23 homes with open space at Land North Of Valley Lane, Holt

What was proposed

The application proposed 23 homes, including seven affordable dwellings, with parking, landscaping and public open space.

“HOLT – PF/24/2530 – Erection of 23 dwellings (including 7 no. affordable dwellings) with associated parking, landscaping and creation of public open space at Land north of Valley Lane, Holt, Norfolk…”

“The main area of open space is on the western boundary of the site, with pockets of open space and landscaping also in the centre of the site east to west axis, and buffer strips to the south and north and northeast of the site.”

Officer report

The site and surroundings

The 0.94-hectare site would be accessed from Pound Close, beside homes, countryside and Spout Common County Wildlife Site.

“The site is accessed via Pound Close (comprising a small housing “Close” to either side) this in turn joins Norwich Road (A148). The site is adjacent to predominantly detached residential properties to the east and south; a property and garden abutting the site to the north. To the west and northwest is countryside and Spouts Hill County Wildlife Site. The site area is 0.94 hectares, with 1,492sqm of public open space proposed predominantly on the western side of the site.”

Officer report

Earlier planning history

An earlier hybrid application for 15 homes and seven self-build homes was withdrawn.

“Reference PF/23/0537 Description Hybrid application comprising a Full Planning Application for 15 dwellings along with vehicular and pedestrian access, services/utilities infrastructure through the site, and an Outline Application (all matters reserved apart from access) for seven 'self-build' dwellings Outcome Withdrawn…”

Officer report

What officers recommended

Officers recommended approval because the revised design, open space, affordable homes and mitigation created a positive planning balance.

“Criterion 9, there is an overprovision of public open space being provided. Where open space is not being provided on site the off-site contributions are to be secured for improvement to local parks and children play spaces. This is accepted given the site topography and proximity for offsite provision. Additionally, there would also be the transfer of the “translocation site” to Holt Town Council with managed public access.”

“In addition to the criterion assessment above, the benefits include delivery of an allocated North Norfolk Local Plan site which addresses the districts affordable housing need. There would be the provision of 7 affordable homes and commuted sum of £100,000 for an additional unit to be provided off site. The proposals are well designed and includes appropriate landscaping and open space.”

Officer report

What consultees said

The town council supported the proposal, while consultees generally raised no objections subject to conditions, contributions or further ecological details.

“Environmental Health – No objections – (subject to conditions including contamination in the event this is encountered, details of plant/machinery/ventilation/air con/heating equipment)”

“Norfolk County Council Flood & Water Management (LLFA) – No objection (subject to conditions) – • Objected to original details based on insufficient information and details expected at the full application stage • a sensitivity check is required to ensure strategy and calculations continue to comply with latest version of all relevant policies and guidance • Details incorporate rain garden features for 8 plots • No Construction Water Management Plan has been provided that…”

Officer report

What residents said

Most representations objected over ecology, heritage, drainage, infrastructure, traffic, design, housing need and effects on neighbouring properties.

“Does not preserve nor enhance designated heritage assets • Land should remain undeveloped / loss of green space • Loss of biodiversity, detriment to local wildlife and protected species • Detriment to Spout Hills from developing site and increased visitors etc • Inadequate drainage strategy, surface water run off / flooding concerns • Similar objections to those cited under PF/23/0537 • Concerns over design of proposals • Insufficient infrastructure, services and amenities…”

“Overdevelopment of the site • Overdevelopment of the town • Housing does not reflect local need / unaffordable / used as second homes / holiday lets • Insufficient provision of affordable housing • Development too close to existing properties / insufficient separation distances • Dominating scale – should be mostly single storey given levels differences • Inappropriate density • Inappropriate housing mix and tenure • Inconsistencies / insufficient BNG details • Public open…”

Officer report

Who spoke

Speakers included a town council representative, four objectors and a supporter; one local member abstained and another opposed the proposal.

The committee’s decision

The committee approved the application subject to securing contributions, biodiversity measures, translocation land and planning conditions.

“That Planning application PF/24/2530 be APPROVED subject to…”

Minutes