Apologies for absence were received from Councillors Bird, Murray-Smith & Pilkington.

Councillor Freeman declared a personal interest in item 6 as he is a Ward Councillor but is not predetermined.

Councillor Martin declared a personal interest in item 9 as she is a Ward Councillor.

Councillor Williamson declare a personal interest in item 9 as he is a meaner on the Wellesley Member Working Group.

Councillor A Wright declared a personal interest in item 8 as the applicant is known to him.

However, in accordance with the Council's Constitution, they are allowed to both speak and vote on the item.

The minutes of the meeting held on 10 September 2025 were confirmed as a true record.

The Chair reported that there were no matters arising from the above minutes which were not covered elsewhere on the agenda.

The Committee received and considered the report from the Senior Planning Officer.

The Senior Planning Officer reported that the application before the Committee this evening was for a change of use from residential dwelling with associated holiday let accommodation and private or private-hire swimming pool and hot tub, into a mixed use spa and treatments leisure facility with cafe (sui generis use). Part-retrospective application for erection of 4no. 2-person holiday accommodation cabins with hot tubs for use in association with the spa facility. Retrospective change of use and extension of the car park.

The Senior Planning Officer reported that the applicant had agreed an extension of time until 10 October 2025.

This application seeks to change the use of the property from a C3 dwelling with associated holiday let and private hire swimming pool into a mixed-use spa and treatment leisure facility with a café to the rear for the use of guests. The outdoor octagonal ‘pods’ which are currently used for treatments are proposed to be used for sleeping accommodation, accommodating 2 people each (a total of 8 guests). The application also seeks the retrospective change of use of an area of agricultural land to car parking. The Senior Planning Officer noted that the storage container sited within the car park does not benefit from planning permission, and nor is it included within this application. The Senior Planning Officer noted that the Enforcement officer is aware of this.

The proposed use of the site for holiday accommodation and as a spa and treatment facility would result in the employment of 12 individuals. This would comprise of 11 part time individuals and 1-person full time, with contracts varying from 4hrs to 16hrs per week for part time members of staff. The highest number of staff in a single day would be 7. There are currently 11 staff members employed from the site.

A total of 8 guests could stay overnight at any one time. The spa / treatment / swimming pool is proposed to be available to day guests with a maximum of 12 day guests at any one time between the hours of 9am to 6pm which would be in addition to overnight guests.

The existing kitchen to the rear of the property is proposed to be converted into a café. This would only be available for day guests or those with an overnight booking.

The Senior Planning Officer reported that the application site is located within an unsustainable location with limited realistic provision of accessing the site via means other than the private car. However, whilst the previous application was refused in part due to concerns about the sustainability of the site, it is considered that due to the weight which can be given to the definition of ‘small scale’ tourist facilities under Emerging Policy TCL2 and the additional information provided by the applicant in respect of the importance of the rural nature of the site for the operation of the business, that the proposal in terms of overnight accommodation can be considered acceptable.

Due to the mixed-use spa/leisure facility and café proposed in addition to the overnight accommodation, and that the overnight accommodation is not proposed to be self-catering, the proposal would operate as a business akin to a hotel use. This is a main town centre use and therefore such a proposal would normally be expected to pass a sequential test to demonstrate that it would not be preferably sited within a district or local centre, or within the development limits for Filby. However, given that the business markets itself as a rural retreat it is considered unlikely that a comparable facility would be available within a sequentially preferable location. Therefore, despite the fact that the sequential test provided in support of this application is considered to be inadequate, this is not considered to be fatal to the application.

The Local Highway Authority have objected to the application on the grounds that the site is located within an unsustainable location and journeys to and from the site will likely only be via unsustainable means. However, holiday accommodation which complies with Policy L2 is likely to be in an unsustainable location and the compliance with Policy L2 and emerging policy TCL2 is considered in this instance to outweigh issues of sustainability. However, in the interests of highway safety and to mitigate the number of journeys to the site, it is recommended that a condition is imposed to restrict use of the facility to an appointment only system.

