OFFICERS REPORTS TO
JOINT MEETING OF DEVELOPMENT CONTROL COMMITTEE (EAST & WEST)
3 AUGUST 2006
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 – ITEM FOR DECISION
1.
APPRAISAL OF THE VILLAGE OF PLUMSTEAD FOR CONSIDERATION AS A
CONSERVATION AREA
Members deferred the above item at the 6 July meeting of the Joint Development
Control Committee in order to undertake a Members’ site visit which is to be
conducted in conjunction with the Cabinet on Wednesday 2 August. The
Committee’s views on the matter are now sought prior to the Cabinet’s
reconsideration of this item at its meeting on 11 September 2006.
1.0
1.1
INTRODUCTION
Under Section 69 of the Planning (Listed Buildings & Conservation Areas)
Act, 1990:
“Every Local Planning Authority a) shall from time to time determine which parts of their area are areas of
special architectural or historic interest, the character or appearance of which
it is desirable to preserve or enhance, and
b) shall designate those areas as conservation areas”.
To date there are 82 such areas within North Norfolk.
1.2
A conservation area is defined in Section 69 of the 1990 Town & Country
Planning Act as ’an area of special architectural and historic interest the
character of which it is desirable to preserve or enhance’.
1.3
The assessment process involves evaluation against many criteria devised by
English Heritage. These include general character and context, architectural
quality and coherence, the prevailing materials, topographic framework,
hierarchy and quality of space, landscape setting, historic development and
archaeology.
1.4
It is the collective character of all of these elements that is important to
consider when assessing whether a place merits Conservation Area status.
2.0
2.1
ASSESSMENT
Plumstead is a small, attractive, elongated village with a disseminated
settlement pattern lying between Little Barningham and Baconsthorpe on the
road leading north to Holt. It is set in a gently undulating landscape
surrounded by open farmland with long range uninterrupted views and
pockets of woodland. It consists of a mixture of 19th Century brick and flint
cottages, two listed farm houses, a listed late 16th Century detached house, a
group of Council houses and more recent houses and bungalows. Set at the
western end of Church Street, the Grade II* listed parish church of St Michael
dominates the ancient core of the village.
Joint Development Control Committees (East & West)
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3 August 2006
2.2
Views between buildings to the surrounding countryside are a key feature of
the character of the village and link it strongly with its rural landscape setting.
The long open stretches of farmland between the different elements of the
settlement define the essentially loose relationship between the three distinct
areas of the village.
2.3
The historic development of the village relates very much to its rural function.
Early settlement was disparate and occurred along routes running through the
village. The 1881 OS map shows a core settlement developing around the
church consisting of buildings relating to Church Farm. A satellite settlement
is evident around Plumstead Green, much as it is today and the former
Cherry Tree public house stands isolated in the landscape apart from the
village. Since this date settlement has continued along the south side of
Church Street and more recently Council housing along Cherry Tree Road.
2.4
There are some elements of archaeological significance within the village,
although none have statutory protection or importance.
2.5
The village is made up of three pockets of settlement stretching out from an
indistinct junction of three roads which is set in open landscape: Church
Street to the east, Cherry Tree Road to the north and Plumstead Green, lying
to the west.
2.6
Church Street
Church Street makes up the core of the settlement with a cluster of listed
buildings around the church interspaced with characterful 19th Century
cottages. This area of Plumstead affords the most interest in terms of
settlement pattern, building form and architectural value.
2.7
Church Street is the oldest part of the village. The church of St Michael is a
dominant and key feature of the street and the whole village. Indeed, set at
the highest point in the village, it also forms a landmark within the landscape
setting as viewed from outside the village. Upgraded to a Grade II* listing in
1989, it dates in part to the 12th Century and is of historical and
archaeological significance. The chancel dates from about 1300 and the
tower from the latter part of the 15th Century and there is some 15th Century
stained glass in the E. window.
2.8
Immediately to the east of the church are two listed 17th Century brick
cottages, formerly one house.
2.9
Grade II listed Walnut Farm house on the northern side of Church Street
dates to the late 18th Century although it has since been much altered. It is a
two storey dwelling faced in flint pebble with brick dressings and a black
glazed pantile roof.
2.10
Further along Church Street is Church Farm House, again Grade II listed and
dating to the late 17th/early 18th Century, though altered with a 19th Century
addition. Materials are flint and brick mosaic with brick dressings under
corrugated tiles.
2.11
A variety of properties line both sides of the street; small 18th Century
cottages and a former Post Office. As with the rest of the built environment in
Plumstead, the predominant material is brick and flint.
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2.12
A significant feature in Church Street is the telephone box situated close to
the church, particularly when approached from the east.
2.13
Plumstead House at the southern end of Church Street on the Little
Barningham Road dates back to the late 16th /early 17th Century and is Grade
II listed. Set within a garden behind a brick and flint wall, it is constructed in
brick under black glazed pantiles with later black framed leaded casement
windows.
