Agenda item

The DMTL introduced the report to Members and reiterated the officer’s recommendation for refusal of the application located within AONB for reasons outlined in the report. The DMTL noted the revised response from Norfolk County Council (NCC) Highways Department, from no objection to objection, which had been received retrospective to the publication of the Agenda Pack. NCC Highways cited concerns that access via Craft Lane would be inadequate to serve the proposed development by reason of its poor alignment, restricted width, lack of passing provision, restricted visibility at adjacent road junctions and lack of pedestrian facilities.

Public Speakers

Alistair Mackay – Chairman, Northrepps Parish Council

Jeremy Youngman (Supporting)

Amber Slater (Supporting) 

Questions and Discussion

      i.        The Local Member – Cllr A Fitch-Tillett affirmed her support for the application. Cllr A Fitch-Tillett referenced two letters, the first from NNDC dated 5 April 1982 permitting development for camping at Shrublands Farm. The second, a letter of support from the licensee of the Foundry Arms in Northrepps, commending the investment and diversification of businesses to attract tourists in the backdrop of financial difficulties associated with the Covid-19 pandemic. Cllr A Fitch-Tillett stated that discussion should focus on the application only, and questioned the references made to adjacent land also owned by the applicant. The local Member commented that Craft Lane, whilst narrow, was in use as part of the Bus Route to North Walsham and that the applicant was prepared to install a footpath on land they owned to connect with footpaths owned by County Council in centre of Northrepps village. Cllr A Fitch-Tillett noted her understanding that the application was a change from camping, which had been permitted for 30 years, to site of glamping pods rather than a new development. Cllr A Fitch-Tillett stated that diversification was vital for the farming community, and referred to DEFRA’s recommendation for farms to diversify, in part, due to the phased withdrawal of EU Basic Payment Scheme subsidies.

     ii.        Cllr G Mancini-Boyle stated his support for the application in that he did not believe that the inclusion for 4 glamping pods to be a substantial change to the site. Additionally, that farmers should be applauded for diversification of business and in helping to grow the economy during difficult financial times.

    iii.        Cllr P Heinrich noted concerns that maintaining access for Campsite Licence (CL) albeit with restrictions to campervans and caravans, in addition to possible use of the adjacent site located to the north, created potential for intensification of use. He added that the glamping pods would also serve as permanent structures within the AONB.

   iv.        Cllr R Kershaw asserted his support the diversification of farming as recommended by DEFRA, and noted the difficulties within the hospitality sector during Covid-19 pandemic. Cllr R Kershaw spoke in favour of the application and noted that he was familiar with the site which was located within a hollow. He added that the instillation of glamping pods would reduce volume of caravans using Craft Lane, would not contribute to light pollution, and he could not determine the harm to the AONB.

     v.        Cllr A Brown echoed Members support for diversification of farming businesses to aid recovery from the Covid-19 pandemic. He raised issue with the potential over intensification of tourist provision to the north of the site, with reference to existing permissions for this land. Cllr A Brown reiterated that it was Members duty to respond to applications in accordance with planning policy, unless there was material consideration which would outweigh the harm, and asked whether there was anything which could prevent proliferation of the site.

   vi.        The ADP stated the importance of applications which depart from policy and relayed that officer’s identified harm to the AONB in their report. The ADP responded to Cllr A Brown’s question and suggested that it was primarily a matter for the land owner and their representatives, though unilateral undertaking could be made between the applicant and NNDC to support reduced use, or no use of camping on the adjacent land.  The ADP advised members to consider the land detailed in this application rather than adjacent land.

  vii.        The PL endorsed advise supplied by the ADP, in that the adjoining land was not part of the application, and whilst legal options could be considered, they were not relevant to discussion.

 viii.        Cllr N Lloyd noted concerns with relation to the permanent nature of the glamping pods within the AONB.

   ix.        Following questions from the Chairman, the HDMO commented that should the proposal be considered as replacement of existing caravans this may not lead to an increase of vehicles. However, the HDMO noted that the route was not ideal and would support objection if the application was an overdevelopment of the site, rather than replacement, which would be treated differently.

     x.        Cllr R Kershaw proposed, Cllr P Heinrich seconded the officer’s recommendation for refusal.

RESOLVED by 6 votes for, 3 against, and 1 abstention.

That application PF/21/2263 be refused in accordance with the recommendation presented in the Officers Report.