Apologies for absence were received from Councillors Mogford and Capewell.

Councillor Galer declared a personal interest in Item 5 as his wife owns a property in sight of the development.

Councillor Williamson declared a personal interest in Item 6.

The minutes of the meeting held on 11th March 2026 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 and the addendum report from the Principal Planning Officer.

The Principal Planning Officer reported that the application was an outline planning application with full details of Access and all other matters reserved for future determination, for the proposed demolition of the Martham East Broiler Farm and the redevelopment of the site for up to 49no. dwellings with associated public open space, drainage and infrastructure. The proposal concerns a major development of 26 dwellings or more and has a site area of one hectare or more.

The Principal Planning Officer reported that the principle of residential development of the site is considered acceptable. Further detailed consideration of factors such as detailed surface water drainage strategy, highways, layout, scale, appearance, landscaping and impact of the design on trees should take place at reserved matters or via condition should this application be approved.  Subject to securing the planning obligations for financial contributions, affordable housing, and public open space the development can be considered acceptable. Assuming completion of a Section 106 Agreement, as described above, and subject to being confirmed to pass the Appropriate Assessment of the Habitats Regulations, the Principal Planning Officer reported that the application for outline planning permission should be considered acceptable and is recommended to be approved.

Councillor Pilkington queried whether it would be possible to use the old route and that this would be worth discussing with the applicant.

The Development Manager advised that similar debates had taken place regarding the Barton Way development but the application area does not include the southern access track. As Highways have found it accessible there is no obligation to make that happen and it would require further planning permission. Councillor Pilkington asked for the officer to discuss this with the applicant.

Councillor Williamson commented that the attenuation basin on the outline plan is shown as being much bigger than on the actual plan and asked whether it is actually big enough. Thge Principal Planning Officer commented that it was illustrative 

Councillor Pilkington proposed that the application be approved. This motion was seconded by Councillor Williamson.

Following a vote, it was RESOLVED:-

That application 06/23/0893/O be APPROVED and that the application be delegated to Officers to grant planning permission subject to:

I. First securing completion of a suitable Section 106 Agreement to secure the planning obligations and developer contributions listed at Section 10.58 of this report, comprising: a) GIRAMS contributions b) Public open space on-site and/or off-site contribution(s) c) Affordable housing d) Sustainable drainage system management company plans and proposals. e) GYBC Planning obligations monitoring fee f) NCC SEND Mainstream Premium contribution g) NCC SEND Specialist School Contribution h) NCC Library Provision contribution i) NCC Planning obligations monitoring fee

II. Officers undertaking an Appropriate Assessment as required by Regulation 63 of the Conservation of Species and Habitats Regulations 2017, and referral to Natural England for their approval to confirm there would be no likely significant impacts on designated sites

III. Appropriate Conditions including those listed below (to be modified and updated as necessary);

and

IV. 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.

Proposed Conditions 

1. Time Limit for submission of Reserved Matters and Commencement 
2. Specification of Reserved Matters to include details layout, scale, appearance and landscaping and to include details of cycle storage, details of refuse storage and collection points, details of parking provision and turning, details of colour and type of materials for all external surfaces 
3. Maximum number of dwellings 
4. Approved Plans and Documents 
5. Tree and Hedge Retention
6. Hard and Soft Landscaping Details 
7. Water Efficiency Measures 
8. Accessible and Adaptable Homes M4(2)
9. Connection to Foul Sewer Network 
10. One Fire Hydrant on No less than a 90mm main 
11. Highways Conditions (1 – 9) as recommended by Highway Authority
12. Surface Water Management Scheme condition as recommended by LLFA
13. Flood Response Plan 
14. Telemetry within the attenuation basin to monitor for potential blockages 
15. Existing and Proposed Site Levels including Proposed Dwelling Slab Levels 
16. No Demolition Until Further Bat Surveys Undertaken of Broiler Buildings and Bungalow and Any Required Mitigation
17. Construction Environmental Management Plan: Biodiversity (CEMP)     
18. Landscape and Ecological Management Plan (LEMP) 
19. Archaeology Condition – 3 parts as recommended by NCC Historic Environment Service
20. Lighting Strategy for Light Sensitive Biodiversity
21. Contaminated Land Investigations Condition 
22. Unknown Contamination Condition 
23. Details of Installation of an Air Source heat Pump (ASHP) 
24. Protection of individual dwellings – Daytime & Night-Time Sound Attenuation
25. Site layout Plan for Drainage Assets as recommended by Anglian Water 
26. EV Charging Details 
27. Arboricultural Implications Assessment 
28. Plot adjacent Acacia Avenue as shown on Illustrative Plan to be Single Storey Only

