212-container storage facility at Land South Of Hempton Poultry Farm Helhoughton Road, Hempton

What was proposed

The application sought an outdoor B8 storage facility with 212 dark green containers, fencing, CCTV, lighting, landscaping and associated works.

“Seeks the creation of an outdoor storage facility for 212 self-storage containers (Use Class B8), including 2.4m high parameter fencing, CCTV, landscaping, external lighting and associated works.”

“The external appearance of the containers would be metal clad in a dark green colour. The facility would be accessible from 7am-9pm 365 days a year. The site would be accessed via a secure gate operated by a gate code.”

Officer report

The site

The 0.74-hectare triangular grassland site is screened by mature hedgerows and a northern bund beside the poultry unit.

“The application site comprises a triangular grassland plot measuring 0.74 ha. There are established mature hedgerows on the roadside to the south and to the west and east of the application site in excess of 2m in height. This largely screens the site from the public highway and public footpath to the west of the site connecting Hempton Road with Shereford Road.”

Officer report

Earlier site history

Earlier permissions covered CO2 recovery equipment, solar panels, an anaerobic digestion site, agricultural dwellings and a poultry unit.

“RELEVANT PLANNING HISTORY (land associated with poultry unit)”

“Ref: PF/24/1295 Description Installation of CO2 Liquefaction Recovery Equipment Outcome Approved 11.09.2024”

Officer report

Officers’ recommendation

Officers recommended refusal because the proposal was a new countryside business, lacked sufficient operational and financial justification, and conflicted with spatial policies.

“For the reasons given above the proposed development would result in a use that is not considered acceptable or appropriate for a countryside location. As set out the supporting information fails to provide substantive justification or evidence for the proposals in terms of the scale of business and any effective mechanisms linking the benefits arising to the wider estate. There are no agreed estate management plans or financial details to support the application.”

“The proposal is for the creation of a new self-storage container business (212 units) on land associated with the poultry unit. The proposals are not considered to form an extension to an existing business and are located in an unsustainable countryside location.”

Officer report

Main planning concerns

Officers found the proposal acceptable on highways, design, landscape, amenity and ecology, but unacceptable in principle because a more sustainable location was available.

“As set out above, there is a self-storage business in operation within the allocated employment area at Fakenham which has land available for expansion. The applicants rule this site out as it is not within their ownership and would not be of direct benefit to them. However, the policy does not consider site ownership, simply that there is land available for the proposed use in a more sequentially appropriate location.”

“Core Strategy Policy EN 4 states that all development will be of a high-quality design and reinforce local distinctiveness. Design which fails to have regard to local context and does not preserve or enhance the character and quality of an area will not be acceptable. In this case the proposal is of a good visual design, demonstrating a good understanding of the context of the building and site and respecting its character.”

Officer report

Consultation responses

Landscape officers raised no objection subject to conditions, highways raised no objection, the fire service requested a hydrant, and the parish council made no comment.

“Landscape (NNDC) (ecology) - No Objection (subject to conditions) – appropriate mitigation and enhancement measures have been set out in the Ecological Impact Assessment, with BNG to be provided offsite.”

“Norfolk Fire Rescue Service – Comments – requirement of fire hydrant…”

Officer report

Public representations

No third-party representations were received before the consultation period ended.

“No third-party representations received, consultation period has expired.”

Officer report

Who spoke

A supporting speaker addressed the committee, and the Local Member’s written statement supported the application for economic and farm diversification reasons.

The decision

The committee resolved to defer the application.

“That Planning Application PF/25/0961 be DEFFERED.”

Minutes