School conversion and 12 homes at Sedgeford First School, Ringstead Road, Sedgeford, Hunstanton

What was proposed

The application proposed converting the former school and headmaster’s house into eight flats and building twelve houses, including two affordable homes.

“Change of use of Former Sedgeford Primary School from education (Class F1a) to residential use (Class C3), subdivision of headteachers cottage, alongside demolition of ancillary structures, erection of new dwellings, creation of new access, cycle parking, car parking, hard and soft landscaping, plant, and associated works. Location:”

“The application seeks full planning permission for the conversion of the Sedgeford First School (and associated Headmasters house) to 8 flats and the construction of 12 new build houses within the surrounding site. Two on site affordable units are proposed.”

Officer report

The site and its setting

The site was within the development boundary and Conservation Area, with mature hedges and trees, open land nearby and an unused school building.

“The site is wholly within the development boundary within the Policies Plan and in a position where residential development is supported by Policy LP02. The site is also within the Sedgeford Conservation Area which there is a duty to preserve or enhance.”

“The site is wholly within the development boundary within the Policies Plan and in a position where residential development is supported by Policy LP02. The site is also within the Sedgeford Conservation Area which there is a duty to preserve or enhance.”

Officer report

Earlier planning history

Land behind the headmaster’s house had previously received permission for one detached cottage following demolition of an existing garage.

“The building on site comprises the single storey 19th Century Carstone and brick school building with an attached two storey residential property to the western side which was originally in use as the headmaster’s house. An area of land to the rear of the headmaster’s house, which has previously gained planning permission for a single dwelling under application ref 22/01329/F is also incorporated into the site area.”

“22/01329/F: Application Permitted: 05/04/23 - Erection of Detached Cottage, following Demolition of Existing Garage - School House Ringstead Road - COMMITTEE”

Officer report

The officers’ recommendation

Officers recommended approval subject to a legal agreement securing affordable housing, the GIRAMS tariff and principal residency requirements.

“A. APPROVE - subject to completion of a s106 to secure Affordable Housing, GIRAMS tariff, Principal Residency and any associated monitoring fees. If the agreement is not completed within 4 months of the committee resolution, but reasonable progress has been made, delegated authority is granted to the Assistant Director/Planning Control Manger to continue negotiation and complete the agreement and issue the decision.”

“B. If in the opinion of the Assistant Director/Planning Control Manager no reasonable progress is made to complete the legal agreement within 4 months of the date of the committee resolution, the application is REFUSED on the failure to secure Affordable Housing in line with LP29.”

Officer report

Residents’ concerns

Eight objections covered trees, density, gardens, design, affordable housing, traffic, water infrastructure and the number of second homes and holiday lets.

“Loss of trees, position of trees in RPAs of retained trees • Concern of density • Small gardens and lack of green space • Design out of keeping with Conservation Area (particular reference to proposed terraced properties, materials, windows etc) • Need for housing in Sedgeford • The lack of affordable house contravenes the Sedgeford Neighbourhood Development Plan • Increased use of Ringstead Road by vehicles • Water infrastructure inadequate • The village has far too many…”

“Parish Council is concerned about the lack of affordable homes, which was unexpected following pre-app discussions • Requested controls of works during construction to prevent adverse impacts on neighbours • Raised concerns over impacts on neighbouring property which are considered to be civil matters (impacts on footings of property, garden planting damaged during construction etc)”

Officer report

Who spoke

A parish council representative, a supporter and Councillor Parish addressed the committee about the application.

What members debated

Members discussed parking enforcement, dark-skies glazing, public open space, biodiversity, tree replacement and sewage capacity concerns.

“Committee members debated the adequacy of parking enforcement, the need for glazing restrictions to protect dark skies, the provision of public open space, biodiversity net gain (BNG) and tree replacement, and the implications of Anglian Water’s concerns about sewage capacity.”

“Councillor Lintern proposed that an additional condition be imposed to require glazing restrictions to protect dark skies. This was seconded by Councillor Fry.”

Minutes

The committee vote

The approval recommendation was carried with ten votes in favour and two abstentions.

“The Democratic Services Officer then carried out a roll call on the recommendation to approve the application subject to the following, and, after having been put to the vote, was carried (10 votes for and 2 abstentions).”

Minutes

The final decision

The committee approved the application subject to a legal agreement and added or amended conditions covering dark skies, tree planting and principal residency.

“(A) APPROVE – subject to the completion of a Section 106 to secure affordable housing, GIRAMS tariff, principal residency and any associated monitoring fees. If the agreement is not completed within 4 months of the Committee resolution, but reasonable progress had been made, delegated authority is granted to the Assistant Director / Planning Control Manager to continue negotiation and complete the agreement and issue the decision and:”

“(B) If, in the opinion of the Assistant Director / Planning Control Manager no reasonable progress is made to complete the legal agreement within 4 months of the date of the Committee resolution, the application is REFUSED on the failure to secure Affordable Housing in line with LP29.”

Minutes