled and surfaced
in accordance with the approved plan. It shall be retained thereafter for those specific
uses.
16) The access shall be constructed with drainage measures to prevent surface
water run-off onto the adjacent public highway, in accordance with a detailed scheme
submitted to and approved in writing by the Local Planning Authority, in consultation
with the Highway Authority.
17) Any access gate shall be hung to open inwards and shall be set back a minimum
distance of 5m from the near edge of the adjoining highway carriageway. Any side
wall, fence or hedge adjacent to the access shall be splayed at an angle of 45
degrees from each of the (outside) gateposts to the front boundary of the site.
Development Control Committee (West)
32
11 September 2008
REASONS:2) To ensure the development is carried out in accordance with the expressed
intentions of the applicant and to ensure the satisfactory development of the site, in
accordance with Policy 13 of the saved North Norfolk Local Plan.
3) To ensure the satisfactory layout and appearance of the development in
accordance with Policy 13 of the saved North Norfolk Local Plan.
4) To ensure a satisfactory relationship with neighbouring dwellings, in accordance
with Policy 13 of the saved North Norfolk Local Plan, as amplified by paragraph
3.31/3.36 of the explanatory text.
5) 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.
6) To ensure the windows are complementary to the appearance of the building, in
accordance with Policy 13 (a)(iii) and (a)(viii) of the saved North Norfolk Local Plan
as amplified by paragraphs 3.10-3.14 of the North Norfolk Design Guide.
7) 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.
8) 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.
9) 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.
10) In order for the Local Planning Authority to retain control over this aspect of the
development in the interests of the relationship to nearby properties and the
surroundings of the development in accordance with Policy 13 of the saved North
Norfolk Local Plan.
11) To protect nearby residents from noise and disturbance in accordance with Policy
16 of the saved North Norfolk Local Plan, as amplified by paragraphs 5.21-5.26 of
the explanatory text.
12) To protect and enhance the visual amenities of the area, in accordance with
Policy 13 of the saved North Norfolk Local Plan.
13) To ensure satisfactory access into the site, in accordance with Policy 147 of the
saved North Norfolk Local Plan.
14) To ensure safe access to the site in accordance with Policy 147 of the saved
North Norfolk Local Plan.
15) To ensure safe access to the site in accordance with Policy 147 of the saved
North Norfolk Local Plan.
16) To ensure safe access to the site in accordance with Policy 147 of the saved
North Norfolk Local Plan.
17) To ensure safe access to the site in accordance with Policy 147 of the saved
North Norfolk Local Plan.
Development Control Committee (West)
33
11 September 2008
10.
SALTHOUSE - 20081153 - Erection of two-storey dwelling; 15 Sandy Hill Estate
Bard Hill for Mr and Mrs N Macknespiey
Target Date :26 Sep 2008
Case Officer :Miss J Medler
(Full Planning Permission)
CONSTRAINTS
Area of Outstanding Natural Beauty
Undeveloped Coast
Residential
Selected Small Village
Conservation Area
RELEVANT PLANNING HISTORY
20030774 - (Full Planning Permission) - Erection of two-storey side extension
Approved, 04 Jul 2003
20080020 - (Full Planning Permission) - Erection of detached two-storey dwelling
Withdrawn, 18 Feb 2008
20080374 - (Full Planning Permission) - Erection of two-storey dwelling
Refused, 02 May 2008
THE APPLICATION
Is for the erection of a two-storey dwelling, attached to the northern elevation of
No.15 Sandy Hill Estate to form a terrace of three dwellings.
The proposed dwelling measures approximately 5.5m x 7.5m, and 8m in height,
which are the same proportions as No.15 Sandy Hill Estate. There is a small twostorey gabled projection to the front of the proposed dwelling, and one to the rear
measuring approximately 4m x 3m, and 6.2m in height. A conservatory is also
proposed to the rear.
The materials proposed are red facing bricks, white painted joinery and Sandtoft
Arcadia roof tiles.
REASON FOR REFERRAL TO COMMITTEE
Required by the Head of Planning and Building Control in view of planning history
and Core Strategy policy issues.
REPRESENTATIONS
A letter in support of the application setting out the background to the proposal is
attached at Appendix 4.
PARISH COUNCIL
Awaiting comments.
CONSULTATIONS
County Council (Highways) - I am aware that there was a previous planning
application at this site, reference 20080374, where highway concerns were raised
regarding visibility from the private access from Sandy Hill Estate onto Bard Hill.
Highways Officers have met the applicant on site to discuss how the visibility issue
could be overcome. It was concluded that the vehicle speeds on Bard Hill are likely to
be below the local speed restriction of 30mph and are from the following vehicle
method in the region approximately 20mph.
Development Control Committee (West)
34
11 September 2008
Consequently the visibility requirement would be less than referred to in my letter of
27 March 2008 to the previous planning application. Visibility distances of 30m in
both directions are shown from a 4m set back from Bard Hill, at the point where
vehicles would access Sandy Hill Estate. This is considered to be acceptable.
