Service station redevelopment at 86 Drayton Road, Norwich

What was proposed

The application proposed demolishing the existing structures and building a service station with fuel pumps, sales space, jet washes, parking and electric-vehicle bays.

“The Proposal 9. The proposal is to demolish the existing structures and redevelop the site to a service station including one petrol filling station with a three-island starter gate forecourt with canopy above providing a refuelling position for six vehicles plus new underground tanks and associated fuel infrastructure.”

“A new sales building on 291 sqm is proposed on the west side of the site which includes a food to go element of 25 sqm. The service station also proposes a four jet wash bays and two car care bays with air/water and vacuum services. The proposal includes 4 EV bays, 2 are proposed and additional 2 for future EV. 11.”

Officer report

The site and its surroundings

The site is beside Aldi and commercial premises, opposite homes and small businesses, within a defined employment area and partly in Flood Zone 2.

“The site and surroundings 1. The site lies on the southern side of Drayton Road (A1067) and is bordered on two sides, the south and west with Aldi supermarket. Drayton Road is situated on the A1067 to the northwest of Norwich City Centre, approximately 3 kilometres from Norwich Station and 2.3 kilometres from Norwich Castle.”

“The site was formerly occupied by a petrol filling station, believed to have ceased operation approximately 25 years ago. Although the fuel pumps have been removed, the original canopy and sales building remain, reflecting the site’s previous use. More recently, the site has been used for car sales. The land is level with Drayton Road Constraints 5. The site is located in Defined Employment area identified as per DM16. The site is a former land fill site. 7.”

Officer report

Earlier uses and permissions

The site was formerly a petrol station, later used for car sales, and had earlier permissions for a day-care nursery and jet-wash bays.

“Relevant Planning History 8. The records held by the city council show the following planning history for the site. Case no Proposal Decision Date 4/2000/0027 Redevelopment of site for day care nursery. Approved 17/02/2000 4/1993/0531 Erection of two jet wash bays with remote jet wash machines, new air tower and vacuum machine. Approved 09/09/1993”

Officer report

What officers recommended

Officers recommended approval because the proposal supported employment and electric-vehicle use and was considered acceptable with conditions managing its impacts.

“In reaching a recommendation to grant planning permission, officers consider that the proposal will not undermine crime prevention or the promotion of community. Planning Balance and Conclusion 160. The site is located within a Defined Employment Area, and the proposal aligns with Policy DM16, which promotes business and employment development consistent with sustainability objectives.”

“The development is in accordance with the requirements of the National Planning Policy Framework and the Development Plan, and it has been concluded that there are no material considerations that indicate it should be determined otherwise. Recommendation 162. To approve application 25/00338/F 86 Drayton Road Norwich NR3 2DW grant planning permission subject to the following conditions: Standard time limit. In accordance with plans. 3.”

Officer report

Concerns from residents

Four letters raised concerns about opening hours, traffic, congestion, noise, lighting, safety, contamination, sustainability and the need for another petrol station.

“Representations 13. Adjacent and neighbouring properties have been notified in writing. 4 letters of representation have been received citing the issues as summarised in the table below. Issues raised Response The proposed opening hours of the service station are unclear See main issue 3 The development would result in increased vehicular movements, creating additional risks for pedestrians and cyclists, particularly children and elderly residents See main issue 4 Additional…”

“Issues raised Response Light pollution may adversely affect residential amenity and local wildlife See main issue 3 There are several similar petrol filling stations in close proximity; therefore, this proposal is an unnecessary form of development See main issue 1 Health and safety risks from oil spill and fire hazards See main issue 6 , These developments will be controlled and monitored by petroleum regulations and licensing Extended opening hours for jet wash bays…”

Officer report

Who spoke to members

The planner presented the application, explained the site history and addressed concerns about noise, lighting, groundwater, access, cycling and operating hours.

The committee vote

The application was proposed and seconded for approval and was approved unanimously.

“Planning Applications Committee: November 2025 31.9It was proposed and seconded that the application be approved as detailed in the officer’s recommendation. 31.10RESOLVED, unanimously, that application 25/00338/F, 86 Drayton Road, Norwich, NR3 2DW was approved as detailed in the officer recommendation subject to the following conditions: 1)Standard time limit. 2)In accordance with plans.”

Minutes