BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 Item Applicant Parish Reference No. No. 1 Dudgeon Offshore Wind Limited NECTON 3PL/2009/1188/O 2 Dudgeon Offshore Wind Limited NECTON 3PL/2009/1189/F 3 Mr T Walker SWAFFHAM 3PL/2010/0263/O 4 Mr & Mrs Kennaugh OVINGTON 3PL/2010/0403/F 5 Childerhouse Lodge Farms WEETING 3PL/2010/0805/F 6 Morways Developments CRANWORTH 3PL/2010/0867/F 7 Wellesley Capital Investment L GARBOLDISHAM 3PL/2010/0889/LB 8 Wellesley Capital Investment L GARBOLDISHAM 3PL/2010/0890/F DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 ITEM 1 REPORT TO COMMITTEE REF NO: 3PL/2009/1188/O Outline LOCATION: NECTON APPN TYPE: Land South of Little Dunham POLICY: Out Settlemnt Bndry bordering & to west of Dunham ALLOCATION: N Road CONS AREA: N APPLICANT: Dudgeon Offshore Wind Limited 45 Wellesbourne House Wellesbourne TPO: N LB GRADE: N AGENT: Mr R Howard Royal Haskoning 4 Deans Yard PROPOSAL: Construction & operation of a new electricity substation CONSULTATIONS RECOMMENDATION No recommendation made DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 ITEM 2 REPORT TO COMMITTEE REF NO: 3PL/2009/1189/F Full LOCATION: NECTON APPN TYPE: Route between Colkirk & Necton POLICY: Out Settlemnt Bndry ALLOCATION: No Allocation CONS AREA: N APPLICANT: Dudgeon Offshore Wind Limited 45 Wellesbourne House Wellesbourne TPO: N LB GRADE: N AGENT: Mr R Howard Royal Haskoning 4 Deans Yard PROPOSAL: A 45km buried cable system, between landfall at Weybourne Hope (North Norfolk) & Necton (Breckland) CONSULTATIONS RECOMMENDATION No recommendation made DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 ITEM 3 RECOMMENDATION : REFUSAL REF NO: 3PL/2010/0263/O Outline LOCATION: SWAFFHAM APPN TYPE: OS 0830 POLICY: Out Settlemnt Bndry Lynn Road ALLOCATION: No Allocation CONS AREA: N APPLICANT: Mr T Walker Bramley Weasenham Road TPO: N LB GRADE: N AGENT: Sturdivant Design Consultants Blackberry Cottage Cranworth PROPOSAL: Residential development KEY ISSUES 1. Policy 2. Local character DESCRIPTION OF DEVELOPMENT Outline planning permission is sought for residential development. Indicative details submitted with the application indicate a total of 9 or 10 dwellings. Dwellings would be 2 storey and would range in size from 2-4 bedroom properties. A new access is proposed off Lynn Road to serve the development. SITE AND LOCATION The application site is located on the western edge of Swaffham, outside the Settlement Boundary. The surrounding area is predominantly residential in character. The site comprises a triangular shaped parcel of land extending to 0.32 hectare. The site is currently unused and overgrown, and includes a number of trees. RELEVANT SITE HISTORY Planning permission for the erection of 8 dwellings was refused in July 2003 on policy grounds. DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 POLICY CONSIDERATIONS The following National Planning Guidance and/or Saved Policies of the Breckland Local Plan and those of the Adopted Core Strategy and Development Control Policies Development Plan Document have been taken into consideration in the determination of this application: PPS3: Housing PPS7: Sustainable Development in Rural Areas DC2: Principles of New Housing DC4: Affordable Housing Principles DC11: Open Space DC12: Trees and Landscape CONSULTATIONS SWAFFHAM TOWN COUNCIL No Objection HIGHWAY AUTHORITY - has raised no objection to the application subject to conditions. CONTAMINATED LAND OFFICER - has requested further information in the form of a contaminated land desk study. NORFOLK POLICE - have expressed some concern about that the indicative site layout would make the development vulnerable to crime. PLANNING POLICY OFFICER - has objected to the application on the grounds that it would conflict with national policy set out in PPS3 and PPS7. TREE & COUNTRYSIDE OFFICER - has raised no objection to the proposal. REPRESENTATIONS None DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 ASSESSMENT NOTES * The application is referred to Development Control Committee as it is a major application * The application site is located outside the Settlement Boundary for Swaffham. The proposed development would, therefore, be contrary to national and local planning policies which generally seek to limit new housing outside defined settlements. The application site has not been considered for inclusion within the Settlement Boundary through the Council's Site Specifics DPD Consultation Draft. * Notwithstanding this conflict with countryside protection policy, the proposed development must also be assessed against national planning policy for housing. PPS 3 states that where a 5-year supply of deliverable housing land cannot be demonstrated, favourable