Self-build dwelling at Toms Meadow, Harling, Norwich

What was proposed

The application sought outline permission, with access considered at this stage, for one self-build dwelling.

“The application seeks permission for the erection of 1no. self-build dwelling.”

“The application is in outline with access for consideration at this stage.”

Officer report

The site and its setting

The site was on an unmade track with residential development, open land and woodland, where existing homes were detached.

“Fen Lane is an unmade track, leading off White Hart Street/Quidenham Road. It comprises some residential development, interspersed with large areas of open land and woodland between. Dwellings are primarily road fronting, in varying styles and plot sizes, but all existing dwellings are detached…”

Officer report

Earlier planning history

Earlier applications included a refused self-build dwelling, a permitted cart lodge and a refused dwelling dismissed at appeal.

“3PL/2020/1201/F - Erection of 1 no. dwelling with detached carport with storage above – Refused – Dismissed at appeal – 11 Nov 2021”

Officer report

Why officers recommended refusal

Officers found that the site was outside the settlement boundary and that additional traffic would use an unsuitable access with inadequate visibility.

“The proposal conflicts with Policy HOU03 of the Breckland Local Plan as the site lies outside the defined settlement boundary and the Local Service Centre housing target has already been exceeded. However, in light of the Council's current lack of a five-year supply of deliverable housing sites, the conflict with the settlement strategy is afforded reduced weight and the proposal would make a modest contribution towards the district's housing supply.”

“Notwithstanding these benefits, the Local Highway Authority has raised a sustained objection on highway safety grounds. The proposal would introduce additional vehicle movements onto an unsuitable highway network, served by an unmade track with restricted visibility at both the site access and its junction with Quidenham Road.”

Officer report

Views from residents

Three representations raised concerns about further development, the settlement boundary, overshadowing, infrastructure, Fen Lane and the earlier refusal.

“- Further development would detract from the quiet road - Outside of the settlement boundary - Overshadowing…”

“- Fen Lane is not acceptable for new development - Only infill due to previous approval in 2016 - Insufficient village infrastructure to deal with new dwellings - Previous refusal should be upheld…”

Officer report

Who spoke

A ward representative spoke in support, the applicants addressed the committee, and an objector also spoke.

What members considered

Members considered that the self-build purpose and DDA compliance, secured by condition, outweighed the identified highway safety and sustainability harm.

“Members considered the matter and fully explored the details of the application in light of prevailing policies and guidance.”

“Reasons: Due to the fact that the application was for a self-build dwelling and would be DDA compliant (to be conditioned), Members felt that this outweighed any harm found in terms of highway safety and sustainability.”

Minutes

The votes

Members voted five to four against the officer recommendation of refusal, then voted six to three to approve the application.

“DECISION: Members voted 5 x 4 against the Officer’s recommendation of refusal.”

“DECISION: Members voted 6 x 3 to approve the application, subject to delegated authority being given to Officers to impose suitable conditions including a condition to ensure DDA compliance and a S106 Agreement to secure the self-build, and a further condition to include a Construction Management Plan.”

Minutes