First Wednesday Planning Committee 6 April 2011 Minute No. 22 PLANNING APPLICATIONS AND OTHER DEVELOPMENT CONTROL MATTERS

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1 Minute No. PLANNING APPLICATIONS AND OTHER DEVELOPMENT CONTROL MATTERS NOTE: Conditions of approval or reasons for refusal of planning permission as determined by the Committee are in summary form only and subject to the Director of Planning, Housing and the Built Environment s final determination. Key to letters included within application reference number to identify application type e.g. 07/96/3000/A application for consent to display an advert A Advert G Proposal by Government Department AD Certificate of Alternative Development HZ Hazardous Substance CA Conservation Area LB Listed Building CU Change of Use LE Certificate of Lawful Existing development D Reserved Matters (Detail following outline consent) LP Certificate of Lawful Proposed development F Full (details included) O Outline (details reserved for later) H Householder Full application relating to residential property SU Proposal by Statutory Undertaker C Application to be determined by County Council Key to abbreviations used in Recommendations S.P. S.N.L.P P.D. DPHBE Structure Plan South Norfolk Local Plan Permitted Development buildings and works which do not normally require planning permission. (The effect of the condition is to require planning permission for the buildings and works specified). Director of Planning, Housing and the Built Environment

2 Major applications or applications raising issues of significant precedent Appl. No : 0/09/F Parish : BRACON ASH & HETHEL Applicants Name : Group Lotus PLC Site Address : Group Lotus Ltd, Potash Lane, Hethel Proposal : Demolition and subsequent construction of new extension to existing production facility, including landscaping Decision : Members voted 9-0 for Approval Update: Approved with Conditions Full Planning Permission Time Limit Materials as approved unless otherwise agreed in writing 3 Control of noise 4 No generators, air handling plant or air source heat pumps without consent 5 Details of external lighting TBA 6 Contaminated land Subject to a Section 06 Legal Agreement to secure the implementation of a Travel Plan. Officer: Local Plan policy IMP (Design) has now been replaced by Policy of the JCS. Reference to policy IMP should be superseded by reference to JCS Policy (Good Design) Reasons for approval 3 The buildings do not harm the landscape setting of the area, are considered to be in keeping with the existing buildings on the site, and all associated parking and servicing can be accommodated within the existing site complex. Furthermore, the new buildings, by virtue of the siting close to existing buildings within the site, and continued use in association with the production and testing of motor cars, will not have a detrimental impact on the amenity of local residents. The extension of the production facility accords will provide for additional employment in the rural area in accordance with policy EMP6 (Alterations & Extensions to Existing Business Premises) without harming the amenity of the area or the amenity of local residents. The application accords with policies ENV8 (Open Countryside), EMP6 (Alterations & Extensions to Existing Business Premises), IMP (Design), IMP8 (Safe & Free Flow of Traffic), and IMP9 (Residential Amenity) of the South Norfolk Local Plan 003.

3 Applications referred back to Committee Appl. No : 00/64/F Parish : LITTLE MELTON Applicants Name : Mr & Mrs Webb Site Address : 3 Manor Farm Barns, School Lane Proposal : Proposed new access bridge over ditch with associated works, and proposed erection of garden shed. Decision : Members voted 0-0 not to impose a Modification Order. Reason for Decision A Modification Order to impose a restrictive condition to limit the use of the new access is not required, and the decision notice should stand as issued and no further action is necessary. 3 Appl. No : 0/006/H Parish : WYMONDHAM Applicants Name : Mr Dave King Site Address : Oak Tree Paddocks, Silfield Road, Wymondham Proposal : Retrospective planning application for velux rooflights fitted to bathroom and ensuite of holiday let/holiday home Decision : Members voted 0-0 for Approval. Update: Approved with Conditions. In accordance with submitted drawings Photographs previously requested were shown. Plan 003 and in particular is considered to be in accordance with policy IMP9 of that Plan. The velux windows as installed given their height from the finished floor level of the barn conversion do not result in any significant loss of privacy to the adjacent neighbouring properties. The windows provide natural light to two rooms that would otherwise be dependent on artificial light. The scheme as converted accords with the principles of policy IMP9.