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

The Planning Officer reported that the application was for landforming and change of use of agricultural land to create an extension of adjoining golf course including construction of 2 new golf course holes to replace those being lost to coastal erosion at the existing course, with associated landscaping and infrastructure. The proposal has been advertised as a departure from the development plan with a recommendation to approve.

The proposed additional golf course holes are required to secure the long-term future of Gorleston Golf Club as a viable business, sports facility and community facility, to mitigate the impacts of coastal erosion on the existing course. The proposed development is of scale and design commensurate with the golf course holes to be lost to erosion and therefore represents an appropriate form of roll-back development. The nature of the development, only involving land forming and landscaping, would ensure that it does not have any significant detrimental impacts on the strategic gap, character of the area, or on neighbouring residential occupiers.   

The proposed development and the use of the site is considered to comply with policies CS1, CS6, CS8, CS9, CS11, CS13 and CS15 from the adopted Core Strategy, and policies GSP3, GSP4, A1, E2, E4, E5, C1 and I1 from the adopted Local Plan Part 2. 

The Planning Officer reported that it was recommended that application 06/25/0912/F is resolved to be APPROVED and that authority is delegated to Officers to grant planning permission subject to:

(i) First securing the appropriate details from the applicant that the development will be able to address the Biodiversity Net Gain hierarchy with updated supporting information as necessary, and securing relevant confirmation from the County Ecologist that the details are acceptable; and, 

(ii) The recommended conditions as listed below (to be modified, amended or added to as may prove necessary).  

Recommended Conditions

1. Commencement

The development must be begun not later than three years beginning with the date of this permission. The reason for the condition is :- The time limit condition is imposed in order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. Approved Plans and Documents

  The development shall be undertaken in accordance with the submitted plans and details listed below:

- Site Location Plan: GGC/p/100/rev.2

- Existing and Proposed Layout: GGC/p/101(a) - Existing and Proposed Contours: GGC/p/103/rev.1

- Proposed Earthworks: GGC/p/102

- Proposed Landscaping Plan: GGC/p/104

- Monitoring of Works Under Archaeological Supervision and Control: CB790 v1.3

- Arboricultural Survey: Arbtech 08 October 2025

The reason for the condition is:- F

or the avoidance of doubt of what has been approved and in the interests of proper planning.

3. Ecological Survey Work – Pre-Commencement Condition

No development shall take place within the site in pursuance of this permission until appropriate evidence has first been provided and submitted in writing to the Local Planning Authority sufficient to demonstrate that the additional ecological survey work has been undertaken relating to invertebrates and amphibians in accordance with the recommendations identified within the Preliminary Ecological Survey dated 6th March 2025.

If the surveys conclude that any mitigation measures are required, evidence will also need to be provided the Local Planning Authority to demonstrate that those mitigation measures have been undertaken.

The reason for the condition is:-

To ensure the ecological interest of the site, in terms of both wildlife and habitat, is fully considered and taken into account during the development of the site and that appropriate ecological mitigation is carried out as part of the development process, in accordance with Policy CS11 of the Core Strategy.

4. Details of Ecological Enhancement Measures – Pre-Commencement Condition

There shall be no commencement of the development hereby permitted until the full details and proposed locations of the proposed mitigation and enhancement measures to be provided in the development have first been submitted to and approved in writing by the Local Planning Authority. The details shall include the provision of at least 3 bat boxes, 4 bird boxes and other enhancements included within the approved Preliminary Ecological Survey dated 6th March 2025. The boxes and any other measures shall then be erected prior to use of the golf course holes, in strict accordance with the approved details and shall thereafter be maintained in a suitable condition to serve the intended purpose to the satisfaction of the Local Planning Authority.

