report Ferry Marina Horning by 88jX0Gj7

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									                                                        Broads Authority
                                                        Planning Committee
                                                        22 June 2007

Application for Determination

Parish          Horning

Reference       01/2007/0301                            Expires 2 March 2007

Location        Existing boat shed and land at Ferry Marina, Ferry Road, Horning

Proposal        Conversion of boatshed to 4 units of holiday accommodation, erection
                of new boatshed, enlargement of marina and provision of new
                moorings

Applicant       Ferry Marina Ltd


Description of Site and Proposal

The application site forms part of the Ferry Marina complex situated to the east of
Ferry View Road at the eastern end of Horning. The site comprises the existing
boatshed building, which is located adjacent to existing holiday properties and fronts
onto a mooring basin with the site’s car parking to the rear and the south, plus an
area of open space to the south end of the complex which is immediately adjacent to
the River Bure and next to the Ferry Inn. The remainder of the site is adjacent to
and within the existing mooring basin and its grassed spurs and pontoons which run
from the river to the boatshed and holiday properties. The entire site is outside of
the Horning Development Boundary and Conservation Area. The south and central
areas of the site are in Flood Risk Zone 3b (FRZ 3b) which is functional flood plain,
with the northern part comprising the boatshed building in Flood Risk Zone 3a (FRZ
3a). Access to the site is along Ferry Road which is an unmade access road running
down to the river from Lower Street.

The application is in three parts. The first part is for the conversion of the existing
boatshed, which is currently used for the repair and maintenance of private and hire
craft, into four 2 storey units of holiday accommodation comprising one 2 bedroom
unit, two 2 bedroom units and one 4 bedroom unit. With the exception of the 2
bedroom unit, all the bedrooms are on the ground floor and the main living rooms
overlook the mooring basin to the front. Materials are to be agreed.

The second aspect of the proposal is the construction of a replacement boatshed on
open land, currently grassed, adjacent to the River Bure at the southern end of the
site. The boatshed would be of a traditional construction with horizontal boarded
cladding at a higher level with painted blockwork at the base and a profiled metal
sheeting roof. It would measure 29m x 18m with a ridge height of 10m and would be
situated gable end on to the river. It would accommodate a wet dock accessed from
the mooring dyke, 2 workshop areas, an office, staff room and toilets. It would
provide full facilities including maintenance, servicing, pump-out, fuelling and boat


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hire. Currently these facilities are offered by the existing boatshed, but to access
them users have to navigate down a narrow and well-used dyke to the mooring
basin. The applicant states that the proposed relocation would provide easier
access to such facilities as well as making them more visible, and hence viable, from
the river. Stern-on moorings to accommodate 9 boats would be provided in set-back
quay-heading on the river frontage, along with space for 3 boats side on, with a
further 9 provided dyke-side; these moorings are identified as visitor moorings and
for day boats. As part of the proposal generally the applicant is proposing to re-
establish a hire fleet from the site.

The third aspect of the proposal is a re-organisation and extension of the existing
mooring dyke and basin. It is proposed to remove existing spurs of land within the
dyke to increase its size and install floating pontoons for use for mooring. A new
mooring basin would be created to the rear of the new boatshed which would
accommodate 9 boats; again these are identified as for day boats and hire boats.
These works are not proposed to alter significantly the overall number of moorings in
the marina part of the site, but to enable larger boats to be accommodated. The new
moorings on the river frontage and in the basin would provide around 21 new visitor
and/or hire fleet moorings.

Site History

2006/1724       Conversion of boatshed to 4 units of holiday accommodation
                (Withdrawn).

2006/0724       Conversion of office to two-storey unit of holiday accommodation
                (Approved).

Consultations

(i)    Horning Parish Council – Strong objection on grounds of inadequacy of current
       infrastructure to cater for additional development and visual impact of new
       boatshed. The proposal would exacerbate existing problems with traffic on
       Lower Street. Concerned about flood risk. A copy of Horning Parish Council’s
       representation is attached at Appendix 1.

(ii)   Broads Society – Expresses concern. Stern-on mooring on the river could
       impact on navigation locally and should be replaced with side-on mooring or
       relocated off-river. Insufficient information is provided to assess impact of the
       new boatshed; consequently the preference is that it should be set-back further
       from the river

(iii) Water Management Alliance – No objection.

(iv) Environment Agency – Objection on grounds of insufficient information provided
     on loss of flood plain capacity and safe access and egress in the event of
     flooding.

