BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

ITEM: RECOMMENDATION: APPROVAL REF NO: 3PL/2018/0046/F CASE OFFICER Fiona Hunter

LOCATION: APPNTYPE: Full Great Dunham Hall, 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 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. 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 , via , 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 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. All traffic from the site utilises C123 which runs north/south between B1145 in Litcham to A47 Trunk Road in Necton. There is no significant evidence of the over running of verges to the north of the site but damage is visible to the south on the more narrow sections of C123 between Little Dunham and A47. This is resulting in mud being brought out onto the carriageway causing a potential skid hazard and also resulting in the erosion of the carriageway edge and the narrowing the running surface further. Whilst I appreciate that other vehicles utilise this road it is clear that the level of activity associated with the site is a major contributor to damage and that any proposal which may result in an increase in vehicular activity should also address the inadequacies of this part of the highway network to cater for the use.

I accept that under the terms of the NPPF any mitigation must be fair and reasonable but would strongly recommend that the applicant puts forward a scheme of localised widening along C123, between the site and A47 where areas of damage are evident, for consideration by both our Authorities.

No objection subject to condition relating to an off site highway works strategy.

REPRESENTATIONS The site notice was erected on 14-02-18.

Three letters of objection were received for the below reasons:

HGV traffic movements through Little Dunham No pedestrian infrastructure available Narrow road provision Uncontrolled expansion of the site Dangerous road network in close proximity to schools Noise and vibration from HGV movements.

ASSESSMENT NOTES 1. Principle of sustainable development

1.1 Paragraph 121 of the NPPF states when determining planning applications, local planning authorities should ensure that the site is suitable for its new use taking account ground conditions and land instability, including from natural hazards or former activities. Paragraph 122 states local planning authorities should focus on whether the development itself is an acceptable use of the land. Paragraph 28 reiterates the importance of supporting economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development.

1.2 Policy CP14 of the Adopted Core Strategy and Development Control Policies Development Plan Document states village and countryside communities will be supported by appropriate development in order to make them more sustainable. In smaller villages and rural communities the type and scale of development will reflect the need to maintain the vitality of these communities. Furthermore, the diversification of existing rural enterprises where a rural location is either environmentally or operationally justified will be supported, provided there are no significant detrimental environmental, landscape, conservation or highway impacts.

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

1.3 Policy DC7 of the Adopted Local Plan (2009) states development will only be permitted outside of General Employment Areas where it is the expansion of an existing business, there are sustainability advantages to being located in close proximity to the market they serve and the development of the site would not adversely affect the type and volume of traffic generated.

1.4 The site is currently in operation as an agricultural and storage business The proposed grain store is to be sited to the west of the existing grain store approved under application Ref: 3PL/2015/0913/F, and will be of the same scale, height and width, consisting of 11 x 6.1m wide bays internally. The proposal would provide for two new jobs alongside aiding the efficiency of the existing business on site.

1.5 Whilst the proposal is located outside the village of Great Dunham it is an established agricultural business, with new employment opportunities. It is considered the additional Grain Store would contribute to the economic dimension of sustainability by helping to build an adaptable and strong responsive economy, alongside providing a uniformity in design of the grain store which would contribute to creating a high quality built environment.

1.6 The proposal in principle complies with Policy DC7 and CP14, together with paragraphs 7, 14, 121 and 123 of the National Planning Policy Framework and is therefore considered acceptable in principle.

2. Impact on character and appearance of the countryside

2.1 The proposed grain store is a large building and agricultural in design and appearance. It's placement immediately adjacent to the existing grain stores of similar height and massing means that it will not appear out of character or obtrusive. Furthermore, the building is not close to the adopted Highway and benefits from screening created by an existing mature hedge to the east. For these reasons the proposal complies with Policy CP11.

3. Heritage

3.1 Any decisions relating to listed buildings and their settings must address the statutory considerations of the Planning (Listed Building and Conservation Areas) Act 1990 in particular sections 16, 66 and 72 as well as satisfying the relevant policies within the National Planning Policy Framework 2012 and the development plan. National policy states that 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. Core Strategy Policy DC17 seeks to ensure that new development preserves and enhances the character, appearance and setting of listed buildings.

3.2 The site is located to the rear and side of Grade II Listed Great Dunham Hall, a 18th Century Farmhouse. However, because of the existing closer storage buildings and mature hedges between the site and listed property, the majority of the proposed store will be screened from this Listed Buildings when seen in various directions. In addition as it's design and massing is similar in scale to the existing storage development it will not be obtrusive and, it's presence will cause less than substantial harm to the setting of the Listed Building. The Historic Building Officer has not objected to the proposal.

3.3 The proposal is considered to have given due regard to the parameters of policies DC1 and DC 16 and is considered acceptable in this regard.

4. Highways

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

4.1 Norfolk County Council (NCC) Highways have reviewed the application, and have set out that the proposal grain store would generate 305 inbound loads and 322 outbound loads which would equate to an increase the site movements by 23% and 24% respectively. Therefore, NCC Highways have requested that the applicant needs to address the overrun of the surrounding road network of vehicles (HGV's) moving south towards the A47. The scope of these works are being finalised and it is recommended these are secured by way of a condition requiring off site highway works to be undertaken to mitigate the impacts of the proposed development .

4.2 Three local Parish Council's have raised objections on the basis that there will be an increase in vehicular movements, the narrow roads surrounding the site which are used by the HGV's, highways verge degradation, and an increase in noise from vehicular movements. Whilst this is noted, Highways have not raised an objection and off-site improvements are considered sufficient to mitigate and will also improve the situation for the existing HGV associated movements. On this basis, the proposal complies with Policy CP 4.

