• Abstract and Figures
• Public Full-text

BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018 ITEM: RECOMMENDATION: APPROVAL REF NO: 3PL/2018/0046/F CASE OFFICER Fiona Hunter LOCATION: GREAT DUNHAM APPNTYPE: Full Great Dunham Hall,Litcham Road POLICY: Out Settlemnt Bndry Great Dunham ALLOCATION: N CONS AREA: N APPLICANT: Roger Warnes Transport Limited LB GRADE: Adjacent Grade 2 Great Dunham Hall Litcham Road AGENT: JWM Design TPO: N 23 Litcham Road Mileham PROPOSAL: Proposed Extension to Grain Store REASON FOR COMMITTEE CONSIDERATION The proposal is a major application therefore in accordance with the Councils scheme of delegation, has been referred to planning committee. The application has also been called in by a local councillor. KEY ISSUES Principle of sustainable development Impact on character and appearance of the countryside Heritage Highways Other Issues DESCRIPTION OF DEVELOPMENT The applicant seeks full planning permission for an extension to an existing grain store on site area of 2.95ha. The extension proposed will generate 2,290sqm of additional floor space, providing an overall net floor space for the building of 8,989sqm. Materials chosen for the extension include composite profiled powder coated steel sheeting to the roof and self finish concrete grain walling set between an exposed steel frame and clad with coated steel sheeting in Goosewing Grey. The proposed extension would be 7.9m in height (to eaves) and 34.5m in width. Access to the grain store would be by a pair of steel sliding doors provided at the north gable of the building, which would serve as the only access. SITE AND LOCATION The site is located outside the defined settlement boundary for Great Dunham. The site sits to the west of Litcham Road and is prodomiently flat in nature. The area surrounding the site is characterised by open countryside to the west and north with Great Dunham village located to the south. The site is accessed via a private road off North Street and is located adjacent to the Grade II Listed Building Great Dunham Hall. COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018 EIA REQUIRED No. RELEVANT SITE HISTORY 3PL/2009/0418/F- Proposed grain store - approved 3PL/2015/0913/F- Extension to outbuilding for storage - Approved (1,959sqm.) 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.09 Pollution and Waste CP.10 Natural Environment CP.11 Protection and Enhancement of the Landscape CP.13 Accessibility CP.14 Sustainable Rural Communities DC.01 Protection of Amenity DC.12 Trees and Landscape DC.16 Design DC.17 Historic Environment LBC Planning(Listed Building & Conservation Areas) Act 1990 NPPF National Planning Policy Framework NPPG National Planning Practice Guidance SS1 Spatial Strategy OBLIGATIONS/CIL Not Applicable CONSULTATIONS ENVIRONMENT AGENCY No comments. The site is located above a Principal Aquifer. The developer should address risks to controlled waters from contamination at the site. If the development proposes to use deep infiltration systems including boreholes and other structures that by-pass the soil layer we would wish to be re- consulted. COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018 HISTORIC BUILDINGS CONSULTANT No objection. ECONOMIC DEVELOPMENT Given the information supplied the Economic Development Service has no objections to this application. The service is pleased to see the economic benefits of two further jobs and that the applicant is actively employing and working with the apprenticeship schemes. MINISTRY OF DEFENCE The MOD has no safeguarding objections to this proposal. FLOOD & WATER MANAGEMENT TEAM No comments. Below threshold. GREAT DUNHAM P C No objection. FRANSHAM P C Fransham Parish Council wishes to raise objections to the proposed development in respect of the increase in heavy traffic stemming from the Roger Warnes Depot at Great Dunham Hall. In recent times there has been a considerable increase in Roger Warnes vehicles using Station Road at Fransham, en route to the A47, on roads which are not suitable for this type of traffic. Fransham Parish Council requests that the following condition be included if the proposed application is approved: The roads designated for HGV use by Roger Warnes Transport are: Southern routes: through to Necton, via Little Dunham, Northern routes: through to Litcham. No access to the A47 via Fransham is permitted. LITTLE DUNHAM P C Although the application site is outside the Parish Boundaries of Little Dunham it is appropriate, due to ongoing Highway Issues, for this Parish Council to register its objection to the proposed development. Over the last few years there has been a very noticeable exacerbation of heavy traffic movements emanating to and from the Roger Warnes transport and storage facility at Great Dunham Hall. This Parish Council objected to