2.14
In design terms, the buildings along Church Street demonstrate the highest
architectural quality and are the most coherent in terms of group value and
impact. Building materials are consistent and help to knit together the built
form along the street from the church.
2.15
2.16
Cherry Tree Road
Cherry Tree Road extends north from the village crossroads which are
surrounded by fields. Cherry Tree House, possibly 17th Century and formerly
the Cherry Tree public house (now unfortunately rendered and
unsympathetically altered), marks the edge of the settlement 500m to the
north. Set 1 km out of the village is Hall Farm which has a listed thatched
barn. To the south of Cherry Tree House can be found more recent ‘Council
houses’, built on the former village bowling green. The variable architectural
quality and lack of any strong historic or architectural link is apparent.
Plumstead Green
Plumstead Green lies 500m to the west of Church Street at the confluence of
2 roads. It is a small ‘stand alone’ hamlet and consists of a cluster of
attractive brick and flint cottages around a small green, a pond, a farm and
scattered detached cottages. Separated from the rest of the village by open
fields, it does not seem to have a strong historical connection to Church
Street.
3.0
3.1
CONCLUSION
Plumstead is an attractive old rural settlement set in a picturesque landscape.
In planning policy terms, Plumstead currently lies within an Area of High
Landscape Value. Local Plan Policy 21 states ‘the appearance and character
of Areas of High Landscape Value will be conserved and enhanced.
Development proposals that would be significantly detrimental to its
appearance or character will not be permitted’.
3.2
The village and surrounding area is also located in an area designated as
‘Countryside’ (Local Plan Policy No. 5). In such areas high priority is given to
the protection and enhancement of the appearance and character of the area
and development proposals are strictly limited. As such only very limited nonresidential ‘infill’ development could be contemplated.
3.3
Key historic buildings within the village are protected through Listed Building
legislation.
In addition, any proposals affecting standing remains or
underground archaeology are protected by existing policies.
3.4
In assessing settlement pattern and the interrelationship of the built form with
the spaces between there appears to be no overall coherence. Furthermore,
the field systems and irregular pattern of development in the village do not
suggest a character in landscape and heritage terms that is pronounced.
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3.5
The English Heritage set of criteria for the assessment of Conservation Areas
is now far more rigorous than in the 1970’s when many of North Norfolk’s 82
Conservation Areas were designated. There are now also requirements for
the strategic long term management of Conservation Areas which has
resource implications.
3.6
This assessment has been undertaken within the context of the current
guidance from English Heritage (February 2006). Their advice is as follows:
“the decision to designate a conservation area is comparable to a major
land use policy decision. It is therefore vital that only areas which are
demonstrably of special architectural or historic interest in the local and
regional context should be designated, because of the responsibilities and
obligations which designation conveys”.
These additional duties fall both on local residents (in terms of the extra
planning controls) and on the Local Planning Authority (in terms of the extra
management responsibilities). Therefore, in any decision to designate
Members must consider the associated practical and resource implications as
well as the merits of the area under consideration.
3.7
To summarise, Plumstead is an attractive village with some notable buildings.
Whilst the connection and linkage in heritage and character terms between
buildings are strong in places such as Church Street, they are less so in
Plumstead Green and Cherry Tree Road and for that matter between these
different settlements that make up Plumstead. The only part of Plumstead of
any real significance in conservation and historical terms is Church Street.
However, here the key buildings and their setting are already protected
through individual listing and other policies in the Local Plan.
3.8
Looking at each area of the village, the inconsistency in the quality of the
buildings and the weak relationship between them suggests that in heritage
and conservation terms there is insufficient justification to designate
Plumstead as a Conservation Area. Furthermore, current planning policies
and those being developed through the Local Development Framework
process are sufficient to protect the character of Plumstead and its landscape
setting.
RECOMMENDATION:That the village of Plumstead is not designated as a Conservation Area and
that the Cabinet be informed of the Joint Development Control Committee’s
views accordingly.
Source: (Cathy Batchelar, Conservation & Design Officer, Extn 6155 - File Reference:
Plumstead CA)
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PUBLIC BUSINESS – ITEM FOR DECISION
2.
Changes to Outline Planning Application Rules and Design and Access
Statements
This report provides further details on important changes to the development control
system coming into force on 10 August 2006.
Members may recall that at the meeting on 6 June 2006 the Joint Committee noted
the receipt of a report concerning changes to secondary planning legislation and in
particular the coming into force of the requirement for Design and Access Statements
for planning applications received with effect from 10 August 2006.
Shortly after the meeting details were received of DCLG Circular 01/2006 which sets
out detailed advice also covering significant procedural changes for outline planning
applications and setting out requirements to be included in Design and Access
Statements. A second publication, Design and Access Statements – How to Write,
Read and Use Them has been published by the Commission for Architecture in the
Built Environment (CABE), the Government’s advisor on architecture, urban design
and public space. Copies of this document will be made available for Joint
Committee Members’ use.
