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NORTH PICKENHAM APPNTYPE: Outline Janbor Industrial Site POLICY: out Settlemnt Bndry South Pickenham Road ALLOCATION: N North Pickenham CONS AREA: N

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NORTH PICKENHAM APPNTYPE: Outline Janbor Industrial Site POLICY: out Settlemnt Bndry South Pickenham Road ALLOCATION: N North Pickenham CONS AREA: N BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019 ITEM: RECOMMENDATION: APPROVAL REF NO: 3PL/2018/1306/O CASE OFFICER Fiona Hunter LOCATION: NORTH PICKENHAM APPNTYPE: Outline Janbor Industrial Site POLICY: Out Settlemnt Bndry South Pickenham Road ALLOCATION: N North Pickenham CONS AREA: N APPLICANT: Mr Jan Boruch LB GRADE: N C/O Barley Croft Works Barley Croft End AGENT: Mr Tony Doyle TPO: N Saffron House Lopham Road PROPOSAL: Development of brownfield site including erection of a new building for the screening and drying of wood chips, which have been chipped off site, together with the use of the existing building on site for the storage of equipment and machinery in connection with the proposed site use. Associated hard and soft landscaping and drainage works. REASON FOR COMMITTEE CONSIDERATION The application is considered to be locally sensitive. KEY ISSUES Principal of Development Highways and Access Trees and Ecology Landscape and Visual Impact Residential Amenity and Noise DESCRIPTION OF DEVELOPMENT Outline planning permission with details of access, appearance, layout and scale for the erection of a new building for the screening and drying of wood chips, which have been chipped off site, together with the use of the existing building on site for the storage of equipment and machinery in connection with the proposed site use. Associated hard and soft landscaping and drainage works. SITE AND LOCATION The site extends to 1.09ha and is disused fat rendering site which falls within use class B2 general industrial. It is understood the site was last used in 1985 and that the site was cleared around 2003. The site may have been used for short period for storage, but there is no verifiable evidence of this. The site is to the east of South Pickenham Road and is 614m to the south of North Pickenham and 960m to the north of the South Pickenham. COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019 The site was granted planning permission on 12-07-2002 for "Factory for manufacture of theatrical pyrotechnic effects", reference: 3PL/2002/0691/F, however, is understood was never implemented and has now lapsed. The site is 143m to the north-west of Houghton Springs CWS, and 185m to the west of the River Wisney. North Pickenham Footpath 5 (PRoW) is located to the east of the site, beyond the river and at the closest point is 320m distant. EIA REQUIRED Application has been screened and found to not be EIA development. RELEVANT SITE HISTORY 3PL/2002/0691/F Permission 12-07-02 Factory for manufacture of theatrical pyrotechnic effects POLICY CONSIDERATIONS The following policies of the adopted Breckland Core Strategy and Development Control Policies and the adopted Site Specific Policies and Proposals Document, including the Proposals Maps, have been taken into consideration in the determination of this application. The provisions of the National Planning Policy Framework and National Planning Policy Guidance have also been taken into account, where appropriate CP.04 Infrastructure CP.08 Natural Resources CP.09 Pollution and Waste CP.10 Natural Environment CP.11 Protection and Enhancement of the Landscape DC.01 Protection of Amenity DC.07 Employment Development Outside of General Employment Area DC.12 Trees and Landscape DC.13 Flood Risk DC.16 Design DC.19 Parking Provision NPPF National Planning Policy Framework NPPG National Planning Practice Guidance SS1 Spatial Strategy OBLIGATIONS/CIL Not Applicable. COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019 CONSULTATIONS NORTH PICKENHAM P C The Parish Council have a majority of objections to this application. Comments as follows:- The entrance is on a bend, with roads approaching it far too narrow even with lay-bys for traffic to pass. There are no lay-bys proposed on the South Pickenham Road. There is also great concern over the possible biological contamination of the River Wissey and the surrounding nature area. NORFOLK COUNTY COUNCIL HIGHWAYS The proposed access visibility shows an improvement upon the existing situation. The existing unit was granted permission in 2002 under reference 3PL/2002/0691 and the site is already capable of generating commercial and industrial vehicular traffic including HGVs. Subsequently, no objection is raised subject to conditions. TREE AND COUNTRYSIDE CONSULTANT No objection subject to mitigation planting. ECOLOGICAL AND BIODIVERSITY CONSULTANT No objections subject to conditions. CONTAMINATED LAND OFFICER No objections subject to conditions. SOUTH PICKENHAM P C The Parish Council of South Pickenham believe for the following reasons that this planning application should be refused: Traffic The entrance to the site is on a corner, opposite a junction, in a 60 mph speed limit, and even if undergrowth is cleared, it is a dangerous manoeuvre for a car let alone a lorry. Deliveries