4 Other applications 4 Appl. No : 0/0074/F Parish : MORLEY ST PETER Applicants Name : Clarenco PLC (t/a Amazing Retreats) Mr D Pearce Site Address : Morley Old Hall, Attleborough Road, Morley St Peter Proposal : Conversion of agricultural building to provide venue for weddings and social functions and a gymnasium with associated facilities Decision : Members voted 0-0 for Approval. Approved with conditions.. Full permission time limit. Specific Use excludes conferences, public events, Use Classes D and D 3. No external amplified music or PA systems, including in marquees without consent 4. External lighting 5. Details of materials, walls, surfacing and bridge. 6. Foul drainage details 7. Parking and access layout Note: Public Footpath not to be obstructed. 8. Control (size and location) of marquee Members subsequently voted 3-7 Against the inclusion of an additional condition to limit the number of events to be held annually. Members also resolved not to impose conditions in respect of hours of use and the number of persons attending events. Officer: Item 5 (BELOW) to be withdrawn: LB Consent not required. Extra Condition 8. Control of Marquees NCC Highways: Correction to para. 3.3 to complete NCC Highways comments: add..acceptable for wedding ceremonies. Objector: Additional neighbour comments requesting conditions to control frequency, duration and scale of events and prohibiting external amplified music. Subject to the recommended conditions, the proposed development will not materially harm the visual or residential amenities of the area, the setting of the Listed Building, nor would it be detrimental to highway safety. In these circumstances the proposal is consistent with PPS 7; Joint Core Strategy Policies, 5 and 7; and SNLP policies EMP3, IMP8, 9, 0 and 5.

5 5 Appl. No : 0/0075/LB Parish : MORLEY ST PETER Applicants Name : Clarenco PLC (t/a Amazing Retreats) Mr D Pearce Site Address : Morley Old Hall, Attleborough Road, Morley St Peter Proposal : Conversion of agricultural building to provide venue for weddings and social functions and a gymnasium with associated facilities Decision : To be WITHDRAWN. Update: LB Consent not required. 6 Appl. No : 0/08/F Parish : BROCKDISH Applicants Name : Ms S Gautier Site Address : Outbuildings & Garage at, Thorpe Abbotts Place, The Street, Thorpe Abbotts Proposal : Proposed conversion of existing garage to form no residential unit, conversion of outbuildings to form 4 holiday lets, alterations to vehicle access and formation of car parking for residential units. Decision : Members voted 0-0 for Approval, and authorised the Development Control Services Manager to approve subject to no adverse comments being received from Natural England. Barn Conversion - time limit In accordance with submitted drawings 3 Holiday occupation 4 No PD for Classes ABCD&E 5 Solar Panels 6 External materials to be agreed 7 Window details to be agreed 8 Specific details rooflights 9 Lime mortar no cement 0 Photographic archaeological recording Provision of Parking and Servicing Areas Provision of visibility splays 3 Contaminated land during construction 4 Foul drainage to sealed system or private treatment plant only 5 Landscape conditions 6 Ecological mitigation 7 Boundary treatment 8 Window on south elevation of building 3 to be obscure glazed, fixed shut 9 Tree protection

6 Ecologist: Conditional support - Site is of significant ecological value - Great Crested newts in ponds - Bats in all three buildings including maternity roost in building. - European protected Species licence required. - Additional conditions on ecological mitigation. Landscape Officer: Conditional support - No objection - Additional conditions on tree protection, implementation of landscaping scheme and retention of trees and hedges Officer: - Additional conditions on boundary treatments, existing window on south elevation of building 3 to be obscured glazed fixed shut and tree protection - Paragraph 4.3, bullet point 3 should refer to Building Plan and the Joint Core Strategy for Broadland, Norwich and South Norfolk and in particular is considered to be in accordance with policies HOU 0: Adaptation and re-use of existing rural buildings for residential purposes, TOU 7: Conversion of buildings in the open countryside to self-catering holiday accommodation, IMP 8: Safe and free flow of traffic, IMP 9: Residential amenity, IMP 7: Alterations and extensions in Conservation Areas, IMP 8: Development in Conservation Areas, IMP : Landscaping and ENV 5: Species protection of the South Norfolk Local Plan, Policy : Promoting good design of the Joint Core Strategy for Broadland, Norwich and South Norfolk adopted 0, Planning Policy Statement 4: Sustainable Economic Growth and Planning Policy Statement 9: Biodiversity and Geological Conservation. The development is considered to accord with the above policy HOU0 as the building has been shown to be permanent and substantial; the development is considered unlikely to harm the countryside; the fabric and character of the original building will be preserved and enhanced; and the proposal is not likely to lead to the loss of a building suitable for continued agricultural use. The proposal accords with the above policies as the building have been shown to be soundly built and their conversion would enhance their appearance and the local landscape, without adversely affecting agricultural interests, residential amenity, highway safety or any protected species. The development is considered to accord with the above policy IMP8 as it would preserve or enhance the character or appearance of the area due to the overall design and detailing of the scheme and the contribution it makes to the spaces between buildings within the area.

