04
The Committee received and considered the Senior Planning Officer's report which presented an application for full planning permission for the erection of 28 dwellings and associated works on land south of Beaufort Way, Wheatcroft Farm, Bradwell. The site comprises 0.84 hectares of land amongst the development at Wheatcroft Farm, Beccles Road, Bradwell.
The Principal Planning Officer presented the salient matters of the application to Members together with key issues relating to the application, as per the agenda report and addendum report.
The Principal Planning Officer reported the following update to the application since the agenda had been published, which had been circulated to Members as a second addendum report:-
Section 9.7.1. previously noted that that the LPA will need to prepare a draft Appropriate Assessment and consult with Natural England to confirm this position is acceptable, prior to issuing any permission.
The Principle Planning Officer updated that an Appropriate Assessment has already been undertaken, and Natural England noted no objection subject to mitigation being secured by financial contribution to the Norfolk GIRAMS based on the most up-to-date index-linked figure.
A copy of the Appropriate Assessment has been placed as a separate document on the website and the committee report notes that measures deemed sufficient to pass the Appropriate Assessment. There is therefore no need to consult with Natural England to confirm this position.
Recommendation 12.1 (ii) noted that the application would be delegated to Officers to grant planning permission subject to “Then consulting with and receiving confirmation from Natural England that the recommended section 106 obligations to secure GIRAMS payment, and in-combination provision of on-site public open space and off-site open space enhancement contributions are sufficient to pass the Appropriate Assessment requirements of the Habitat Regulations” This recommendation was recommended to be removed as the GIRAMS payments are considered sufficient to pass the Appropriate Assessment as per consultation with Natural England.
Anglian Water/ Flood Risk and Drainage:-
Committee report paragraph 5.10 notes that Anglian Water had not been consulted on the application, and paragraph 9.9.4 notes that “However, the development’s foul drainage impact has not yet been considered by, nor has the capacity for its disposal and treatment been confirmed by Anglian Water, although the applicant has stated that they consider there is sufficient foul water drainage capacity which they understand to have been accounted for through earlier permissions.”.
Paragraph 9.9.5 notes that “Subject to receipt of satisfactory comments from Anglian Water, and likely use of planning conditions securing the detailed surface water drainage design, foul water drainage scheme, long-term SuDS maintenance arrangements, and compliance with approved plans, the development is considered acceptable with regard to flood risk and drainage”.
A consultation response was received on the 9 December 2025 (available on the website) which notes that for Wastewater Treatment Caister - Pump Lane WRC is within the acceptance parameters and can accommodate the flows from the proposed growth, and that proposals for surface water disposal are considered acceptable.
However, for the fouil sewerage/used water network Anglian Water have objected to any connection into their foul network from the proposed development, due to capacity constraints . In order to overcome the objection, they note that they require that the applicant consults Anglian Water in the form of a Tier 2 Pre-Development enquiry (PPE) to define a Sustainable Point of Connection (SPOC).
Alternatively, Anglian Water note that if the LPA are minded to approve the application, a condition is recommended to require the applicant to submit a strategic foul water strategy to identify a sustainable point of connection to the public foul network. The Applicant has provided a detailed response to Anglian Water’s objection which is available on the website.
The applicant explains that Anglian Water had been engaged in the wider drainage strategy through their consideration of the Phase 6 Reserved Matters Application (approved January 2025), which included the land of the current application, identified as the "Uplift Parcel".
They further note that Anglian Water previously confirmed (August 2024) that the Wastewater Recycling Centre had capacity and that the used water network and drainage strategy were acceptable.
Before submitting the current "Uplift" application, the applicant also completed an Anglian Water Pre-Development Enquiry (April 2025), which again confirmed adequate network capacity. In addition, Anglian Water has already technically approved the drainage design for both Phase 6 and the Uplift Parcel through a Section 104 Agreement, demonstrating that Anglian Water has already had full sight of the proposals. Members can review these documents submitted by the applicant on the website.
In light of these details, officers are currently in discussions with Anglian Water regarding the
contrast with the objection, the technical consent and the pre-development enquiry. Officers
therefore sought an amendment to the recommendation that the application is approved subject to an updated condition in order to protect water quality and prevent pollution and secure an appropriate Foul Network connection, which could (alternatively) be removed should Anglian water alter their position and raise no objection to the scheme.
