Conditional approval

The Chairman stated that the reference number for this application was PF/20/1347 and not 1904 as printed in the Members’ agendas. 

The Development Management Team Leader presented the report by remote link and recommended approval of this application as set out in the report.  A copy of the visual presentation had previously been forwarded to the Committee.

Public Speaker

Rosemary Thew (Blakeney Parish Council)

Councillor Dr V Holliday, the local Member, stated that this was a finely balanced application, with concerns regarding the impact of winter residency of the caravans on the AONB and dark skies and the precedent for the intensification of nearby caravan and camping sites balanced against the economic benefits to the area.  She stated that the dark skies discovery site at Wiveton Downs was a short distance from the site and there had been no discussion with regard to the mitigation of the impact of light pollution on the AONB.  November and December, when daylight hours were very short, was an important time for migrating birds and the lighting and traffic movements would have an impact.  Blakeney Parish Council considered that the additional income that could be generated in the village did not outweigh the risks, but had balanced their view against a recent Ministerial Statement and the views of businesses.  She had brought the matter to Committee as there was a great deal of interest on both sides.

Councillor G Mancini-Boyle considered that the proposal would set a precedent for other sites to open during the winter months.  He was concerned that the additional traffic generated would be detrimental for the environment and questioned the need for this proposal.

Councillor R Kershaw, speaking as Portfolio Holder for Sustainable Growth, stated that businesses had suffered very badly over the last 15 months.  A Ministerial Statement had been issued in support of this type of proposal.  He proposed approval of this application as recommended.

Councillor Mrs A Fitch-Tillett reminded the Committee that it was the Local Planning Authority’s duty to conserve the special qualities of the AONB.  She was very concerned at the impact on dark skies, particularly during the winter.  She stated that the proposal did not set a precedent as there were caravan sites in her Ward that operated during the winter period.  She shared the concerns that had been expressed by the Parish Council and Local Member and would therefore oppose this application.

Councillor P Heinrich stated that this matter was very finely balanced, but the main issue in his opinion related to external lighting.  He stated that low level downlighting would minimise any disruption and he hoped that Officers could work with the applicant on a sensible approach.  It was necessary to further develop tourism in the area to extend it beyond the season and main tourist areas.  There would be some economic benefit, but how much was a matter for debate.  He requested a two year temporary permission to allow for the outcomes to be assessed.

The Assistant Director for Planning explained that proposal as put forward was the result of lengthy negotiation by Officers and the applicant could appeal against a temporary condition if it was not acceptable to him.   He advised the Committee to vote on the proposal as presented in the first instance.

Councillor N Pearce referred to Policies EN1, EN2 and EN3 and stated that whilst approval would not necessarily be in breach of the policies, it would be against the Council’s own guidelines.  He also referred to Policy EC9 in respect of holiday and seasonal occupancy.  He referred to winter weather conditions and expressed concern that the site was some distance from any settlement with access along dark, unlit lanes.  He did not support this proposal.

Councillor N Lloyd stated that one of the primary responsibilities was to protect the AONB and he considered that approval of this application would encourage other site owners to submit similar applications. No figures had been provided to demonstrate how the proposal would benefit the local economy.  However, regardless of any such benefits, he could not support the application as proposed because of the need to protect the AONB.

Councillor Mrs L Withington stated that she was torn over this application as she considered that it might help reduce second home ownership if people were able to stay in caravan accommodation over a longer season.  However, she was not sure that the impact of such a benefit would be sufficient to outweigh the impact on the AONB.

The Assistant Director for Planning advised Members that they should not give weight to setting a precedent as every application would be considered on its own merits.  It was necessary to judge the current proposal and its mitigations against the policy background.

The Chairman seconded the proposal for approval of this application as recommended.

On being put to the vote, 6 Members voted in favour of the proposal and 6 against.  On the Chairman’s casting vote it was

RESOLVED

That this application be approved in accordance with the recommendation of the Assistant Director for Planning.

The Assistant Director for Planning referred to concerns that had been raised regarding lighting and its impact on the dark skies.  There was scope to reconsider the lighting plan that had been approved previously for this site. Officers would negotiate with the applicant on this matter, taking into account the issues raised by the Parish Council, Ward Member and during the Committee discussion, and an appropriate condition would be attached to the planning permission.

With the Chairman’s permission, Councillor A Brown addressed the Committee on the issue of light pollution.  He explained that policies on light pollution were being considered through the Local Plan review process.  North Norfolk did not benefit from the highest status of protection such as that afforded to Cornwall and therefore the Council’s ability to impose controls on light pollution was limited.  However, as the application site was within the AONB, it was important that Officers apply the highest standards of control open to them to mitigate the effects of light pollution on North Norfolk’s important landscape.

The Assistant Director for Planning stated that the dark skies designation applied to a very small part of the District.  It was appropriate to address the light pollution issue through the Planning Policy & Built Heritage Working Party and emerging Local Plan documents.

Councillor Mrs A Fitch-Tillett stated that she would also take the issue to the AONB Core Management Group of the Norfolk Coast Partnership with a view to producing a Supplementary Planning Document.

Councillor R Kershaw informed the Committee that the lighting designers who had been engaged on a project in North Walsham had offered free advice on lighting technology that worked well with the eco system, and he would speak to the Assistant Director for Planning on this matter.