prepared for | Scottow Enterprise Park
Scottow Enterprise Park
prepared by
proposed redevelopment of clubhouse and infrastructure supporting statement revision A
29.03.2017
icon (uk) consulting
Hethel Engineering Centre
Chapman Way
Hethel
Norwich
NR14 8FB
www.iconsulting.uk.com
T : 01953 857669
company number 8407105 registered in england and wales
registered address
Ground Floor
2 Woodberry Grove
london
N12 0DR
england
Document Supporting Statement Reference i.16.2350.001.A Client Scottow Enterprise Park Project Enterprise Park Scottow Enterprise Park, Scottow, Site Location Norfolk
Date Revision Status Prepared Checked
29.03.2017 ISSUE PK MPG 01.10.2017 A ISSUE MPG PK
page 1 Introduction page 2 The Applicant page 3 Reasons for the Application page 5 The Application Site page 11 Environmental Assessment page 12 Proposed Development page 19 Planning Policy and Strategy Review page 52 Summary and Conclusions
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1.0 introduction
1.0.0 This supporting statement has been produced by Icon Consulting on behalf of Norfolk County Council to support a full planning application for the Scottow Enterprise area of the former RAF Coltishall airbase.
1.0.1 The proposals put forward in this application offer the opportunity to bring forward the use of the former RAF Coltishall buildings and infrastructure as Scottow Enterprise Park to achieve the duel benefits of an economic boost to North Norfolk while protecting the valuable heritage of the application site.
1.0.2 Work to create the enterprise park has been progressing throughout recent years, with increasing levels of occupation facilitated by previous planning consents. This has resulted in a scenario where the site falls under the governance of an ever-increasing number of overlapping consents. This proposal consolidates all consents relating to the enterprise park into a single, evidence based application and makes provision for the sustainable use of the remaining buildings and associated infrastructure.
1.0.3 The aim of this application is to allow Scottow Enterprise Park to operate as a single entity; with flexibility for the management team to aid the growth and sustainability of businesses based within the Park and adapt as required to ensure long term viability.
1.0.4 The application site will be referred to as ‘Scottow Enterprise Park’ (SEP) to clearly define this new phase of the site’s history.
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2.0 the applicant
8.1.0 The application is being prepared on behalf of Norfolk County Council liaising with their subsidiary and application site operator Hethel Innovation Ltd.
2.1 Norfolk County Council
4.4.0 Norfolk County Council took on ownership of the application site following its closure and the failure to find a sustainable long-term use for the site within the private sector.
4.4.1 The Council has a mandate to work for the benefit of the residents of Norfolk in several areas including education, business development, transport and resident safety.
4.4.2 The purchase of this site and current aims seek to benefit both the immediate local community of the area around Scottow Enterprise Park (which suffered large economic consequences and job losses from the closure of RAF Coltishall); and to the wider Norfolk community through economic development links to other facilities and through the provision of services to the wider community. A summary of these uses and connections can be found in section ** under vision for the future.
2.2 Hethel Innovation Ltd
4.4.3 Hethel Innovation Ltd is a wholly owned subsidiary of Norfolk County Council and has been brought in to operate Scottow Enterprise Park as a result of their award-winning development and operation of Hethel Engineering Centre.
4.4.4 Since their inclusion in the operation of Scottow Enterprise Park the occupancy has increase substantially with options currently on over 70% of the application site. This provides the potential for large economic benefits resulting from the approval of this application.
4.4.5 Hethel Innovation is creating a long term sustainable business plan for Scottow Enterprise Park which will be facilitated by this application. They have grown over recent years in both staff numbers and expertise in sector focused economic development addressed to areas of market failure. This has allowed them to achieve success at Hethel Engineering Centre and across their wider Support Networks.
4.4.6 An ambitious but well researched and focused vision can be the key to achieving long term sustainable development such as this. Hethel Innovation has already had success at Scottow Enterprise Park and this application will enable them to build on this into the future to the benefit of all residents of Norfolk.
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3.0 reasons for the application
3.0.0 Scottow Enterprise Park is a new and exciting addition to the East Anglian commercial business park Scene. This exciting redevelopment of the former RAF Coltishall airbase forms a crucial part of a future economic vision for Norfolk to create high skilled jobs and investment for local people.
3.0.1 Norfolk County Council purchased the former RAF Coltishall site in 2013 in order to create a large scale economic development initiative to address two major issues in the area: ▪ The lack of space available to new and growing businesses ▪ The need to diversify the local economy and promote business sectors such as Science, Engineering, Technology and Manufacturing.
3.0.2 The main aim of the application to facilitate the future vision of Scottow Enterprise Park allowing it to feed into the wider strategy for economic development in Norfolk. Section 3.1 describes the position of Scottow Enterprise Park within this vision and section 3.2 places the application within this wider context.
3.1 Future Vision
3.0.3 Economic development in Norfolk, has over recent years been focusing on building upon the existing strengths within the economy to create centres of expertise attracting similar businesses and expertise to join them boosting innovation and job creation.
3.0.4 Specialist examples of such areas can be seen in Hethel Engineering Centre which focuses on engineering and Manufacturing and Norwich Research Park with its expertise on life sciences.
3.0.5 Norfolk has a disadvantage with many areas of the country as it is away from a large amount of the country’s infrastructure, however this is being improved and a new identity of a well- connected business location is being created. Both the duelling of the A11 and construction of the NDR will allow businesses to easily access markets across the country from many locations in Norfolk.
3.0.6 The A11 technology corridor concept has recently launched with aims to become one of the largest business growth areas in the country. At the northern most end of this corridor lies Scottow Enterprise Park, connected to the A11 by the under construction Northern Distributer Road and with large existing infrastructure ready for use.
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3.0.7 The nature of the existing facilities at Scottow Enterprise Park and the business needs in North Norfolk / Broadland districts make the site ideal for the creation of a STEM (Science, Technology, Engineering and Manufacturing) focus for the site. This will allow for local businesses to expand, and through its connections with the emerging technology corridor potentially attract investment from further afield in the future.
3.0.8 The space available at Scottow Enterprise Park is already allowing businesses to expand, creating new jobs and maintaining expertise in the local area. The area has been designated as an enterprise park, increasing its attractiveness to new business at this early stage.
3.0.9 The operational strategy is an active, rather than passive one, following the successful example set at Hethel Engineering Centre. It will included business support and business start- up guidance to existing and potential tenants as well as providing community outreach, especially into education to promote skills require for the STEM focused businesses located within Scottow Enterprise Park.
3.0.10 This operation, despite being owned by Norfolk County Council has a business plan with a goal of being self-sustaining and financing in the long term. This aims to enable the site to operate to the benefit of local people and businesses without being a financial burden.
3.2 The Application
3.0.11 This application has been brought forward to enable Scottow Enterprise Park to achieve its goals within well thought out parameters which protects the heritage and community in the site and surrounding areas.
3.0.12 The aim of the application is to provide Scottow Enterprise Park with the flexibility it needs as a business support facility for STEM businesses. In order to provide the best services possible businesses must be able to grow and shrink as market conditions dictate in order to remain sustainable.
3.0.13 This must be achievable without the constant need for amending planning permissions, but with the necessary safeguards in place to ensure planning conditions are appropriate for the protection of the community, environment and heritage of the application site and surrounding area.
3.0.14 As a result, the application site boundary incorporates the whole site, with impacts such as noise and transport being studied for the site as one unit, rather than the current combination of separate entities. This will allow a single set of conditions be imposed on the site, while maintaining flexibility within the site to accommodate tenants needs.
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3.0.15 Any further planning needs will therefore, after this application, be amendments to this current consent and will built upon the evidence base and site limits that this application puts forward.
3.0.16 The choice of buildings that are now included in the site and application is based on the current assessment of those which can viably be brought back into use in the near to medium term and many already have interest from potential tenants making the application of critical importance of the future success of the site.
3.0.17 The decision to incorporate the former taxiway as a testing facility was made due to its interest to technology companies interested in the site and the lack of similar facilities in the region. This should be viewed as an asset to the Enterprise Park and could lead to Scottow Enterprise Park being at the leading edge of new technology developments in the future.
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4.0 the application site
4.0.0 The application site is located at; Scottow Enterprise Park Lamas Road Badersfield Scottow NR10 5FB
1.1.0 The application site encompasses the all parts of the former RAF Coltishall Base not covered by HMP Bure, including over 100 former RAF buildings that compromise the Enterprise Zone, the runway, control tower and former storage buildings. The application site boundary follows diverts from the former airfield boundary in the northeast corner to encompass the area for a potential future second entrance onto the site. The site is shown in its full context below in figure 1. Figures 2 and 3 show closer views of the enterprise zone and second entrance locations.
b)
a)
Figure 1; a) Overview map of site location (Red Line) and b) insert map showing internal configuration of the site and its immediate surroundings
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Figure 2; Close up view of the application site boundary in the north-east
Figure 3; Close up view of the west side of the application site and the location of the enterprise zone, site entrance and prison in context with the wider site.
1.1.1 Due to the very large size of the site, the distances in the following paragraphs have been taken from the closest part of the site boundary to the closest part of the settlement or building in question. The application site is in a very rural area between villages and as a result different parts of the site are near to different villages and features.
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1.1.2 The site is located west of the B1150 and Scottow Village, East of Buxton and adjacent to Badersfield. The site is approximately 8 miles north of Norwich which is the largest population centre in the region; ▪ Badersfield - On north western site boundary ▪ Scottow - approximately 150m east of the site boundary ▪ Lamas – Approximately 1km from western site boundary ▪ Coltishall – Approximately 1km South of the site boundary ▪ Buxton – Approximately 2.5km west of the site boundary ▪ Norwich – Approximately 9km south of the site boundary
1.1.3 Access to the application site is located off Lamas road which connects to the Main B1150 Norwich road via the Houtbois Road and Scottow Road. The entrance is controlled by a security booth which records traffic entering and exiting the site. A route for a possible second entrance has been included in the application site red line and has been built into the future planning strategy for the enterprise park going forward.
