AREA
PARISH
8
East
Freethorpe
APPLICATION NO: 20040817 TG REF: 4092 0490
LOCATION OF SITE Land adj. 19 The Green, Freethorpe
DESCRIPTION OF
DEVELOPMENT
Tractor/implement and hay store.
APPLICANT
AGENT
Mr K Francis, The Fields, 19 The Green, Freethorpe
N/A
Planning Committee
Date Valid: 18 May 2004
8 Week Expiry Date: 12 July 2004
1 THE PROPOSAL
1.1 The application seeks full planning permission for the erection of a detached building to be used for the storage of tractors and other agricultural implements and the storage of hay. The building is to be located on the northern boundary of the site. It measures 27.4 metres in length, 9.4 metres in width with an eaves height of 3.6 metres and a ridge height of 5.2.
1.2 The walls and roof of the building are proposed to be clad with profiled metal sheeting to be finished in dark green. Two roller shutter doors are proposed to the tractor/implement store part of the building. The hay store element is to be open to the front (southern) elevation and the side (eastern) elevation.
1.3 The application has been amended to reduce the eaves and ridge height of the proposed building by 0.9 metres.
2 CONSULTATIONS
2.1 Freethorpe Parish Council:
Comments on original submission:
Support.
Comments on amended plan:
Support, but there is still opposition from local residents.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

3 PUBLICITY
3.1 Site Notice:
Planning Committee
Expiry date 9 June 2004.
3.2 Neighbour Notification:
Nos. 8, 12, 14, 16, 18, 20, 22, 24, 26, 28, 30, 32, 34, 36, 38, 40, and Freethorpe
Methodist Church, Chapelfield; and
Nos. 11, 15, 17, 19A, 21, 23, 25, 27 and 31 The Green.
Last expiry date 26 July 2004.
4 REPRESENTATIONS
4.1 9 letters of objection received in relation to the original submission from Nos. 8,
14, 16, 20, 24, 28, 32, 36 and 38 Chapelfield, Freethorpe, on the grounds that:
(i) The proposed building will have a detrimental effect on the visual appearance of the area as it is too close to residential properties
(ii) The activities associated with the proposed building will result in noise nuisance to neighbours
(iii) The proposed building will result in environmental issues such as rats and flies.
4.2 Four letters of support received in relation to the original submission from Nos.
27, 31 and The White House, The Green and No. 6 Chapelfield, Freethorpe.
4.3 Two letters of objection received in relation to the amended submission from
Nos. 24 and 28 Chapelfield and a petition of 11 names on the grounds that the amended plans do not overcome the original objections.
4.4 One letter of support received in relation to the amended submission from No.
27 The Green, Freethorpe.
4.5 Councillor Iles:
Objects to the application on grounds that it has an adverse effect on the local residents of Chapelfield Road from an environmental point of view. Requests that the application is therefore determined by the Planning Committee.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

5 RELEVANT POLICY GUIDANCE
5.1 PPG1 (Revised) General Policy and Principles:
Planning Committee
Outlines the planning framework and the purposes of the planning system.
Contains a general statement on planning policies.
5.2 PPS7 – Sustainable Development in Rural Areas:
Sets out Governments objectives for rural areas, including raising the quality of life and the environment in rural areas, promoting more sustainable patterns of development, promoting the development of English regions by improving their economic performance, and to promote sustainable, diverse and adaptable agriculture sectors.
5.3 Broadland District Local Plan:
The site is located outside of the development boundary for Freethorpe.
5.3 Policy GS1:
New development will normally be accommodated within the development boundaries. Outside these boundaries, development proposals will not be permitted unless they comply with a specific allocation and/or policy of the Plan.
5.4 Policy GS3:
Establishes general considerations relating to development proposals including issues of design and effect on local visual and residential amenity.
5.5 Policy ENV1:
Seeks to protect and enhance the character and appearance of the countryside for its own sake and the landscape setting of villages and other urban areas.
5.6 Policy ENV2:
For all development proposals a high standard of layout and design will be required with regard given to the scale, form, height, mass, density, layout, energy efficiency, landscape, access and use of appropriate materials. This will include a consideration of the appearance and treatment of spaces between and around buildings, and the wider setting of development taking into account the existing character of the surroundings. For proposals involving external lighting, this should be designed to avoid spillage of light beyond the specific area that is to be lit.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

Planning Committee
Broadland District Local Plan Replacement (Version as agreed by Council for publication of the Revised Deposit):
5.7 Policy (RD)GS1:
New development will only be accommodated within the settlement limits for the
Norwich fringe parishes, market towns and villages. Outside these limits, development proposals will not be permitted unless they comply with a specific allocation and/or policy of the Plan.
5.8 Policy (RD) GS4:
Sets out general considerations to be taken into account as well as any specifically related to the nature of the proposal.
5.9 Policy (RD) ENV1:
The environmental assets of the district, including the character and appearance of the countryside and towns, villages and urban areas, will be protected and their enhancement sought.
5.10 Policy (RD) ENV2
For all development proposals a high standard of layout and design will be required, with regard given to criteria. For proposals involving external lighting, this should be designed to avoid spillage of light beyond the specific area that is to be lit.
5.11 Policy EMP8:
Agricultural development will be permitted subject to specific criteria being met.
6 LOCATION AND DESCRIPTION OF SITE
6.1 The site is located to the west of The Green behind the rear gardens of properties on Chapelfield and The Green. The application site is used as a small holding and a small number of cattle and sheep are kept on the land with tractors, trailers and other equipment required for the upkeep of the land, which currently stand in the open air. The application site is immediately adjacent to the applicant’s property who lives to the east of the site.
6.2 The properties on Chapelfield are a mixture of detached and semi-detached bungalows, which have a variety of rear boundary treatments including low fences and hedgerows.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