The reason for the condition is:-

To ensure the ecological interest of the site, in terms of both wildlife and habitat, is fully considered and taken into account during the development of the site and that appropriate ecological enhancements are carried out as part of the development process, in accordance with Policy CS11 of the Core Strategy. 

5. Protection of Trees – Pre-Commencement Condition

No development shall take place until the tree protection measures included within drawing No. Arbtech AIA 01 (overview) have been implemented. They shall remain in place until the completion of the works hereby approved.

The reason for the condition is:-

The existing trees represent an important visual amenity which the Local Planning Authority consider should be substantially maintained, in accordance with Policy E4 of the Local Plan Part 2.  

6. In Accordance with Ecology Survey

The development hereby approved shall be carried out in strict accordance with the protected species mitigation and enhancement measures outlined in the ‘Ecological Survey Factor – Conclusion, Impact or Recommendations’ section of the Preliminary Ecological Survey dated 6th March 2025..

The reason for the condition is:-

To ensure the ecological interest of the site, in terms of both wildlife and habitat, is fully considered and taken into account during the development of the site and that appropriate ecological enhancements are carried out as part of the development process, in accordance with Policy CS11 of the Core Strategy. 

7. Replacement Tree Planting

Part A –

Prior to the first use of the additional golf course holes hereby approved, the additional tree planting shall be carried out in accordance with the specification detailed within The Proposed Landscaping plan drawing no. GGC/p/104.

Part B –

In the event that any trees or soft landscaping fail, die or become diseased or are removed for any other reason, within the first 10 years of planting, they shall be replaced with a new specimen of similar stature and of the same species within the first planting season, unless otherwise first agreed in writing with the Local planning Authority.

The reason for the condition is:-

To ensure that the enhancements to the landscape and biodiversity of the site are achieved, in accordance with policies CS11 of the Core Strategy and E4 of the Local Plan Part 2. 

8. Protection of Badger Sett

No ground clearance works shall take place whatsoever within the Badger Set buffer zone indicated on the plan included within Appendix 5 of the Preliminary Ecological Appraisal and Roost Assessment document dated 6th of March 2025.

The reason for the condition is:-

To ensure the habitat identified within the Preliminary Ecological Appraisal is not harmed by the works relating to the approved development, in accordance with Policy CS11 of the Core Strategy. 

9. Hours of Work

Due to the close proximity of other residential dwellings and/or businesses, the hours of any construction or refurbishment works that are audible outside of the boundary of the site should be restricted to reduce the likelihood of noise disturbance to:

0730 hours to 1830 hours Monday to Friday

0830 hours to 1330 hours Saturdays

No work on Sundays or Bank Holidays.

The reason for the condition is:-

In the interests of the residential amenities of the occupiers of nearby dwellings, due to the close proximity of other residential dwellings and/or businesses, in accordance with Policy A1 of the Local Plan Part 2.

10. Unknown contamination

If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue.

The reason for the condition is:-

To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with section 179 of the NPPF.

11. Archaeological Scheme of Investigation

No development shall take place other than in accordance with the approved written scheme of investigation (‘Monitoring of Works Under Archaeological Supervision and Control at ‘Gorleston Golf Club, Warren Road, Gorleston, Norfolk’, Chris Birks Archaeology, 03 October 2025).

The reason for the condition is:-

To ensure that the historic significance of the site is documented, in accordance with Policy CS10 of the Core Strategy. 

12. Biodiversity Net Gain – Pre-Commencement Condition

There shall be no commencement of the development hereby permitted until a revised Biodiversity Net Gain Plan has first been submitted to and approved in writing by the Local Planning Authority. 

The Biodiversity Net Gain Plan must address all of the matters under paragraph 14(2) of Schedule 7A to the Town and Country Planning Act 1990 and Article 37C(2) of The Town and Country Planning (Development Management Procedure) (England) Order 2015.

In addition, as the development is not anticipated to proceed in phases, the matters specified under Article 37C(4) of The Town and Country Planning (Development Management Procedure) (England) Order 2015 must also be addressed.

The Biodiversity Gain Plan to be submitted must include:

a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat;

b) the pre-development biodiversity value of the onsite habitat;

c) the post-development biodiversity value of the onsite habitat;

d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development;

e) any biodiversity credits purchased for the development; and

f) any such other matters as the Secretary of State may by regulations specify.