consideration should be given to housing proposals if they address satisfactorily the criteria set out in PPS 3, particularly those contained in paragraph 69. These criteria relate to matters such as design quality, housing mix, environmental sustainability, the suitability of the site for housing and the effective use of land efficiently. Proposals are also required not to undermine wider policy objectives. * It is considered that the proposal would not perform particularly well when assessed against PPS3 criteria. Whilst the development would not conflict with the overall spatial vision for Swaffham (which envisaged some housing growth), it is considered that the site is not suitable for development of the scale currently envisaged if harm to the appearance of the area is to be avoided. The development would give the site an overly built up appearance which would be at odds with this edge of town location. Although an adjacent housing estate has been constructed to a relatively high density, this scheme is set back from the road behind open space, thus mitigating its visual impact. The layout of an approved (but not yet constructed) residential care home on adjacent land also incorporated extensive landscaping. It is not possible to assess fully the design quality of the scheme given the limited information provided. However, it is acknowledged that a range of house types are proposed, including affordable housing. No information has been submitted to demonstrate that the proposed development would be deliverable in the short-term. Given the shortcomings of the proposal, it is not considered that the proposal should benefit from favourable consideration under PPS3. RECOMMENDATION Refusal of Outline Planning Permission REASON(S) FOR REFUSAL 9900 Reason for refusal - Outside Settlement Boundary 9900 Reason for refusal - Harm to character and appearance DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 ITEM 4 RECOMMENDATION : REFUSAL REF NO: 3PL/2010/0403/F Full LOCATION: OVINGTON APPN TYPE: The Old Mill House POLICY: Out Settlemnt Bndry Carbrooke Road ALLOCATION: No Allocation CONS AREA: N APPLICANT: Mr & Mrs Kennaugh Old Mill House Carbrooke Road TPO: N LB GRADE: N AGENT: Paul Took Planning 60 Neatherd Road Dereham PROPOSAL: Conversion of stable block/ barn to new environmentally friendly dwelling inc. extension & access KEY ISSUES 1. Principle of barn conversion 2. Highway safety 3. Impact on trees 4. Amenity DESCRIPTION OF DEVELOPMENT This application seeks full planning permission to convert and extend a former stable block/barn to create a dwelling. The dwelling would comprise of single-storey accommodation, including three bedrooms and associated living accommodation. A new access would be created to the east of the site to serve both the new dwelling and the applicants' haulage business which has operated from the site since 1994. New parking bays for three lorries would also be constructed. SITE AND LOCATION The site lies outside the Settlement Boundary for Ovington. The site lies to the east of the village, on Carbrooke Road. The 1.74 hectare site comprises the applicants' existing property, known as Mill House, gardens, the barn/stables subject to this application and the parking area for the HGVs. DC131_new BRECKLAND COUNCIL - DEVELOPMENT CONTROL COMMITTEE - 11-10-2010 RELEVANT SITE HISTORY 3PL/1997/1147/CU - Parking of four lorries - Approved - 11th November 1997. POLICY CONSIDERATIONS The following National Planning Guidance and/or Saved Policies of the Breckland Local Plan and those of the Adopted Core Strategy and Development Control Policies Development Plan Document have been taken into consideration in the determination of this application: PPS7: Sustainable Development in Rural Areas DC1: Protection of Amenity DC11: Open Space DC16: Design DC20: Conversion of Buildings in the Countryside CONSULTATIONS OVINGTON P C No Objection HISTORIC BUILDINGS OFFICER - Objection on the grounds of the impact of the conversion on the character of the building and the extent of new build proposed. Concerns also raised that no evidence has been provided that the dwelling is eco-friendly. TREE AND COUNTRYSIDE OFFICER - Concern raised that the scheme has the appearance of a new-build dwelling in the countryside. However, if permitted, compensatory provision for swallow nesting as detailed in the ecological report should be conditioned. ENVIRONMENTAL HEALTH OFFICER - Awaiting comments. HIGHWAYS AUTHORITY - Objection on the grounds of highway safety due to inadequate visibility splays being provided at the junction of the new access with Carbrooke Road. HEALTH AND SAFETY EXECUTIVE - No objection. REPRESENTATIONS No letters received to date. DC131_new