Replacement dwelling at Thornhill Farm, Cley next the Sea, Holt

What was proposed

The application proposed demolishing the existing single-storey dwelling and building a contemporary two-storey replacement with landscaping and a widened access.

“CLEY-NEXT-THE-SEA – PF/25/1571 – Demolition of existing non-traditional construction dwelling and construction of replacement dwelling with associated landscaping and widening of access (self-build) at Thornhill Farm, Bridgefoot Lane, Cley-next-the-sea, Holt, Norfolk NR25 7BB.”

“THE APPLICATION Seeks full planning permission for the demolition of the existing single storey dwelling and construction of replacement contemporary two storey dwelling.”

Officer report

The site and surroundings

The site is a relatively isolated countryside dwelling within the Glaven Valley Conservation Area and Norfolk Coast National Landscape, surrounded by mature hedgerows and trees.

“Located within the countryside Located within Glaven Valley Conservation Area Landscape Character Assessment – Rolling Heath and Arable / river valleys Norfolk Coast National Landscape (formerly AONB) Tourism Asset Zone GIRAMS Zones of Influence (various)”

“The proposal is located in the countryside on the north side of Bridgefoot Lane in a relatively isolated position, with mature and hedgerows around the borders of the site with the adjacent land comprising an arable field. There is a detached curtilage outbuilding proposed to be retained as part of the proposals. The dwelling is relatively well screened from Bridgefoot Lane, a narrow countryside lane by the mature hedgerows.”

Officer report

Earlier site history

Earlier applications for extensions, a replacement double garage and removal of an agricultural occupancy condition were approved between 1988 and 2007.

“Reference PF/03/0522 Description Erection of replacement double garage Outcome Approved 09.05.2003”

“Reference PF/88/1060 Description Lifting of agricultural occupancy condition Outcome Approved 09.06.1988”

Officer report

What officers recommended

Officers recommended approval because the revised design, landscaping, ecological measures and site topography would prevent a material increase in the dwelling’s wider impact.

“The proposal seeks permission for the demolition of the existing bungalow and the construction of a larger replacement dwelling. The revised scheme has been designed to respond successfully to the site’s context, and landscape. The proposals now ensure an appropriate high-quality design and scale is delivered. The site is well screened, with filtered planting both existing and proposed.”

“Officers find that there that the negative weight associated with those considerations above is addressed by carefully amended plans, mitigation or is otherwise balanced out by the fallback position. As such reasonable positive weight can be applied to this high-quality contemporary design for a replacement dwelling.”

Officer report

Consultation responses

Conservation, landscape and highways officers raised no objections subject to conditions, while the parish council and ward councillor objected to the scale, glazing, light spill and screening.

“County Council Highways (Cromer) – No objections (subject to conditions)”

Officer report

Public views

One representation supported the proposal because the site was well screened, while another objected over highways, scale, glazing, planting, landscape, ecology, design and views.

“Objections Highway safety concerns Size and scale of replacement dwelling Increase in glazing Concerns over loss of planting, detriment to landscape, ecology and biodiversity Detrimental design Impact on views…”

“Support Site is well screened New dwelling would sit comfortably in its surroundings…”

Officer report

Who spoke

A parish council representative and a supporter addressed the committee, followed by the local member who objected to the proposal.

Conditions attached

Approval included conditions on plans, materials, ecology, landscaping, trees, lighting, glazing, access, visibility, water efficiency, electric vehicle parking and permitted development rights.

“Time limit • Development in accordance with approved plans • Materials (inc flint sample panel) • Accordance with ecological mitigation and enhancement measures • Hard and soft Landscaping details • Implementation of landscape proposals • Accordance with Arboricultural Method Statement • Replacement of tree failures (10 years) • External Lighting • Specification for glass of a VLT value less than .65 • Removal of Permitted Development rights…”

“Access in accordance with NCC specifications • Visibility splays • Levels • Water efficiency • EV parking…”

Minutes