Two garden centre canopies at Woodborough Garden Centre, Woodborough

What was proposed

Two open-sided steel-frame canopies were proposed at the front of the garden centre, with one larger and one smaller structure.

“Planning permission is sought for the erection of 2 canopies to the front of the garden centre as shown on the submitted plans received by the Local Planning Authority on 24 th April 2025. The larger canopy which would span the front of the garden centre would be 48m (width) x 11.5m (depth) x 5.9m (height) and the smaller canopy which would be set back between an existing marquee and retail building would be 21.5m (width) x 5.5m (depth) x 4.6m (height).”

Officer report

The site

The garden centre lies east of Woodborough, beside agricultural fields and tree planting, within the Green Belt and outside a conservation area.

“This application relates to the existing Woodborough Garden Centre located off the southern side of Lowdham Lane to the east of Woodborough and North West of Lowdham. The site is currently occupied by a number of buildings associated with the Garden Centre, a large outdoor sales area and a large car park. There are residential properties to the east and west of the site beyond agricultural fields and tree planting. The site is located within the Green Belt.”

“The site is not located within a Conservation Area and there are no listed buildings within the vicinity. Whilst there are a number of protected trees adjacent to the access to the Garden Centre, there are no trees in close proximity to the proposed development. The site is in a Flood Zone 1 area, which is land at the lowest flooding risk.”

Officer report

Earlier planning history

Several earlier garden centre extensions, covered sales areas and associated works were granted permission between 2000 and 2024.

“2024/0331NMA Non-material amendment to planning permission 2020/1174 (variation in wording of conditions 3, 4, 10 12 and 16) Granted 19/06/2024 2020/1174 Demolition of commercial buildings and the erection of 15 No artisan outlets and play barn with associated catering and toilet facilities, car park, landscaping, revised access and drainage infrastructure.”

“Granted 08/06/2017 2016/0079 Full application for the erection of canopy, extension and associated works in conjunction with the Garden Centre Granted 13/04/2016 2011/0460 Erect replacement garden centre building, canopy and entrance. Granted 22/06/2011 2010/0134 Erect single storey extension to existing garden centre, and associated works. Granted 04/10/2010 2000/0290 Erect Covered Sales Area Granted 06/06/2000”

Officer report

What officers recommended

Officers recommended refusal because the development was inappropriate in the Green Belt, lacked sufficient special justification and was in an unsustainable location.

“Overall it is considered that the site would have a heavy reliance on visitors using the private motor vehicles to access the site and therefore the location, isolated in the countryside with poor access to public transport, is not deemed to be in a sustainable location.”

“The applicants have also identified that there would be very special circumstances in this case which justify the development in the case that the Local Planning Authority deemed the development to be inappropriate in the Green Belt. Previous applications at this site and within other Districts have been identified where economic benefits have been accepted as constituting very special circumstances.”

Officer report

Residents’ views

Residents were notified and a site notice was posted, but no representations were received.

“Local residents have been notified by letter and a site notice has been posted – No representations have been received.”

Officer report

Who spoke

The applicant spoke in support, and a county councillor supported the proposal because its benefits were considered greater than its negligible Green Belt impact.

The committee’s debate

Members considered the development inappropriate under the Green Belt criteria but found economic and business benefits amounted to very special circumstances.

“The Chair proposed a motion, which was duly seconded, for members to debate the very special circumstances as a reason to grant planning permission, contrary to officer recommendation.”

“However, they felt that the economic benefits of the development, namely the ability of the business to compete with online retailers, providing a better environment for customers and securing the viability of the business for the future, were very special circumstances which outweighed the potential harm to the Green Belt.”

Minutes

Conditions of permission

Permission requires the development to begin within three years and to follow the approved application details and drawings.

“This permission shall be read in accordance with the application form and following list of approved drawings received by the Local Planning Authority:”

“This permission shall be read in accordance with the application form and following list of approved drawings received by the Local Planning Authority: A-PL-200 (P02) – Site Location Plan A-PL-210 (P02) – Proposed Site Plan A-PL-211 (P02) – Proposed Floor Plan A-PL-212 (P02) – Proposed Roof Plan A-PL-213 (P02) – Proposed Elevations…”

Minutes