5. Other matters

5.1 The site is located far enough away from any residential properties or sensitive receptors to prevent detrimental impact on amenity in accordance with policy DC1. The Environmental Protection Officer reviewed the proposal and stated that based on the information provided, there are no objections or comments on the grounds of Environmental Protection, providing the development proceeds in line with the application details.

5.1 The Contaminated Land Officer reviewed the application and provided no comments.

5.3 Economic Development were consulted on the proposal and stated that they are pleased to see the economic benefits of two further jobs and that the applicant is actively employing and working with the apprenticeship schemes.

5.4 Fransham Parish Council and Little Dunham Parish Council requested traffic routing conditions. However, a condition of this type is unlikely to be enforceable and it is therefore not recommended to attach a condition of this sort.

6. Conclusions

6.1 The proposal will provide economic benefit by increasing the storage capabilities of the existing rural agricultural and storage business together with the creation of two new jobs. The proposal is therefore considered to comply with policy DC7 and paragraphs 7, 14, 121 and 123 of the National Planning Policy Framework and is considered acceptable in this regard.

6.2 The design, scale and mass of the grain store is not considered out of character with the density of existing building on site and the mass of the building benefits from screening from the adjacent existing grain store and mature hedging to the east

6.3 Whilst the proposal is likely to generate additional HGV movements, the off-site highways works will mitigate this and will also benefit the existing site operations associated vehicle movements.

6.4 In light of the above, the development has been found to accord with Policies CP4, CP10, CP14, DC1, DC7 and DC16, and is therefore recommended for approval subject to conditions. Delegates Authority is sought to agree the specific off-site highways works

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

RECOMMENDATION Planning Permission

CONDITIONS 1 Full Permission Time Limit (3 years) The development must be begun not later that the expiration of THREE YEARS beginning with the date of this permission. Reason for Condition: As required by section 91 of the Town and Country Planning Act 1990. 2 In accordance with submitted plans NEW 2017 The development must be carried out in strict accordance with the application form, and approved documents and drawings as set out in the table at the end of this notice. Reason for condition:- To ensure the satisfactory development of the site. 3 Full details of external lighting Prior to the occupation of the development hereby permitted details of the external lighting to the site shall be agreed in writing with the Local Planning Authority, and only lighting so agreed shall be installed on the site. Such lighting shall be kept to a minimum for the purposes of security and site safety, and shall prevent upward and outward light radiation. Reason for condition:- In the interests of amenity. This condition will require to be discharged 4 Hardlandscaping - details and completion Prior to the occupation of the development hereby permitted details of the hard landscaping shall be submitted to and approved in writing by the Local Planning Authority. Such approved works shall be completed in all respects before the occupation of the development hereby permitted and thereafter retained. Reason for condition:- To ensure the satisfactory appearance of the development, in accordance with Policy DC01 and DC16 of the Adopted Core Strategy and Development Control Policies Development Plan Document 2009. This condition will require to be discharged 5 Contaminated Land - Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with details to be agreed in writing with the Local Planning Authority. Where remediation is necessary, a remediation scheme must be submitted to and approved in writing by the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report shall be submitted to and approved in writing by the Local Planning Authority. Reason for condition:- To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. This condition is imposed in accordance with CP9 of the Breckland Adopted Core Strategy. This condition will require to be discharged 6 Any drainage conditions Development shall not begin until a scheme for surface water disposal has been submitted to and approved in writing by the Local Planning Authority. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The development shall be carried out in accordance with the approval details. Reason for condition:- To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and the Environment Agency's approach to groundwater protection (available at: https://www.gov.uk/government/collections/groundwater-protection). 7 Non-standard condition Notwithstanding development permitted within Class I and P of Schedule 2 Part 3 of the Town and Country Planning (General Permitted Development) Order () 2015 or any subsequent re-enactments and amendments of, the development hereby permitted shall only be used for a purpose or purposes falling within use class B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended), unless planning permission has otherwise been granted by the Local Planning Authority. Reason for condition:- In the interests of highway safety and the provision of sufficient vehicle parking and to prevent the use of the buildings for main town centre uses in the interests of the vitality of Town Centre. 8 Highway improvements-offsite A Notwithstanding the details indicated on the submitted drawings no works shall commence on site until a detailed strategy for off-site highway improvement works has been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The approved off-site highway improvement works will be delivered in full prior to the first occupation of the building hereby permitted, Reason for condition:- To ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and to protect the environment of the local highway corridor. This condition will require to be discharged 12 Variation of approved plans Any variation from the approved plans following commencement of the development, irrespective of the degree of variation, will constitute unauthorised development and may be liable to enforcement action.

You or your agent or any person responsible for implementing this permission should inform the Development Control Section immediately of any proposed variation from the approved plans and ask to be advised to the best method to resolve the matter. Most proposals for variation to the approved plans will require the submission of a new application. 13 Inf 2 The site is located above a Principal Aquifer. The developer should address risks to

COMREPORT (ODB-Ocella One Click Agenda/Officer report) BRECKLAND COUNCIL - PLANNING COMMITTEE - 2nd July 2018

controlled waters from contamination at the site, following the requirements of the National Planning Policy Framework and the Environment Agency Guiding Principles for Land Contamination, which can be found here: https://www.gov.uk/government/publications/

COMREPORT (ODB-Ocella One Click Agenda/Officer report)