Agenda item

Delegated conditional approval.

There was a short adjournment prior to the commencement of this item to allow the Committee to view a model of the proposed development that had been provided by the applicant, and to read a submission by the applicant that had been circulated to the Committee immediately prior to the meeting.

Public Speakers

Stephen Pegg (Sheringham Town Council)

Paula Prince (objecting)

Bernard Smith (supporting)

The Interim Development Manager presented the report.  He displayed plans and photographs of the site, including Sadlers Lane.  He also displayed photographs of the applicant’s model with shadowing effects which indicated that there would be no impact on the neighbour, and photographs that had been supplied by the applicant showing views from inside the building and the external space.  He reported that the plans had been amended to remove the entrance gates and the applicant had confirmed that a north-facing window at first floor level could be obscurely glazed.  Further advice had been received from the Landscape Officer with regard to bats and a further objection had been received from the occupiers of 18 Cromer Road, both of which had been circulated to the Committee. 

In presenting the recommendation contained in the report, the Interim Development Manager explained that the building had bat roost potential and it would therefore be unlawful to grant planning permission without a full understanding of the impact on protected species. 

The Head of Planning stated that the applicant’s submission that had been circulated, and which Members had been given the opportunity to read, was in response to a request to the applicant to address the material planning considerations and had been received after office hours on the previous evening.

The Head of Planning reported that no further information had been received from Cllr C Heinink but his reasons for calling in the application were included in the report.

Councillor G Mancini-Boyle asked if a traffic survey had been conducted on Sadlers Lane.

The Interim Development Manager explained that a traffic count would not be carried out as Sadlers Lane was not a public highway.  An estimate of 6 vehicle movements a day had been calculated using TRICS data.

Councillor P Heinrich considered that the conversion was well-designed, the access appeared to be adequate for the likely number of traffic movements and the proposal complied with Local Plan Policies SS1 and EN4 and the Design Guide.  He understood the objector’s concerns but they had largely been addressed, and he did not consider that the concerns regarding the roof terrace were relevant.  He proposed acceptance of the Officer’s recommendation.

The Head of Planning stated that the recommendation gave him delegated authority to approve the application subject to prior completion of a Preliminary Roost Assessment which may also result in the need for a bat emergence survey(s).  The advice of the Landscape Officer indicated that the bat emergence survey could not be undertaken until May, although it could be done slightly earlier if there was a warm Spring.

Councillor N Lloyd asked what would happen if bats were found to be present.

The Landscape Officer explained the process for determining the presence of bats.  In the event of bats roosting in the building, it would be necessary to consider the impact of the development on the bats and the mitigation measures that would be required to comply with the relevant legislation.

In response to a further question by Councillor Mrs A Fitch-Tillett regarding the timescale for the survey work, the Landscape Officer explained that the conclusion of the work could be between May and the end of the summer depending on the number of surveys that would be required.

Councillor Lloyd asked for the Officers’ view on the concerns raised by the objector in relation to the wall adjoining her property.

The Officers explained that maintenance of the wall would be covered by the Party Wall Act and Building Regulations.  It was not relevant to the determination of the planning application.

Councillor Mrs A Fitch-Tillett seconded the proposal by Councillor Heinrich.

Councillor N Pearce asked if there was any merit in a site inspection given the necessary delay for the bat surveys and contentious nature of the application.

The Head of Planning advised that bearing in mind the importance to the parties concerned that a decision was made, and the photographs and model supplied, he considered that little would be gained from a site inspection.

Councillor Pearce asked that his concerns be noted regarding the condition and width of the roadway and access, and possible loss of privacy.

Councillor A Yiasimi stated that the report was excellent and the model had been very helpful.  He supported the application on that basis and also taking into account that there would be no highway impact and bat surveys would be carried out.

The Chairman commented that there were many small alleys in towns and villages which were used for vehicular access.  The Highway Authority had raised concerns but had taken a view that an objection could not be justified.

In response to a question by Councillor C Cushing, the Head of Planning stated that the applicant would be responsible for commissioning the bat survey work at his own expense.

RESOLVED unanimously

That subject to the completion of a Preliminary Roost Assessment together with any additional surveys incorporating their recommendations into the proposal, the Head of Planning be authorised to approve this application subject to the conditions listed in the report and any other necessary conditions.