Three bungalows and garages at Land To The North Of Common Road, Dickleburgh

“Applicant’s Name: D Thompson Site Address: Land To The North Of Common Road, Dickleburgh, Norfolk Proposal: Erection of 3no. bungalows and garages…”

“The application site lies on the northern side of Common Road, on the southern edge of Dickleburgh. Dickleburgh is a rural village characterised by a linear pattern of development, with residential properties interspersed by areas of landscaping, mature trees and hedgerows that contribute to its rural character and local distinctiveness.”

“The site comprises a vacant plot situated between two existing dwellings within an established residential frontage. The proposal seeks to infill this gap and complete the existing building line along Common Road.”

“Overall, it is considered that the benefits associated with the provision of three dwellings do not outweigh the harm arising from the proposal's unsustainable countryside location, its conflict with the spatial strategy for growth, the adverse impact upon rural character and landscape quality, and the loss of a species-rich native hedgerow.”

“The draft NPPF has been published and, following a period of consultation, is currently being considered further by Central Government. At this time, it is not considered to carry significant weight in the decision-making process, given its draft status and, in any event, it does not propose any matters that are considered to alter the views or recommendations reached by officers in respect of this planning application.”

“Concerns are also raised regarding compliance with neighbourhood plan policies on water harvesting, with the Parish Council seeking clearer evidence that greywater recycling and water efficiency measures will be incorporated into the development.”

“No objection to the use of a sustainable drainage system; however, no details of the SuDS system have been provided and a drainage strategy is therefore requested. The Water Management Officer recommends that, should the surface water drainage details not be formally agreed prior to any approval being granted, the permission should include a condition requiring details of the proposed scheme.”

“One letter of support was received, which considers the proposal to be appropriate infill development that would integrate well with the existing character of the area. The respondent considers that the scale of development and resulting population increase are compatible with the surrounding settlement pattern, and that the design is sympathetic to the rural setting and neighbouring properties.”

“Members voted 5-4 with the Chair using their casting vote for refusal.”

“The proposed development does not support sustainable transport objectives. The scheme would not minimise the need to travel or give priority to low-impact modes of transport, would not minimise greenhouse gas emissions and would not maximise the use of sustainable forms of transport.”

“The proposal would require the removal of approximately 25 metres of very high distinctiveness species-rich native hedgerow and associated ditch to facilitate the proposed access and visibility splays. Whilst replacement planting is proposed, the development has failed to demonstrate that the need for, and benefits of, the development would clearly outweigh the loss of this significant landscape feature.”