13 holiday apartments at Boundary House, Haveringland Road, Felthorpe

“Applicant’s Name: New Boundaries Group Site Address Boundary House, Haveringland Road, Felthorpe, NR10 4BZ Proposal Change of use from existing 16 bedroom/apartments and separate office as part of an existing residential institution (C2) to provide 13 no. self-contained Airbnb apartments (C1), including corner infill extension to apartment 7”

“Planning permission is sought for the change of use of the site to provide holiday accommodation (Use Class C1). The proposal would retain six existing self- contained apartments within the two-storey section of the building. The existing single-storey wing, which currently contains ten ensuite bedrooms, would be internally reconfigured to provide an additional six self-contained holiday accommodation units.”

“The application site relates to Boundary House, a former residential care facility located on the western side of Haveringland Road, Felthorpe. The site extends to approximately 2.69 hectares and comprises a vacant care home building, a separate former office building, associated parking, access roads, landscaped gardens and areas of woodland. Vehicular access is taken directly from Haveringland Road.”

“Boundary House occupies an isolated rural location outside of any defined settlement limit. The site is surrounded predominantly by open countryside and agricultural land. The building is currently vacant, having previously operated as a residential care facility.”

“Overall, although the site is located outside of a defined settlement limit and is not within easy reach of a wide range of services and facilities, Policy GC3 of the DM DPD allows for the re-use of existing rural buildings for tourism purposes and contributing to the rural economy, and Policy E3 supports new tourist accommodation outside settlement boundaries where a site-specific demand and financial viability can be demonstrated.”

“As set out above, it is considered that the proposals would not result in a significant detrimental impact on the character and appearance of the area, residential amenity, highway safety, ecology and biodiversity, flood risk and drainage, or habitat sites.”

“This application has been assessed against the conservation objectives for the protected habitats of the River Wensum Special Area of Conservation and the Broads Special Area of Conservation and Ramsar site concerning nutrient pollution in accordance with the Conservation of Habitats and Species Regulations 2017 (as amended) (Habitats Regulations).”

“In this case, the applicants have submitted an acceptable nutrient calculator and have agreed to purchase credits in order to mitigate the scheme's impacts. However, the credits have not yet been purchased and consultation with Natural England would be required. Therefore, the recommendation is subject to the purchase of the required credits and satisfactory consultation with Natural England.”

“Objects to the application. Notes that there is no clear information on maximum occupancy, which could attract large group bookings and produce high levels of noise. Raises concerns regarding the road network and lack of on-site parking. Raises concerns that the units could be converted to long-term rental properties.”

“Does not consider that the proposed holiday use would give rise to an unacceptable impact on highway safety or result in a severe detrimental cumulative effect on the highway network. Recommends conditions relating to visibility splays and the provision of access and parking areas.”

“Objectors note that the application does not specify the maximum occupancy of the proposed units and suggest that, if fully occupied, the development could accommodate a substantial number of guests (up to 70). Concerns were raised that the site could attract large group bookings, including stag and hen parties, resulting in noise, disturbance and anti-social behaviour affecting neighbouring residents.”

“Concerns are expressed regarding the impact of the development on local water resources, particularly as nearby properties rely on private boreholes. Objectors questioned whether the existing water supply infrastructure and local aquifer could adequately support the additional demand generated by the proposed accommodation. • Concerns are raised regarding the capacity of the site's sewage disposal arrangements to accommodate the proposed use.”

“Members voted 8-1 in favour of authorising the Assistant Director of Planning to approve, subject to matters relating to nutrient neutrality and GIRAMS being satisfactorily resolved, conditions and no significant changes arising from the NPPF that would go to the heart of this application should it be published ahead of a decision being issued.”

“Time Limit 2. In accordance with approved plans and documents 3. Occupancy restricted to accommodation schedule…”