The previous application was also refused in part due to concerns about the urbanising impact that the car park to serve the facility would have on the rural landscape. This application does propose hedging to screen this and whilst the species proposed are not considered to be completely acceptable it is considered that a suitable planting mix would be able to be secured by way of condition.

The application proposes an increase in intensification of the use of the site and therefore additional recreational impacts on designated ecological sites are likely to occur. Whilst the required shadow template HRA has been provided, the application is not supported by the required £608.34 GIRAMS contribution. Any resolution of approval should only be subject to ensuring that this financial contribution is secured prior to any decision being issued.

The Senior Planning Officer reported that it is recommended that application 06/24/0914/F should be APPROVED subject to:-

i) The required GIRAMS contribution of £608.17 first being received
ii) The conditions below (to be added to, modified and amended as necessary).

Councillor Freeman asked if it would be appropriate to go against the comments provided by the Highways Authority who evidently did not support the application on highway safety concerns. The Senior Planning Officer advised that Highways had not objected to the application on the grounds of safety concerns but had cited sustainability concerns.

Councillor Boyd did not agree that the hotel provision would take away from the offer available in the town centre. On his travels, he often came upon luxury glamping sites in the countryside and he felt that this development would only enhance the range of accommodation on offer to visitors and local residents to enjoy.

Councillor Martin echoed the sentiments of Councillor Boyd and that this development would be a great addition for residents and visitors alike.

Proposer: Councillor Boyd

Seconder: Councillor Martin

RESOLVED:-

That application number 06/24/0914/F be APPROVED subject to:-

i) The required GIRAMS contribution of £608.17 first being received
ii) The conditions below (to be added to, modified and amended as necessary).

CARRIED.

The Committee received and considered the report from the Senior Planning Officer.

The Senior Planning Officer reported that the application before the Committee this evening was a retrospective application for the change of use of hotel and grounds (Use Class C1) to restaurant use (Class E(b) - food and drink).

The Senior Planning Officer reported that there were no updates to the committee report.

The site forms Grade II Listed "The Grange Hotel" and its setting. The Grange was historically a large farmhouse, previously used as a hotel but having since been used as a public house and currently 'The Smokehouse' - a large food and drink restaurant.

The proposal is to change the use of the existing hotel and grounds from Use Class C1, to a restaurant use (Use Class E(b)). This is a retrospective application and it is understood that the premises has been operated as “The Smokehouse” since May 2019.

A number of other applications have been submitted and are yet to be determined. These relate to; the installation of air-source heat pumps, the erection of external outbuildings, hardstanding and associated external seating, and a listed building consent application for the internal works carried out within the building.

The venue hosts outdoor music events over the summer months. Whilst the application relating to the erection of outbuildings (06/23/0634/F) includes the area of external seating, as this application assesses the change of use of the grounds as well as the building, it would be considered reasonable to consider any impacts of the events across the site.

The Senior Planning Officer reported that changes were proposed to the layout at the front and the side of the building which would result in an increase to the number of car parking spaces to 71 spaces which would be more than adequate to cover the maximum of 110 covers in the restaurant.

Councillor Williamson asked if a lift would be provided to allow full disability access to the first floor.

Councillor Galer asked if the parking issues adjacent to The Smokehouse along Yarmouth Road on the grass verges and adjacent roundabout could be addressed by a condition added to the planning permission to include a Traffic Regulation Order to secure yellow lines around the restaurant so that local residents were not impacted by inconsiderate parking.

The Senior Planning Officer reported that the planning application was for change of use from a hotel to a restaurant and parking issues fell outside of the parameters of this application but reiterated that the number of parking spaces on site would be increased by at least 15 spaces to 71 spaces.

The Chair reported that the issue of parking in this area had been raised on a number of occasions but could not be debated tonight and suggested that this could be raised with the County Councillor for East Flegg.