Please be aware that:- Under paragraph 15 of Schedule 7A, the planning authority must only approve the Biodiversity Gain Plan if they are satisfied that:

i.   the pre-development biodiversity value of the onsite habitat is as specified in the plan;

ii. the post-development biodiversity value of the onsite habitat is at least the value specified in the plan;

iii. in the case where the registered offsite biodiversity gain is specified in the plan, as allocated to the development: 

-the registered offsite biodiversity gain is so allocated (and, if the allocation is conditional, that any conditions attaching to the allocation have been met or will be met by the time the development begins), and

-the registered offsite biodiversity gain has the biodiversity value specified in the plan in relation to the development; 

iv. that any biodiversity credits specified in the plan as purchased for the development have been so purchased; and 

v. the biodiversity net gain objective is met.

In addition: -

In determining whether to approve the plan, a planning authority must take into account how the Biodiversity Gain Hierarchy will be followed, and any reasons where it cannot be followed (except in relation to irreplaceable habitats where the Hierarchy does not apply).

Re: Irreplaceable habitat: -

If prior to commencement of development the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. 

The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat. The planning authority can only approve a Biodiversity Gain Plan if it is satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.

Reason:

To ensure that the proposed development achieves the required 10% statutory Biodiversity Net Gain, and to enhance biodiversity on site in accordance with policy CS11 of the Core Strategy.

Councillor Boyd asked how long the land had been owned for and when it was last used for agricultural purposes. The Planning Officer, Stephen Polley advised it had been at least 20 years since it was last used for agricultural purposes and that it had been purchased with a view that this would be required at some point due to coastal erosion. As the erosion has increased, this has now become a necessity. The area in question is enclosed and relatively small - more of a paddock rather than a modern agricultural field.

The Chair then invited Councillor Wells to speak.

Councillor Wells advised that that it was an excellent report which clearly laid out the technical problems. It was ironic that there would be less biodiversity if the land reverted to agricultural use. The change would not change the gap between Gorleston and Hopton. Councillor Wells advised that time had been taken to engage with the residents and no concerns had been received. He also referred to the comments from Highways who were concerned regarding the construction but advised that planning policies are in place to mitigate these concerns. Councillor Wells encouraged members to approve the development subject to conditions.

Councillor Pilkington proposed that that the application be approved. This motion was seconded by Councillor Boyd. 

Following a vote, it was RESOLVED:-

That application 06/25/0912/F is  APPROVED and that authority is delegated to Officers to grant planning permission subject to:

(i)First securing the appropriate details from the applicant that the development will be able to address the Biodiversity Net Gain hierarchy with updated supporting information as necessary, and securing relevant confirmation from the County Ecologist that the details are acceptable; and,

(ii)  The recommended conditions as listed below (to be modified, amended or added to as may prove necessary). 

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

The Planning officer reported that the proposal was for the removal of Condition 5 of planning permission N11783 (granted in 22.05.1973 to erect dwelling, part O.S.53, New Road, Bradwell) - Removal of the existing restrictive condition limiting residential occupancy to that of a person solely or mainly employed, or last employed, locally in agriculture or forestry, to allow the dwelling to be used for residential occupancy on an unrestricted basis.

The application is submitted because the applicant states their family have no use for the dwelling and can not find suitable occupiers to live in the dwelling who can satisfy Condition 5 of the original planning permission, restricting occupation to rural forestry or agricultural workers.

The proposed development is a departure from the local plan, as it does not accord with the provisions set out within the policies of the adopted Core Strategy and Local Plan Part 2, but is recommended for approval.

The dwelling is currently vacant after being occupied since the mid 1970s post construction in 1973. There is no evidenced demand for the dwelling as a rural workers dwelling, either on the open market or for use as affordable housing. The location of the property outside of development limits likely restricts the dwelling to be of use to any local affordable housing provider and as demonstrated by the applicant, there is no use for the current owners of the dwelling to occupy it either. It is considered that removing the condition to restrict the occupancy to rural workers is justified and the dwelling can be occupied without restriction. While housing outside of development limits goes against Core Strategy policy CS2 and Local Plan Part 2 policy GSP1, the application satisfies adopted policy H6 and emerging policy RUR4 and would justify allowing the occupancy condition to be removed as an exception to policies CS2 and GSP1.