a previous application for a similar extension of the storage facilities at this location in 2015 which ostensibly was for grain storage, and was initially conditioned as such in the consent documentation, subsequently altered to a more general usage. This alternative usage was in fact for the storage and distribution of wood fuel which resulted in various other companies traversing our totally unsuitable and inadequate highway system with extremely large vehicles. The amount of HGV traffic from hauliers, other than Warnes, seems to have increased noticeably in the last few months and we are seeing many new hauliers passing through our village. It is therefore possible that the company is increasing the storage aspect of the business, hence this new application which, it appears, will result in an even greater growth in HGV traffic. As a result the amount of highway edge degradation has increased proportionally which this Parish Council reports to Norfolk Highways on a regular basis fearful of the dangerous implications to our parishioners and their vehicles. Highway edge degradation has the effect of spreading and becoming a nearside edge pothole. There have been several instances of vehicles having both tyres and wheels damaged as a result of unavoidable contact. This is apart from the increasing danger to our residents in meeting these large vehicles on unsuitable narrow roads. There is also the noise aspect to consider with these vehicles thundering through the village from 5am to well after dusk and our parishioners ought not to be subjected to increased COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018 disturbance which will no doubt flow from this application, if approved. It is quite obvious that no matter what the applicant claims will be a more economic use of the company's vehicles coupled with the claim there will be no increase in vehicular movements ~ this was claimed on the previous application ~ this just is not the case. Simple logic dictates that a company would not incur substantial expenditure without anticipating a growth in its business as we have witnessed in the village though the increase in heavy vehicles. Great Dunham Hall is a very poor location for a business of this nature and surely it is now appropriate to exercise some control by refusing this application. However if Breckland is minded to approve the application then can we suggest that any consent is conditioned for the storage be for grain only as stated in the application which applies for an extension to the existing grain store. CONTAMINATED LAND OFFICER No objection. ENVIRONMENTAL HEALTH OFFICERS No objection. ENVIRONMENTAL PLANNING No Comments Received NORFOLK COUNTY COUNCIL HIGHWAYS No Comments Received HIGHWAY AUTHORITY Independently of the agricultural storage business, the site acts as an operating centre for 32 HGVs and consequently is capable of generating HGV movements, on a daily basis. The applicant has supplied current and projected traffic generation figures with the existing figures collated from weighbridge data. From these the applicant concludes "It is not considered that HGV movements will noticeably increase once the building is erected and operational" as there is a proposal to utilise "spare load" capacity in the existing fleet. They also identify that they can back fill empty HGVs for further efficiency. Whilst I can see the business case for the latter, such a method of operation would be reliant on the applicants vehicles being able to collect/deliver to a certain part of the country en route to another. Further it would rely on all product being transported by the applicants own vehicles and not by any third parties.Consequently there is no guarantee that the site would operate in this way on a regular basis. However I do accept that there is potential for the applicant to use his fleet in this way and that additional storage may result in the potential for HGVs to run at capacity rather than transporting part loads. Whilst the site is poorly located, in terms of accessibility, it already exists and, together with the HGV operating centre, already generates, or is capable of generating, HGV movement with 2645 movements experienced in 2016 . Having taken this into account this Authority has concluded that any increase in HGV movements, as a result of a new store being operational, would not be considered to be "material" or "significant" under the terms of the NPPF. Consequently it would be difficult to substantiate a recommendation of refusal, on highway grounds, in principle. We do however consider that the applicant should mitigate against the residual impact of COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018 the proposed use by addressing the damage being caused to the local highway network.

Load more

  10

Copy Link