Replacement dwelling with garage at Homestead, Brinton, Melton Constable

What was proposed

The application proposed demolishing the existing single-storey dwelling and building a replacement two-storey dwelling with a garage.

“The application proposes the demolition of an existing single storey dwelling and the erection of a replacement two storey dwelling with garage.”

“The application has been amended though the application process to reduce the height of the dwelling, repositioning of the footprint, scaled-back glazing on the first floor of the south and east elevation and changes to the spiral staircase.”

Officer report

The site and its setting

The site is at the junction of The Street and Old Hall Lane, within countryside and two conservation areas, with access from The Street only.

“The site lies within a Countryside location in policy terms The site lies within Brinton with Thornage and Glaven Valley Conservation Areas The site lies within the Tributary Farmland and River Valley landscape type in the North Norfolk Landscape Character Assessment The site is within a Mineral Safeguarding Area A small section of the southern part of the site is at risk of ground water flooding…”

“The site is situated at the junction of The Street and Old Hall Lane, with the access to the site being proposed from The Street only.”

Officer report

What officers recommended

Officers recommended approval because revisions reduced the dwelling’s impact, while conditions would address landscaping, drainage, biodiversity, trees, access and other matters.

“The proposal seeks permission for the demolition of the existing bungalow and the construction of a replacement dwelling. The revised scheme has been designed to respond to the site’s context, addressing concerns raised during earlier submissions. The repositioning of the dwelling reduces its overall impact on heritage assets and ensures that the development sits more comfortably within the established landscape setting.”

“APPROVAL subject to conditions relating to the following matters: : • Time limit for implementation • Approved plans • Materials to be agreed. • Surface water drainage • Biodiversity net gain • Soft landscape implementation and on-going management • External lighting • Retention of existing vegetation • Works to be undertaken in compliance with the approved AIA and Arb Method Statement • Protected species licence • Visibility splays • Parking and turning • 5m set back gates…”

Officer report

What consultees said

The parish council objected, while landscape, conservation and design, and highways officers raised no objection to the amended scheme, subject to conditions where stated.

“North Norfolk District Council Landscape: No objections to amended scheme as a result of further information and subject to appropriate conditions.”

“North Norfolk Conservation and Design Officer: No objection to amended scheme.”

Officer report

What residents said

Nine representations supported the design and site improvements, while five objected mainly to the building’s size, visual impact, trees, drainage and flooding.

“The proposal features a modern, innovative design that incorporates traditional and vernacular materials. The building is designed to reflect the site’s context and sits broadly on the footprint of the original structure. Elements like the curved staircase add visual appeal, contributing to an inspiring piece of architecture. The proposal carefully addresses key issues such as location, massing, materials, and elevation.”

“The building is too large, out of place, and not in keeping with the rural character of the narrow corner plot. Impact upon Cedar House. • The proposed roof is assertive and intrusive; unlike the 2014 approved “Victorian cottage style” which was more sympathetic to local architecture. • Uncertainty around the use of a septic tank. • Northern part of the site lies near Flood Zones 2 and 3a, increasing vulnerability to flooding.”

Officer report

Who spoke

The parish council, an objector and a supporter spoke, followed by the local member, who objected on flooding, trees, design and scale grounds.

The committee’s decision

The committee approved the application subject to the officer’s conditions and an additional condition concerning ground levels.

“That Planning Application PF/24/2057 be APPROVED subject to conditions outlined in the officer’s report, as well as a condition pertaining to Ground Levels.”

Minutes