It is considered that the application complies with Core Strategy (2015) Policies CS1, CS2 CS3, CS9, H6, GSP1 and Local Plan Part 2 (2021) Policies H9 and A1.

The Parish Council have raised concerns that an approval would set a precedent, but if more proposals were to come forward each application would have to be decided on its own merits against adopted local planning policy (most likely the emerging local plan in the short term) and national planning policy. There is no evidence to suggest that there would be many further applications submitted if this is approved, but the issue has been considered by the local plan examination recently which has proposed setting a higher bar for satisfying the policy, for example requiring liaising with affordable housing providers.

On balance, in this instance, it is not considered that there are any other material planning considerations to suggest that the application should not be determined in accordance with the adopted development plan other than by adding the additional weight in favour of the proposal as afforded by emerging policy RUR4.

Councillor Wright proposed that that the application be approved. This motion was seconded by Councillor Murray-Smith. 

Following a unanimous vote, it was RESOLVED:-

That application 06/26/0083/VCF be APPROVED and Condition 5 of permission N11783 should be removed entirely to create a new planning permission which should be granted subject to the following condition:

Recommended Conditions

1. There shall be no means of access from the site directly to New Road.
Reason- In the interests of road safety.

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

The Planning Officer reported that the proposal was for an extension to a factory to contain new glass making machinery; Use of land for siting 6 no. storage containers; Construction of new car parking and access, and new forecourt fencing, with associated new landscaping (Use Class B2).

The proposed development would support the growth of an established business within a defined employment area by developing a site next to the existing factory, already in use by the applicant. The proposal is sited within the defined port and harbour employment area, however it would not conflict with the long-term development of the maritime and offshore energy industry nor significantly affect the availability of land for those purposes. The proposed extension, storage containers and other alterations are all acceptable in terms of design and amenity impacts. Further details which demonstrate that the development will be able to achieve BNG should be secured by Officers under delegated authority.

Councillor Boyd advised that he worked in the South Denes Road area and the employment and economy of the area have been affected. This application would give the company a new lease of life and create more opportunities.

Councillor Wright advised that this application was in his ward and it would give security to jobs which are needed within the area.

Councillor Boyd proposed that the application be approved. This motion was seconded by Councillor Martin.

Following a vote, it was RESOLVED:-

That application 06/25/1100/F is resolved to be APPROVED and that authority is delegated to Officers to grant planning permission subject to:

(i) First securing the appropriate details from the applicant that the development will be able to address the Biodiversity Net Gain hierarchy with updated supporting information as necessary, and securing relevant confirmation from the County Ecologist that the details are acceptable; and,

(ii) The recommended conditions as listed below (to be modified, amended or added to as may prove necessary).

1. Commencement
The development must be begun not later than the expiration of three years beginning with the date of this permission.
Reason: To comply with the provisions of Section 91 of The Town and Country Planning Act.

2. Approved plans and documents
The development hereby permitted shall be carried out in accordance with the following approved plans and documents received by the Local Planning Authority on 23/12/2025:
• Site Location Plan / Proposed Site Layout and South Elevation: Ref. 2030/3
• Proposed Plans and Elevations: Ref. 2030/2
• Existing Plans and Elevations: Ref. 2030/1
The materials to be used in the external walls and roof of the development hereby permitted shall match those of the existing building.
Reason: For the avoidance of doubt and in the interests of proper planning.

3. Permitted Use
There shall be no use of the development hereby permitted other than for the purposes of an extension to the existing glassworks factory operating adjacent to the development, and such activities shall be undertaken only within Use Class B2 of the Town and Country Planning (Use Classes) Order 1987, as amended.
Reason: 

To ensure that the development is used appropriately for the purposes intended by this application and to prevent future uses from occurring which may conflict with the surrounding employment area and the designated Port and Harbour Activities area in particular, in accordance with adopted policies CS6 of the Core Strategy (2015) and GY10 of the Local Plan Part 2 (2021).