Conditions are required regarding the visibility splay and on-site parking.
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 HO 7: Making the most efficient use of land (Housing density) (specifies
housing densities).
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 3: Undeveloped Coast (prevents unnecessary development and specifies
circumstances where development replacing that threatened by coastal erosion can
be permitted).
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 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
Policy CT 6: Parking provision (requires compliance with the Council's car parking
standards other than in exceptional circumstances).
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).
Policy 26: Undeveloped Coast (prevents unnecessary developments or those which
would be significantly detrimental to appearance or character).
Policy 26: Undeveloped Coast (prevents unnecessary developments or those which
would be significantly detrimental to appearance or character).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
Policy 153: Car Parking Standards (specifies parking requirements for different use
classes within different Local Plan policy areas).
Development Control Committee (West)
35
11 September 2008
MAIN ISSUES FOR CONSIDERATION
1. Acceptability of the principle of development.
2. Impact upon neighbouring dwellings.
3. Impact upon Conservation Area.
4. Highway safety.
APPRAISAL
This application follows the refusal in May 2008 of planning application 20080374 on
the grounds that inadequate visibility splays are provided at the junction of the
access with the County highway and this would cause danger and inconvenience to
users of the adjoining public highway. The proposal does not incorporate adequate
on-site vehicular parking and manoeuvring facilities to the standard required by the
Local Planning Authority. The proposal, if permitted, would therefore be likely to lead
to an undesirable increase in on-street parking to the detriment to highway safety.
In view of the Highway Authority's objection the applicant and agent had informal
discussions with the Highways Officer and amended the plans in order to provide the
visibility splay and car parking layout required. The Committee will note that the
applicant has been able to overcome the Highway Authority's objection.
Subsequent to the previous refusal the Inspector's Final Binding Report was received
on 15 July 2008. The Combined Development Control Committee have resolved that
all applications submitted after that date would be determined in accordance with the
policies in the Core Strategy rather than the "saved" Local Plan policies unless there
are material considerations that would suggest otherwise.
However, in this case the applicant, agent and Highway Authority arranged to meet
following the refusal of application reference 20080374 in order to see if the Highway
Authority objections could be overcome. This meant that it was not possible for an
amended application to be submitted immediately after the refusal. A copy of the
agent's letter explaining this situation is contained in Appendix 4.
Once the objections had been resolved the current application was submitted. It was
received on 9 July 2008, but due to a technical matter it was not possible to register
the application until 1 August 2008.
Under these circumstances it is considered that there are grounds for saved Local
Plan policies to be given substantial weight in this case.
Under the Core Strategy Salthouse no longer retains a development boundary and is
designated as Countryside under Policy SS 2, where new residential development is
not acceptable and is contrary to policy. However, under the saved Local Plan
policies the site is located within the residential policy area of the Selected Small
Village of Salthouse where appropriate residential development that enhances the
character of the village is considered to be acceptable.
The design, scale and materials of the dwelling under this application are the same
as those under the previous application reference 20080374. The Conservation,
Design and Landscape Manager had no objections to that application.
The proposed dwelling would be located to the north of the existing dwelling. It is
therefore considered that the proposed dwelling would not create a significant loss of
light to the dwellings to the south. In addition to this due to the distance between the
proposed dwelling and the neighbouring property to the north it is not considered
that, that neighbour would be significantly adversely affected by loss of light. It is
considered that the relationship with neighbouring properties is acceptable.
Development Control Committee (West)
36
11 September 2008
Whilst the neighbouring semi-detached dwellings to the south do not have pitched
roof gables fronting the road, this is an end plot where it is considered that to the
north and east the design of neighbouring dwellings changes significantly and that
the slight difference in the design of this proposed dwelling would be acceptable and
the proposal would preserve the character and appearance of the area or
Conservation Area. It is therefore considered that the design and materials would be
acceptable in this location.
Two car parking spaces have been provided for the existing and proposed dwellings,
which complies with the Council's car parking standards.
It is therefore considered that the proposal would accord with saved Local Plan
policies and that for the reasons explained above there are material considerations
as to why the application should be determined in accordance with the saved Local
Plan policies rather than the Core Strategy.
RECOMMENDATION:Approve, subject to the imposition of appropriate conditions.
11.