(v)    Environmental Health – No objections, but advise that there may be
       contamination on the site and specialist advice should be sought if necessary.


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(vi) Highways Authority – Due to the established use on the site and that the
     proposal would not generate additional traffic, advises that it would be difficult to
     substantiate an objection.

Representations

One letter from adjacent owner expressing concern about parking and the capacity
of the drainage system to cope.

Policies

Planning Policy Statement 25 – Development and Flood Risk

Norfolk Structure Plan adopted October 1999

Policy ENV12 – Design
A high standard of design for all new development will be required reflecting, where
appropriate, local styles, character and materials.

Policy ENV14 – The Norfolk Broads
Sets out an overall strategy for the Broads which includes conservation of the
landscape, waterways and wildlife, protection and enhancement of the built
environment, development of tourist and recreational facilities and consideration of the
social and economic well being of the area.

Broads Local Plan

Policy EMP5 – Development at boatyards
Within existing boatyards, the development of new boatsheds and other buildings to
meet the operational requirements of the boatyard will be permitted.

The development of new buildings or uses for other employment purposes within
boatyard sites will be permitted provided that:

(a)     the proposals are part of a comprehensive scheme for the boatyard; and

(b)     the development would involve a subsidiary part of the yard; and

(c)     the site is large enough to accommodate the different uses in a manner which
        would not conflict with each other, and would not have a significant adverse
        effect on adjoining uses and occupiers; and

(d)     there would not be a significant adverse effect on the Broads landscape,
        waterways, wildlife or built environment.

In determining proposals, the Authority will have particular regard to the objective of
retaining existing moorings, other boatyard facilities and access to the waterfront.




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Policy H7 – Conversion of rural buildings to residential or holiday accommodation
Outside the development boundaries as defined on the Proposal Map Insets, the
conversion of rural buildings of architectural, historic or landscape value to
residential or holiday accommodation use will be permitted if all the following criteria
are met:

(a)     conversion can be achieved without having a significant adverse effect on the
        character and appearance of the building, without the need for extensive
        alterations or replacement of the structure and without a significant adverse
        effect on the setting of the building being damaged by the erection of garages
        or other outbuildings; and

(b)     the conversion would provide an adequate standard of residential amenity for
        future occupiers and would not detract from the amenity of any adjoining
        occupiers; and

(c)     the conversion would not prejudice the functioning of an adjoining agricultural
        or other use; and

(d)     the building is not in an isolated location where the introduction of a dwelling
        or holiday accommodation would be intrusive into the Broads landscape.

Where appropriate, the Authority will require the applicant to provide a structural
survey in support of the proposal.

The conversion to residential or holiday accommodation of other rural buildings
outside the development boundaries will only be permitted if the proposal complies
with criteria b), c) and d) above and additionally, it would make a significant
improvement to the character and appearance of the building and its setting.

The conversion of buildings within the development boundaries will be permitted
provided the proposal complies with criteria a), b) and c) above.

Policy B11 – Design
Development will only be permitted if its scale, form, design, external materials and
colour would be appropriate to its setting. New development in the built environment
should respect the character and townscape of the area. New development in the
countryside should be appropriately located so as to minimise its visual intrusion in
the landscape.

Policy INF1 – Development and Flood Risk
Development will not be permitted where it would lead to a significant increase in the
risk of flooding to people and property, taking account of any flood protection
measures required under Policy INF2.

Policy INF2 – Protection against flooding
Where appropriate, the Broads Authority will require development which is at risk
from flooding to be protected to a level which will be determined by the Broads
Authority.



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Policy INF7 – Sewerage
Development should be connected to a foul sewer wherever practicable. Other
arrangements, including septic tanks and private sewage treatment works, will be
accepted only if the Broads Authority is satisfied that there would be no harmful
effects on the Broads environment or on groundwater and that effluent will be of a
standard sufficient to meet the needs of Broads restoration.

Policy C 5  Bank erosion - Control of permanent moorings for private motor craft
Development of permanent or long stay moorings for private motor craft will only be
permitted where they are in accordance with the following criteria:

(a)     they are in an off-river basin and would directly replace an equivalent number
        of established moorings on the river frontage; or

(b)     they are in an off-river basin in a boatyard and would not result in an increase
        in motor craft numbers; or

(c)     they are for riverside dwellings or chalets and would be, wherever possible,
        located off-river, and their use would be directly connected with, and restricted
        to, the occupation of the dwelling or chalet.