1.1.4 The nearest residential receptors to the application site are listed as follows numbers correspond to those on Map *** in Appendix **; ▪ (1) Group of Post War converted ex RAF housing, now part of Badersfield – Adjacent to north western site boundary ▪ (2) Single Detached Dwelling with outbuildings – Adjacent to south eastern site boundary on Frogge Lane ▪ (3) detached rural dwellings – Approximately 240m east of the application site ▪ (4) Dwellings associated with Scottow Village – Approximately 150m East of the application site on The Fairstead ▪ (5) Large Detached residential Property – Approximately 70m North West of the application site. ▪ (6) Group of 20th Century ex-RAF housing - Approximately 200m North West of the Application site ▪ (7) Housing associated with Little Hautbois located on the little Hautbois Road – Approximately 350m west of the application site.
1.1.5 The nearest non-residential and commercial receptors to the application site are listed below with numbers that correspond to Map ** in Appendix **. ▪ HMP Bure – Adjacent to western Site Boundary ▪ Thorougoods, Badersfield – Approximately 320m from the application site entrance ▪ Douglas Bader School – Approximately 250m west of the application site ▪ Colks Farm Caravan Site – Approximately 250m east of the application site ▪ Lake Farm – approximately 90m east of the application site
1.1.0 The application site is located within immediate surroundings which are predominantly rural in nature with the site sitting just north of the broads National Park. The application site is split between North Norfolk District Council and Broadland District council administered areas with the majority of the site area and buildings falling on the North Norfolk side.
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4.1 site description
1.1.1 The site interior has been split into several designations according to previous use during its time as an active airbase and its current uses. The majority of the land area is taken up by the airfield, runway and taxiways. The land in-between which is now utilised by Scottow Moor Solar Farm. The built areas of the application site are split into four zones: ▪ Zone A (Community Zone) – this is located around the existing site entrance making appropriate for public access and engagement ▪ Zone B (Technical Zone) – This is the northern part of the technical zones including buildings along the main entrance and hangars one and four. This zone is aimed at STEM related business activities. ▪ Zone C (Technical Zone) – This is the southern part of the technical zones and includes hangars two and three. This zone is aimed at STEM related business activities. ▪ Zone D (Storage Zone) – This area is on the eastern side of the runway, away from zones 1-3. The area includes clusters of smaller buildings for use as personal and commercial storage facilities.
1.1.2 The interior of the application site has significant local and national heritage interest due to the large preservation of its Second World War airfield features. An overview is provided in section 1.2 of this document along with Appendix B in addition to a full heritage assessment which is provided with the application. Building specific designations have also been highlighted in the Schedule of Buildings provided to accompany the application.
1.1.3 The site boundary is follows the boundary of the former RAF Coltishall site, except in two key areas; the north east and the west. In the northeast the site boundary for the application encompasses The Fairstead north from the application site until its junction with Scottow Road to allow for future provision of a potential second entrance. This can be seen in more detail in figure 2.To the west of the site the site boundary follows the boundary between the enterprise zone and HMP Bure which utilises some of the former RAF buildings. As a result this boundary is inside the original exterior boundary of the base. This can be seen in more detail in figure 3.
1.1.4 The RAF base was constructed during the Second World War and was active until 2006. Previous to this historic OS maps made available by the National Library of Scotland indicate that the area was rural farmland.
4.2 Local Setting
4.2.0 The site is adjacent to the village of Badersfield was created upon the sale of RAF housing into the private sector. As a result it is a relatively new community which is served by a village shop and other community facilities. This area is well situated to benefit from the community engagement element of the application.
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4.2.1 The site also sits between the much older original villages of Scottow to the north / east, Little Hautbois to the south west and Great Hautbois to the south east. These villages sit in traditional countryside setting with fleeting glimpses of the interior of the application site. This is a result of the density of vegetation merging the airbase peripheries into the surroundings over the 75 years of the base’ existence.
4.2.2 The surrounding area is mainly rural in nature with relatively flat farmland in all directions. To the south, this is preceded by the Bure River Valley which is part of the catchment area for the Broads National Park. Small villages, farms and patches of woodland are interspersed between the farmland providing a living and working countryside feel.
4.2.3 According to National Character Area (NCA) maps produced by Natural England (2005) the application site lies on the boundary between two different NCA areas. The north of the site falls within NCA 79 “North East Norfolk and Flegg” while the south of the site falls within NCA 80 “The Broads”.
4.2.4 Locally the north of the application site is covered by the North Norfolk District landscape character assessment with the local character area LP3; Worstead, Coltishall, Hoveton and Smallburgh Area.
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5.0 proposed development
6.0.0 This Supporting Statement should be read in conjunction with the schedule of buildings and infrastructure that accompanies this application along with the following drawings:
2350(01)001 Location Plan 1431(01)002 Site Zones 1431(01)003 Potential Second Entrance 1431(01)004 Low Speed Driver Training
5.1 schedule of development
6.1.0 The proposed development comprises the following elements;
▪ Adoption of Single ‘Red Line’ for whole site along with associated regulation and control of impacts ▪ Change of use of former RAF Buildings buildings to B1, B2, B8 according to the schedules in section 5.3 ▪ Use of areas of hard standing for low speed vehicle driver training
5.2 Change of use of Buildings
6.2.0 At the core of the proposed application is the change of use of remaining buildings that remain empty. Also due to a patchy coverage of previous planning consents, some previously consented buildings require additional uses to make them viable.
6.2.1 The three use codes in operation on the site will be B1, B2 and B8 with some buildings requiring all three and others with a more limited combination due to their location, circumstances or economic development goals of the site.
6.2.2 The overall aim is for buildings in zones A, B and C to have B1 (Commercial), B2 General industrial and B8 (Storage) uses apart from the hangars which will be limited to B1 and B2 only. Buildings in Zone D will all have B8 (Storage) use only due to their design and location. Any buildings outside of these zoned areas will be dealt with on a case by case basis. All of this information is also contained in more detail in the building schedule that accompanies the application.
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6.2.3 In addition to the buildings there are outdoor self-contained yard spaces surrounding by existing fencing and gates within the site that will receive a change of use to B8 storage.
6.2.4 In total the site will contain 118 buildings and 5 yard spaces in use. Of these 28 of the buildings and all 5 yard spaces will require complete change of use because they currently have no designation at all. 32 buildings will require an additional use or a change to existing permission. Finally 58 buildings will have no change of use designation but will have their permissions incorporated into this consent in order to create one permission for the full site.
6.2.5 It should be noted that building 14 appears in table ** and table ** due to an unusual feature of a previous application which change the use on part of the building but left other areas without new use designations. This application brings the whole building under the same use designations to simplify administration and regulation.
6.2.6 The 28 Buildings that require change of use with no previous designation are listed in table ** Below:
Building No. New Use Designation
5 B1 (Commercial), B2 (General industrial), B8 (Storage) 14C B1 (Commercial), B2 (General industrial), B8 (Storage) 14D B1 (Commercial), B2 (General industrial), B8 (Storage) 14E B1 (Commercial), B2 (General industrial), B8 (Storage) 16 B1 (Commercial), B2 (General industrial), B8 (Storage) 21 B1 (Commercial), B2 (General industrial), B8 (Storage) 22 B1 (Commercial), B2 (General industrial), B8 (Storage) 32 B1 (Commercial), B2 (General industrial), B8 (Storage) 35 B1 (Commercial), B2 (General industrial), B8 (Storage) 71 B8 (Storage) 100 B1 (Commercial), B2 (General industrial), B8 (Storage) 110 B1 (Commercial), B2 (General industrial), B8 (Storage) 138 B1 (Commercial), B2 (General industrial), B8 (Storage) 157 B1 (Commercial), B2 (General industrial), B8 (Storage) 181 B8 (Storage) 196 B1 (Commercial), B2 (General industrial), B8 (Storage) 221 B8 (Storage) 222 B8 (Storage) 230 B8 (Storage) 233 B1 (Commercial), B2 (General industrial), B8 (Storage) 234a B1 (Commercial), B2 (General industrial), B8 (Storage) 234b B1 (Commercial), B2 (General industrial), B8 (Storage) 239 B1 (Commercial), B2 (General industrial), B8 (Storage) 272 B1 (Commercial), B2 (General industrial), B8 (Storage) 295 B1 (Commercial), B2 (General industrial), B8 (Storage) 298 B1 (Commercial), B2 (General industrial), B8 (Storage)
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305 B1 (Commercial), B2 (General industrial), B8 (Storage) 377 None 441 B1 (Commercial), B2 (General industrial), B8 (Storage)
6.2.7 The 32 Buildings that require additional change of use in addition to previous applications are listed in table ** below along with their current classification and planning application number:
Building Previous Use Previous Proposed Addition Number Designation Application
Hangar 1 Temporary B8 PF/15/1829 Addition of B1 (Commercial), B2 (Storage of Sugar) General industrial Hangar 2 Temporary B8 PF/15/1829 Addition of B1 (Commercial), B2 (Storage of Sugar) General industrial Hangar 3 Temporary B8 PF/15/1829 Addition of B1 (Commercial), B2 (Storage of Sugar) General industrial Building 6 (1) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6 (2) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6 (3) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6 (4) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6A (1) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6A (2) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6A (3) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6A (4) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6B B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6C (1) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6C (2) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6C (3) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 6C (4) B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 12 B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage) Building 12A B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage)
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Building 12B B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage) Building 12C B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage) Building 12D B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage) Building 12E B1 (Commercial) PF/15/1894 B2 (General industrial) and B8 (Storage) Building 15 B1 (Commercial) and PF/16/0092 B2 (General industrial) B8 (Storage) Building 23 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 78 B8 (Storage) PF/16/0093 B1 (Commercial) and B2 (General industrial) Building 139 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 262 B1 (Commercial) and PF/16/0573 B8 (Storage) B2 General industrial Building 266 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 270 PF/16/0092 Building 304 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 334 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial) Building 386 B8 (Storage) PF/16/0092 B1 (Commercial) and B2 (General industrial)
6.2.8 The 58 buildings retaining their current permission are listed in table ** below along with their current application number to be superseded by this application:
Building No. Existing Use Designation Existing Consent
Hangar 4 B1 (Commercial) and B2, General PF/14/1038 industrial Building 14A B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 14B B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 17 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 17A B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 33 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 40 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage)
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Building 62 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 69 (1) B8 (Storage) PF/16/0093 Building 69 (2) B8 (Storage) PF/16/0093 Building 69 (3) B8 (Storage) PF/16/0093 Building 69 (4) B8 (Storage) PF/16/0093 Building 69 (5) B8 (Storage) PF/16/0093 Building 69 (6) B8 (Storage) PF/16/0093 Building 69A (1) B8 (Storage) PF/16/0093 Building 69A (2) B8 (Storage) PF/16/0093 Building 69A (3) B8 (Storage) PF/16/0093 Building 69A (4) B8 (Storage) PF/16/0093 Building 69A (5) B8 (Storage) PF/16/0093 Building 69A (6) B8 (Storage) PF/16/0093 Building 72 B8 (Storage) PF/16/0093 Building 109 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 109A B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 137 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 223A B8 (Storage) PF/16/0093 Building 223B B8 (Storage) PF/16/0093 Building 223C B8 (Storage) PF/16/0093 Building 223D B8 (Storage) PF/16/0093 Building 224 B8 (Storage) PF/16/0093 Building 225 B8 (Storage) PF/16/0093 Building 226 B8 (Storage) PF/16/0093 Building 227 B8 (Storage) PF/16/0093 Building 228 B8 (Storage) PF/16/0093 Building 229 B8 (Storage) PF/16/0093 Building 232 B8 (Storage) PF/16/0093 Building 260 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 261 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 265 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 274 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 315 B8 (Storage) PF/16/0093 Building 316 (1) B8 (Storage) PF/16/0093 Building 316 (2) B8 (Storage) PF/16/0093 Building 316 (3) B8 (Storage) PF/16/0093 Building 320 B8 (Storage) PF/16/0093 Building 321 B8 (Storage) PF/16/0093 Building 322 B8 (Storage) PF/16/0093
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Building 336 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 349 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 349A B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 376 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 378 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 380 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 382 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 440 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage) Building 468 B1 (Commercial), B2 (General industrial) PF/15/0092 and B8 (Storage)
6.2.9 The 5 storage areas to be designated B8 (Outdoor Storage) for yard spaces are listed below with further details in the building schedule that accompanies the application: ▪ Yard 11 ▪ Yard 94 ▪ Yard 115 ▪ Yard 196 ▪ Yard 220
5.3 Restrictions at Site Entrance
6.3.0 The site transport limits have been determined through both transport and noise assessment in order to minimise disruption to local residents and amenity. They propose the following restrictions: ▪ No More than 60 HGV movements per day (30 in and 30 out) ▪ HGV movement no earlier than 08:00 Monday through Friday and 08:00 Saturday ▪ HGV movement no later than 18:00 Monday through Friday and 13:00 Saturday ▪ No HGV movements on Sunday or public holidays.