SHERINGHAM - 20080836 - Demolition of bungalow and erection of three, oneand-a-half-storey dwellings; 18 Hadley Road for Mr K Welch
Target Date :22 Jul 2008
Case Officer :Mr G Lyon
(Full Planning Permission)
CONSTRAINTS
Residential
RELEVANT PLANNING HISTORY
20020315 - (Full Planning Permission) - Erection of single-storey annexe
Approved, 12 Apr 2002
20041394 - (Full Planning Permission) - Erection of two-storey dwelling and
detached garage
Approved, 30 Sep 2004
20071232 - (Full Planning Permission) - Demolition of single-storey dwelling and
erection of four detached two-storey dwellings
Withdrawn, 10 Oct 2007
THE APPLICATION
Seeks to erect three detached one-and-a-half-storey dwellings on a site area of
approximately 0.14ha (0.35 acres). The three properties would be arranged to, in
effect, turn the corner of Hadley Road, although the dwellings would be set back
behind the existing building line. The properties have a typical eaves height of 2.5m
and a maximum ridge height of 6.5m and have been designed to be of "traditional"
appearance.
REASON FOR REFERRAL TO COMMITTEE
Deferred at a previous meeting of the Committee.
TOWN COUNCIL
No objection.
Development Control Committee (West)
37
11 September 2008
REPRESENTATIONS
Five letters of objection have been received. Summary of comments:
1. Extreme overdevelopment and loss of privacy.
2. Plot 1 will reduce light reaching Number 16.
3. Plot 1 should be moved further in an easterly direction.
4. Extra traffic will have a considerable impact on residential amenity of adjacent
properties.
5. Current access is inadequate and too narrow.
6. Additional traffic would be hazardous to existing users of Hadley Road including
pedestrians.
7. Additional development would increase the damage to Hadley Road.
8. Access onto Common Lane is very dangerous.
9. Existing drainage system is already inadequate to cope and there already has
been some flooding of gardens.
10. The position of the bin store close to adjacent properties could give rise to smells
and would be a health hazard.
11. There are contradictions on the plans regarding trees.
12. Dwellings are unattractive, unsuitable and out of keeping.
13. Lack of parking spaces.
14. The site has no frontage.
15. Should be restricted to bungalows.
See Design and Access Statement from applicant and additional Highway Statement
at Appendix 5.
Amended plans have been submitted revising the position of plot 1 and dormer
details.
CONSULTATIONS
Building Control Manager - Means of access for fire appliances is OK. However, I
notice that some first floor bedrooms are served by rooflight windows. These need to
be bigger for both means of escape and ventilation. Also they need to be closer to
the eaves.
(Applicant has amended plans to address this issue.)
County Council (Highways) - Objection on grounds of restricted visibility at junction
with The Rise and Common Lane, substandard construction and lack of pedestrian
facilities on Hadley Road.
Environmental Health - Recommend condition regarding details of waste disposal
and how the existing dwelling will be demolished without causing noise and dust to
neighbouring properties.
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 (West)
38
11 September 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 SS 4: Environment (strategic approach to environmental issues).
Policy SS 6: Access and Infrastructure (strategic approach to access and
infrastructure issues).
Policy SS 12: Sheringham (identifies strategic development requirements).
Policy HO 1: Dwelling mix and type (specifies type and mix of dwellings for new
housing developments).
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 EN 6: Sustainable construction and energy efficiency (specifies sustainability
and energy efficiency requirements for new developments).
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).
North Norfolk Local Plan - (Adopted 2 April 1998 - saved policies):
Policy 2: Small Towns (potential for growth subject to compatibility with existing
character).
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).
Policy 153: Car Parking Standards (specifies parking requirements for different use
classes within different Local Plan policy areas).
MAIN ISSUES FOR CONSIDERATION
1. Principle of residential development.
2. Impact on form and character of the area.
3. Impact on the amenity of adjacent residential properties.
4. Highway safety.
APPRAISAL
The application was deferred at the last meeting to allow Committee to undertake a
site visit.
The application site is located within the residential area of Sheringham where there
is no objection to the principle of residential redevelopment subject to satisfactory
compliance with other relevant Core Strategy and Local Plan policies.
The application site is a corner plot with limited street frontage where the potential
visual impact of the proposal within the street scene would be lessened to a degree
by virtue of its location. Nonetheless, development at first floor level would still be
publicly visible and the proposal should still be compatible with the form and
character of the area.
Development Control Committee (West)
39
11 September 2008
In this instance, the proposals as amended are unusual in their form in respect of the
first floor elements, having been designed so as to reduce overlooking potential, to
the detriment of architectural quality. As such, it is considered that the proposed
development would, by virtue of its inappropriate architectural style, location, scale
and visual impact fail to harmonise with the townscape and general character of the
area and thus fail to meet the requirements of Core Strategy Policy EN4 and Local
Plan Policy 13 in respect of the design and setting of development.
In respect of overlooking and impact on amenity, the dwellings would have limited
adverse impact on neighbouring properties with the exception of Plot 1, which may
now marginally reduce daylight and sunlight to number 16 Hadley Road over and
above the existing annexe already present at No.18.
In respect of parking provision, each dwelling would have at least one car parking
space. This provision would meet the minimum requirements for dwellings with more
than two bedrooms situated elsewhere within towns.