Moorings permitted by this policy should not conflict with environmental
considerations, including the reduction of bank erosion and overcrowding on the
river, and should not have a significant adverse effect on the landscape or wildlife
habitats. Where appropriate, a planning obligation will be sought to ensure
compliance with criteria a), b) and c) of this policy.

Policy C 7   Waterside development
Development on or close to the waterside will not be permitted outside the
development boundaries as defined on the Proposals Map Insets except where it is
in accordance with other relevant policies in the Local Plan.

Assessment

The main issues to consider in the determination of this application are the principle
of the conversion of the existing boatshed, the impact of the development
(particularly the proposed new boatshed), flood risk (particularly to the proposed new
holiday accommodation) and the acceptability of the new moorings (including the mix
of types).

The principle of the development

The Broads Local Plan contains strong policies to protect existing boatyards from
inappropriate development which would reduce the availability and range of such
facilities which support the local and the tourist economy. The specific policy which
applies to development for residential use at boatyards is H8, however as this
specifically applies to such sites within the development boundary it is not applicable
here, the site being outside the Horning development boundary. This
notwithstanding, the general principle is still applied through H7 which requires that
any conversion of a rural building should not prejudice the functioning of a related


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use – in this case the boatyard use - and EMP5 which reiterates the need not to
prejudice other uses on the site in addition to requiring a comprehensive scheme
where redevelopment is proposed. In addition, EMP5 supports the provision of new
buildings at boatyards where these meet the operational requirements of that site.

In this case, the rationale behind the proposal is to extend the range of holiday
accommodation on the site in order to support its tourist function, whilst relocating
the boatshed to a part of the site where it would be better able to support the boating
community by being more conveniently accessed from the river. In addition, the
provision of additional moorings in the enlarged basin and mooring dyke and the re-
establishment of a hire fleet here would support the continuation of the business.

The proposal would not result in a loss of boatyard facilities, but would extend them
through a comprehensive scheme. Potential for conflict between the differing uses is
addressed by physical separation between these and represents an improvement on
the current situation where accommodation is located close to the existing boatshed.
Finally, whilst the site is located outside of the development boundary it is well
related to the village of Horning and the tourist facilities on and around the site and is
not therefore in an area considered inappropriate for such development.

It is considered that the proposal is in accordance with the principles and objectives
of the Broads Local Plan regarding redevelopment at boatyards and is in accordance
with policies H7 and EMP5.

In addition to the above assessment under Broads Local Plan policies, it is
appropriate also to give weight to the policies in the emerging Core Strategy as
material considerations. Draft policy CS23 aims to support the waterside economy
and states:

“A network of waterside sites will be maintained throughout the system in
employment uses providing:

(i)     boating support services;
(ii)    provision of visitor facilities;
(iii)   access to the water;
(iv)    wider infrastructure to support tourism;
(v)     recreational facilities;
(vi)    community facilities.

Limited redevelopment of boatyards and other waterside employment sites for
tourism or other leisure-based operations will be permitted, subject to retention of a
network of boating services and to the use for employment purposes of the major
part of the site”.

The lower case test to the draft policy refers to alternative uses on boatyard sites
and states:

”Possible alternative uses might include visitor accommodation, uses which generate
local employment and income, uses which are related to the water and ancillary to
boating or uses which retain all or part of the boating infrastructure (environmental


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improvements, visitor moorings, electric charging points, fresh water supplies,
toilets/shower rooms etc).”

The proposal is in accordance with this draft policy.

The impact of the development

The impact of the proposed conversion is minimal locally as the necessary works are
neither extensive nor dominant and the materials proposed are appropriate; in
addition the conversion would include the removal of a number of small, poorer
quality ancillary buildings providing a linen store, shed, storage unit and secure gas
cylinder compound which would benefit the overall appearance. Concerns have
been expressed by a local resident regarding the provision of parking for the holiday
accommodation, however this would be provided in the spaces currently occupied by
the boatyard staff, who would relocate adjacent to the new boatshed, and the
changes are not significant.