6.3.1 HGV limitations will not be tied to individual buildings; they are calculated at the site entrance and procedures within
5.4 Use of Former Taxiways
6.4.0 The use of these spaces is limited to low speed vehicle driver training and (speed limited) vehicle testing.
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6.4.1 The driver training activities will take place in the areas shown in drawing ** as well as Map M00** in Appendix B under the following proposed restrictions: ▪ 40mph speed limit ▪ Motor vehicles including Cars and Motorbikes for the purposes of safety training.
5.5 Community Engagement
6.5.0 The proposed application will not make formal commitments to community engagement activities due to the fast moving pace of change on site as the new Enterprise Park develops. However it will continuously engage with the local community with a range of activities that currently include: ▪ Heritage open days / tours (in partnership with local organisations) ▪ Business start-up masterclasses open to people interested in starting their own business ▪ Participation in local community activities
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6.0 Environment and Heritage
5.0.0 The application has completed the standard environmental searches with the results presented below in section 5.1. Where the more specialise assessments have been completed these will not be covered in section 5.1 unless they specifically reference one of the identified designated sites.
5.0.1 In addition to these specialist assessments have been completed on specialist parameters in order to quantify any potential impacts of the proposed development and mitigate where necessary. They are listed below with each summarised in sections 5.1 to 5.6. ▪ Traffic and Transport ▪ Noise ▪ Ecology and Habitat ▪ Landscape and Visual Impact ▪ Cultural Heritage and Archaeology ▪ Hydrology and Flood Risk
5.1 Environmental Searches
4.3.0 In order to conduct a robust assessment of the sites suitability, detailed background research has been undertaken to identify any nearby sensitive areas. Potentially sensitive areas are considered to include European, National and local designations focusing particularly on both the natural environment and the historical landscape. The scale of designation searches undertaken has been specifically designed to meet appropriate guidelines and to provide an assessment of the local area surrounding the site.
4.3.1 The proposed development shows that the only impacts that cross the site boundary are transport and limited amounts of noise.
4.3.2 Given the nature of the application it is considered that searches for potentially sensitive areas need not be carried out to extents greater than those listed below, as any effects at these distances from the site can be considered de minimus:
To a 10km radius from the site: ▪ Ramsar wetland conservation sites (Ramsar) ▪ Special Areas of Conservation (SAC) ▪ Special Protection Areas (SPA)
To a 5km radius from the site: ▪ Areas of Outstanding Natural Beauty (AONB) ▪ Sites of Special Scientific Interest (SSSI) ▪ National Parks
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▪ World Heritage Sites ▪ National Nature Reserves (NNR) ▪ Local Nature Reserves (LNR)
To a 2km radius from the site: ▪ Country Parks ▪ RSPB Reserves ▪ Biodiversity Action Plan Priority Habitats (BAP’s) ▪ Biosphere Reserves
To a 1km radius from the site: ▪ Ancient Woodland (AW) ▪ Locally Listed Wildlife Sites ▪ Flood Risk Areas ▪ Other relevant designations (administrative)
4.3.3 The information obtained from these searches has been graphically presented within a number of maps and tables which form Appendix 1 and 2 of this document. Whilst these searches will be carried out as a matter of course there will be no further inclusion of each individual designation in the remainder of the document if no records can be identified within the appropriate search radius.
4.3.4 The 10km searches for European designated sites has highlighted the following areas; ▪ The Broads National Park (equivalent) ▪ Broadland RAMSAR Areas ▪ Broadland SPAs ▪ The Broads SAC ▪ Norfolk Valley Fens SAC
4.3.5 Most of the above designations are related to The Broads with the closest areas located approximately 5km from the application site. This can be seen in maps M001 for Ramsar sites, M002 for SPAs, M003 for SACs and M005 for The Broads National Park (equivalent).
4.3.6 The proposed development does not include impacts that will reach these areas of interest and therefore there will be no effect and no further assessment has been completed.
4.3.7 The 5km search of the application site has identified the following areas; ▪ Crostwick Marsh SSSI ▪ Smallburgh Fen SSSI ▪ Westwick Lakes SSSI
4.3.8 The identified SSSI’s are all located more than 2km away from the site, but inside the 5km search boundary. The proposals will have no impacts at this distance and therefore no further assessment has been carried out on these sites.
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4.3.9 The search for local sites and other designations within 1km of the application site highlighted the following: ▪ The Broads Environmentally Sensitive Area ▪ Scottow Pond and Oak Belt County Wildlife Site ▪ Long Plantation County Wildlife Site
4.3.10 The proposed application is accompanied by a flood risk assessment which identified the existing drainage systems that will be used within the site. There will therefore be no impact on the Environmentally Sensitive Area. The county wildlife sites are within 1km of the site boundary and the ecology assessment that accompanies this application has not identified any impacts on this location.
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7.0 Planning History
7.0.0 The application site has had a complicated planning history since the end of operations in 2006. This has included the division of the former base into three distinct areas. These are: ▪ The former RAF regular housing – sold off as private housing with some larger scale conversions of buildings to enable suitability ▪ The former RAF Accommodation blocks – bought by the ministry of Justice immediately upon the closure of the base and now operated as HMP Bure. ▪ The technical buildings and airfield – Bought by the applicant for development as an enterprise park.
7.0.1 For planning purposes the Scottow Moor Solar farm is also considered a separate entity in this case, although it is location within the application site on land owned by the applicant.
7.0.2 Sections 7.1 to 7.3 show the planning history of the area formerly covered by RAF Coltishall since its closure in 2008. Sections 7.1 and 7.2 show areas outside of the site boundary covering the former RAF housing and HMP Bure respectively.
7.1 Former RAF Housing
6.7.0 The former RAF housing was almost immediately converted for private resale after the closure of the airbase. This means that they represent the earliest post RAF planning history of the original site area.
6.7.1 None of the application listed below are within the application site, but provide a context for activities in the immediate area.
6.7.2 See table ** below for the planning history:
Planning Title / Reason for Outcome Date Reference Application Submitted AN/10/1301 Display of non-illuminated Approved 10/11/10 advertisement and 2 flag advertisements PF/10/0426 Conversion of ground and first Approved 20/04/10 floors to 8 flats AN/08/0011 Display of non-illuminated Approved 03/01/08 advertisements PF/07/1908 Formation of footpaths and parking Approved 07/12/07 bays PF/07/0785 Construction of foul sewage Approved 09/05/07 pumping station
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PF/07/0161 Sub-Division of Dwellings to Provide Approved 26/01/07 Eight Additional Units PF/07/0145 Sub-Division of Dwellings to Provide Approved 24/01/07 Six Additional Units PF/07/0144 Sub-Division of Eight Dwellings to Approved 23/01/07 Provide Eight Additional Dwellings PF/07/0092 Formation of parking bays and Approved 17/01/07 footpaths AN/06/1928 Display of non-illuminated Approved 20/12/06 advertisements PF/06/1648 Construction of footpaths and Approved 31/10/06 parking areas PF/06/1639 Erection of 1.8 metre high fencing Approved 30/10/06 and gates
7.2 HMP Bure
6.7.3 HMP Bure directly borders the application site as it directly adjoins the technical areas of the former airbase. Some of the original technical buildings fall inside this area and are used by the prison and are therefore not in the application site.
6.7.4 None of the applications listed below are within the bounds of the application site, but provide context for the activities in the immediate area.
