Holiday let development and new residential annex approved in Cromer in north Norfolk.
- Admin
- Apr 27
- 5 min read
En-Plan were approached by the onwers of the property to take over the planing apppication to avoid enforcement action being taken as the changes introduced at the property had been made without the benefit of planning permission.
En-Pland took the information provided and formaulated a plannig application that was subsequently submitted to North Norfolk Council who validated the application and created
The application seeks retrospective permission for the conversion and extension of the
detached garage to form a holiday let unit, the proposal is therefore supported in principle in
this location and is in accordance with strategic Policies SS 1, SS 7 and EC 7 of the Core
Strategy.
The application site is located within the Settlement Boundary of Cromer and the designated
Residential Area. Cromer is defined as a Principal Settlement under Policy SS 1 of the local plan, in which the majority of new commercial and residential development is to take place (Policy SS 7). In order to support the tourism economy and provide facilities that will also benefit the local community, Policy EC 7 states that new tourist accommodation and attractions will be permitted in areas that can accommodate additional visitor numbers without detriment to the environment. All proposals should also demonstrate that they will have minimal effect on the environment and not conflict with traditional industries. Principal Settlements such as Cromer are the preferred locations for new development so that new accommodation is provided where visitors can access a range of services by a choice of travel modes.
Policy EN 4 states that all development will be of a high quality design and reinforce local
distinctiveness. Design which fails to have regard to local context and does not preserve or
enhance the character and quality of an area will not be acceptable. Proposals will be
expected to have regard to the North Norfolk Design Guide, incorporate sustainable
construction principles, make efficient use of land, be suitable designed within their context,
retain important landscape and natural features and incorporate landscape enhancements,
ensure appropriate scale and ensure that parking is discreet and accessible amongst other
matters.
The scheme is for the conversion and extension of the detached garage to form a two-
bedroom holiday let within the rear garden of 50 Cromwell Road. The proposed unit would
measure 48m² and be formed of the single storey detached garage connected via a lobby to
a timber clad extension which forms the kitchen/living area. There are no substantive design
concerns regarding the unit’s construction, and the palette of materials is considered
acceptable in accordance with Policy EN 4 of the Core Strategy.
Development is to provide satisfactory and safe vehicular access, as well as provide
adequate vehicle and cycle parking, in accordance with the requirements of Policy CT 5 and
CT 6. Paragraph 111 of the NPPF states that development should be prevented or refused
on highway grounds if there would be an unacceptable impact on highway safety, or the
residual cumulative impacts on the road network would be severe.
The application site at 50 Cromwell Road (C491) is situated on the intersection with C634
Overstrand Road and Mill Road, adjacent to one of the mini roundabouts. Highways and access to the main dwelling and the holiday let unit would be gained from an existing access some 15m from the Junction. In the initial consultation response, Highways Officers considered that to be acceptable for any increased use from a single residential dwelling, an access would need to measure 4.5m in width, with suitable levels of emerging visibility, leading to parking and turning provision suitable for the parking demands of the site. The access shown is restricted by commercial bins to around 2.4m with limited emerging visibility due to neighbouring vegetation. Revised plans were submitted to show vehicle tracking and parking and turning within the site. Highways Officers considered that, the amended plans which propose to widen the access, remove the low boundary feature to increase the frontage parking area, and relocate the bins would enable a suitable access and parking arrangement to be provided in accordance with Policy CT 5 of the Core Strategy.
The site lies within an area designated as ‘Areas Susceptible to Groundwater Flooding’. The
SFRA does not show the likelihood of groundwater flooding occurring and does not take
account of the chance of flooding from groundwater rebound and only isolated locations
within the overall susceptible area are actually likely to suffer the consequences of
groundwater flooding. It is proposed that any surface water be discharged to soakaways, the
foul water will flow to the existing foul sewer in the main road and a self-draining surfacing
will be used in constructing the driveway. Given the scale and nature of the proposal it is
considered that this is unlikely to cause detriment in this designation. The scheme is
therefore considered acceptable under Policy EN 10. With thsi in mind no flood risk assessment was required during the application process.
The application site is located in the Zone of Influence for recreational impacts from tourist
accommodation for the North Norfolk Coast Special Area of Conservation, Special
Protection Area and Ramsar Zone of Influence, Broadland Coast Special Area of
Conservation, Special Protection Area and Ramsar Zone of Influence, Norfolk Valley Fens
Special Area of Conservation, Great Yarmouth North Denes Special Protection Area,
Winterton-Horsey Dunes Special Area of Conservation, The Wash and North Norfolk Coast
Special Protection Area, and The Wash Ramsar and Special Protection Area.
Consideration is to be given to the County-wide Green Infrastructure and Recreational
Impact Avoidance Mitigation Strategy (GIRAMS) (March 2021) which has identified an
evidence based, costed and detailed package of mitigation measures aimed at delivering
strategic mitigation necessary to avoid likely significant effects on the North Norfolk Coast
Marine Protected Area and Natura 2000 from planned residential and tourism growth
forecast across Norfolk. A financial contribution of £210.84 per dwelling/self-contained
holiday unit is identified in the approved GIRAMS that would provide appropriate mitigation
for the indirect effects identified on designated habitat sites in Norfolk.
The proposed development would create one additional self-contained holiday unit of
accommodation and the applicant would therefore be liable to pay such a financial
contribution amounting to £ 210.84 before planning permission is granted. The Planning
Authority, as the ‘competent authority’, has completed an Appropriate Assessment and
concluded that subject to securing the GIRAMS financial contribution, the planning
application would not have an adverse effect on the integrity of the European Sites identified
above from recreational disturbance, when considered ‘in combination’ with other
development. Consultation with Natural England is not considered to be necessary as the
proposed development would be subject to the GIRAMs payment to offset potential impacts
of an increase in recreational disturbance to nearby Habitats Sites.
En-Plan confirmed agreement to the payment of this tariff and this has now been received
as of 21/03/24. For the above reasons, the proposal is considered to comply fully with the
GIRAM requirements and comply with Policies SS 4 and EN 9 of the adopted North Norfolk
Core Strategy, and as such planning permission was granted.
Following on from the sucess of the above application we were again employed to gain retrospective permission of a new detached annex to the main unit with the below application:
In terms of the Officer Assessment the design was considered accetable as was the position of the unit in the rear domestic curtilage. It was not considered that the proposal would cause any parking issues and as such plannig permission was duly granted.
The two approved applications have been a huge relief to the owners who have avoided enforcemt action and now have an establised business at the property. This project demonstrates how our Planning Consultancy and Architectural Services can work together to deliver retrospective planning permissions.
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