The design of the new boatshed on the river frontage has required careful
consideration in order to ensure that it is not dominant, nor that it would adversely
affect the character or appearance of the area. In order to accommodate the
required facilities and craft it is by necessity a large building, but to minimise the
impact it has been reduced from the originally proposed 5 bays to 3 bays. These
form the centre part of the building and the additional workshop accommodation and
office, staff room and toilet/shower rooms are provided in two lean-to structures to
the south and north respectively which reduces the bulk of the building as well as
minimising the extent of the main ridge. The building has been located gable-end on
to the river so that the bulk of the building is read from the mooring dyke to the east
and the car parking to the west rather from the water. The materials proposed are
traditional in character, comprising a concrete block plinth which would be painted,
with timber cladding above and a profiled metal sheeting roof. Details of colours
would be covered by condition.

Concerns have been expressed by the Broads Society regarding the visual impact of
the building and suggesting that it be located further back on the site, however the
only alternative locations would be in the areas off the mooring dyke which are used
currently for mooring and where the construction of a boatshed would involve making
up land. In addition, the boatshed would be less convenient for the waterside and
access would necessitate manoeuvring up the mooring dyke, which is an operation
which the applicant is seeking to reduce.

On balance, it is concluded that the new boatshed, whilst substantial, is not unduly
prominent and would, in any case, be seen from the river in the context of the
moorings which surround it. On this basis, it is not considered to be inappropriate
and would reinforce the boatyard character of this part of Horning.

New moorings are proposed within the site and along the mooring dyke and these
are acceptable. It is proposed as part of the application to provide new stern-on
moorings along the river frontage, where the bank would be cut-in to a depth of
around 9m to prevent encroachment into the navigation. Whilst concern has been



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expressed about the stern-on moorings and the risk of obstruction, it is considered
that the cutting in will adequately address this.

Flood Risk

The application site is set within FRZ 3, with the majority being in the functional flood
plain (FRZ 3b) and only the area where the existing boatshed is located being in
FRZ 3a.

Planning Policy Statement 25 ‘Development and Flood Risk’ (PPS25) requires that a
sequential risk based approach be taken to determining the suitability of various
forms of development in flood risk zones. It identifies FRZ 3b as being suitable only
for ‘water-compatible’ development. ‘Water-compatible’ development includes
boatsheds and moorings, therefore these aspects of the proposal are acceptable
and sequentially appropriate in the context of PPS25.

In order to satisfy PPS25 and the Sequential Test in terms of the proposed holiday
accommodation, the Local Planning Authority must be satisfied that the location of
the holiday accommodation is sequentially appropriate both within the local area and
on the application site – that is, that there are no other reasonably available
alternative sites which represent a lower flood risk. The agent has provided
information on potential alternative sites within the local area and demonstrated that
when these are considered against the essential criteria required for the proposed
development, including site size and access to the water, none of the potential
alternative sites are as suitable. On this basis, it is recommended that the site is
sequentially appropriate in the local area. The proposed holiday accommodation is
situated on the area of lowest flood risk within the site and is therefore sequentially
appropriate in the site-based context. The Environment Agency support this
conclusion.

Having satisfied the Sequential Test, this aspect of the proposal must also meet the
Exceptions Test in PPS25 which requires, in summary, that the benefits of the
scheme must outweigh any flood risk, that the site be on previously developed land
and that the development would be safe. The Local Planning Authority is satisfied
that the overall benefits of the scheme, including the additional holiday
accommodation and the improved facilities, represent a benefit in terms of
sustainability of the local economy and clearly, as a conversion from an employment
use, the site is on previously developed land. These aspects of the Exceptions Test
can therefore be met and the Environment Agency agree with this.

There are, however, outstanding issues regarding safe access and egress from the
site in the event of a flood. Whilst the holiday accommodation is at a safe level,
access from the site along Ferry Road to higher ground on Lower Street is below the
safe level and, currently, the Environment Agency raise an objection. The applicants
have offered to make up Ferry Road to the nominated safe level, which would have
the benefit of improving safety for the other occupiers in the vicinity, but the
Environment Agency are of the view that this is not acceptable due to issues of
maintaining this level in perpetuity and the risk of increasing run-off and hence flood
risk elsewhere. Alternatively, the applicants suggest that in the event of flood the
safest options would be for occupiers to remain in their accommodation and propose


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a system of flood warning notices to advise of the necessary actions to be taken.
The Environment Agency consider that this may be acceptable and discussions are
on-going as to how this may be achieved, Members will be updated.

The Environment Agency also raise concerns over the loss of flood plain storage
capacity resulting from the footprint of the new boatshed and require further
information on this. The agent points out that the excavation of the new moorings
would more than compensate for any loss, however further information is required
and discussions are on-going. Members will be updated.