In respect of highway safety considerations, the Highway Authority has objected on
grounds of insufficient visibility at the junctions with The Rise and Common Lane and
on secondary grounds regarding substandard construction of Hadley Road and lack
of pedestrian facilities. This is a fundamental objection that the applicant has failed to
overcome since submitting the earlier withdrawn scheme. The proposal is therefore
contrary to Core Strategy Policy CT5 and Local Plan Policy 147.
The proposal is contrary to adopted Development Plan policies.
RECOMMENDATION:- REFUSE, FOR THE FOLLOWING REASONS:1) The District Council adopted the North Norfolk Local Plan on 2 April 1998 for all
planning purposes. The following saved policies as listed in the Direction issued by
Government Office for the East of England on 14 September 2007 are considered
relevant to the proposed development:
Policy 13: Design and Setting of Development
Policy 147: New Accesses
Furthermore, the District Council received on 15 July 2008 the Inspector's binding
report declaring the North Norfolk Core Strategy to be sound. The following policies
are considered relevant to the proposed development.
Policy EN 4: Design
Policy CT 5: The transport impact of new development
The unadopted Hadley Road serving the site is considered to be inadequate to serve
any additional development by reason of its substandard construction, lack of
pedestrian facilities and primarily the restricted visibility available at the adjacent road
junctions with The Rise and Common Lane (U10138 and U10137). The proposal, if
permitted, would be likely to give rise to conditions detrimental to highway safety.
Contrary to saved North Norfolk Local Plan Policy 147 and Core Strategy Policy CT
5.
Furthermore it is considered that the proposed development would, by virtue of its
inappropriate architectural style, location, scale and visual impact fail to harmonise
with the townscape and general character of the area and thus fail to meet the
requirements of Policy 13 and Core Strategy Policy EN 4 in respect of the design and
setting of development.
Development Control Committee (West)
40
11 September 2008
12.
STODY - 20081064 - Conversion of agricultural buildings to offices (amended
proposal); Stody Hall Farm Brinton Road for Stody Estate Limited
Target Date :09 Sep 2008
Case Officer :Mr M Gannon
(Full Planning Permission)
CONSTRAINTS
Conservation Area
RELEVANT PLANNING HISTORY
20060050 - (Full Planning Permission) - Conversion of barns to B1 (office
accommodation)
Approved, 09 Feb 2006
20060051 - (Full Planning Permission) - Conversion of barns to three units of holiday
accommodation
Approved, 10 Feb 2006
20071553 - (Full Planning Permission) - Conversion of barn to b1 (office) and
ancillary storage
Approved, 20 Feb 2008
THE APPLICATION
Conversion of range of traditional farm buildings into offices. The application seeks
retrospective permission to retain works carried out at variance with the detailed
planning permission granted in 2006 (reference 20060050).
The plan has been amended following discussions with officers by the addition of
mock timber piers to the main elevation thus restoring something of the previous
appearance/character of the building.
REASON FOR REFERRAL TO COMMITTEE
At the request of Councillor Cordeaux having regard to the significance of changes
from the previously approved plan and local concerns in respect of design.
PARISH COUNCIL
Supports the amended scheme (objected to original proposals).
REPRESENTATIONS
Three letters of objection from adjoining and nearby residents (summarised):
1. The originally submitted drawing presented an unimaginative façade with housing
estate, windows. The loss of the pillars/columns which would have retained the
character of the cart shed is regrettable.
2. Work has been undertaken without planning permission.
3. The resulting building has the appearance of a suburban shed with no character.
4. Proposed conversion no longer bears any resemblance to the original design.
5. Council should serve an Enforcement Notice requiring the development to proceed
as originally approved.
6. What is the point of the Council approving a specific scheme if it can so easily be
changed?
A letter has been submitted by the agent/builder setting out the background to the
current application. This is appended to the Agenda (see Appendix 6).
Development Control Committee (West)
41
11 September 2008
CONSULTATIONS
County Council (Highways) - No objections.
Environmental Health - Append standard note re possible land contamination.
Norfolk Landscape Archaeology - No objections. Initially suggested a condition
requiring a photographic survey but have subsequently accepted that this would be a
pointless exercise given the amount of work that has already been undertaken (and
bearing in mind that there was no such requirement on the previous permissions).
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 EC 2: The re-use of buildings in the Countryside (specifies criteria for
converting buildings for non-residential purposes).
Policy EN 8: Protecting and enhancing the historic environment (prevents insensitive
development and specifies requirements relating to designated assets and other
valuable buildings).
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 29: The Reuse and Adaptation of Buildings in the Countryside (specifies
criteria for converting buildings. Prevents residential conversion unless adjacent to a
settlement boundary).
Policy 42: Development in Conservation Areas (developments should preserve or
enhance character).
MAIN ISSUES FOR CONSIDERATION
1. Principle of office conversion.
2. Impact on the appearance and character of this part of the Glaven Valley
Conservation Area.