6.7.5 Table ** below shows the HMP Bure planning history:
Planning Title / Reason for Outcome Date Reference Application Submitted PF/15/1522 Groundworks to form outdoor play Approved 08/10/15 area and installation of associated play equipment PF/15/0816 Retention of Security Fence and Approved 10/07/15 Access EF/13/0859 Certificate of Lawfulness for Was Lawful Use 12/07/13 proposed siting of steel container, acoustic housing and the erection of two double utility buildings NMA1/12/0830 Non material amendment request Approved 11/07/13 to permit increase in size of mechanical ventilation louvres to plant room, installation of flue and three fans to roof and installation of roller shutter to south west wall. PF/12/0830 Erection of single storey regimes Approved 20/07/12 building
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PF/12/0421 Variation of Condition 2 of planning Approved 12/04/12 permission reference: 10/0569 to permit re-siting of proposed accommodation block PF/10/0569 Erection of a new 100 place Approved 17/05/10 accommodation block PF/09/0319 Change of use of former education Approved 06/04/09 block to office for prison governor and staff PF/08/1755 Conversion of former RAF buildings Approved 02/12/08 to category c prison and erection of buildings to provide ancillary accommodation (Broadland district council reference 20081556) PF/08/1568 Conversion of former RAF buildings Approved 11/11/08 to category c prison and erection of buildings to provide ancillary accommodation PF/08/0705 Conversion of former RAF buildings Approved 14/05/08 to category c prison and erection of buildings to provide ancillary accommodation PF/08/0215 Formation of vehicular access Approved 08/02/08 PF/08/0152 Change of use of part former Approved 29/01/08 education block to B1 (office) for prison governor
7.3 Application Site Area
6.7.6 This area covers the two entities of Scottow Enterprise Park and Scottow Moor Solar Farm, however the site is fully owned by Norfolk County Council. The proposed application does not affect any of the applications and consents associated with the solar farm.
6.7.7 These applications include those that are identified in the proposed development as being superseded by this application. See table ** below for identification of the application site’s planning history:
Planning Title / Reason for Outcome Date Reference Application Submitted PF/16/0573 Building 262 – Change of use of Approved 26/04/2016 Building to a mixed use of B1/B8 and A3, linked to use of the track PF/16/0229 Installation of substation and Approved 22/02/2016 associated cables in connection with solar farm (approved under application PF/14/1334)
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PF/16/0228 Installation of substation and Approved 22/02/2016 associated cables in connection with solar farm (approved under application PF/14/1334) PF/16/0194 Installation of substation and Approved 22/02/2016 associated cables in connection with solar farm (approved under application PF/14/1334) PF/16/0227 Installation of substation and Approved 22/02/2016 associated cables in connection with solar farm (approved under application PF/14/1334) PF/16/0193 Installation of substation and Approved 22/02/2016 associated cables in connection with solar farm (approved under application PF/14/1334) PF/16/0094 Change of use of Building 261 to Undetermined 25/02/2016 mixed use of office/business (B1) and storage (B8), and change of use of parts of the former runway/taxiway/perimeter track for car handling driver training, access, running course and cycling uses [REVISED DESCRIPTION]. PF/16/0093 Change of use of selected existing Undetermined 25/02/2016 former military buildings to storage (B8) PF/16/0092 Change of use of selected existing Undetermined 25/02/2016 former military buildings to commercial uses comprising general industrial, general industrial and storage (B1, B2 and B8) PF/15/1894 Change of use of Building 12 to Approved 21/12/2015 automotive manufacture/hand tools and lifting equipment (B1) PF/15/1829 Temporary change of use of Approved 14/12/2015 Hangers 1, 2 and 3 to storage of processed sugar (retrospective) BX/15/1593 Variation of condition 2 of planning Approved 26/10/2015 permission ref: Y/2014/1007 for erection of live fire training facility, hard-standing and retention of four fire training containers; plus change of use of Building 440 to provide briefing, mess and rest room facilities and Building 109A for ancillary storage: to allow for variations to the fire training facility and hard-standing area
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PF/15/1292 Variation of Conditions 5(b), 5(g) Approved 04/09/2015 and 8 of PF/14/1334 to permit alternative ecological monitoring arrangements and revision to landscaping mitigation COND/15/129 Discharge of conditions 5,6,7 and 8 Partial 04/09/2015 0 of planning permission PF/14/1334 Discharge COND/15/069 Discharge of condition 17 (Security Approved 14/05/2015 4 Cameras) of planning permission PF/14/1334 PF/15/0366 Retention of temporary site Approved 13/03/2015 compound to provide living accommodation (provided during two phases 26/1/15 to 30/4/15 & 1/1/16 to 30/4/16), canteen, toilets and showers for construction site workers and erection of security fence PF/15/2096 Change of use of part of Approved 04/03/2015 building/office/training room to use for television and film production office, associated facilities and storage B1) NMA1/14/133 Non material amendment request Approved 18/02/2015 4 to permit construction in two phases, erection of sub-station to eastern boundary, alterations to wooden post spacing for deer fencing, revised positioning and height and tilt of solar panels BX/14/1553 County Reference Y/1/2014/1007 Approved 24/11/2014 Erection of live fire training facility, enlargement of existing hard standing area and retention of four fire training containers; plus change of use of Building 440 to provide briefing, mess and rest room facilities and Building 109A for ancillary storage PF14/1396 Temporary change of use of Refused 23/10/2014 Hangars 1, 2 and 3 from military storage to storage of processed sugar PF14/1365 Change of use from storage Approved 17/10/2014 associated with former airbase to B8 storage (storage of empty plastic bottles/caps and cardboard packaging only)
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PF/14/1334 Installation and operation of a Approved 09/10/2014 ground mounted solar photo voltaic array to generate electricity of up to 50MW capacity comprising photo voltaic panels, inverters, security fencing, cameras and other association infrastructure PF/14/1038 Change of use of hanger to B2 and Approved 13/08/2014 B1 use (general and general industrial use) and associated outside storage PF/14/0811 Change of use of Hanger 3 and Approved 01/07/2014 Building 382 for police training and storage purposes PF/14/0642 Change of use of former munitions Approved 21/05/2014 stores to B8 storage BX/14/0422 Use of land for fire training Approved 31/03/2014 purposes including the siting of containers, modular buildings and portable toilets (County ref: Y/1/2014/1003) BX/14/0061 Recycling and restoration of runway Withdrawn 17/01/2014 areas (County reference: C/1/2013/1020) PF/12/1094 Installation of a 12.7 MW Solar Farm Withdrawn 25/09/2012 PF/12/0799 Erection of wind monitoring mast Approved 16/07/2012 PF/12/0070 Hangar 2, Former Raf Coltishall, Approved 18/01/2012 Tunstead Road, Scottow, Norwich, NR10 5AJ PF/11/0495 Use of land as a Community Approved 18/04/2011 Woodland, including car parking and access PF/10/0172 Erection of 70 metre high wind Approved 18/02/2010 monitoring mast PF/10/0063 Erection of a 70m high Wind Withdrawn 19/01/2010 Monitoring Mast for a period of 3 years
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8.0 planning policy and strategy review
8.1 The National Planning Policy Framework
Paragraph 7 | Dimensions of Sustainable Development
There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: ▪ an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; ▪ a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and ▪ an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.
8.1.1 The proposed development not only follows the themes of sustainable development, but actively promotes all three dimensions: ▪ “An Economic Role” - The proposed development main aim is economic development and addressing a market failure in the local area in order through the support of STEM focused businesses. This will aid business expansion, encourage investment and ultimately create high value jobs. ▪ “A Social Role” – The proposed development include outreach activities for the local community including business start-up masterclasses, and school engagement. ▪ “An Environmental Role” – The proposed development reuses existing buildings, reducing the need for new build on Greenfield land. It also completes large amount of assessment to ensure the proposed uses have minimal environmental impact. Further to this there is ongoing work with the tenant solar farm to develop a working relationship between the farm and the occupied buildings.
Paragraph 8 | Achieving Sustainable Development
These roles should not be undertaken in isolation, because they are mutually dependent. Economic growth can secure higher social and environmental standards, and well-designed buildings and places can improve the lives of people and communities. Therefore, to achieve sustainable development,
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economic, social and environmental gains should be sought jointly and simultaneously through the planning system. The planning system should play an active role in guiding development to sustainable solutions.
8.1.2 Throughout the planning process for this application communication has been maintained with local authorities in order to achieve the best possible planning solution for the site in order to provide it with a sustainable future as an enterprise park and achieving its goals.
Paragraph 9 | Achieving Sustainable Development
Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to): ▪ making it easier for jobs to be created in cities, towns and villages; ▪ moving from a net loss of bio-diversity to achieving net gains for nature;6 ▪ replacing poor design with better design; ▪ improving the conditions in which people live, work, travel and take leisure; and ▪ widening the choice of high quality homes.
8.1.3 The majority of commercial space being brought into use by the proposed development is located within an enterprise zone, increasing the ease of job creation. Business support and stat-up masterclasses will be provided by the operators of the enterprise park to further this goal.
8.1.4 There is no new build within the proposed development which means that there will be no loss of biodiversity as a result of this application as confirmed by ecological assessment.
8.1.5 The buildings are of importance through former use, layout and design. Bringing them back into use will retain these qualities and will provide good quality working environments for the new tenants.
Paragraph 10 | Local Circumstances
Plans and decisions need to take local circumstances into account, so that they respond to the different opportunities for achieving sustainable development in different areas.
8.1.6 The Proposed development is a unique situation and an excellent opportunity for the local area. As a result this should be viewed favourably in this regard.
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Paragraph 11 | Development Plans
Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.
8.1.7 The application enables the full and sustainable use of an enterprise zone, thereby fulfilling the goals set out for the site in local development plans.
Paragraph 14| Sustainable Development
At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.
For decision-taking this means: ▪ approving development proposals that accord with the development plan without delay; and ▪ where the development plan is absent, silent or relevant policies are out‑of‑date, granting permission unless: - any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or - specific policies in this Framework indicate development should be restricted.
8.1.8 The proposed application and its accompanying assessment meet the aims set out by local authorities for the former RAF Coltishall airbase. The application should therefore be viewed favourably in this regard.
Paragraph 18 | Securing Economic Growth
The Government is committed to securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths, and to meeting the twin challenges of global competition and of a low carbon future.
8.1.9 The application sets out the foundations which will allow Scottow Enterprise Park both the space and flexibility it needs to support business growth in the area. There is a lack of employment in STEM related sectors in North Norfolk and parts of Broadland; Scottow Enterprise Park aims to increase employment in these sectors and therefore create jobs and investment in the area building on expertise already present in the wider Norfolk area and the emerging A11 technology corridor.
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Paragraph 19 | Supporting Economic Growth
The Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.
8.1.10 The proposed application seeks to ensure that planning does not pose a threat to the viability of the site and therefore providing it with a sustainable future as a viable entity.