7 PLANNING HISTORY
7.1 20040329:
Planning Committee
Tractor and implement store, calf shed and hay store. Withdrawn April 2004.
8 APPRAISAL
8.1 The main issues to be considered in the determination of this application are firstly an assessment of the proposal against Local Plan policies with particular regard to the impact upon the residential amenities of the neighbours and the surrounding area, secondly, a comparison of the current proposal against the previous planning application that was withdrawn and thirdly, a consideration of the environmental health issues.
8.2 The application site is located outside the development boundary of the adopted Local Plan and the revised deposit version of the Local Plan and is considered to be in a countryside location. The proposed building is associated with a rural use and therefore is acceptable in principle.
8.3 Policy GS3 of the adopted Local Plan and Policy (RD) GS4 of the revised deposit version requires all development proposals to be assessed against stated criteria. The relevant criteria in this case are the impact of the proposals upon the character and appearance of the surrounding area and the residential amenities of neighbouring properties.
8.4 In terms of the character and appearance of the surrounding area, the proposed building has the appearance of an agricultural building which is appropriate in this rural location. There is considered to be no detriment to the character and appearance of the surrounding area.
8.5 In terms of neighbouring amenities, the proposed building is located at a distance of approximately 95 metres from the properties on Chapelfield and approximately 64 metres from the properties on The Green. Coupled with the reduction in the height and distance from neighbouring properties, it is not considered that the building would be detrimental to the living conditions of the occupants of the neighbouring properties.
8.6 In considering the current proposal against the earlier planning application for an agricultural building (ref. 20040329), this proposed a building that had a total length of 45 metres, which is 17.6 metres longer than the current proposal and included a calf shed. The earlier planning application proposed a building with an eaves height of 3.0 metres and a ridge height of 4.5 metres. It is considered that the current application in its amended form is acceptable given that the length of the building has been significantly reduced and the proposal to accommodate livestock within the building has been omitted. The size of the current building is considered to be justified given the amount and size of the equipment that the applicant uses to maintain the small holding.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

Planning Committee
8.7 In considering the environmental health issues that have been raised by neighbours, the applicant has previously stated that all dry animal feeds will be stored in sealed rodent proof containers and that bird proof, rat stations filled with poison and rat traps are to be used. This is considered to be adequate given that the proposals no longer include livestock accommodation. A further concern raised by the neighbours is that the proposals will increase the prevalence of flies. It is considered that the uses associated with the building, which is the subject of the planning application, will not directly increase the number of flies which may arise from the site.
8.8 In summary, the application site lies in a countryside location, where a building of this type is appropriate. It is proposed to be located away from neighbouring properties and there is considered to be no detriment to the amenities of neighbouring properties or the character or appearance of the surrounding area.
8.9 The application is reported to Committee at the request of the Ward Member.
RECOMMENDATION: APPROVE, subject to the following conditions:
(1) The development hereby permitted shall be begun before the expiration of five years from the date of this decision.
(2) The development hereby permitted shall not be carried out otherwise than in the accordance with the amended plan drawing no. KJK190204/2A received 5
July 2004.
(3) Prior to the commencement of development, details of all external materials to be used in the development a colour sample of the cladding material shall be submitted to and approved by the Local Planning Authority. The development shall then be constructed in accordance with the approved details.
(4) The building hereby approved shall only be used for purposes of agricultural storage associated with the application site and shall not be used for any other business or commercial uses.
(5) The building hereby approved shall not be used for the accommodation of livestock, unless otherwise agreed in writing by the Local Planning Authority.
Reasons:
(1) In accordance with Section 91 of the Town and Country Planning Act 1990.
(2) For the avoidance of doubt and to ensure the permission relates to the application, as amended.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004

Planning Committee
(3) To ensure the satisfactory development in accordance with policy GS3 of the
Broadland District Local Plan and Policy (RD) GS4 of the (Revised Deposit)
Broadland District Local Plan.
(4) To ensure the proper development of the site without prejudice to the amenities of the area and in accordance with Policy GS3 of the Broadland District Local
Plan and Policy (RD) GS4 of the (Revised Deposit) Broadland District Local
Plan.
(5) To ensure the proper development of the site without prejudice to the amenities of the area and in accordance with policy GS3 of the Broadland District Local
Plan and Policy (RD) GS4 of the (Revised Deposit) Broadland District Local
Plan.
Reasons for granting planning permission:
This application has been considered against the development plan for the area, namely the Norfolk Structure Plan and Broadland Local Plan. The relevant policies being GS1, GS3, ENV1 and ENV2 of the Broadland District Local Plan. Regard has also been taken of the relevant policies in the Replacement Broadland District Local
Plan (Revised Deposit) and some weight given to the following policies. Policies (RD)
GS1, (RD) GS4, (RD) ENV1 and (RD) ENV2.
The application site lies outside the defined development boundary/settlement limit, in a countryside location, where a building of this type is appropriate. It is proposed to be located away from neighbouring properties and there is considered to be no detriment to the amenities of neighbouring properties or the character or appearance of the surrounding area.
The proposed development is therefore in accordance with the policies of the development plan and represents an acceptable form of development.
20040817 – Land Adj. 19 The Green, Freethorpe 8 September 2004