7 7 Appl. No : 0/034/F Parish : HINGHAM Applicants Name : Mr T Patrick Site Address : 7A Hall Moor Road, Hingham Proposal : Proposed extension to residential curtilage, domestic garage, mobile field shelter, mobile stable and hay/straw store Decision : Members voted 0-0 for Approval. Approved with Conditions Buildings to be retained in approved position Stables for personal use only 3 Details of muck storage and disposal Update: Muck storage and disposal by trailer. Plan and the Joint Core Strategy and in particular is considered to be in accordance with policy IMP9, of the South Norfolk Local Plan and Policies, of the Joint Core Strategy.

8 8 Appl. No : 0/07/F Parish : BERGH APTON Applicants Name : Mr & Mrs T Hardesty Site Address : The Old Rectory, The Street, Bergh Apton Proposal : Refurbishment and conversion of stable building to residential use including upgrading of existing field access. Decision : Members voted 0-0 for Approval. Approved with Conditions Members subsequently voted 9-0 Against the inclusion of an additional condition to limit road access via The Old Rectory. Barn Conversion - time limit In accordance with submitted drawings 3 External materials to be agreed 4 Specific details to be agreed 5 No satellite dishes, tanks etc No PD for fences, walls etc 7 No PD for Classes ABCD&E 8 No PD for Solar Panels 9 Archaeological work to be agreed 0 Boundary treatment to be agreed Retention trees and hedges Hedge planting 3 Contaminated land during construction 4 Foul drainage to sealed system or private treatment plant only 5 Provision of Visibility Splays 6 Fence between bridleway and drive to be provided 7 Surfacing of drive way to be agreed 8 Tree root condition to be assessed officer report 9 Ecology mitigation Officer: Additional conditions:- - Mitigation (ecology) - Construction access via The Old Rectory access Parish Council Approve Ecologist: Conditional support

9 3 4 5 Plan 003 and in particular is considered to be in accordance with policy HOU0 (Adaptation and re-use of existing rural buildings for residential purposes) and IMP3 (Alterations to Listed Buildings) of that Plan. The development is considered to accord with the above policy HOU0 as the building has been shown to be permanent and substantial; the development is considered unlikely to harm the countryside; and the fabric and character of the original building will be preserved and enhanced. The development is considered to accord with the above policy IMP3 as it has been designed to ensure that it would preserve the special architectural and historic interest of the building; and will not adversely affect the principle listed building. Plan 003 and in particular is considered to be in accordance with policy IMP3 (Alterations to Listed Buildings) of that Plan. The development is considered to accord with the above policy IMP3 as it has been designed to ensure that it would preserve the special architectural or historic interest of the building. 9 Appl. No : 0/07/LB Parish : BERGH APTON Applicants Name : Mr & Mrs T Hardesty Site Address : The Old Rectory, The Street, Bergh Apton Proposal : Refurbishment and conversion of stable building to residential use including upgrading of existing field access. Decision : Members voted 0-0 for Approval. Approved with Conditions Listed Building Time Limit In accordance with submitted drawings 3 External materials to be agreed 4 Specific details to be agreed Officer: Additional conditions:- Mitigation (ecology) Construction access via The Old Rectory access Parish Council Approve Ecologist: Conditional support

10 3 4 5 Plan 003 and in particular is considered to be in accordance with policy HOU0 (Adaptation and re-use of existing rural buildings for residential purposes) and IMP3 (Alterations to Listed Buildings) of that Plan. The development is considered to accord with the above policy HOU0 as the building has been shown to be permanent and substantial; the development is considered unlikely to harm the countryside; and the fabric and character of the original building will be preserved and enhanced. The development is considered to accord with the above policy IMP3 as it has been designed to ensure that it would preserve the special architectural and historic interest of the building; and will not adversely affect the principle listed building. Plan 003 and in particular is considered to be in accordance with policy IMP3 (Alterations to Listed Buildings) of that Plan. The development is considered to accord with the above policy IMP3 as it has been designed to ensure that it would preserve the special architectural or historic interest of the building. 0 Appl. No : 0/09/H Parish : HETHERSETT Applicants Name : Mr B Long Site Address : 6 New Road, Hethersett Proposal : Front and rear extensions including new roof with raised ridge line and dormer to rear (revised proposal) Decision : Members voted 0-0 for Approval. Approved with conditions Full Planning Permission Time Limit In accordance with submitted drawings 3 Plan 003 and in particular is considered to be in accordance with policies IMP - Design, IMP9 - Residential amenity, HOU9 - Extension to existing dwelling of that Plan. The proposed extension is considered to accord with the above policy IMP as it is of a standard of design which respects the setting of the site and the character of the area. The development is considered to accord with the above policies HOU9 and IMP9 as the extension has been designed to ensure that neither the character and appearance of the dwelling nor the amenities of nearby residents will be adversely affected by overlooking or overshadowing to a material degree.

