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The Committee considered report ES/0984 which gave details of the application seeking planning permission to extend the Holiday Park at Broadland Sands across a parcel of land to the west of the existing park. The proposal was for the stationing of 159 static holiday caravans, construction of footway/cycle way, church parking area and associated works.
The scheme had been significantly amended and reduced in scale compared to a previous application DC/18/0813/COU that had been refused by the former Waveney District Council Planning Committee.
Members received a presentation showing an aerial view, the site in question compared to the Local Plan, views from Coast Road, Church Lane, Stirrups Lane and the local footpaths showing the site context and the extent of the site, the proposed master plan compared to the refused application for 250 caravans, and the highway network. Photographs also showed the proposed site access, location of the church car park and crossing, Longfulans Lane, details of the road improvements and potential signage strategy.
The Principal Planner advised that the site access would be opposite the existing entrance where visibility was good. There would be a signalised pedestrian crossing positioned near to the existing park and that together with the provision of a car park for the church were both benefits of the scheme. A transport assessment submitted with the application showed that traffic would be pushed away from Stirrups Lane as it was deemed unsuitable and install signage and other measures towards the use of Longfulans Lane. The transport assessment predicted 43 vehicle trips in a peak period of one hour. Highway works were being proposed for the provision of passing bays and additional signage would be provided, both of which would be secured by condition.
The Principal Planner explained the planning considerations and key issues with regard to the principle of the development, the setting of the church and provision of open space that was now being proposed. Highways matters had been agreed and the proposal would bring economic benefits to the area and additional tourism. The Park was planning ahead for coastal erosion over the next 10-15 years by expanding to the west. The open space adjacent to the church and a new church car park would benefit the listed building. A RAMS contribution was to be made prior to the siting of the caravans and a response was awaited from Suffolk Highways Authority with regard to possible conditions related to highways matters. The proposed scheme was now considered to be acceptable and was therefore being recommended for approval.
The Principal Planner referred to the additional information in the update sheet and he was seeking delegated authority to the Head of Planning and Coastal Management to approve the application subject to conditions and a RAMS contribution. He advised that consultation had been undertaken with Norfolk County Council, Great Yarmouth Borough Council and both Corton and Hopton Parish Councils and an email had been received from Norfolk County and Great Yarmouth Borough Cllr Annison, the content of which he shared with the Committee.
Members asked specific questions relating to:
- 4.3 hectares being protected as open space.
- If the anticipated highway works would be carried out before the site was developed or afterwards.
- If traffic concerns would be addressed before any occupation.
- Consideration of other access routes.
- Bus stops in the location and the bus routes.
- How many passing places were being recommended and if they would be large enough for a coach or bus.
The Principal Planner advised that the Council could not stop another application being made on adjoining land; it would, however, have to be considered on its merits and not likely to be supported by the officers. The proposed condition would secure the land for open space, which would protect the heritage asset. Full details of highway works would be subject to agreement with the Highways Authorities and likely to be before first occupation of the caravans. With difficult access via Stirrups Lane or Corton village, the proposal was to improve the existing network; no new roads would be provided. The bus shelter near the existing entrance might need to be moved and bus stops further south were all well used. He would have to check, outside of the meeting, to which towns the bus routes ran. Three additional passing places would be provided and would not be able to cater for a double decker bus.
Prior to inviting the public speakers to address the Committee, the Chairman advised that the objector who was unable to attend the meeting had not withdrawn his comments which were set out in the Minutes from 2018. Councillor Ashdown read out those comments for the benefit of those Committee Members present.
Mr P Armstrong, from Corton Parish Council, advised that their main objection was the infrastructure that had previously been mentioned. All roads were narrow and winding and not suitable for the increase in traffic. Passing points would not solve the problems. The traffic survey on arrivals and departures was not adequate and additional traffic would be generated with residents needing facilities such as food as there was minimum facilities on site. Travelling to the nearest Tesco superstore would likely use Corton Long Lane which was unsuitable. Speed cameras had caught traffic movements now with a daily volume of over 3,500 in one direction, so that would only increase. Signage might be mandated by the Highways Authorities but in the 21st century, everyone used satnav and people would follow that regardless of traffic signs. Coastal erosion was also caused by poor drainage and those issues would be exacerbated with hard standings.