The Head of Planning reported that on the evidence which was in front of the committee tonight, a TRO could not be justified as 71 parking spaces would be provided which County Highways had deemed acceptable.

Councillor Boyd asked if the seating area would be retained to the front of the building. The Senior Planning Officer reported that it would remain in situ.

Councillor Freeman asked that the provision of 71 car parking spaces within a 3 month period be policed by the Planning Department and be enforced if necessary to try and relieve the parking issues for local residents.

Mr Norse, applicant's agent, addressed the committee and reported the positive, salient areas of the application and urged the committee to approve the application which would ensure the continued employment of 45 FTE staff from Caister and Ormesby which was vital to the local economy.

Parish Councillor Wendt, Chair of Ormesby St Margaret with Scratby Parish Council reported that the PC fully supported the application but she reiterated concerns on parking issues in the area which affected local residents when events were being staged at The Smokehouse notably on a Thursday evening and at weekends.

Councillor Freeman reported that it was good that The Smokehouse was flourishing as The Grange, when operated as a hotel, was in a very poor state of repair. He hoped that the applicant's agent would take the message back regarding the parking problems and the impact on local residents, especially when events were being held. This would be a difficult decision for him to make. 

Councillor Martin reported that she felt that an application which supported the employment of 45 FTE for local residents needed to be supported and that the County Councillor should be approached in regard to the parking issues in the area.

Councillor Mogford reported that he would support a thriving local business and that poor parking from patrons was outside the control of the owners of The Smokehouse.

Councillor Williamson reiterated the 3 month parking provision condition which would help the parking as this would be an increase in spaces to 71 and that he fully supported this application for a thriving business.

Councillor Galer reminded the committee that a local restaurant just down the road in Scratby had closed and the land redeveloped into residential houses.

Proposer: Councillor Mogford

Seconder: Councillor Martin.

RESOLVED:-

That application number 06/24/0769/CU  be APPROVED and planning permission be granted subject to the proposed conditions listed in the agenda report (to be added to, modified and amended as necessary).

The Committee received and considered the report from the Senior Planning Officer.

The Senior Planning Officer reported that the application before the committee this evening was for  retrospective change of use of grazing paddock to secure dog exercise park for walking (sui generis); Proposed closure of existing access and new access to Mill Road and associated works.

The application site is located on the eastern side of Mill Road in Burgh Castle and comprises part of an area of equestrian grazing paddocks which have been used as a ‘secure dog walking paddock’ without planning permission, since February 2022. The site is divided up into paddocks from the previous use of the land where horses were kept for leisure purposes; equine use remains the lawful use of the site. The application site’s adjoining ‘blue line’ land encompasses the remaining paddocks which have not unlawfully changed use.

Planning permission for the change of use of a larger area of paddock for dog walking and dog exercise/agility classes, and for the retention of the storage containers, was refused in December 2023 (06/22/0338/CU). The application was refused due to concerns about the site being located within an unsustainable location and reliance on the private car, and that insufficient information had been provided to demonstrate that the new access would not damage the line of 5 protected oak trees on the western boundary (TPO No.11 of 2023).

The application proposes to close the existing access and to form a new, 8-metre-wide central access to the site. To facilitate the new entrance, a section of hedging (amounting to approx. 6 plants and 10m distance of hedge) is proposed to be removed. No additional surfacing is proposed with the existing surfacing of compacted hardcore to the parking area to be retained.

The application also proposes to regularise the change of use of the 0.74ha site into use as a dog walking paddock.

The application as initially submitted proposed including dog exercise classes and the retention of the storage containers within the application for retrospective planning permission. The application has been amended and now only includes the dog walking element, associated fencing, gating to the paddocks and the proposed access. As such, if this application were approved any future use for dog exercise classes or events would continue to be unauthorised, and failure to remove the containers would be liable to planning enforcement action.

