Five lodges and three pods at Land East of 1 Saxon Field, Brancaster

What was proposed

The application proposed changing agricultural land to commercial tourism use, with five holiday lodges, three camping pods, access, parking and acoustic screening.

“Change of Use from agricultural land to commercial with installation of 5no. Holiday Lodges and 3no. Camping pods. Location:”

“The application seeks full planning permission for the change of use of land from agricultural land to a commercial tourism use and the installation of 5no. Holiday Lodges and 3no. Camping pods on land east of Saxon Field, Main Road, Brancaster.”

Officer report

The site

The site was in the countryside, within the Norfolk Coast National Landscape, and formed part of the Branodunum Scheduled Ancient Monument.

“The site forms part of Scheduled Ancient Monument known as Branodunum.”

“The site lies outside of the development boundary within the countryside. The site is within the Norfolk Coast National Landscape and within the Brancaster Neighbourhood Plan (Covering the villages of Brancaster, Brancaster Staithe and Burnham Deepdale).”

Officer report

Earlier planning history

An earlier application for changing the land to commercial use with a new building was permitted in August 2022.

“20/02132/F: Application Permitted: 10/08/22 - Change of use from agricultural land to commercial with construction of new building - Land East of 1 Saxon Field – COMMITTEE DECISION”

Officer report

The officers’ recommendation

Officers recommended approval because the tourism and economic benefits outweighed less than substantial heritage harm, subject to conditions.

“Throughout this application, amended plans have been received which balance heritage impacts against the need for highway safety implications and noise and amenity concerns to be properly addressed.”

“Therefore, subject to conditions controlling, amongst other things, archaeological implications as well as landscaping, materials, off-site highway improvement works and occupation for tourism purposes only, the proposal is considered to comply with the requirements of the NPPF, Policies LP07, LP09, LP13, LP14, LP20 and LP21 of the Local Plan, and the aims of the Brancaster Neighbourhood Plan and the proposal is therefore recommended for approval.”

Officer report

Residents’ views

Five objections raised concerns including noise, lighting, archaeology, wildlife, traffic, highway safety, community benefits and the lack of management information.

“FIVE Letters of OBJECTION (Including ONE received since re-consultation on amended plans), summarised as follows:”

“Another attempt for planning permission on this site having failed previously • Holiday lets would not benefit the community • Absence of employment opportunities and social housing • Alternative options for the site are available that would benefit the community • Impacts of noise and lack of mitigation • Lighting impacts • Concern over suitability of surveys on other caravan sites given difference I conditions, timing of surveys outside of peak times etc.”

Officer report

Who spoke

The applicant addressed the committee in support of the application as a member of the public.

The committee vote

The committee voted unanimously to approve the application, subject to an amendment to condition 20 and its reason.

“The Democratic Services Officer then carried out a roll call on the recommendation to approve the application, subject to an amendment to condition 20 and reason, as set out in the Correspondence received after the publication of the agenda and, after having been put to the vote, was carried unanimously.”

Minutes

The final decision

The application was approved with the amended condition requiring the existing boundary wall to be made good before the new access was brought into use.

“RESOLVED: That the application be approved as recommended subject to the amended condition and reason, set out below:”

“Condition: Vehicular / pedestrian / cyclists to and egress from the adjoining highway shall be limited to the proposed access shown on Drawing No. DEW02.01.04 only. The existing boundary wall shall be made good in accordance with a detailed scheme to be agreed with the Local Planning Authority prior to the bringing into use of the new access, or otherwise in accordance with a timeframe to be agreed in writing.”

Minutes