APPRAISAL
This application has been submitted to regularise works carried out at variance with
the plans approved in 2006. The differences were initially identified on site by the
Building Control Officer.
The site occupies a countryside location within the Glaven Valley Conservation Area.
In broad terms the principle of conversion to office use is no less acceptable today
under Core Strategy policy than it was in 2006 when the original application was
approved. The main issue for the Local Planning Authority to consider is whether the
development satisfies the main requirements of current Core Strategy policy.
Development Control Committee (West)
42
11 September 2008
The use of the buildings as offices has already been accepted by the existing
permission. The real issue, therefore, is whether the alternative version of the
development would protect the character of the building and its setting and preserve
or enhance the character of this part of the Conservation Area.
With the addition of the timber columns and the dark stained vertical boarding (yet to
be applied) the appearance of the principal elevation would be satisfactory. When
completed in accordance with the amended drawing the development would
preserve the appearance and character of this part of the Conservation Area. In this
respect it should also be borne in mind that the development has resulted in the
demolition of a particularly unsightly steel-framed shed that used to occupy the yard
adjacent to this building. It should also be noted that whilst the work undertaken to
date is at considerable variance with the permission granted in 2006 for change of
use to offices (reference 20060050) it is not significantly different in external
appearance from the scheme that was also approved in 2006 for the conversion of
the building to three units of holiday accommodation. This permission (reference
20060051) remains valid and capable of implementation.
It is accepted that the works carried out thus far are largely unauthorised. However, it
is not considered that the alternative proposals would conflict with Development Plan
policy. Accordingly the application is recommended for approval. However, further
details as to precisely how the timber columns are to be applied to the building will be
required to ensure a satisfactory appearance.
RECOMMENDATION:Approve subject to appropriate conditions including a condition requiring
submission and approval of the precise details of the timber columns prior to
installation.
13.
APPLICATIONS APPROVED UNDER DELEGATED POWERS
BACONSTHORPE - 20081045 - Erection of side/rear conservatory; Hall Lane
Farm Hall Lane for Mr P Starling
(Full Planning Permission)
BEESTON REGIS - 20081003 - Retention of temporary timber classroom;
Beeston Hall School Cromer Road for Beeston Hall School Trust Limited
(Full Planning Permission)
BINHAM - 20080928 - Erection of replacement two-storey dwelling with annexe;
Tamarisk House The Street Cockthorpe for Living Architecture
(Full Planning Permission)
BINHAM - 20081088 - Installation of front and rear rooflights; Manor Barn Field
Dalling Road for Mr and Ms Edwards
(Full Planning Permission)
BRININGHAM - 20080814 - Erection of cart shed; Primrose Bank The Street for
Mr I Cook
(Full Planning Permission)
Development Control Committee (West)
43
11 September 2008
BRINTON - 20080975 - Erection of two-storey side extension and rear sun
lounge; Flint Cottage The Street Sharrington for Mr R Hyslop
(Full Planning Permission)
BRINTON - 20081012 - Demolition of garden shed/store and erection of garden
room, store and garden walls; Church House The Street for Mr P North
(Full Planning Permission)
BRISTON - 20080940 - Erection of garage; 8 Bridge Close for Mr B Colbourne
(Full Planning Permission)
BRISTON - 20081016 - Erection of single-storey dwelling; land rear of Hastings
Court for Mr R Eggleton
(Full Planning Permission)
CLEY-NEXT-THE-SEA - 20081126 - Erection of side extension, rear
conservatory and front porch; Sea-Pie Church Lane for Mr and Mrs M Duncan
(Full Planning Permission)
DUNTON - 20080979 - Erection of single-storey front and side extensions, first
floor extension and detached double garage; Sunny Row House Tatterford
Road for Mr G Warnes
(Full Planning Permission)
EAST AND WEST BECKHAM - 20080893 - Erection of single-storey extension;
Holiday Unit at Malthouse Farm Long Lane West Beckham for Mr D Wright
(Full Planning Permission)
EAST AND WEST BECKHAM - 20081025 - Demolition of dwelling and
outbuildings and erection of two-storey dwelling; Lyn Haven Allotment Lane
West Beckham for Mr and Mrs P Hall
(Full Planning Permission)
EDGEFIELD - 20081046 - Erection of first floor extension and replacement rear
conservatory; Ramsgate House Ramsgate Street for Mrs S Neall
(Full Planning Permission)
FAKENHAM - 20080949 - Erection of rear conservatory; 110 North Park for Ms
K Cleaver
(Full Planning Permission)