The application form states that the proposed hours would be between 8am-6pm Monday- Friday and 8.30am-6pm Saturdays and Sundays. The site comprises two fields for use as dog walking paddocks, and the application proposes that a maximum of 6 dogs would use the site at a time, and use would be limited to an appointment only, covering either half-hour or one- hour slots with a 10-minute gap in between bookings to allow for the changeover.

The principle of changing equestrian land to another sui generis use (secure dog walking facility) is, on balance, acceptable in principle and would not result in the loss of agricultural land or sterilise it from future agricultural use. The proposal would also contribute to mitigating the pressures of designated ecological sites by redirecting some of the dog walking pressure from more sensitive ecological areas to this specific site.

It is recognised that the previous application was refused in part due to the unsustainable location of the application site and that visitors would be reliant on the private car. The site remains in an unsustainable location but the removal of the dog agility classes from the proposal and the reduction in the operating hours is considered to represent a reduction in intensity of use. Whilst this still weighs against the scheme it is not considered to be fatal overall, because the conflict with policy is reduced to a level where the benefits of the scheme are considered able to outweigh those harms.

The use should be conditioned to ensure that the business operates on an appointment only basis, restricting the number of dogs to 6 and the operating hours to between 8am-6pm Monday-Friday and 8.30am-6pm Saturdays and Sundays.

The previous reason for refusal with regards to the impact on the protected oak trees is considered to have been overcome, with the submitted Arboricultural Impact Assessment concluding that the formation of the new access would not adversely impact the protected trees.

A landscaping condition will be required to ensure that details of the hedgerow replacement and other planting in the site to achieve the 12.62% BNG requirement is provided to a satisfactory standard.

The Senior Planning Officer reported that it is recommended that application 06/25/0347/CU should be APPROVED subject to the conditions as set out in the agenda report.

Councillor Williamson was concerned in regard to the change-over periods when the possible parking of up to 12 cars at the application site could back up onto Mill Road which was a busy main route into Great Yarmouth and was a rat-run at certain times of the day as this could be very dangerous and cause issues in the area. As the site would be self-operated by its customers it would be hard to monitor

The Senior Planning Officer reported that a log book would be in operation and which could be enforceable by the Planning Enforcement Officer and that there would be a 10 minute gap between appointments and that Highways were satisfied with the provision of 6 spaces.

Councillor Boyd reported that he agreed with the concerns raised by Councillor Williamson but other than this issue he felt that this was a much needed initiative in this area.

Councillor Mogford reported that he fully supported the application as it helped to keep owners and their dogs off of the public highway which was much safer for them and for car drivers.

Proposer: Councillor Mogford

Seconder: Councillor Boyd.

RESOLVED:-

That application number 06/25/0347/CU be APPROVED subject to the conditions as set out in the agenda report.

CARRIED.

The Committee received and considered the report from the Senior Planning Officer.

The Senior Planning Officer reported that Environmental Services had responded that they had no comments to make in regard to the application which was before the committee this evening.

The Senior Planning Officer reported that this is a connected application - the land is owned by Great Yarmouth Borough Council. The application before the committee this evening is for the removal of existing seafood retail kiosk; and the erection of replacement kiosk with associated bin storage enclosure.

The application site lies to the northwest corner of Jetty North Car Park, to the south of “Castaway Island” crazy golf and west of Marine Parade. This application relates to the replacement of the kiosk building in a similar siting and of a similar scale.

The proposal is to remove the existing building and provide a replacement. The proposed replacement consists of a permanent purpose-built kiosk building with a buff brickwork plinth, white render walls and flat roof. The size and siting of the proposed replacement kiosk are similar to the existing building, extending approximately 5.9m by 4.2m, and this proposal includes an enclosed bin storage area with railings around the rear of the building.

It should be noted that the statutory consultation period for the application expires on the 17th October, with consultee comments expected to be received by the 30th September, and the Press Advert’s public consultation period expiring on the 17th October.