In response to a Member’s question relating highway network improvements that would make the scheme acceptable, Mr Armstrong was of the view that Stirrups Lane was not suitable and there would be further implications as a result of more traffic with the new garden village being proposed. He could not see any road improvements that would make the proposal acceptable. He confirmed that the buses went through Hopton to Great Yarmouth.
Mr C Ward, from Hopton Parish Council, agreed with the views of Cllr Annison. He was concerned that they had only found out about the meeting over the weekend and had not had the opportunity to express views again. In 2018, Hopton Parish Council objected to Longfurlans Lane being used as it was not suitable for extra traffic. Whilst the buses went through Hopton, the passing places were not big enough for coaches or cars towing caravans. Consideration also needed to be given to the 200 houses being built nearby which would be using the same road network. There were two resorts in Hopton and it was therefore totally unacceptable to use Longfurlans Road. It was not fit for purpose would need to be widened, so the application should be deferred as there were no highways details to be considered.
The Planning Development Manager advised that the status of applications was not automatically notified to interested parties. Public access was updated on each application and Parish Councils and the public were encouraged to register for updates on applications in their area.
As the applicant’s agent, Mr Butter advised that they welcomed the officer’s very comprehensive assessment of the application which had dealt with some of the issues in the 2018 application. The smaller scheme was considered acceptable and there was gain for all with highways improvements, landscaping and open space being provided. Due to coastal erosion, and with some caravans due to be removed shortly, this scheme gave the opportunity to roll back providing more accommodation for holidays in the UK which were in high demand due to Brexit and Covid. The facilities on site would be upgraded. Tourism was an important part of the area and the proposal would bring an extra £5 million into the local economy. The proposal complied with the Local Plan policies and being accompanied by the Applicant, Mr M Purdom, they were happy to answer any questions.
Members raised issues relating to:
- How many caravans would be sold off or retained.
- Where the front row of caravans were to be moved before they were lost to erosion.
- Satnav directions on the Park’s website gave access via Stirrups Lane.
- Opening times and residents using their caravans for their main residence and therefore needing to pay Council Tax.
- Why the shutdown period was only two weeks per year.
- Electric charging points.
- Problems that could occur with linking into the existing sewage plant that was already failing.
- Size of church car park.
- Cycle path.
Mr Butter advised that no firm numbers had been fixed for sales, but a proportion would remain as letting caravans. The caravans would be moved to Cliff Field temporarily. The site was open from 14 February to 1 February the following year. Measures were being put in place not to allow permanent residency as the caravans were for holiday purposes only. They tried to make sure owners had a property elsewhere; it was in the company’s interests to ensure no caravans were used as a residence. Some electric charging points were already on site and that number would be increased. Mr Butter confirmed that Anglian Water were satisfied that there would be no difficulties in linking to the existing sewage plant. The car park for the church would remain the same size and the cycle path would be available for Corton residents too.
The Principal Planner advised that whilst policy stated such sites would be closed for approximately six weeks per year, the Park was currently closed for two weeks per year and the proposed closure period therefore matched the existing. It was felt that that that condition was appropriate for the site.
Questions to officers related to:
- Deferring the application for further discussions on highways matters.
- Significant developments on the area affecting residents.
- Traffic congestion near the church with extra vehicles at weddings and funerals.
The Planning Development Manger advised that the statutory consultation on highways had progressed satisfactorily and further discussions would not result in any alternative route. The Principal Planner confirmed that the Parish Councils and three Highways Authorities had been reconsulted on 25 June. If Norfolk Highways had been of the opinion that other developments would have a major impact, it would have been mentioned. Whilst the parking facilities at the church might not be sufficient for all vehicles, conditions there would improve.
Further questions to the applicant related to the actual development, staff and use of the pool by local residents. Mr Purdom advised that they were putting in a substantial investment of some £10 million, providing a maximum of 40 new caravans per year resulting in the development which would take 3-4 years to complete. It was expected to employ an extra 3-4 permanent staff and up to eight seasonal workers. Mr Purdom confirmed he would be happy to discuss public use of the pool with the local parishes. There was always a member of staff on site and having owned the site since 2016, a handful of people had been removed from the site due to residential occupation.