FAKENHAM - 20081008 - Demolition of two dwellings and erection of four twostorey terraced dwellings; 1-9 Greenway Lane for Mr J Ward
(Full Planning Permission)
FAKENHAM - 20081029 - Erection of single-storey side extension to provide
annexe and single-storey rear extension; Birch House 47a Wells Road for Mr P
Graveling
(Full Planning Permission)
FAKENHAM - 20080675 - Erection of one and a half storey rear extension and
first floor side extensions; 43 Heath Rise for Mr A Rands
(Full Planning Permission)
Development Control Committee (West)
44
11 September 2008
FAKENHAM - 20080922 - Erection of extension; Anglo Scottish Ltd
Accommodation Centre Holt Road for Anglo Scottish (Southern) Limited
(Full Planning Permission)
FAKENHAM - 20080980 - Erection of two-storey dwelling; 251 Norwich Road for
Mr K Kersey
(Full Planning Permission)
FAKENHAM - 20081027 - Conversion of maisonette to two flats; 33 Norwich
Street for Mr B Mills
(Full Planning Permission)
FAKENHAM - 20081033 - Alterations to facilitate conversion of maisonette to
two flats; 33 Norwich Street for Mr B Mills
(Alteration to Listed Building)
FULMODESTON - 20080960 - Erection of BBQ building and conversion of
outbuilding to form extended games room; Wood Farm House The Street
Barney for Mr D Astley
(Full Planning Permission)
FULMODESTON - 20080961 - Alterations to outbuilding; Wood Farm House The
Street Barney for Mr D Astley
(Alteration to Listed Building)
FULMODESTON - 20081021 - Erection of replacement shop with extended first
floor living accommodation; 2 Croxton Road for Mrs H Harman
(Full Planning Permission)
GREAT SNORING - 20081030 - Conversion of chapel
accommodation; Thursford Castle Thursford Road for Mr Grigg
(Full Planning Permission)
to
holiday
GUNTHORPE - 20080999 - Erection of two-storey rear extension; St. Ninians
Close Field Dalling Road Bale for Mr G Blackiston
(Full Planning Permission)
HELHOUGHTON - 20080968 - Installation of windows and rooflight and internal
alterations; Old Buck House Buck Yard The Street for Mr S Moss
(Alteration to Listed Building)
HEMPSTEAD - 20081095 - Conversion and extension of barn to form annexe;
Hole Farm House Hole Farm Road for Mr J H R Carver
(Full Planning Permission)
HEMPSTEAD - 20081096 - Conversion and extension of barn to form annexe;
Hole Farm House Hole Farm Road for Mr J H R Carver
(Alteration to Listed Building)
HEMPSTEAD - 20081118 - Erection of detached garage with annexe
accommodation above (revised design); Hawksmere Holt Road for Mr and Mrs
R Hunt
(Full Planning Permission)
Development Control Committee (West)
45
11 September 2008
HIGH KELLING - 20080977 - Erection of single-storey side extension and
raising of roof to provide first floor living accommodation; Renwood Vale Road
for Mrs J Venworth
(Full Planning Permission)
HINDOLVESTON - 20071035 - Change of use of shed to joinery/carpentry
workshop; Homely Acre 61 The Street for Mr and Mrs D Self
(Full Planning Permission)
HINDOLVESTON - 20081032 - Roof stabilisation works within the north wing
and replacement rainwater goods; Church Farmhouse Church Lane for Mr M
Nash
(Alteration to Listed Building)
HOLT - 20080480 - Erection of health and fitness centre; Youth Centre Station
Yard Hempstead Road for Holt Town Council
(Full Planning Permission)
HOLT - 20080972 - Installation of air conditioning unit; Butlers Pantry Kerridge
Way for Dragonfly Clothing Limited
(Alteration to Listed Building)
HOLT - 20080983 - Erection of single-storey dwelling; land adjacent Wansbeck
Lodge 9a Church Street for Mrs G M Luker
(Full Planning Permission)
HOLT - 20080996 - Internal alterations; 22a High Street for Ms D Bottril
(Alteration to Listed Building)
HOLT - 20081013 - Erection of sun room; 14 Norman Cockaday Court Peacock
Lane for Sheringham Development Co Ltd
(Full Planning Permission)
LETHERINGSETT - 20081075 - Alterations to doors and windows; Main Barn
Hall Farm Church Lane for Mr and Mrs R Carter
(Alteration to Listed Building)
LETHERINGSETT - 20081076 - Installation of windows and doors to annexe;
Annexe Hall Farm Church Lane for Mr and Mrs R Carter
(Alteration to Listed Building)
LITTLE SNORING - 20080951 - Erection of four semi-detached dwellings and
garages; Brambles Thursford Road for R E R Properties Ltd
(Full Planning Permission)
MELTON CONSTABLE - 20080664 - Conversion of redundant agricultural
buildings to two units of holiday accommodation; Melton Park Dereham Road
for Mr and Mrs T Perry
(Full Planning Permission)
MELTON CONSTABLE - 20080665 - Alterations to barns to facilitate conversion
to two units of holiday accommodation; Melton Park Dereham Road for Mr and
Mrs T Perry
(Alteration to Listed Building)
Development Control Committee (West)
46
11 September 2008
MELTON CONSTABLE - 20080768 - Erection of single-storey extension;
Foxburrow 13a Dairy Farm Melton Park Hindolveston Road for Mr R Grenfell
(Full Planning Permission)