The proposal consists of a replacement kiosk, upgrading the appearance and usability of an existing long-established kiosk. The proposal is considered to be of appropriate design, and would not adversely impact the character of the Seafront Conservation Area or setting of the nearby Grade II and II* listed buildings. The proposal would not obstruct the promenade or public highway, nor present any adverse impacts in regard to residential amenity.

Having considered the details provided, the application, if subject to the recommended conditions, is considered to comply with policies CS6, CS9, CS10 and CS13 from the adopted Core Strategy, and policies GSP1, GY6, A1, R6, R7, E1 and E5 from the adopted Local Plan Part 2, and is consistent with the expectations of the relevant policies in the Emerging Local Plan.


The Senior Planning Officer reported that it is recommended that application 06/25/0653/F should be APPROVED and planning permission should be granted subject to:-

(i) Expiry of the public consultation period on 17th October and there being no new material considerations raised which have not already been discussed and assessed within this report,

(ii) and the proposed conditions listed below (to be added to, modified and amended as necessary; and,

(iii) in the event that any new concerns are raised during public consultation, to refer the application back to the Development Management Committee for determination.

Proposer: Councillor Freeman

Seconder: Councillor Williamson

RESOLVED:-

That application number 06/25/0653/F be APPROVED and planning permission be granted subject to:-



(i) Expiry of the public consultation period on 17th October 2025 and there being no new material considerations raised which have not already been discussed and assessed within this report,


(ii) and the proposed conditions listed below (to be added to, modified and amended as necessary; and,


(iii) in the event that any new concerns are raised during public consultation, to refer the application back to the Development Management Committee for determination.

CARRIED.

The committee received and considered the report from the Senior Planning Officer.

The Senior Planning Officer reported that the application before the committee this evening is a Connected Application as GYBC is the applicant and landowner.

 The application is for a Variation of Condition 3 of pp 06/83/0092/SU (Flood lighting scheme) - to amend the particulars of the approved lighting specification and change the light fittings and bulkhead units to be used on the retained existing lighting columns.

The proposal seeks to replace the existing lighting bulkheads on top of the 12 lighting columns.

The proposal would involve the removal of the existing 32 lights, reducing the lighting columns by 1.5 metres and the installation of 25 new flood lights. Pole 11 would have 3 flood lights with all others having 2. The lighting scheme is required to bring the facility up to the required FA standard.

Average luminance across the pitch would be 200 lux. No details of colour have been provided. No detail of the angle of installation has been provided.

The floodlights if approved would not be used after the hour of 10.30pm on any one evening.
This is in the interest of mitigating the impacts of the floodlighting on neighbouring amenity; in accordance with Core Strategy (2015) Policy CS9 and Local Plan Part 2 (2021) Policy A1.

The Senior Planning officer reported that it is recommended that application 06/25/0438/VCF  be APPROVED subject to the conditions listed in the agenda report.

Councillor Williamson asked for sight of the lux map again for clarification of the spread of light as he felt that the lux provision of 200 Lux was quite low. The Senior Planning Officer reported that this was the average lux across the pitch as each line had a different lux, those nearest to the neighbouring properties having a lux of 10.

Councillor Boyd asked why the FA needed these improvements to the lighting and that it would have been useful for the FA to have submitted their needs rationale as part of the application. The Senior Planning Officer reported that bringing it up to standard would result in level lighting across the whole of the pitch with no dark spots.

Councillor Galer was concerned that when the lights failed they would turn blue from white and need to be replaced immediately. Councillor Williamson reported that the FA would demand a certain level of lighting at all times and the faulty lights would therefore need to be replaced as quickly as possible to ensure the pitch remained FA compliant at all times.

Proposer: Councillor Galer

Seconder: Councillor Williamson

RESOLVED:-

That application number 06/25/0438/VCF  be APPROVED subject to the conditions listed in the agenda report.

CARRIED.

The Chair reported that there was no other business being of sufficient urgency to warrant consideration at the meeting.