11 Appl. No : 0/005/F Parish : PULHAM MARKET Applicants Name : Ms Hillary Hardy Site Address : Sub-division of garden at The Close, Station Road, Pulham Market Proposal : Proposed single storey, 3 bedroom straw bale dwelling with associated parking and turning Decision : Members voted 0-0 for Approval. Approved with Conditions. Note: Officer recommendation for Refusal has been updated due to change in Policy (see Updates below). Officer: Update recommendation to approve separate handout issued at the meeting to Members, as below. Conservation and Design Architect: Approve will not have an adverse impact on character of conservation area or setting of adjacent listed building Officer s update to Members: In light of the policy changes introduced by the Joint Core Strategy for Broadland, Norwich and South Norfolk (JCS) a number of South Norfolk Local Plan (SNLP) policies have now been superseded, including policy ENV7 Strategy for the Distribution of Development, which need to be taken into account when considering this proposal. Members will recall policy ENV7 of the SNLP defined development limits for certain villages. This policy has been replaced by a number of policies in the JCS and in particular the following policies are relevant to this proposal: Policy Promoting Good Design Policy 5 Service Villages As stated in the attached Committee report, Pulham Market already has a development boundary within the SNLP and the application site is outside the defined area. However, due to the timing of this application and the Council s decision to adopt the JCS, material weight and consideration now needs to be given to the policies contained within the JCS. Policy 5 of the JCS allocates Pulham Market as a Service Village. This policy states: In each Service Village land will be allocated for small-scale housing development subject to form and character considerations. Small-scale employment or service development appropriate to the scale and needs of the village and its immediate surroundings will be encouraged. Existing local shops and services will be protected. This policy will therefore necessitate a number of changes to the adopted proposals maps for South Norfolk and some villages will need new development boundaries defined. Although it is premature to dictate where the changes to the development boundary as shown on the proposals map may be, I feel material weight and consideration should be given to the Service Village designation for Pulham Market where, under this policy, small scale housing development of 0-0 dwellings will be allocated. In addition, current development boundaries will be reviewed. This proposal is of a size that it would be considered to be infill development, and would not contribute to meeting the allocation requirement. The development of this site will clearly not harm the form or character of the village and the Council s Conservation and Design Architect concurs with this view point and further states that the proposal will not harm the character or appearance of this part of the Conservation Area. In light of this and the future growth to be allocated to this Service Village I do not feel a policy objection can now be substantiated and update the Recommendation to the report as follows: Approve with conditions

12 Reason for the approval In light of the material consideration to be given to the JCS and in particular policies and 4 the proposal to infill this plot with a new dwelling will not harm the character or form of the built up area for Pulham Market and will not harm the character and appearance of the Conservation Area or adjacent listed buildings. Appl. No : 0/06/H Parish : ELLINGHAM Applicants Name : Mr Andrew Wood Site Address : 7 Old Yarmouth Road, Ellingham Proposal : Demolish and rebuild rear porch as kitchen extension. First floor rear extension. Two storey and single storey front extension. New vehicle access onto highway to create an 'in and out' drive. Decision : Members voted 9-0 (with one abstention) for Refusal. 3 Contrary to SNLP policies IMP and JCS Policy Adverse impact upon dwelling due to design and position Insufficient information to assess impact upon neighbouring tree Update: Landscape Officer: front extension likely to be an issue, need an arboricultural report Officer: Policy IMP of SNLP been deleted and replaced JCS Policy Promoting good design, report should be amended throughout and in particular paragraph 5. of reason for refusal. 3 Appl. No : 0/049/F Parish : LODDON Applicants Name : Mr A Duthie Site Address : The Surgery, 35 Church Plain, Loddon Proposal : Residential conversion from category D use involving demolition of 970s flat roof extension to create three separate dwellings. 35&37 Church Plain - Grade II Listed 6 bedroom house with new extension, 9& Market Place two separate bedroom apartments. Decision : Members voted 8-0 for Approval. Approved with Conditions Full Planning Permission Time Limit In accordance with submitted amendments 3 External materials to be agreed 4 Specific details to be agreed 5 No additional windows at first floor level 6 No PD for fences, walls etc 7 No PD for Classes ABCD&E 8 No PD for Solar Panels 9 Contaminated land during construction 0 Provision of Parking and Servicing Areas Boundary treatment to be agreed