8.1.11 This is being done though further themes of sustainability by assessing potential impact on the environment and local populations to provide a framework within which the enterprise park can operate. This will ensure that the sites economic sustainability can be matched with its sustainability in its local environment and community.
Paragraph 28 | Economic Growth in Rural Areas
Planning policies should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development. To promote a strong rural economy, local and neighbourhood plans should: ▪ Support the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well-designed new buildings; ▪ Promote the development and diversification of agricultural and other land-based rural businesses; ▪ Support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres; and ▪ Promote the retention and development of local services and community facilities in villages, such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship.
8.1.12 The application site is located in a rural area due to its former use as a military facility. This therefore provides a unique opportunity to create a large and valuable enterprise park within a rural area without the impacts associated with new build development.
8.1.13 The operation of heritage tours of the base offers a new option for tourists in the area. The operators of the Enterprise Park will continue to work with heritage bodies to maintain public controlled public access to these facilities via the tours.
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8.1.14 The use of one or more of the buildings close to the site entrance for community use, activities, business related outreach and education is ongoing and forms a key part of the future strategy for the area.
8.1.15 The application therefore supports many key aspects of economic development in rural areas and as such strongly supports this policy.
Paragraph 30 | Sustainable Transport
Encouragement should be given to solutions which support reductions in greenhouse gas emissions and reduce congestion. In preparing Local Plans, local planning authorities should therefore support a pattern of development which, where reasonable to do so, facilitates the use of sustainable modes of transport.
8.1.16 The application site does not currently have any public transport options due to its location, however the location cannot be changed and this disadvantage is outweighed by the considerable benefits of using existing buildings and infrastructure instead of new build in another location. In addition to this, provision is being made where possible for sustainable transport options.
8.1.17 The application is accompanied by a detailed transport assessment which proposes appropriate limits and safeguards on HGV movement into and out of the site. This has been completed to ensure that transport levels do not cause undue nuisance to local people or excessive environmental impacts to the area; conforming to the themes of this policy.
8.1.18 Cycle parking provision is being provided in appropriate locations on each building to be used for employment as represented on the plans.
Paragraph 32 | Transport Assessment
All developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether: ▪ The opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure; ▪ Safe and suitable access to the site can be achieved for all people; and ▪ Improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.
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Paragraph 34 | Development Location
Plans and decisions should ensure developments that generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. However this needs to take account of policies set out elsewhere in this Framework, particularly in rural areas.
8.1.19 The location is entirely dependent on the existing infrastructure provided by the former RAF Coltishall airbase. This cannot change and the proposals represent the most beneficial and sustainable use of the existing facilities possible.
Paragraph 35 | Sustainable Transport
Plans should protect and exploit opportunities for the use of sustainable transport modes for the movement of goods or people. Therefore, developments should be located and designed where practical to ▪ Accommodate the efficient delivery of goods and supplies; ▪ Give priority to pedestrian and cycle movements, and have access to high quality public transport facilities; ▪ Create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones; ▪ Incorporate facilities for charging plug-in and other ultra-low emission vehicles; and ▪ Consider the needs of people with disabilities by all modes of transport
8.1.20 The application site does not currently have any public transport options due to its location, however the location cannot be changed and this disadvantage is outweighed by the considerable benefits of using existing buildings and infrastructure instead of new build in another location. In addition to this, provision is being made where possible for sustainable transport options.
Paragraph 36 | Travel Plan
A key tool to facilitate this will be a Travel Plan. All developments which generate significant amounts of movement should be required to provide a Travel Plan.
8.1.21 The proposed development will be providing a travel plan as part of background documentation to the development in order to comply with this policy.
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Paragraph 39 | Parking Standards
If setting local parking standards for residential and non-residential development, local planning authorities should take into account: ▪ The accessibility of the development; ▪ The type, mix and use of development; ▪ The availability of and opportunities for public transport; ▪ Local car ownership levels; and ▪ An overall need to reduce the use of high-emission vehicles.
8.1.22 The proposed development is utilising its unique location and existing infrastructure which allows for good parking provision close to all useable buildings within areas of existing hard standing. The site is secure and self-contained removing any risk of on road parking affecting local transport routes. The application therefore meets the aims of this policy.
Paragraph 41 | Protecting Future Transport Options
Local planning authorities should identify and protect, where there is robust evidence, sites and routes which could be critical in developing infrastructure to widen transport choice
8.1.23 The red line of the application site includes an option for a future second entrance which could expand the amount of traffic that the site can accept. In safeguarding this future option the application meets the goals of this policy.
Paragraph 42 | High Quality Communications
Advanced, high quality communications infrastructure is essential for sustainable economic growth. The development of high speed broadband technology and other communications networks also plays a vital role in enhancing the provision of local community facilities and services.
8.1.24 The development of Scottow Enterprise Park includes the provision of high speed broadband to the application site, and the local community. This application therefore meets, and even exceeds the goals of this policy.
Paragraph 73 | Access to High Quality Open Space
Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities. Planning policies should be based on robust and up-to-date assessments of the needs for open space, sports and recreation facilities and opportunities for new provision. The assessments should identify specific needs and quantitative or qualitative deficits or surpluses of open space, sports and recreational facilities in the local area.
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Information gained from the assessments should be used to determine what open space, sports and recreational provision is required.
Paragraph 95 | Supporting a Low Carbon Future
To support the move to a low carbon future, local planning authorities should: ▪ Plan for new development in locations and ways which reduce greenhouse gas emissions; ▪ Actively support energy efficiency improvements to existing buildings; and ▪ When setting any local requirement for a building’s sustainability, do so in a way consistent with the Government’s zero carbon buildings policy and adopt nationally described standards.
8.1.25 The heating provision to the historic buildings has been chosen to be the most efficient possible within the constraints of existing infrastructure. This will allow them to meet EPC standard improvements that become active in 2018. The Scottow Enterprise Park Site includes the existing solar farm (although this is not affected by this application) and there is an agreement to work together going forward to build on the existing connections between the solar farm and hangars going forward.
8.1.26 As a result of the above measures, despite the constraints caused by the renovation of existing historic infrastructure, the proposed development meets the goals of this policy.
Paragraph 96 | Decentralised Energy Supply
In determining planning applications, local planning authorities should expect new development to: ▪ Comply with adopted Local Plan policies on local requirements for decentralised energy supply unless it can be demonstrated by the applicant, having regard to the type of development involved and its design, that this is not feasible or viable; and ▪ Take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption.
8.1.27 The proposed development will be utilising decentralised heating provision for all buildings that require it. This will be in the form of propane tanks initially in order to bring the buildings into use. In addition to this, the four main hangars are connected to the Scottow Moor Solar Farm. These measures ensure that the development complies with this policy and the development will look to build on this into the future.
Paragraph 97 | Increasing the Supply of Low Carbon Energy
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To help increase the use and supply of renewable and low carbon energy, local planning authorities should recognise the responsibility on all communities to contribute to energy generation from renewable or low carbon sources. They should: ▪ Have a positive strategy to promote energy from renewable and low carbon sources; ▪ Design their policies to maximise renewable and low carbon energy development while ensuring that adverse impacts are addressed satisfactorily, including cumulative landscape and visual impacts; ▪ Consider identifying suitable areas for renewable and low carbon energy sources, and supporting infrastructure, where this would help secure the development of such sources ▪ Support community-led initiatives for renewable and low carbon energy, including developments outside such areas being taken forward through neighbourhood planning; and ▪ Identify opportunities where development can draw its energy supply from decentralised, renewable or low carbon energy supply systems and for co-locating potential heat customers and suppliers.
8.1.28 The application site boundary already contains one of the largest solar arrays in the UK as a tenant of the enterprise park which limits the options for expansion. The future strategy of the park includes innovation in technology and business so this will foster ideas for improvements both within the site boundary and further afield, thereby supporting the aims of this policy.
Paragraph 103 | Flooding
When determining planning applications, local planning authorities should ensure flood risk is not increased elsewhere and only consider development appropriate in areas at risk of flooding where, informed by a site-specific flood risk assessment following the Sequential Test, and if required the Exception Test, it can be demonstrated that: ▪ Within the site, the most vulnerable development is located in areas of lowest flood risk unless there are overriding reasons to prefer a different location; and ▪ Development is appropriately flood resilient and resistant, including safe access and escape routes where required, and that any residual risk can be safely managed, including by emergency planning; and it gives priority to the use of sustainable drainage systems.
8.1.29 The proposed application is accompanied by a flood risk assessment due to its size in order to comply with this policy. There is no increase in impermeable surfaces so the changes will not affect surrounding areas. The existing drainage infrastructure of the former RAF facilities are currently being used and this will not change.
Paragraph 109 | Contributing to and Enhancing the Local Environment
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The planning system should contribute to and enhance the natural and local environment by: ▪ Protecting and enhancing valued landscapes, geological conservation interests and soils; ▪ Recognising the wider benefits of ecosystem services; ▪ Minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures; ▪ Preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and ▪ Remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.
8.1.30 The proposed development is being completed in such a way that the values historic landscape of the interior of the site is being retained in its current form. This will preserve the historic and cultural value of the site and its appearance in accordance with this policy.
8.1.31 The proposed development also conforms to the aims of this policy through the completion of an ecological assessment which has concluded that no harm will be done to biodiversity.
8.1.32 Due to the previous land use there is the possibility of land contamination; this will not affect the development as there is no construction proposed. Any pollutants contained in the soil will therefore not be disturbed.
Paragraph 110| Minimising Pollution
In preparing plans to meet development needs, the aim should be to minimise pollution and other adverse effects on the local and natural environment. Plans should allocate land with the least environmental or amenity value, where consistent with other policies in this Framework.
8.1.33 Both assessment and pre-application consultation highlighted the impacts from noise and transport to be the only ones to affect the local and natural environment. As a result appropriate assessment for noise, transport and ecology has been completed in order to minimise this impact in compliance with the aims of this policy.
Paragraph 111 | Developing Brownfield Land
Planning policies and decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value. Local planning authorities may continue to consider the case for setting a locally appropriate target for the use of brownfield land.
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8.1.34 The proposed development fundamentally meets the aims of this policy through the sustainable reuse of a former military facility to the extent that no new construction is required.