4. Surface Water Drainage – Pre-Commencement Condition
With the exception of any demolition, site clearance works, archaeological work, tree protection works, ground investigations and below ground works, no development shall take place until a detailed scheme to manage surface water run-off has first been submitted to and agreed in writing with the local planning authority. The scheme shall identify the net change in impermeable surfacing at the site which is the subject of this permission and provide details of measures to mitigate any increase in surface water run-off. These details shall include an assessment of the potential for disposing of surface water by means of a sustainable drainage system, which shall include the results of infiltration testing (in accordance with BRE365). If the assessment demonstrates that a sustainable drainage scheme is feasible, the submitted details shall:
a) provide a detailed
assessment of all surface water disposal routes as detailed in the surface water hierarchy, stipulated in Building Regulations Part H.
b) provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and surface waters;
d) provide a management and maintenance plan for the lifetime of the development, which shall include the arrangements for adoption by any public authority or statutory undertaker; or
In the event that infiltration or other sustainable drainage solutions are not considered feasible the applicant shall provide full details to demonstrate this to the satisfaction of the Local Planning Authority.

The surface water drainage scheme shall thereafter be implemented in full accordance with the agreed details and shall be provided and made operational prior to the first use of the development. Following the implementation of the surface water drainage works, the drainage systems shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan.
Reason:
To ensure that an appropriate method of surface water disposal has been developed, with due regard being given to the surface water hierarchy and feasibility of providing infiltration and sustainable drainage systems on site, and to ensure that the proposed development does not result in an increased risk of flooding, in accordance with adopted policy CS13 of the Core Strategy (2015), policy E1 of the Local Plan Part 2 and the expectations of the NPPF.

5. Protection of trees on site - Pre-Commencement Condition

No development shall take place on site, including any site clearance works or demolition, in pursuance of this permission until a Tree Protection Plan (TPP) and an Arboricultural Method Statement (AMS) have first been submitted to and approved in writing by the local planning authority. This TPP and AMS shall provide full details of the methods proposed for the protection of the existing trees on site. All works on site shall take place in accordance with the approved TPP and AMS.
Reason:
To ensure the satisfactory protection of those trees to be retained on the site and to accord with Policy E4 of the Local Plan Part 2.

6. Access gate to be hung to open inwards
Any access gates shall be hung to open inwards or be of sliding type as indicated on the approved plans.
Reason:
In the interests of highway safety, in accordance with Policy CS16 of the Core Strategy.

7. Vehicle access
There shall be no commencement of the use hereby permitted until the vehicular access indicated on Drawing No. 2030/3 has first been constructed to a minimum width of 12m metres in accordance with the Norfolk County Council industrial access construction specification for the depth of the existing cobbled service strip as measured back from the near channel edge of the adjacent carriageway, in accordance with details to be first submitted to and agreed in writing by the Local Planning Authority. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.
Reason:
To ensure construction of a satisfactory access and to avoid carriage of extraneous material or surface water from or onto the highway in the interests of highway safety and traffic movement, in accordance with Policy CS16 of the Core Strategy

8. Overhang the highway

 No part of the proposed structure (the fence, its posts and foundations) shall overhang or encroach upon highway land.

Reason:
In the interests of highway safety, in accordance with Policy CS16 of the Core Strategy

9. Parking area

 
Prior to the first use of the development hereby permitted the proposed access, on-site car parking and servicing/loading/unloading/turning area shall be laid out, demarcated, levelled, surfaced and drained in accordance with approved plan ref. 2030/3 and retained thereafter available for that specific use.
Reason:
To ensure the permanent availability of the parking/manoeuvring areas, in the interests of satisfactory development and highway safety, in accordance with Policy CS16 of the Core Strategy.

10. Contaminated Land Investigation
With the exception of above ground clearance, any demolition works and tree protection works, no development shall take place until the following components of a scheme to manage the risks associated with contamination of the site have been submitted to and approved, in writing, by the Local Planning Authority as necessary:
1) A preliminary risk assessment which has identified:
a) all previous uses
b) potential contaminants associated with those uses
c) a conceptual model of the site indicating sources, pathways and receptors
d) potentially unacceptable risks arising from contamination at the site;
2) If the preliminary risk assessment identifies a potential unacceptable risk from contamination, a site investigation scheme and a full risk assessment, based on the preliminary risk assessment shall be undertaken, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The site investigation scheme and full risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The report of the findings must include:
a) a survey of the extent, scale and nature of contamination

b) an assessment of the potential risks to:

(i) human health;
(ii) property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes;
(iii) adjoining land;
(iv) controlled waters;
(v) ecological systems;
(vi) archaeological sites and ancient monuments.

c) an appraisal of remedial options and proposal of the preferred option(s).
This must be conducted in accordance with the Governments guidance ‘Land Contamination Risk Management’.