13 Additional letter of comment- (Chapel Cottage)- enjoy right of way across 3 Market Place s rear garden which leads onto rear driveway of current surgery Officer note the proposed plan maintains this access letter of support (no comments given) Reasons for approval The development is considered to accord with the policies IMP3, IMP5, IMP8, IMP8, IMP9 and HOU5 as it has been designed to ensure that it would preserve the special architectural and historic interest of the principle listed building and its setting; it would not adversely affect the character and appearance of the conservation area; it has been actively market to established the level of demand for the existing premises for an alternative town centre use, prior to the consideration of a housing use alone; the amenities of adjacent residential properties will not be affected to an unacceptable degree; and it would not give rise to a situation detrimental to highway safety. 4 Appl. No : 0/050/LB Parish : LODDON Applicants Name : Mr A Duthie Site Address : The Surgery, 35 Church Plain, Loddon Proposal : Residential conversion from category D use involving demolition of 970s flat roof extension to create three separate dwellings. 35&37 Church Plain - Grade II Listed 6 bedroom house with new extension, 9& Market Place two separate bedroom apartments. Decision : Members voted 8-0 for Approval. Approved with conditions Listed Building Time Limit In accordance with submitted amendments 3 External materials to be agreed 4 Specific details to be agreed Additional letter of comment- (Chapel Cottage)- enjoy right of way across 3 Market Place s rear garden which leads onto rear driveway of current surgery Officer note the proposed plan maintains this access letter of support (no comments given) Reasons for approval The development is considered to accord with the policies IMP3, IMP5 and IMP8 as it has been designed to ensure that it would preserve the special architectural and historic interest of the principle listed building and its setting; and it would not adversely affect the character and appearance of the conservation area.

14 5 Appl. No : 0/058/H Parish : DISS Applicants Name : Mr J Amps Site Address : 8 Constable Close, Diss Proposal : Two storey extension Decision : Members voted 0-0 for Refusal. Incompatible design of extension Detrimental to residential amenities - overshadowing 3 Contrary to SNLP policy IMP9 and HOU9 Applicant ed comments as unable to attend, requested to be circulated or read out (officer handed out) and summarised -dropped price of house, unable to sell -need nd bedroom as expecting baby -in response to PC comments, reduced light issue, nbrs feel has been taken into consideration; tall conifers have more impact (east boundary); could build with flat roof to reduce impact; pulled away from boundary; backs onto tall conifers no ones direct view; overdevelopment over critical. -ground floor not priority but first floor 6 Appl. No : 0/070/H Parish : KIRBY BEDON Applicants Name : Mr & Mrs S Carr Site Address : Sallow Lane Cottage, Sallow Lane, Kirby Bedon Proposal : Proposed two storey rear extension Decision : Members voted 9-0 (with one abstention) for Approval. Approved with Conditions Full Planning Permission Time Limit In accordance with submitted drawings 3 External materials to be agreed 4 No additional windows at first floor level Plan 003 and in particular is considered to be in accordance with policy HOU4 (Extensions to dwellings in the open countryside) and IMP9 (Residential amenity) of that Plan. The development is considered to accord with the above policies HOU4 and IMP9 as the dwelling has a lawful permanent residential use and the extension has been designed to be subordinate and in keeping with the character and appearance of the existing dwelling and does not adversely affect the landscape setting or street scene and has been designed to ensure that the amenity of existing properties is not adversely affected to a material degree.

15 7 Appl. No : 0/099/F Parish : LODDON Applicants Name : Mr S Read Site Address : Hales Hall, Hales Green, Loddon Proposal : Variation of condition of permission 005/09/CU - to allow additional functions (civil weddings & other functions) on the site, up to a maximum of 75 per calendar year. Decision : WITHDRAWN