Condition 4 currently reads as:-
No development shall commence until a detailed Foul Water Drainage Strategy has first been submitted to and approved in writing by the Local Planning Authority sufficient to demonstrate there is capacity within the foul water disposal network and there will be no contribution to flooding elsewhere as a result of this development.
The strategy shall include, but not be limited to: a) evidence of the available foul drainage capacity within the local network; b) details of the proposed point(s) of connection; c) confirmation of the capacity of the receiving pumping station and any required upgrades; d) measures to prevent surcharge, on-site flooding, and flood risk to neighbouring land and properties; e) Timescales for the delivery of all foul drainage works and any required network reinforcement; and f. a management and maintenance plan for the lifetime of the development.
Following approval and submission of the drainage strategy, no dwelling shall be occupied until all works necessary to provide the approved foul drainage capacity and connection arrangements have been completed and are fully operational.
The development shall thereafter be carried out, managed and maintained in full accordance with the approved details.
Reason: To ensure that adequate foul water drainage capacity is available to serve the development, to prevent flooding and pollution, and to comply with Policies CS13 and CS14 of the Core Strategy and Policies E6 and I3 of the Local Plan Part 2.
The published recommended Condition 4 was recommended prior to Anglian Waters' response which was received on 9 December 2025, and therefore it is considered that it is necessary to update the condition to reflect the terms of the objection as set out by Anglian Water. As such it was recommended to update the terms of Condition 4 to be:
“The Development shall not be occupied until a strategic foul water strategy has been submitted to and approved in writing by the Local Planning Authority, in consultation with Anglian Water. This strategy will identify a sustainable point of connection to the public foul network. Prior to occupation, the foul water drainage works must be carried out in complete accordance with the approved scheme".
Reason: "To ensure that adequate foul water drainage capacity is available to serve the development, to prevent flooding and pollution, and to comply with Policies CS13 and CS14 of the Core Strategy and Policies E6 and I3 of the Local Plan Part 2".
The updated condition is considered necessary, relevant to planning, relevant to the development to be permitted, enforceable, precise, and reasonable in all other respects. However, should Anglian Water withdraw their objection, the condition would no longer be needed; consequently, the recommendation is also proposed to be updated to remove Condition 4 if appropriate, under the Head of Planning's delegated authority.
It is noted that Anglian Water has requested a pre-commencement condition. Their objection, however, relates to establishing a Sustainable Point of Connection further along the Anglian Water network. As the scheme would not alter the connection point for each dwelling and the proposed drainage strategy forms part of a wider, large-scale residential development that is already permitted and under construction, it is not considered necessary to impose a pre-commencement requirement. Most of the infrastructure has already been constructed under the Phase 6 reserved matters approval. Given that the foul water capacity concerns relate to the occupation and use of the dwellings, it is considered appropriate for the condition to be triggered prior to first occupation.
Furthermore, it is recommended that the Recommendation part (1) should be replaced as :-
“Receipt of a ‘no objection’ consultation response from Anglian Water, and inclusion of any appropriate mitigation measures or delivery mechanisms or conditions necessary as part of any caveated support, to be imposed at the discretion of Officers".
And replacing part (1) with the following:-
"Appropriate Conditions including those listed below (to be modified, added to, and updated as necessary) including the potential removal of condition 4 on receipt of a ‘no objection’ consultation response from Anglian Water, and inclusion of any appropriate mitigation measures or delivery mechanisms or conditions necessary as part of any caveated support, to be imposed at the discretion of Officers".
The Principal Planning Officer then proposed the following amended Recommendation.
Proposed Amended Recommendation:-
It is recommended that application 06/25/0483/F is resolved to be APPROVED and that the application be delegated to Officers to grant planning permission subject to:-
(i) Appropriate Conditions including those listed in the published Committee Report and the following revised Condition 4:-
The Development shall not be occupied until a strategic foul water strategy has first been submitted to and approved in writing by the Local Planning Authority, in consultation with Anglian Water. This strategy will identify a sustainable point of connection to the public foul network. Prior to occupation, the foul water drainage works must be carried out in complete accordance with the approved scheme.