MORSTON - 20080715 - Construction of pitched roof and two-storey front and
rear extensions; Perseverance House The Street for Mr A Paterson
(Full Planning Permission)
RAYNHAM - 20080991 - Erection of greenhouse; The Grove Church Lane South
Raynham for Mrs Coghill
(Full Planning Permission)
RYBURGH - 20080266 - Siting of three malt outloading bins and one malt kiln
stripping bin; Crisp Malting Group Limited Fakenham Road Great Ryburgh for
Crisp Malting Group Limited
(Full Planning Permission)
RYBURGH - 20081039 - Erection of two-storey side and rear extension,
replacement conservatory and porch and detached three-bay carport;
Molecatchers Mill Road Great Ryburgh for Mr A Purdy
(Full Planning Permission)
RYBURGH - 20080935 - Erection of two-storey side/rear extension and
detached garage; 4 Norwich Road Langor Bridge for Mr and Mrs Jarvis
(Full Planning Permission)
SALTHOUSE - 20080846 - Erection of two-storey extension; Eastgate Cottage
Cross Street for Witnesham Ventures
(Full Planning Permission)
SALTHOUSE - 20080908 - Erection of two-storey extension to provide annexe;
The Seven Whistlers Cross Street for Mr and Mrs M Taylor
(Full Planning Permission)
SCULTHORPE - 20081144 - Erection of rear conservatory; 46 Moor Lane for
Mrs Johns
(Full Planning Permission)
SHERINGHAM - 20080926 - Erection of extension to provide additional display
area; Sheringham Museum Trust The Moe Beach Road for Sheringham
Museum Trust
(Full Planning Permission)
SHERINGHAM - 20080986 - Erection of conservatory and replacement singlestorey extension; 10a and 12 The Driftway for Dr and Mrs M C Bennett
(Full Planning Permission)
SHERINGHAM - 20080995 - Demolition of garage and erection of single-storey
side extension; 56 Barford Road for Mrs J Tisbury
(Full Planning Permission)
SHERINGHAM - 20081113 - Erection of extension to porch; 2 Robertson Close
for Ms M Leach
(Full Planning Permission)
Development Control Committee (West)
47
11 September 2008
SHERINGHAM - 20081007 - Erection of single-storey side extension; 5 Cypress
Crescent for Mr L Wells and Miss C Storey
(Full Planning Permission)
STIFFKEY - 20080912 - Erection of first floor extension; Woodlands Hollow
Lane for Miss A Maingay
(Full Planning Permission)
THURSFORD - 20080973 - Erection of extension to equestrian arena, detached
toilet block, siting of caravan to provide office and construction of outdoor
arena; Lime Kiln Farm Hindringham Road for T F Lee and Son
(Full Planning Permission)
THURSFORD - 20080974 - Erection of toilet block; Laurel Farm North Lane for
Thursford Collection
(Full Planning Permission)
THURSFORD - 20080982 - Erection of single-storey rear extension; Half-House
5 The Street for Ms N McIntyre
(Full Planning Permission)
WALSINGHAM - 20080772 - Conversion of outbuilding to habitable
accommodation and erection of double garage with annexe above; The Barge
Hindringham Road for Mr D Reid
(Full Planning Permission)
WALSINGHAM - 20080773 - Internal alterations and erection of outbuilding for
habitable accommodation; The Barge Hindringham Road for Mr D Reid
(Alteration to Listed Building)
WALSINGHAM - 20080896 - Demolition of outbuilding; land adjacent 18 High
Street for Walsingham Estate Company
(Demolition to Listed Building)
WALSINGHAM - 20081004 - Erection of two-storey extension; St Bernards
Cottage 37b High Street for Mr B Barnes
(Full Planning Permission)
WALSINGHAM - 20081093 - Erection of rear conservatory; 3 Swan Entry for Mr
and Mrs Twyford
(Full Planning Permission)
WELLS-NEXT-THE-SEA - 20080915 - Change of use of ground floor room from
residential to A1 (retail); 49 Staithe Street for Mr R Garms
(Full Planning Permission)
WELLS-NEXT-THE-SEA - 20080934 - Erection of single-storey side extension;
17 Burnt Street for Mr A Jackson
(Full Planning Permission)
WELLS-NEXT-THE-SEA - 20080955 - Erection of front porch and alterations to
garage to provide habitable accommodation; 4 Russell Close for Mrs D Brown
(Full Planning Permission)
Development Control Committee (West)
48
11 September 2008
WELLS-NEXT-THE-SEA - 20080985 - Installation of lead flashing, replacement
render, removal of rooflight and installation of gable window; 23 Blackhorse
Yard for Reverend J Barnes
(Alteration to Listed Building)
WELLS-NEXT-THE-SEA - 20081057 - Erection of rear conservatory; Saltings
East End for Dr M Strong
(Full Planning Permission)
WELLS-NEXT-THE-SEA - 20081058 - Renovation and extension of outbuilding;
Kings Channel East End for Mr R Tyler
(Full Planning Permission)
WIGHTON - 20081077 - Prior notification of intention to erect agricultural
building; Whey Curd Farm Copys Green for T B Green & Partners
(Prior Notification)
WOOD NORTON - 20080913 - Siting of caravan for security purposes; Grain
Store off Foulsham Road for G W Harrold and Partners
(Full Planning Permission)
WOOD NORTON - 20080918 - Erection of first floor side extension; Ryors
Lodge Stibbard Road for Cadesign Norfolk Limited
(Full Planning Permission)
14.