During debate, Members expressed concerns over the highways issues but noted that the improvements should be in place prior to the first occupation. Members also had concerns that some people might wish to live on site and could easily make arrangements to be off site for the 14 day shutdown period. The Head of Planning and Coastal Management advised that they had fully discussed the period of closure and confirmed the 14 day shutdown period gave uniformity across the whole site. An annual log of occupants submitted by the Park owner would assist the Council in undertaking any enforcement that might become necessary.
The Committee agreed that road works should be completed before the first occupation and a log of occupancy was necessary and subject to those being in place, it was
RESOLVED
That authority be granted to the Head of Planning and Coastal Management to approve the application subject to:
• per-unit RAMS contribution being secured prior to determination,
• conditions related to highways matters as recommended by Suffolk County Highways Authority and finalised by officers, and the following conditions:
1. The development hereby permitted shall be begun not later than the expiration of three years from the date of this permission.
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.
2. Subject to any details or amendments required by other conditions on this permission, the development hereby permitted shall otherwise be carried out in accordance with the following approved plans/drawings:
• LOCATION PLAN - RUPC.1
• Illustrative Site Layout - Rev E (LA.D.001.002.E)
• Drainage Layout (Planning) – Drawing No. 102 as detailed in the Flood Risk Assessment (FRA) (dated July 2019, ref: SHF.201.085.HY.R.01.A
• PROPOSED ACCESS TO OFF-SITE NEW CHURCH CAR PARK (SF5050PD-001)
3. The development shall be implemented in accordance with the strategy for the disposal of surface water in the Flood Risk Assessment (FRA) (dated July 2019, ref: SHF.201.085.HY.R.01.A. The strategy shall thereafter be managed and maintained in accordance with the approved strategy.
Reason: To ensure that the principles of sustainable drainage are incorporated into this
proposal, to ensure that the proposed development can be adequately drained.
4. The development hereby permitted shall not be occupied until details of all Sustainable Drainage System components and piped networks have been submitted, in an approved form, to and approved in writing by the Local Planning Authority for inclusion on the Lead Local Flood Authority’s Flood Risk Asset Register.
Reason: To ensure that the Sustainable Drainage System has been implemented as permitted and that all flood risk assets and their owners are recorded onto the LLFA’s statutory flood risk asset register as per s21 of the Flood and Water Management Act 2010 in order to enable the proper management of flood risk with the county of Suffolk.
5. No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:
1. Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:
i. Temporary drainage systems
ii. Measures for managing pollution / water quality and protecting controlled waters and watercourses
iii. Measures for managing any on or offsite flood risk associated with construction
Reason: To ensure the development does not cause increased flood risk, or pollution of watercourses or groundwater.
6. Prior to the proposed development being brought into beneficial use a system of signs from the A47 to and from the proposed development site is to be approved in writing by the Local Planning Authority (LPA) and then Highway Authorities, and is to be installed within 12 months unless approved otherwise in writing by the LPA in consultation with the Highway Authorities.
Reason: To ensure that the A47 trunk road and connecting roads continuing to serve their purpose as a part of a national system for through traffic in accordance with Section 10 of the Highways Act 1980, and to satisfy the reasonable requirements of road safety.
7. No development shall take place within a phase or sub-phase of the area indicated [the whole site] until the implementation of a programme of archaeological work for that phase has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.
The scheme of investigation shall include an assessment of significance and research questions; and:
a. The programme and methodology of site investigation and recording
b. The programme for post investigation assessment
c. Provision to be made for analysis of the site investigation and recording
d. Provision to be made for publication and dissemination of the analysis and records of the site investigation
e. Provision to be made for archive deposition of the analysis and records of the site investigation
f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Planning Policy WLP 8.40 of the Waveney Local Plan (2019).
8. No caravans within a phase shall be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 7 and the provision made for analysis, publication and dissemination of results and archive deposition.
Reason: To safeguard archaeological assets within the approved development boundary from impacts relating to any groundworks associated with the development scheme and to ensure the proper and timely investigation, recording, reporting and presentation of archaeological assets affected by this development, in accordance with Planning Policy WLP 8.40 of the Waveney Local Plan (2019).
9. Prior to the siting of any static holiday caravans on the land, a colour scheme/pallete for the external appearance of the static caravans shall be submitted to and approved in writing by the Local Planning Authority. All static holiday caravans sited on the land shall have an external appearance in accordance with the approved colour scheme/palette.
Reason: in the interest of visual amenity and ensuring the development is well-integrated into its rural context.