As far as the revised arrangements for outline applications are concerned, officers
have prepared amendments to planning application forms and notes for applicants
and Appendix 1 includes the key changes to definitions and requirements. It is
intended that further clarification and discussion of these matters will take place at
the meeting.
In respect of Design and Access Statements a draft Planning Advice Note has been
prepared, a copy of which is attached as Appendix 2. This Note is “work in
progress” and is the subject of internal consultation. It aims to explain as simply as
possible the essential requirements of what is potentially a far reaching change to the
legislation. It is intended to send this Note to planning agents, to provide publicity on
the Council’s web site and to send it to Town and Parish Councils in an attempt to
publicise theses changes. Again, further discussion can take place at the meeting.
It is anticipated that these changes will have significant implications for applicants, for
officers, and, in due course, for Members in dealing with proposals which include this
additional information.
RECOMMENDATION:The Committee is asked to note the contents of this report and to prepare itself
for the changes which are due to come into force on 10 August 2006.
(Source: Steve Oxenham, Extn: 6135 - File Reference: DC System changes)
Joint Development Control Committees (East & West)
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PUBLIC BUSINESS – ITEM FOR DECISION
3.
Development Control Performance
This report sets out Development Control performance figures for the quarter ending
30 June 2006 and comments on matters relating to the Planning Delivery Grant.
At the meeting on 8 June 2006 the Committee received the previous quarterly report
and confirmed its continuing support for efforts to maintain high levels for
performance.
Table 1 (Appendix 3) indicates that during the most recent quarter 425 decisions
were made, an increase of some 5% on the previous quarter. Delegated decisions
exceeded 85% and approvals increased to almost 92%, the highest figure in the past
year.
Table 2 (Appendix 4) sets out cumulative performance figures for the year ending 30
June 2006 and compares these with previous years and the nine months from
October 2004 to June 2005, the latter period forming the basis for comparison in
terms of the awarding of the development control element of Planning Delivery Grant
which is to be paid in 2006/07.
The most recent quarter shows that almost 89% of major applications were
determined within the statutory period, together with over 78% of minor decisions and
91% of other decisions. In all cases the Council’s targets for performance were
exceeded.
Cumulatively these figures meant that performance improved over the past year by
over 12% for major decisions and by between 3% and 4% for minor and other
decisions. This should help to ensure a good Planning Delivery Grant award for
2007/08 in respect of the development control element. The Government’s decision
as to the future of PDG is still awaited.
In the light of the Council’s aspirations to achieve top quartile performance for this
aspect of the planning service new targets have been set for major and other
decisions for 2006/07 at 72% and 89% respectively. The target for minor decisions
remains at 72% but it is hoped that this can be increased for subsequent years on
the basis of future efficiency gains.
Table 3 (Appendix 5) sets out the Council’s performance on planning appeals
(excluding enforcement appeals) and indicates that during the most recent quarter 2
out of 11 appeals were allowed, representing 18.1% of the total. Again a new target
has been set for performance, at 20%, and it is pleasing to note that during the most
recent quarter this target has been slightly exceeded.
In terms of staffing, a change in working hours has meant that Paul Took and Ian
Thompson now share a Senior Planning Officer post in the East Team; this has
enabled two trainee Planning Assistants to be recruited, Tracy Lincoln in the East
Area Team and Jane Hunting in the West Area Team.
RECOMMENDATION:That the Committee notes the latest quarterly performance figures and
continues to support efforts to maintain high levels of performance.
(Source: Steve Oxenham, Extn: 6135 - File Reference: DC Performance-13)
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PUBLIC BUSINESS – ITEM FOR INFORMATION
4.
NORTH NORFOLK CORE STRATEGY AND SITE SPECIFIC PROPOSALS
DEVELOPMENT PLAN DOCUMENTS (DPDs): PREFERRED OPTIONS REPORTS
This item will provide another opportunity for Members to receive information on the
final drafts of the Preferred Options reports for both the Core Strategy and Site
Specific Proposals DPDs and the new Local Development Framework (LDF)system
in general.
Introduction
Members will recall a presentation made by officers of the Planning Policy Section at
the last meeting of the Joint Development Control Committees (6 July) concerning
the Council’s Local Development Framework (LDF). The event was arranged with a
view to providing brief summaries of the process governing the current preparation of
the Core Strategy and Site Specific Proposals DPDs and the principal contents of the
Preferred Options reports relating to these documents. (These reports have now
been approved by Cabinet for the purpose of statutory public participation in the
autumn of this year and, at the time of writing this Committee report, are awaiting
consideration by Full Council.)
Owing to the level of interest expressed by the Members in these subjects at the last
meeting of the Joint Development Control Committees, there was insufficient time to
consider the specific contents of the two reports. Accordingly, the purpose of this
item is to provide another opportunity to consider preferred approaches, firstly, to the
Council’s formulation of new strategic and development control policies, and,
secondly, to the allocation of sites for specific types of development.
(Source: Gary Alexander; Ext. 6133)
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