Paragraph 115 | Conserving Landscape and Scenic Beauty
Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural heritage are important considerations in all these areas, and should be given great weight in National Parks and the Broads.
8.1.35 Environmental searches have been completed with sensitive areas in the local area identified and mapped in order to ensure that they do not experience adverse impacts as a result of this development. The application therefore complies with this policy.
Paragraph 120 | Preventing Risks from Pollution
To prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account. Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner.
8.1.36 The application for proposed development has been designed specifically so that cumulative impacts are taken into account to ensure that all aspects of the site’s operation can be assessed and managed in a way that prevents unacceptable impacts. The proposed development therefore meets the aims of this policy.
Paragraph 123 | Noise Pollution
Planning policies and decisions should aim to: ▪ Avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development; ▪ Mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions; ▪ Recognise that development will often create some noise and existing businesses wanting to develop in continuance of their business should not have unreasonable restrictions put on them because of changes in nearby land uses since they were established; and ▪ Identify and protect areas of tranquillity which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason.
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8.1.37 The noise limits of the application site have been set as a result of proper and detailed assessment in order to meet the requirements of this policy. Site management processes will ensure that these limits are not exceeded.
Paragraph 125 | Light Pollution
By encouraging good design, planning policies and decisions should limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation.
8.1.38 The proposed development does not increase the amount of light emitted from the site as measured on a historic baseline although there will likely be more than recent years when the site has not been used. Lights will be limited to the buildings and immediate surroundings and will not affect residential or ecological amenity in accordance with this policy.
Paragraph 126 | Conserving the Historic Environment
Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment,29 including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy, local planning authorities should take into account: ▪ The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ▪ The wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; ▪ The desirability of new development making a positive contribution to local character and distinctiveness; and ▪ Opportunities to draw on the contribution made by the historic environment to the character of a place
8.1.39 The conservation of the historic environment has been at the heart of this application and the proposed renovation of the building stock associated with the former RAF Coltishall airbase is accepted to be the best means of preserving the historic fabric of the area.
8.1.40 The heritage assessment completed for each building will be used to inform construction workers during renovation and tenant upon occupation of each building’s heritage value including specific features of interest.
8.1.41 The application maintains the historic layout and significance of the location and conservation area and as a result meets the aims of this policy.
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Paragraph 128 | Significance of Heritage
In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation
8.1.42 The significance of the heritage on site ranges from local importance to national importance from medieval archaeological records to nationally important cold war infrastructure. This is taken into account at every stage of this application and in the future strategy for the operation of Scottow Enterprise Park thereby meeting the objectives of this policy.
Paragraph 129 | Assessment of Impact
Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
8.1.43 This application is accompanied by a range of specific assessment documents covering transport, noise, heritage, ecology and landscape. These are designed to meet the requirements of this policy and ensure that the application and proposed development are built on sound evidence in order to achieve long term sustainability.
Paragraph 131 | Determining Heritage Applications
In determining planning applications, local planning authorities should take account of: ▪ The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ▪ The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and ▪ The desirability of new development making a positive contribution to local character and distinctiveness.
8.1.44 The local authority should be minded in this case that after a long period of abandonment, the buildings contained within this application will be lost without further use being found ad
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proposed in this application. The proposals should therefore be viewed favourably in the context of this policy as the best means available for the retention and preservation of the heritage assets within the site through reuse.
Paragraph 132 | Conservation of Significant Assets
When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
8.1.45 The application site contains scheduled monuments; safeguarding the long term viability of the enterprise park through this application will ensure that the monuments and their setting will remain in good order through the regular landscaping and maintenance provided through being on a well-used site. This is being aided by local heritage groups who organise public access to view important assets.
8.1.46 The reuse of the buildings themselves is specifically taking into account their heritage value through the use of specific heritage assessment on each assert. The proposals therefore comply with the guidance set out in this policy.
Paragraph 134 | Balancing Benefits and Costs
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
8.1.47 The aims of this policy are particularly important for a development such as this being completed by the local authority as the wider benefits and costs to taxpayer must be taken into account.
8.1.48 The proposed application benefits from the site’s current circumstances whereby the most cost effective method of reuse of the assets is also one of the most beneficial options for preserving their heritage significance. Through retaining the site’s layout and buildings in their current form the proposals are protecting many of the key features o this nationally significant cold war site and meet the aims of this policy.
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Paragraph 135 | Non-Designated Assets
The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset
8.1.49 All assets are taken into account in the proposed development, as the presence of heritage assessment for each building highlights. The application therefore complies with this policy.
Paragraph 139 | Non-Designated Archaeological Assets
Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets
8.1.50 The presence of archaeological assets within the application site boundary have been acknowledge but not assessed. This is due to the lack of construction work which requires breaking ground. All archaeological remains will therefore remain untouched. The proposals therefor meet the aims of this policy.
Paragraph 141 | Public Communication of Heritage
Local planning authorities should make information about the significance of the historic environment gathered as part of plan-making or development management publicly accessible. They should also require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.30 However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.
8.1.51 The application site is in an advantageous position of being in public hands and in the ownership of the council. There is therefore a large amount of publically accessible information about the site and its history. In addition to this the site works with local heritage organisations to hold public tours of the site. Overall therefore the proposed development meets the aims of this policy.
Paragraph 178 | Developments that cross Local Boundaries
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Public bodies have a duty to cooperate on planning issues that cross administrative boundaries, particularly those which relate to the strategic priorities set out in paragraph 156. The Government expects joint working on areas of common interest to be diligently undertaken for the mutual benefit of neighbouring authorities.
8.1.52 The application site crosses the boundary between North Norfolk district and Broadland District. Pre-application meeting decided that North Norfolk would be the determining authority with Broadland as consultee and kept informed of developments in line with this policy.
Paragraph 188 | Early Engagement with Planning Authorities
Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties. Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community.
8.1.53 The proposed development was constructed with continuing communication with planning authorities and as a result addresses many concerns expressed over recent consents associated with the site. This pre-application communication has significantly improved the process and will result in an outcome that improves the planning regime on the site in accordance with this policy.
Paragraph 189 | Engaging with the Local Community
Local planning authorities have a key role to play in encouraging other parties to take maximum advantage of the pre-application stage. They cannot require that a developer engages with them before submitting a planning application, but they should encourage take-up of any pre-application services they do offer. They should also, where they think this would be beneficial, encourage any applicants who are not already required to do so by law to engage with the local community before submitting their applications.
Paragraph 191 | Communication with other Consenting Bodies
The participation of other consenting bodies in pre-application discussions should enable early consideration of all the fundamental issues relating to whether a particular development will be acceptable in principle, even where other consents relating to how a development is built or operated
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are needed at a later stage. Wherever possible, parallel processing of other consents should be encouraged to help speed up the process and resolve any issues as early as possible.
8.1.54 The pre-application communication has been extended to many of the statutory consultees in addition to planning authorities to ensure that; as an important development for the local area; it has been completed with the best advice and information possible and ensuring that the goals set out in this policy are achieved.
Paragraph 192 | Providing the Right Information
The right information is crucial to good decision-taking, particularly where formal assessments are required (such as Environmental Impact Assessment, Habitats Regulations Assessment and Flood Risk Assessment). To avoid delay, applicants should discuss what information is needed with the local planning authority and expert bodies as early as possible.
8.1.55 The provision of information has been designed according to best practice guidance, policy guidance and communication with local authorities and consultees. This has resulting in several long standing issues being resolved and allowing the application to proceed more smoothly through the process. The process followed by this application therefore follows the guidance in this policy.
8.2 North Norfolk Core Strategy – Core Aims
8.2.0 The proposed development actively supports three of the Core Strategy’s Core Aims:
Core Aim 2 | To Provide for Sustainable Development and Mitigate and Adapt to Climate Change
To concentrate development in the settlements that have the greatest potential to become more self-contained and to strengthen their roles as centres for employment, retailing and services.
In the rural area: ▪ To retain and reinforce the role of selected villages that act as local centres for the surrounding areas to provide for housing in selected villages and to provide for affordable housing in other locations; ▪ To promote economic activity which maintains and enhances the character and viability of the rural area
To mitigate and adapt to the effects of climate change and minimise demand for resources by: ▪ Promoting sustainable design and construction in all new development ▪ Ensuring new development is designed and located so as to be resilient to future climate change
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▪ encouraging renewable energy production; and ▪ ensuring new development encourages use of a choice of sustainable travel modes
8.2.1 The proposal both increases the economic activity and viability of the rural area and protects the character of the surroundings. In addition to this it will enhance the character of the application site through bring it back into use. This application therefore directly meets this core aim of the local strategy.
Core Aim 3 |Protecting the Built and Natural Environment
To protect the built and natural environment and local distinctive identity of North Norfolk, and enable people's enjoyment of this resource: ▪ To provide for the most efficient use of land without detriment to local character and distinctiveness ▪ To ensure high quality design that reflects local distinctiveness ▪ To protect and enhance the built environment ▪ To protect, restore and enhance North Norfolk's landscape, biodiversity and geodiversity and improve ecological connectivity ▪ To improve river water quality and minimise air, land and water pollution
8.2.2 The proposed development aid in the meeting of core aim 3 throughout the whole of North Norfolk District. The act of providing large amounts of commercial and industrial space in such a rural district with the valuable landscape character and heritage is challenging. Therefore the ability to bring Scottow Enterprise Park into use without the necessity for any new building development safeguards the landscape in other parts of the county without causing the application site and its surroundings damage in the process.
8.2.3 As a result the proposed development helps not only the site specifically both the whole district meet this core aim.
Core Aim 5 | Developing a Strong Economy
To develop a strong, high value economy to provide better job, career and training opportunities: ▪ To ensure there is a range of sites and premises available for employment development and encourage the growth of key sectors ▪ To improve education and training opportunities building on existing initiatives and institutions ▪ To maximise the economic, environmental and social benefits of tourism and encourage all year round tourist attractions and activities ▪ To improve the commercial health of town centres and enhances their vitality and viability consistent with their role and character.
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8.2.4 The provision of both space and support for STEM related businesses within North Norfolk directly benefits the districts efforts to meet core aim 5. The provision of skilled jobs at a site which includes outreach support for businesses and which engages with the education system will be of great benefit to the area.