APPLICATIONS REFUSED UNDER DELEGATED POWERS
BRISTON - 20080890 - Erection of two-storey dwelling; Rose Cottage 3 West
End for Mr P Watts
(Full Planning Permission)
HEMPTON - 20080963 - Demolition of garage/workshop/car port and erection of
two-storey dwelling; land adjacent Rose Cottage 2 Back Street for Dr J LoadesAllmond
(Full Planning Permission)
HOLT - 20081055 - Installation of sculpture panels and relocating of notice
board; 1 Cross Street for Norfolk Country Cottages
(Alteration to Listed Building)
HOLT - 20081056 - Display of non-illuminated tile sculpture; 1 Cross Street for
Norfolk Country Cottages
(Non-illuminated Advertisement)
WOOD NORTON - 20081112 - Erection of agricultural storage building; Mill
Barn Holt Road for Mr J Clark
(Prior Notification)
Development Control Committee (West)
49
11 September 2008
APPEALS SECTION
15.
NEW APPEALS
No Items
16.
PUBLIC INQUIRIES AND INFORMAL HEARINGS - PROGRESS
BODHAM - 01/013/DEV6/06/001 - Change of use of agricultural land for the
siting of caravans for residential purposes; land off Hart Lane Bodham for Mr R
Drake
INFORMAL HEARING
BODHAM - 20071223 - Change of use of agricultural land to site for one static
caravan and one touring caravan and the provision of one transit pitch; land
off Hart Lane Bodham for Mr R Drake
INFORMAL HEARING
BRISTON - 20071468 - Retention of storage shed; Emery Wood Craymere Road
Briston for Ms P Rowan
INFORMAL HEARING
SHERINGHAM (NORTH WARD) - 20030991 - Demolition of buildings, including
dwellings, and erection of A1 retail foodstore with associated access, car
parking, servicing and landscaping; land at Cromer Road Sheringham for
Tesco Stores Limited
PUBLIC INQUIRY 01 Jul 2008
SHERINGHAM (NORTH WARD) - 20070217 - Demolition of buildings, including
dwellings, and erection of A1 retail foodstore with associated access, car
parking and servicing and provision of footpath link to station road; land at
Cromer Road Sheringham for Tesco Stores Limited
PUBLIC INQUIRY 01 Jul 2008
17.
WRITTEN REPRESENTATIONS APPEALS - PROGRESS
BODHAM - 01/013/DEV6/05/003 - Stationing of caravans a boat and depositing
other materials on agricultural land; Windrush Farm Hart Lane Bodham for Mr
D Gay and Ms J A Allen
BRINTON - 20071113 - Erection of first floor extension and attached garage;
Grove House Holt Road Brinton for Mr and Mrs Taylor
SITE VISIT :- 19 Aug 2008
BRINTON - 20071572 - Alterations to first floor extension (lowering of parapet);
Grove House Holt Road Brinton for Mr and Mrs Taylor
SITE VISIT :- 19 Aug 2008
Development Control Committee (West)
50
11 September 2008
FAKENHAM (NORTH WARD) - 20071369 - Erection of single-storey rear
extension; Field View Residential Home 43 Hayes Lane Fakenham for Imperial
Care Homes
SITE VISIT :- 19 Aug 2008
HIGH KELLING - 20070983 - Erection of single-storey dwelling; Cherry Garth
Cromer Road High Kelling for Mr P M Plummer
RAYNHAM - 20071725 - Demolition of single-storey extension and erection of
two-storey rear extension; 5 The Drove West Raynham for Mr D Elfleet
SITE VISIT :- 19 Aug 2008
WELLS-NEXT-THE-SEA - 20071932 - Erection of two-storey dwelling; site rear
of 18 Church Street Wells-Next-The-Sea for Ms J Starns
18.
APPEAL DECISIONS
HOLKHAM - 20071596 - Conversion of farm office to residential
accommodation for estate worker; Farm Office Longlands Holkham Park WellsNext-The-Sea for Holkham Estate
APPEAL DECISION :- DISMISSED
Development Control Committee (West)
51
11 September 2008