3) If the site investigation scheme and full risk assessment identifies a need for remediation, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks identified at part 2) (b) of this condition. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of land after remediation.
4) Where a remediation scheme is submitted and approved under part 3) of this condition, the approved remediation scheme must be carried out in accordance with its terms prior to the commencement of groundworks, other than that required to carry out remediation, unless otherwise agreed, in writing, by the Local Planning Authority.
5) Where a remediation scheme is submitted and approved under part 3) of this condition, the Local Planning Authority shall be given prior written notification of commencement of the remediation scheme works.
6) Following the completion of measures identified in any approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be produced. No occupation of the development shall take place until the verification report has been submitted to and approved in writing by the local planning authority, unless a revised timetable for submission of the verification report has been first agreed in writing by the local planning authority.
Reason:
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with sections 178 and 179 of the NPPF. The condition is pre-commencement as it is essential that the contamination on site is investigated, and a remediation plan drawn up before construction commences to ensure that pollutants are not mobilised and to avoid and future harm to residents.

11. Unknown contamination
If, during development, contamination not previously identified is found to be present, then no further development shall be carried out in pursuance of this permission until a scheme has been submitted to and approved by the Council as Local Planning Authority detailing how this contamination shall be dealt with in accordance with the remediation scheme as set out above. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue.
Reason:
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, in accordance with section 179 of the NPPF.

12. Biodiversity Net Gain – Statutory Pre-Commencement Condition
There shall be no commencement of the development hereby permitted until a revised Biodiversity Net Gain Plan has first been submitted to and approved in writing by the Local Planning Authority.

The Biodiversity Net Gain Plan must address all of the matters under paragraph 14(2) of Schedule 7A to the Town and Country Planning Act 1990 and Article 37C(2) of The Town and Country Planning (Development Management Procedure) (England) Order 2015.
In addition, as the development is not anticipated to proceed in phases, the matters specified under Article 37C(4) of The Town and Country Planning (Development Management Procedure) (England) Order 2015 must also be addressed.
The Biodiversity Gain Plan to be submitted must include:
a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat;
b) the pre-development biodiversity value of the onsite habitat;
c) the post-development biodiversity value of the onsite habitat;
d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development;
e) any biodiversity credits purchased for the development; and
f) any such other matters as the Secretary of State may by regulations specify.
Please be aware that:-
Under paragraph 15 of Schedule 7A, the planning authority must only approve the Biodiversity Gain Plan if they are satisfied that:
i. the pre-development biodiversity value of the onsite habitat is as specified in the plan;
ii. the post-development biodiversity value of the onsite habitat is at least the value specified in the plan;
iii. in the case where the registered offsite biodiversity gain is specified in the plan, as allocated to the development:

- the registered offsite biodiversity gain is so allocated (and, if the allocation is conditional, that any conditions attaching to the allocation have been met or will be met by the time the development begins), and
- the registered offsite biodiversity gain has the biodiversity value specified in the plan in relation to the development;
iv. that any biodiversity credits specified in the plan as purchased for the development have been so purchased; and
v. the biodiversity net gain objective is met.
In addition: -

In determining whether to approve the plan, a planning authority must take into account how the Biodiversity Gain Hierarchy will be followed, and any reasons where it cannot be followed (except in relation to irreplaceable habitats where the Hierarchy does not apply).
Reason:
To ensure that the proposed development achieves the required 10% statutory Biodiversity Net Gain, and to enhance biodiversity on site in accordance with policy CS11 of the Core Strategy.

The Chair advised Members that the annual Committee training would take place in person on 29th April 2026 at 6.30pm

The Development Manager advised Members that the next Committee meeting would take place on 20th May 2026 to discuss the Links Road development and asked for Members views on whether a site visit prior to the  meeting would be beneficial.

It was unanimously agreed that this would be of benefit.