There have been protracted discussions with the Environment Agency regarding
flood risk here and whilst currently there remains an objection, the points of
disagreement do not seem beyond resolution.

New moorings

As stated above, the majority of the works within the existing basin are not proposed
in order to increase the number of moorings here, but to enable the accommodation
of larger boats to meet market demand. Additional moorings are, however proposed
along the river- and dyke-frontages and in a new basin to the rear of the new
boatshed. These would be to accommodate the new hire fleet, plus day boats and
would be available for visitor use.

Existing adopted Broads Local Plan policies seek to restrict and control the number
of moorings in the system, however the relevance of these policies, which sought to
address the issue of bank erosion from wash, have been largely superseded by the
wholesale changes of the last 20 years in the tourist economy which have seem the
number of boats decline dramatically. The objective now is to seek to support,
maintain and, where possible and appropriate, increase the number of boats
particularly where these are for visitor use. On this basis, the provision of new
moorings is to be welcomed.

To ensure, however, that these moorings are provided and retained for such use,
rather than becoming additional private moorings, it is appropriate condition their
use. There are currently around 16 non-private moorings within the site. It would be
unreasonably onerous to require the retention of these plus the new moorings for
visitor and/or hire and day boats, particularly given that part of the rationale for the
proposal is to re-locate the existing visitor facilities adjacent to the river to reduce the
need to manoeuvre in the dyke, however the stipulation that the new mooring are
available for non-private use is reasonable and would result in an overall increase of
around 14 berths.

Concern has been expressed regarding the impact on navigation of the new
moorings provided on the river-frontage, however these would be set back from the
river and would not impact on navigation. To protect the navigation here it would,
however, be appropriate to cover by condition the extent to which moored boats
project into the river.




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Highways

Objections have been received from Horning Parish Council on the grounds that the
proposal would exacerbate existing congestion and traffic problems in Horning and
requesting that no traffic-generating development be permitted until a link road is
constructed linking the A1062 with Lower Street, Horning. There is currently no
proposal by the Highway Authority to construct such a link and it seems unlikely that
any such proposal would come forward given the costs of major schemes and the
way in which these are prioritised across the county. In the meantime applications
need to be assessed and determined.

Whilst the concerns of the Parish Council are acknowledged, as is the problem of
congestion in Horning, given the established use on the site it would be difficult to
justify or sustain a refusal on these grounds.

Conclusion

This is a scheme which combines the provision of additional, quality holiday
accommodation in an attractive location with the expansion of boat-related facilities
which serve the local and tourist economy. The buildings, both conversion and new,
are of size, scale and form which are appropriate in their context. The outstanding
issues relate to detailed points regarding flood risk, but these do not appear to be
irresolvable.

Subject to resolution of the Environment Agency objection the proposal is in
accordance with Adopted Broads Local Plan policy, particularly policies EMP5, H8
and B11, and can be approved.

Recommendation

Delegate powers to officer to approve the application subject to resolution of the
outstanding Environment Agency objections and subject to the following conditions
in addition to any conditions subsequently required by the Environment Agency:


1.      The development to which this permission relates must be begun not later
        than the expiration of three years beginning with the date on which this
        permission is granted.

2.      The development hereby permitted shall be carried out in accordance with the
        application form and plans (drawing numbers 763/7, 763/9A, 763/11,
        763/12/A, 763/15/A, 763/17, 763/24, 763/18 and ALS3742/500/01) received
        by the Local Planning Authority on 20 February and supporting Flood Risk
        Assessment, unless otherwise first agreed in writing by the Local Planning
        Authority.

3.      The moorings identified as hire fleet and/or visitor moorings and/or day boat
        moorings shown on drawing number 763/17 received 20 February 2007 shall
        be retained and used for hire fleet, day boat and visitor moorings only and



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        shall not be used for private mooring unless otherwise agreed in writing with
        the Local Planning Authority.

4.      The stern on moorings fronting the River Bure shown on drawing number
        763/17 received 20 February 2007 shall be constructed and used such that no
        boats shall project more than 3m into the river when measured from the
        original line of the bank as shown on the survey drawing number 763/17
        received by the Local Planning Authority on 20 February 2007.

5.      No development shall be commenced until precise details of the materials and
        finishes to be used in the construction of the external elevations of the
        buildings hereby permitted have been submitted to and approved in writing
        with the Local Planning Authority. The development shall then be constructed
        and retained in full accordance with the approved details in perpetuity unless
        otherwise agreed in writing with the Local Planning Authority.