Reason: To ensure that adequate foul water drainage capacity is available to serve the development, to prevent flooding and pollution, and to comply with Policies CS13 and CS14 of the Core Strategy and Policies E6 and I3 of the Local Plan Part 2, with the final form of conditions to be modified, added to, and updated as necessary, including the potential removal of the revised Condition 4 on receipt of a ‘no objection’ consultation response from Anglian Water, and inclusion of any appropriate mitigation measures or delivery mechanisms or conditions necessary as part of any caveated support from Anglian Water, to be imposed at the discretion of Officers); and,
(ii) Negotiating and securing completion of a suitable Section 106 Agreement to include the terms listed at Section 9.10 and Appendix 3 of the Agenda report; and,
(iii) If the Section 106 Agreement is not progressing sufficiently within three months of the date of this decision, to delegate authority to the Head of Planning to (at their discretion) either refer the application back to the Development Management Committee at the earliest opportunity for re-consideration of the application, or to refuse the application directly on the grounds of failing to secure the necessary planning obligations that would be required as part of any resolution to grant permission.
The Principal Planning Officer reported that the application was recommended for approval with updated recommendation as reported at the Committee this evening.
Ms Sherman, applicant's agent, reported the salient areas of the application. She reassured the Committee that they were working with Anglian Water in regard to finding a solution to the drainage issue. The development would result in 35 dwellings per hectare which resulted in the most effective use of the land and complimented the wider Bluebell Meadows development. The two properties whose floor plan had been revised to include integrated garages would have cycle sheds provided within the private amenity space for cycle storage.
Councillor Williamson asked what the capacity of the solar panels was. Ms Sherman reported that she did not have this information to hand but assured Councillor Williamson that they met the current building regulation requirements which was dealt with under separate legislation to planning.
Councillor Williamson reported that he was dissappointed that his question could not be answered and that this information should be provided in future planning applications. The Chair reported that this would be taken on board for future applications. Councillor Williamson reported that he was impressed with the proposed development and the amount of open space to be provided and that he fully supported the application.
Councillor Murray-Smith asked if Norfolk Constabulary had been a statutory consultee on this application. The Principal Planning Officer reported that Norfolk Constabulary were consulted on "designing out crime" in a major planning application and, to her knowledge, planning had not received a response from Norfolk Constabulary to this application, but she would double check and report back to Councillor Murray-Smith.
Proposer: Councillor Pilkington
Seconder: Councillor Green
It was RESOLVED:-
That application number 06-25-0483-F be APPROVED and that the application be delegated to Officers to grant planning permission subject to:-
(i) Appropriate Conditions including those listed in the published Committee Report and the following revised Condition 4:
“The Development shall not be occupied until a strategic foul water strategy has first been submitted to and approved in writing by the Local Planning Authority, in consultation with Anglian Water. This strategy will identify a sustainable point of connection to the public foul network. Prior to occupation, the foul water drainage works must be carried out in complete accordance with the approved scheme.
Reason: To ensure that adequate foul water drainage capacity is available to serve the development, to prevent flooding and pollution, and to comply with Policies CS13 and CS14 of the Core Strategy and Policies E6 and I3 of the Local Plan Part 2”, with the final form of conditions to be modified, added to, and updated as necessary, including the potential removal of the revised Condition 4 on receipt of a ‘no objection’ consultation response from Anglian Water, and inclusion of any appropriate mitigation measures or delivery mechanisms or conditions necessary as part of any caveated support from Anglian Water, to be imposed at the discretion of Officers); and,
(ii) Negotiating and securing completion of a suitable Section 106 Agreement to include the terms listed at Section 9.10 and Appendix 3 of the Agenda report; and,
(iii) If the Section 106 Agreement is not progressing sufficiently within three months of the date of this decision, to delegate authority to the Head of Planning to (at their discretion) either refer the application back to the Development Management Committee at the earliest opportunity for re-consideration of the application, or to refuse the application directly on the grounds of failing to secure the necessary planning obligations that would be required as part of any resolution to grant permission.
CARRIED.