10. The approved static caravans shall be used for holiday/tourism accommodation only and for no other purpose unless express planning permission is granted by the Local Planning Authority (LPA). In a single calendar year, no caravan on the site shall be occupied between the period beginning 01 February and ending 14 February unless otherwise formally approved in writing by the LPA.
The owners/operators of the holiday units hereby permitted shall maintain an up-to-date register of all lettings, which shall include the names and addresses of all those persons occupying the units during each individual letting. The said register shall be made available at all reasonable times to the LPA.
Reason: To ensure that the development is occupied only as bona-fide holiday accommodation, delivering benefit to the rural tourism economy, in accordance with Policy WLP8.15.
11. No more than 159 static Caravans, (‘Caravans’ being as defined in the Caravan Sites and Control of Development Act 1960 and the Caravan Sites Act 1968 as amended) shall be stationed on the site at any time.
Static caravans shall only be sited on the parcels of land identified for such purposes on the Illustrative Site Layout (LA.D.001.002.E).
For the avoidance of doubt, static caravans shall not be sited on the southern part of the application site denoted as ‘Open Greenspace’ on the Illustrative Site Layout.
Reason: to ensure that the number of caravans on site is controlled and that the open green space is retained to preserve the setting of the Listed Church, to the southeast.
12. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. Unless agreed in writing by the LPA no further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety. An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. Where remediation is necessary a detailed remediation method statement (RMS) must be prepared, and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works. Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: to ensure appropriate action is taken in the event of unexpected contamination being encountered on site.
13. Prior to any tree removal, the local planning authority must be provided with either: a) a licence issued by Natural England pursuant to The Conservation of Habitats and Species Regulations 2017 authorising the specified development to go ahead; or b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified development will require a licence.
Reason: to ensure that the authorised tree removal will not harm roosting bats or their habitat.
14. The approved landscaping scheme shall be implemented not later than the first planting season following commencement of the development (or within such extended period as the local planning authority may allow) and shall thereafter be retained and maintained for a period of 5 years. Any plant material removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season and shall be retained and maintained.
The approved landscaping scheme comprises the following drawings/plans/documents:
• SHF.201.085.LA.D.045.001
• SHF.201.085.LA.D.045.002
• SHF.201.085.LA.D.045.003
• SHF.201.085.LA.D.045.004
• SHF.201.085.LA.D.045.005
• SHF.201.085.LA.D.045.006
• SHF.201.085.LA.D.045.007
• SHF.201.085.LA.D.045.008
• SHF.201.085.LA.D.045.009
Reason: To ensure the submission and implementation of a well-laid out scheme of landscaping in the interest of visual amenity.
15. Prior to occupation of any Caravans, full details of the new footpath through the site, and its connection to existing public rights of way shall be submitted and approved. These details shall include, at minimum, the exact alignment, ground surface treatment and connections with existing routes. The footpath shall then be completed and made available for public use prior to occupation of 75 Caravans. Thereafter the footpath shall be publicly accessible and retained in the approved form.
Reason: To ensure the appropriate specification and timely delivery of the footpath through the site.
16. No development shall take place on a phase, until a Construction Method Statement has been submitted to, and approved in writing by the local planning authority for that phase. The Statement shall provide for:
- the parking of vehicles of site operatives and visitors;
- loading and unloading of plant and materials;
- storage of plant and materials used in constructing the development;
- the erection and maintenance of security hoarding including decorative displays and
facilities for public viewing, where appropriate;
- wheel washing facilities;
- measures to control the emission of dust and dirt during construction;
- a scheme for recycling/disposing of waste resulting from demolition and construction works; and
- delivery and construction working hours.
The approved Construction Method Statement shall be adhered to throughout the construction period for the development.
Reason: In the interest of protection of the local environment during construction.
17. Prior to occupation of any Caravans, full details of the construction, surfacing, layout and long-term management of the new Church Car Park shall be submitted to and approved by the LPA. Prior to occupation of 75 Caravans on site, the Church Car Park shall be completed and made available for the approved purpose. The Car Park shall thereafter be retained for the approved purpose.
Reason: to ensure an appropriate design and specification for the Church Car Park, and that it is delivered at the appropriate stage of the development.
Note: The meeting was adjourned from 3.47pm to 3.57pm for a short comfort break.