6.      The residential accommodation hereby approved shall be for holiday use only,
        and shall not be used as a second home or for the sole or main residence of
        the occupiers. No person shall occupy any part of the residential
        development hereby permitted for a period exceeding six weeks.
        Furthermore, no person shall occupy any part of the residential development
        hereby permitted within a period of three weeks following the end of a
        previous period of occupation by that same person. A register of bookings of
        the residential development hereby permitted shall be maintained at all times
        and shall be made available for inspection to an officer of the Local Planning
        Authority on reasonable notification by that officer to inspect the register and
        shall be made available for a period of twelve months following from the first
        occupation of the residential development hereby permitted.

7.      Prior to the occupation of the residential development hereby permitted, a
        scheme of flood proofing measures shall be submitted to and approved in
        writing by the Local Planning Authority. The residential accommodation
        hereby permitted shall not be occupied until the flood proofing measures as
        approved have been implemented in full and these shall be maintained as
        approved for the duration of the development.

8.      Prior to the first use of the boatshed building hereby permitted full details of
        the installation of any extractor or ventilation equipment shall be submitted to
        the Local Planning Authority for written approval. The submitted details shall
        include measures to control noise and dust. The equipment shall be installed
        and maintained in accordance with the approved details.

9.      Prior to the installation of any external lighting to the boatshed hereby
        permitted, details shall be submitted to the Local Planning Authority for written
        approval. The lighting shall thereafter be installed and maintained in
        accordance with the approved details unless otherwise agreed in writing by
        the Local Planning Authority.

10.     No development shall be carried out until details of sewage disposal from the
        residential development and the new boatshed hereby approved have been


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        submitted to and approved in writing by the Local Planning Authority. The
        means of sewage disposal shall be maintained as approved for the duration of
        the development.

11.     Prior to first commencement of the use hereby permitted, the proposed
        parking and turning areas shall be laid out in accordance with the submitted
        details and shall be retained thereafter for that specific use.

12.     Prior to commencement of the development hereby permitted full details of
        the method of excavation of the new mooring areas and the disposal of the
        spoil generated shall be submitted to and approved in writing by the Local
        Planning Authority. The method of excavation and the disposal of the spoil
        generated shall be in accordance with the approved details.

13.     All quay heading shall be constructed with timber piling, capping and waling,
        and any preservative shall be applied only by pressure treatment with non-
        toxic chemicals.

Reasons:

1.      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 2005.

2.      For the avoidance of doubt and to ensure the satisfactory development of the
        site in accordance with the specified approved plans.

3.      To ensure and protect the provision of moorings for visitor use.

4.      In the interests of navigation.

5.      In order for the Local Planning Authority to be satisfied that the materials to be
        used will be visually appropriate for the approved development and its
        surroundings in accordance with policy B11 of the adopted Broads Local Plan.

6.      To enable the Local Planning Authority to retain control over the residential
        development which has been permitted, in accordance with policies H1 and
        C12 of the adopted Broads Local Plan and where the occupation of the
        development as full-time residential accommodation would result in a sub-
        standard layout of land and a sub-standard level of residential amenity for
        future occupiers contrary to policy H1 of the adopted Broads Local Plan.

7.      To protect the property and its inhabitants from the potential risk of flooding
        and in accordance with policies INF1 and INF2 of the adopted Broads Local
        Plan.

8.      To protect nearby residents and users of the waterways from pollution in
        accordance with policy EMP5 of the adopted Broads Local Plan.




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9.      In the interests of the visual amenities of the area in accordance with
        approved Norfolk Structure Plan policy ENV14.

10.     To ensure that satisfactory drainage is provide for the development in
        accordance with policy INF7 of the adopted Broads Local Plan.

11.     To ensure the permanent availability of the parking and manoeuvring area in
        the interests of highway safety and in accordance with policy TC8 of the
        adopted Broads Local Plan.

12.     In the interests of highway safety and local amenity in accordance with
        policies TC8 and EMP5 of the adopted Broads Local Plan.

13.     To ensure that the development is visually appropriate for the Broads and
        does not pollute the water environment, in accordance with policy B11 of the
        adopted Broads Local Plan.



Background Papers: Application file ref 01/07/0301

Author:                 Cally Smith
Date of Report:         5 June 2007




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