9.3 North Norfolk Core Strategy – Strategic Policies
SS 2 | Development in the Countryside
In areas designated as Countryside development will be limited to that which requires a rural location and is for one or more of the following: ▪ Agriculture; forestry; the preservation of Listed Buildings; ▪ The re-use and adaptation of buildings for appropriate purposes; ▪ Coastal and flood protection; affordable housing in accordance with the Council’s ‘ rural exception site policy’; ▪ The extension and replacement of dwellings; extensions to existing businesses; ▪ Sites for Gypsies and Travellers and travelling showpeople; ▪ New-build employment generating proposals where there is particular environmental or operational justification; ▪ Community services and facilities meeting a proven local need; ▪ New build community, commercial, business and residential development where it replaces that which is at risk from coastal erosion, in accordance with Policy EN 12 ‘ Relocation and Replacement of Development Affected by Coastal Erosion Risk’ ; ▪ Development by statutory undertakers or public utility providers; ▪ Recreation and tourism; ▪ Renewable energy projects; ▪ Transport; ▪ Mineral extraction; and ▪ Waste management facilities
Proposals which do not accord with the above will not be permitted.
8.3.0 The proposed development meets the criteria of this policies’ limitations on development in rural area through its reuse and adaption of the existing buildings for appropriate purposes.
SS 4 | Environment
All development proposals will contribute to the delivery of sustainable development, ensure protection and enhancement of natural and built environmental assets and geodiversity and be located and designed so as to reduce carbon emissions and mitigate and adapt to future climate change.
Renewable energy proposals will be supported where impacts on amenity, wildlife and landscape are acceptable.
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Opportunities to improve river water quality and minimise air, land and water pollution will be taken where possible.
Open spaces and areas of biodiversity interest will be protected from harm, and the restoration, enhancement, expansion and linking of these areas to create green networks will be encouraged through a variety of measures such as: ▪ Maximising opportunities for creation of new green infrastructure and networks in sites allocated for development; ▪ Creating green networks to link urban areas to the countryside; ▪ The designation of Local Nature Reserves and County Wildlife Sites; ▪ Appropriate management of valuable areas, such as County Wildlife Sites; ▪ Minimising the fragmentation of habitats, creation of new habitats and connection of existing areas to create an ecological network as identified in the North Norfolk ecological network report; ▪ Progress towards Biodiversity Action Plan targets; and ▪ Conservation and enhancement of Sites of Special Scientific Interest (SSSI) in accordance with the Wildlife and Countryside Act
New development will incorporate open space and high quality landscaping to provide attractive, beneficial environments for occupants and wildlife and contribute to a network of green spaces. Where there is no conflict with biodiversity interests, the quiet enjoyment and use of the natural environment will be encouraged and all proposals should seek to increase public access to the countryside.
The Built Environment and designated Public Realm areas will be conserved and enhanced through the protection of buildings and structures which contribute to their surroundings, the encouragement of high quality maintenance and repair and enhancement of public spaces. Innovative and locally distinctive design will be encouraged in all new development.
The Council will minimise exposure of people and property to the risks of coastal erosion and flooding and will plan for a sustainable shoreline in the long-term, that balances the natural coastal processes with the environmental, social and economic needs of the area. Sustainable Drainage Systems will be encouraged, to reduce flood risk, promote groundwater recharge and improve water quality, enhance biodiversity and provide amenity benefit.
8.3.1 The proposed development acts to protect the environment through the large scale provision of commercial and industrial space without the need for new build premises and while maintaining the historic landscape of the former RAF Coltishall Airbase. This includes maintaining the landscaping and appearance of the site as dictated by the conservation area designation.
8.3.2 In doing this, the proposed development will reduce the need for building on Greenfield sites thereby reducing the environmental impact of the boost in economic output that the development will provide. The proposed development therefore fully supports the aims of this policy.
SS 5 | Economy
At least 4,000 additional jobs will be provided between 2001 and 2021 in line with the indicative targets set out in the East of England Plan. Job growth will be achieved via policies for tourism, retail
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and the rural economy as well as provision of employment land. A range of sites and premises will be made available for employment development, through designation of existing employment sites in all Principal Settlements, Secondary Settlements and some Service Villages and Coastal Service Villages and the allocation of new sites in order to increase the choice of sites available and to address the self-containment of settlements in terms of homes / jobs balance.
In Employment Areas, as designated on the Proposals Map, only employment generating development proposals (xviii) will be permitted. Retail warehousing and hotels may be permitted provided that there is no sequentially preferable site available. Allocations for new employment land or as part of mixed-use schemes will be made in Fakenham, Holt and Stalham. One or more employment allocations will be identified for employment uses that cannot be accommodated on other identified employment land owing to environmental or operational requirements. (e.g. noise etc).
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8.3.3 The proposed development effectively represents an increase in employment land, without the need for new build development. This will allow the site to benefit the local economy while protecting the environment in accordance with this policy.
8.3.4 The application site is an ideal location for commercial and general industrial use due to its former life as an airbase, there are relatively few residential areas that could be affected by operational impacts such as noise. Appropriate assessment associated with this application will ensure any impacts are at an acceptable level and also offer Scottow Enterprise Park to operate with flexibility within the parameters. Overall this is of great benefit to the local economy providing both employment and investment opportunities in the area.
SS 6 | Access and Infrastructure
New development should be supported by, and have good access to, infrastructure, open space, public services and utilities.
Permission for development will not be granted unless there is sufficient capacity in existing local infrastructure to meet the additional requirements arising from the new development, or suitable arrangements having been put in place for necessary improvements.
Adequate provision of infrastructure, services, community facilities and open space will be provided through: ▪ Protection and enhancement of existing provision / facilities where possible. ▪ Improvements through Council initiatives and other agencies and service provider’s development programmes. ▪ Provision and protection of Open Space to strive towards meeting the Open Space standards and create a network of accessible greenspace. ▪ Developer Contributions and planning obligations supported by Policy CT 2 ‘Developer Contributions’ and a Supplementary Planning Document (SPD).
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9.4.0 The proposed application is accompanied by a transport assessment which outlines sensible limits for road traffic that the site can accommodate while the noise assessment ensures that proposed transport levels remain below nuisance level for local residents.
9.4.1 In addition to this, a proposed transport trigger for a second entrance is included in the application in order to safeguard the future viability of the site.
9.4.2 The operation of the site will be conducted in a way that remains within these parameters in order to abide by the conditions of this policy.
9.3 North Norfolk Core Strategy – DC Policies
EN 2 | Protection and Enhancement of Landscape Character
Proposals for development should be informed by, and be sympathetic to, the distinctive character areas identified in the North Norfolk Landscape Character Assessment and features identified in relevant settlement character studies.
Development proposals should demonstrate that their location, scale, design and materials will protect, conserve and, where possible, enhance: ▪ The special qualities and local distinctiveness of the area (including its historical, biodiversity and cultural character) ▪ Gaps between settlements, and their landscape setting distinctive settlement character ▪ The pattern of distinctive landscape features, such as watercourses, woodland, trees and field boundaries, and their function as ecological corridors for dispersal of wildlife ▪ Visually sensitive skylines, hillsides, seascapes, valley sides and geological features nocturnal character ▪ The setting of, and views from, Conservation Areas and Historic Parks and Gardens. ▪ The defined Setting of Sheringham Park, as shown on the Proposals Map.
9.4.3 The proposed development is accompanied by a details landscape and visual impact assessment which covers all aspects of the proposed development and the local area, including the conservation zone. It has concluded that there are minimal impacts from the proposed development on the character of the site and it’s surrounding with almost equal amounts of positive and negative effects; both of which are only minor or moderate in size.
9.4.4 The assessment has concluded that the small negatives can be mitigated and are greatly outweighed by the positive impacts of this development, both to the landscape character of the conservation area itself and to the wider area through all other benefits that it provides.
9.4.5 The proposed development therefore complies with this policies’ aims in terms of both appropriate assessment and impact on the landscape character.
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EN 6 | Sustainable Construction and Energy Efficiency
All new development will be required to demonstrate how it minimises resource consumption, minimises energy consumption compared to the current minimum required under part L of the Building Regulations, and how it is located and designed to withstand the longer term impacts of climate change. All developments are encouraged to incorporate on site renewable and / or decentralised renewable or low carbon energy sources, especially in those areas with substation capacity issues. The most appropriate technology for the site and the surrounding area should be used, and proposals should have regard to the North Norfolk Design Guide.
All new dwellings will be required to achieve at least a two star rating under the Code for Sustainable Homes. This requirement will rise over the plan period and by 2010 new dwellings will achieve at least a three star rating and by 2013 new dwellings will achieve at least a four star rating. These standards require consideration of issues such as: ▪ Orientation to maximise solar gain; ▪ Use of low water volume fittings and grey water recycling; ▪ High levels of insulation; and ▪ Adequate provision for separation and storage of waste for recycling
Development proposals over 1,000 square metres or 10 dwellings (new build or conversions) will be required to include on-site renewable energy technology to provide for at least 10% of predicted total energy usage. By 2013 this requirement will rise to at least 20%. These proposals will be supported by an energy consumption statement. Where site conditions are particularly suitable, and for developments over 100 dwellings, on-site renewable energy should provide for at least 20% of predicted total energy usage, rising to at least 30% by 2013, and provision of zero carbon dwellings will be encouraged.
9.4.6 The proposed development is limited in how it can improve efficiency in existing and historically important buildings. However, the choice of heating systems to be installed is aimed at meeting building regulations efficiency standards; which will be met despite the historic nature of the buildings.
9.4.7 In addition to this, the Scottow Moor Solar farm is currently connected to all four hangars and there are ongoing talks about future working relationships within the site.
9.4.8 These combined ensure that, despite the limitations, the proposed development is actively working towards the aims of this policy.
ENJ 7 | Renewable Energy
Renewable energy proposals will be supported and considered in the context of sustainable development and climate change, taking account of the wide environmental, social and economic benefits of renewable energy gain and their contribution to overcoming energy supply problems in parts of the District.
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Proposals for renewable energy technology, associated infrastructure and integration of renewable technology on existing or proposed structures will be permitted where individually, or cumulatively, there are no significant adverse effects on; ▪ The surrounding landscape, townscape and historical features / areas; ▪ Residential amenity (noise, fumes, odour, shadow flicker, traffic, broadcast interference); and ▪ Specific highway safety, designated nature conservation or biodiversity considerations.