of raw wood and pallets from any direction, entails using single track roads. The access from Hilborough is especially difficult, with four turns across oncoming traffic, with three of these on tight corners with restricted views of vehicles approaching. Due to the large number of complaints to South Pickenham Parish Council, and damage to the road surface by the straw lorries already using the Hilborough road, a meeting was held with Rt. Hon Elizabeth Truss MP, and the Power Station owners, to look for a long term solution. Noise The site is in the quiet Wissey Valley, near the Peddars Way footpath. We are concerned that there does not seem to be any information about possible noise levels in the Planning Application. Smoke and Pollution We are concerned about the effect of burning woodchips, and water pollution just upstream from a County Wildlife site and the Wissey Valley Environmental area in the West Tofts Battle Area. Wood Chip Factory site We are concerned that if this application is approved, then future applications will be made to increase lorry numbers. COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019 In conclusion An industrial enterprise of this nature we feel should be sited preferably along a main development corridor. We therefore object to the Planning Application 3PL/2018/1306/0 on the basis of its traffic dangers, its lack of consideration for the amenity value of the area, and its ecological harm. FLOOD & WATER MANAGEMENT TEAM Falls below threshold for specific comment. HISTORIC ENVIRONMENT SERVICE No objection no recommended conditions. ANGLIAN WATER SERVICE Recommend informative added that their are AW assets in proximity of the site. The foul drainage from this development is in the catchment of Watton Water Recycling Centre which currently does not have capacity to treat the flows the development site. Anglian Water are obligated to accept the foul flows from the development with the benefit of planning consent and would therefore take the necessary steps to ensure that there is sufficient treatment capacity should the Planning Authority grant planning permission. A foul drainage condition should be applied to any planning permission. Development will lead to an unacceptable risk of flooding downstream. Anglian Water will need to plan effectively for the proposed development, if permission is granted. We will need to work with the applicant to ensure any infrastructure improvements are delivered in line with the development. ENVIRONMENT AGENCY Do not object subject to conditions. NATURAL ENGLAND No objection. NORFOLK WILDLIFE TRUST Objects to the application due to impact on County Wildlife Site, Houghton Springs. ECONOMIC DEVELOPMENT No Comments Received REPRESENTATIONS 13 letters of objection have been received, which are summarised below: - Local roads already being degraded quickly by volume of heavy goods vesicles associated with the airfield - The road at the site access is a bend with poor visibility and would be dangerous - Consideration should be given to changing speed limits near the site for safety reasons - Will negatively affect the local environment which is peaceful and amenity of residents which will face increase HGV movement going past their properties - Local roads not suitable for HGVs - Residents use this road for walking and further HGVs will make this even more dangerous - Production of smoke would cause residential disturbance - Negative Impact to Wildlife and River and nearby PRoW - Has noise been addressed - Pollution and disturbance from burning on site COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 30th September 2019 - Will the recommendation in the noise report be accurately carried out/ controlled. - Will noise be monitored ASSESSMENT NOTES 1.0 Principle of Development 1.1 The land was last used in 1985 as a animal fat rendering site and in the intervening time has been unused bar a short period where it may have been used for storage. The land has therefore been effectively unused and vacant for circa 33 years. The supporting documentation advises the site was cleared in 2003 to facilitate the implementation of the planning permission for the manufacture of theatrical pyrotechnic effects (fireworks), however, this use never started. A grey building in connection with the fire works manufacturing planning permission was erected and still exists on the site. The officer was not able to find details of approval of pre-commencement conditions attached to planning permission 3PL/2002/0691/F and therefore, the permission has likely lapsed and can no longer be implemented. The site's use, whilst unusual, may have been abandoned. The presence of the existing building is likely to now be lawful due to no enforcement action in the last 10 years. 1.2 Paragraph 84 of the NPPF advises that the use of previously development land should be encouraged where suitable opportunities exist. Policy CP 8 sets out that previously development lands re-use should maximised to avoid the loss of natural resources and that development will be supported where it protects against the non-essential loss of natural resources in the district such as agricultural land.
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