3 self-build homes at Land East Of The Village Hall, Cookes Road, Bergh Apton

“Applicant’s Name: [name withheld] Land east of The Village Hall, Cookes Road, Bergh Apton, NR15 1AA Proposal Erection of 3 no. Self/Custom Build dwellings…”

“The application is seeking full planning permission for the construction of three detached dwellings with garaging as self-build/custom build dwellings. Each property is a large detached two-storey house comprising of 4/5 bedrooms.”

“The site is located on the northern side of Cookes Road. Bergh Apton Village Hall is located adjacent to the western boundary of the site and there are existing houses on the opposite side of the road to the south. The site is primarily a grassed area with some trees located in the middle of the site. It is bounded by mature trees and hedges to the road frontage and western boundary, open pasture and trees to the north and trees and a pond to the east.”

“Bergh Apton is a village made up of groups and individual properties dispersed across the parish. This part of Bergh Apton comprises a small group of residential properties and the village hall. The village hall and properties opposite the site are within the defined development boundary. The site is outside but closely related to the development boundary.”

“2018/0758 Outline planning permission for the development of two detached dwellings with garages. Refused Appeal dismissed…”

“2022/0480 Retrospective application for field access to highway, new frontage fencing and hedge planting Approved…”

“Firstly, in the context of Policy 7.5 of the GNLP whilst the basic location of the site is considered to comply insofar as it is considered adjacent to the settlement boundary, the proposal does not meet the custom and self-build criteria for the reasons set out above.”

“In the context of the NPPF, having due regard to the fact that the Council does not presently have a demonstrable 5-year housing land supply, it is accepted that 3 new dwellings would present benefits of a modest level, however the adverse impacts identified above significantly and demonstrably outweigh the benefits and for this reason, when considered as a whole, the scheme does not represent sustainable development in the context of the NPPF and is recommended for…”

“The approach that has been submitted as part of this full application is that the designs of the dwellings have been set as part of this proposal, with no details of the occupiers or how they have had a meaningful input into the design of the dwelling(s).”

“During consideration of the proposal, the planning agent has suggested that full planning permission could be granted and subsequently amended through a Non Material Amendment or Section 73 application to allow significant end occupier input so as to meet the self-build/custom build criteria referred to above. Having considered the acceptability of such an approach it is considered that there are a number of flaws.”

“Concerns about significant increase in traffic • Cookes Road is a narrow and already busy road • Increased traffic and impacts for pedestrian safety • Increased traffic noise will impact quality of life • Construction noise, disruption and traffic will affect health and wellbeing • Inappropriate location due to lack of access to shops and amenities • Loss of green open space • Site has already been rejected for development • Land is ancient parkland • Proposal sites within…”

“Decision : Members voted unanimously to authorise the Assistant Director (Planning) to refuse, for the following reasons, expiry of the site and press notices.”

“The proposed housing is not supported by any specific Development Management Policy which allows for development outside of the development boundary, including Policy 7.5 of the Greater Norwich Local Plan as in this case the scheme has failed to demonstrate how…”

“The application is liable for Biodiversity Net Gain (BNG), however no information has been provided to demonstrate a minimum gain of 10% which is required. This is contrary to the requirements of Schedule 7A of the Town and Country Planning Act 1990 and with paragraph 180 of the Framework insofar as it requires decisions to contribute to and enhance the natural and local environment by providing at least a 10% net gain for biodiversity.”