In areas of national importance large scale renewable energy infrastructure will not be permitted unless it can be demonstrated that the objectives of the designation are not compromised. Small- scale developments will be permitted where they are sympathetically designed and located, include any necessary mitigation measures and meet the criteria above.
Large scale renewable energy proposals should deliver economic, social, environmental or community benefits that are directly related to the proposed development and are of reasonable scale and kind to the local area.
9.4.9 There is no further renewable energy provision proposed on site as part of this application. However one of the largest solar farms in the UK is a long term tenant on site and the business support offered for technological innovation can be used to attract new proposals to the area or support the development of renewable technologies, thereby indirectly supporting the aims of this policy.
EN 8 | Protecting and Enhancing the Historic Environment
Development proposals, including alterations and extensions, should preserve or enhance the character and appearance of designated assets, other important historic buildings, structures, monuments and landscapes, and their settings through high quality, sensitive design. Development that would have an adverse impact on their special historic or architectural interest will not be permitted.
The re-use of Listed Buildings and buildings identified on a Local List will be encouraged and the optimum viable use that is compatible with the fabric, interior and setting of the building will be permitted. Evidence supporting this should be submitted with proposals. New uses which result in harm to their fabric, character, appearance or setting will not be permitted.
Demolition of Listed Buildings and those identified on a Local List will only be permitted in exceptional circumstances where it can be demonstrated that all reasonable efforts had been made to sustain existing uses or find viable new uses.
Proposals involving the demolition of non-listed buildings will be assessed against the contribution to the architectural or historic interest of the area made by that building. Buildings which make a positive contribution to the character or appearance of an area should be retained. Where a building makes little contribution to the area, consent for demolition will be given provided that, in appropriate cases, there are acceptable and detailed plans for any redevelopment or after-use.
Where required, development proposals affecting sites of known archaeological interest will include an assessment of their implications and ensure that provision is made for the preservation of important archaeological remains. The character and appearance of Conservation Areas will be preserved, and where possible enhanced, and, in consultation with all relevant stakeholders, area
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appraisals and management plans will be prepared and used to assist this aim and to encourage the highest quality building design, townscape creation and landscaping in keeping with the defined areas.
9.4.10 The proposed reuse of building both on the local list and within the conservation zone in general is being done in such a way that it retains the fabric of the buildings and in many cases safeguards key non-building fabric features of the buildings as well. Therefore this application meets the aims of this policy.
EN 9 | Biodiversity and Geology
All development proposals should: ▪ Protect the biodiversity value of land and buildings and minimise fragmentation of habitats; ▪ Maximise opportunities for restoration, enhancement and connection of natural habitats; and ▪ Incorporate beneficial biodiversity conservation features where appropriate.
Development proposals that would cause a direct or indirect adverse effect to nationally designated sites or other designated areas or protected species will not be permitted unless; ▪ They cannot be located on alternative sites that would cause less or no harm; ▪ The benefits of the development clearly outweigh the impacts on the features of the site and the wider network of natural habitats; and ▪ Prevention, mitigation and compensation measures are provided.
Development proposals that would be significantly detrimental to the nature conservation interests of nationally designated sites will not be permitted.
Development proposals where the principal objective is to conserve or enhance biodiversity or geodiversity interests will be supported in principle.
Where there is reason to suspect the presence of protected species applications should be accompanied by a survey assessing their presence and, if present, the proposal must be sensitive to, and make provision for, their needs.
9.4.11 The reuse of the buildings allows the current open space within the application site to be safeguarded; some of which is specific protected species habitat. This allows the application to meet the aims of this policy.
EN 10 | Development and Flood Risk
The sequential test will be applied rigorously across North Norfolk and most new development should be located in Flood Risk Zone 1. New development in Flood Risk Zones 2 and 3a will be restricted to the following categories: ▪ Water compatible uses ▪ Minor development
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▪ Changes of use (to an equal or lower risk category in the flood risk vulnerability classification) where there is no operational development; and ▪ ‘Less vulnerable’ uses where the sequential test has been passed.
New development in Flood Zone 3b will be restricted to water compatible uses only.
The Strategic Flood Risk Assessment defines zones 2, 3a and 3b in parts of North Norfolk and this will be used to inform the application of the sequential test. Where this information is not available, the Environment Agency Flood Risk Zones and a site specific Flood Risk Assessment will be used to apply the sequential test .
A site-specific Flood Risk Assessment which takes account of future climate change must be submitted with appropriate planning applications in Flood Zones 2, 3a and 3b and for development proposals of 1 hectare or greater in Flood Zone 1.
Land in Flood Zone 1 that is surrounded by areas of Flood Zones 2 or 3 will be treated as if it is in the higher risk zone and a Flood Risk Assessment will be required to prove that safe access / egress exists for the development or that the land will be sustainable for the duration of the flood period.
Appropriate surface water drainage arrangements for dealing with surface water runoff from new development will be required. The use of Sustainable Drainage Systems will be the preference unless, following an adequate assessment, soil conditions and / or engineering feasibility dictate otherwise
9.4.12 The application site is in flood zone 1 and a flood risk assessment has been completed to ensure that there is no increase in risk of flooding as a result of proposals. As a result this application fulfils the requirements of this policy.
EN 13 |Pollution Hazard Prevention and Minimisation
All development proposals should minimise, and where possible reduce, all emissions and other forms of pollution, including light and noise pollution, and ensure no deterioration in water quality. Proposals will only be permitted where, individually or cumulatively, there are no unacceptable impacts on; ▪ The natural environment and general amenity; ▪ Health and safety of the public; ▪ Air quality; ▪ Surface and groundwater quality; ▪ Land quality and condition; and ▪ The need for compliance with statutory environmental quality standards
Exceptions will only be made where it can be clearly demonstrated that the environmental benefits of the development and the wider social and economic need for the development outweigh the adverse impact.
Development proposals on contaminated land (or where there is reason to suspect contamination) must include an assessment of the extent of contamination and any possible risks. Proposals will only be permitted where the land is, or is made, suitable for the proposed use.
Development that increases the risk to life or property, except for that which is necessary to the operation of the use causing the hazard, will not be permitted: ▪ Major Hazard Zones ; and
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▪ In the vicinity of existing developments that require particular conditions for their operation or that are authorised or licensed under pollution control or hazardous substances legislation (including hazardous pipelines) where new development would be likely to impose significant restrictions on the activities of the existing use in the future.
9.4.13 The aspects of the proposed development with potential for noise pollution have been assessed and measures proposed for limits in order to maintain acceptable levels at nearby receptors. In doing this the application meets the aims of this policy.
9.4.14 The former use of the application site as a military facility means that there is the risk of ground contamination. This application does not propose to break ground and therefore there is no risk of this being disturbed.
EC 2 | The Re-Use of Buildings in the Countryside
The re-use of buildings in the Countryside for non-residential purposes will be permitted in accordance with the following: ▪ Economic uses (including holiday accommodation) must be appropriate in scale and nature to the location. ▪ It can be demonstrated that the building is soundly built and suitable for the proposed use without substantial rebuilding or extension and the proposed alterations protect or enhance the character of the building and its setting; ▪ The proposal is in accordance with other policies seeking to protect biodiversity, amenity and character of the area.
This approach does not prevent proper consideration being given to the optimum viable use of Listed Buildings, and locally listed buildings, that is compatible with the fabric, interior and settings of these buildings.
9.4.15 The application site is a unique setting in the countryside where by the reuse of buildings within the conservation zone for commercial and industrial use are the preferred and most acceptable use of the buildings within their context. Those being brought back into use are structurally sound with only cosmetic renovations required for occupation. As a result the application conforms to the limitations set out in this policy.
EC 4 |Redundant Defence Establishments
Development proposals on the former defence establishments will allow for re-use of existing buildings or development of replacement buildings within the defined 'technical areas' provided that there is no overall increase in gross floor space of the existing permanent buildings. All proposals should seek to protect the surrounding environment and ensure no degradation of the site itself. Owing to the proximity of the River Wensum Special Area of Conservation (SAC) development at Tattersett Business Park (Sculthorpe Airbase) must demonstrate, as a minimum, no net negative impact on the environment and nature conservation.
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Proposals for renewable energy uses on redundant defence sites will be permitted where they comply with the criteria in Policy EN7.
New build employment generating proposals will be permitted in the areas designated as Countryside where there is particular environmental or operational justification.
On the technical area at Sculthorpe Airbase new employment development may be permitted, subject to the removal of an equal amount of floor space represented by the former barrack blocks and other unsightly buildings in the open area X as identified on the Proposals Map.
9.4.16 The proposed development follows the guidelines set out in this policy through the reuse of military buildings in the technical area for commercial and general industrial purposes and should therefore be view favourably in this context.
CT 5 | The Transport Impact of New Development
Development will be designed to reduce the need to travel and to maximise the use of sustainable forms of transport appropriate to its particular location. Development proposals will be considered against the following criteria: ▪ The proposal provides for safe and convenient access on foot, cycle, public and private transport addressing the needs of all, including those with a disability; ▪ The proposal is capable of being served by safe access to the highway network without detriment to the amenity or character of the locality; ▪ Outside designated settlement boundaries the proposal does not involve direct access on to a Principal Route, unless the type of development requires a Principal Route location. ▪ The expected nature and volume of traffic generated by the proposal could be accommodated by the existing road network without detriment to the amenity or character of the surrounding area or highway safety; and ▪ If the proposal would have significant transport implications, it is accompanied by a transport assessment, the coverage and detail of which reflects the scale of development and the extent of the transport implications, and also, for non-residential schemes, a travel plan.
CT 6 | Parking Provision
Adequate vehicle parking facilities will be provided by the developer to serve the needs of the proposed development. Development proposals should make provision for vehicle and cycle parking in accordance with the Council's parking standards, including provision for parking for people with disabilities. In exceptional circumstances, the application of these standards may be varied in order to reflect the accessibility of the site by non-car modes, or if reduced provision would enhance the character of Conservation Areas in town or village centres. In such cases commuted payments may be required.
9.4.17 The proposed development is located within extensive grounds in the application site. There are large areas of existing hard standing around the buildings, many of which were formerly
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used as car parks for the RAF. This application clarifies the location of each of these and sets out to formalise the parking arrangement in order to comply with this policy. Parking will not affect surrounding areas in any way due to the nature of the site.
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