Tunns Lane, Necton, Norfolk.

 

Proposed Development: New residential unit in the Necton Conservation Area.

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Background to thr development

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Following the initial discussion with the applicant and a planning appraisal of the situation it was decided that a formal planning application for new residential development was be formulated and submitted to Breckland Council.

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The application site way is located in the Necton Conservation Area which has All Saint's church at its heart and includes Church Farm and a couple of cottages to its north, the rectory and dwellings along School Road to its east and south and a graveyard, Eastgate Farm and some dwellings to its west and south along the western side of Tuns Road. Nos. 4 to 12 School Road are part of a wider row of terraced houses (nos. 2 to 16 School Road), the western end of which used to be the Post Office and has since been converted into a dwelling (no. 2). There are a mix of building forms with linear development along School and Tuns Road and a number of backland developments. Behind the old Post Office (which faces School Road and is at its junction with Tuns Road) is an old long red brick barn that has a dual pitched clay pantile roof with black painted timber gable ends. Due to the position of the site ina Conservation Area En-Plan had to rely upon our experience in Planning Consultancy projects to formulate a scheme that wa sensitive to gteb need sof gteh heroatge asset

 

The Planning Assessment

 

The planning application proposes the subdivision and grouping of five rear gardens (belonging to nos. 4 to 12 School Road) for the erection of a new single storey dwelling. The application site also includes an existing concrete drive with garage situated behind nos. 2 to 16 School Road. It has access onto Tuns Road. The drive is to be brick weave. The new dwelling is to have a dual pitched roof with gable ends and its principal elevation is to face south. It is to measure approximately 11.5m in width by 6.3m in depth by 2. 7m in height to the eaves and 4.6m in height to the ridge. 

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The application site is located in a designated Conservation Area and the whole legal framework for these areas was The Civic Amenities Act 1967  that played a crucial role in the establishment and development of conservation areas in the United Kingdom. The Act introduced the concept of conservation areas and provided a legal framework for their designation and protection. The Civic Amenities Act 1967 aimed to address concerns about the loss of historic buildings and the degradation of areas with special architectural or historic interest. 

Breckland Planning Department considered that the dwelling would not cause significant overshadowing of neighbouring properties given its distance from the northern, eastern and southern boundaries relative to its height. Although close to the western side boundary, which would cause some degree of overshadowing to the neighbouring property (no. 2) on that side during the morning; the affected area is not the immediate garden area.

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The application was also considerd by the Heritage Asset Team at the Council as new development is expected to preserve or enhance the character, appearance and setting of Conservation Areas. The character of the area is defined by the mixture and style of buildings, the quality and relationship of buildings, prevalent building materials and the amount of trees. The proposed dwelling would be of a similar form to the barn behind no. 2 School Road with a dual pitched roof and gable ends. The design and access statement was able to demonstarte this and that the development respected the plot pattern in the locality and the Heritage Statement was able to articulate how the scheme would preserve and enhance the character and setting of the Conservation Area.

Norfolk Highway Authority has no concerns with the utilisation of the existing vehicular access onto Tunns Road, however, they are aware that there is a level difference which requires vehicles to step up when crossing the footway to gain access into the site. En-Plan were able to submit a design and access statement that showed the Highway Authority that planning permission is subject to the condition that the concrete area to the rear of the footway is re-graded to remove this level difference. With regard to the turning facility, the Highway Authority has no objection to this being provided as it met the standards laid out in the metric handbook for such a scheme. It was suggested that, given the length of the driveway shown, it is likely that vehicles may in fact park side by side (to the front of the plot) and reverse out onto Tuns Road. However, given Tuns Road has the characteristics of a street, the Highway Authority would not object if turning facilities were not provided. To ensure the availability of the parking / manoeuvring area for future occupants, the Highway Authority also advise planning permission should be subject to planning conditions that the proposed access / on-site car parking / turning area must be laid out, demarcated, levelled, surfaced and drained prior to the first occupation of the development and thereafter retained.

Accordingly, the proposed development is considered to be acceptable in planning terms and, subject to conditions ensuring acceptable materials and the protection of amenity, highways and access,  and trees, and was therefore recommended for approval, and as you can see has been duly completed.