Village convenience store at The Old Dairy, Darrow Green Road, Denton

“Applicant’s Name: [name withheld] Address The Old Dairy Darrow Green Road Denton Norfolk IP20 0BA Proposal Proposed Village Convenience Store…”

“The application seeks planning permission for the development of a small village convenience store located within the curtilage of the applicants dwelling. The site is located outside of the development boundary, in a very rural location outside of the main settlement area of Denton, which is located to the south-east.”

“The site is located to the north of Darrow Green Road, which is a is a rural single- track road with no footpaths and no street lighting. To the west of the site is a neighbouring residential property, to the south are stable buildings and to the north and east are open agricultural fields.”

“With regard to (b), the site is not well related to a rural town/village. This policy gives preference to new sites within development boundaries. The policy also considers new small sites that are well related to a nearby rural settlement. The definition of “near” is a site that has good connectivity to these settlements, particularly in terms of pedestrian and cycle access.”

“Consequently, in light of the above assessment with regard to the principle of the development; I do not consider that the location of the site is sustainably located due to its isolated location north-west of the village of Denton.”

“The proposed building will be set within the existing area currently consisting of the concrete pad, which forms the existing driveway area in front of the main dwelling. Whilst the building will be set in front of the main dwelling, its positioning to the eastern site edge and narrow side profile help to minimise its impact on the street scene, such that the main dwelling retains its significance on the site.”

“DM Policy 3.11 relates to highway safety and DM Policy 3.12 relates to parking. Norfolk County Council Highways were consulted on this proposal. The Old Dairy is served via Darrow Green Road which is a generally narrow unclassified road. The road also serves other farms and a few residential properties. The road is unlit as depicts its rural location, and there are no footways other than public rights of way.”

“If minded to refuse this application, I wish to call the application to the Development Management Committee on the following grounds: • The proposal provides local access to essential retail services that are currently not available within approximately 5 miles of the village, provides local employment opportunities. Accords with DM2.1.”

“Objection, require further information to understand the proposed opening hours; external lighting; proposed source of heating.”

“Helpful for the community • Well located for people living in Denton • Community hub • Helps reduce social isolation • Low carbon footprint • Accessible for the rural community • Contributes to the rural economy • Respectful of rural character…”

“Members voted unanimously for approval subject to conditions (contrary to the officer’s recommendation for refusal which was lost unanimously)”

“Time limit 2. Plans 3. Visibility splay 4. On site parking/turning area 5. Opening hours (9:00-20:00 Monday to Saturday; 9:00- 17:00 Sunday). No external lighting without consent 7. No plant/machinery 8. Ownership tie 9. Specific use – village convenience store 10. Removal of permitted development rights…”

“Reasons for approval Members felt that the community benefits of the proposal outweighed the harms even though this would be contrary to the Council’s Local Plan policies.”