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Broads Hotel Annex, Station Road, Hoveton

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					                                                          Broads Authority
                                                          Planning Committee
                                                          9 February 2007

Application for Determination

District        North Norfolk

Reference       20061923                           Expires 22 March 2007

Parish          Hoveton

Location        The Broads Hotel Annexe, Station Road, Hoveton

Proposal        Erection of Hotel Apartments, Holiday Homes, Retail Shops and Wine
                Bar

Applicant       J R Herbert


Description of Site and Proposal

The application relates to the Broads Hotel Annexe site which is located in Hoveton
to the west of Station Road. The Broads Authority Executive Boundary runs along
Station Road and the Broads Hotel site is located on the opposite (eastern) side of
Station Road within North Norfolk District Councils Local Planning Authority Area
and is subject to a separate application for redevelopment.

The site measures approximately 1,040 square metres and represents an important
site for major redevelopment within Hoveton. The existing site consists of the
Broads Hotel Cottage and associated car park which has been used for 20 years to
support the Broads Hotel opposite.

The proposal is for the demolition of the existing cottage and construction of:

        a 14 room hotel offering accommodation for up to 58 guests;
        a 77sq metre wine bar;
        a 193sq metre restaurant;
        5 retail units providing a total of 170sq metre of retail space;
        9 one bed apartments;
        1 two bed apartment;
        3 one bed holiday homes.

The proposal to redevelop the Broads Hotel site is subject to a separate application
(01/06/1924) which has been made to North Norfolk District Council. That proposal
consists of the demolition of the existing hotel and the construction of:

       15 two bed apartments;
       9 one bed apartments;



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           A 122 sq metre retail fitness centre;
           23 car parking spaces.

Given the scale of the proposals and the relationship between the two sites it is felt
important to work closely with North Norfolk District Council to promote a
comprehensive approach to the redevelopment of these two major sites within
Hoveton.

Policies

Norfolk Structure Plan

Policy CS6 – Villages
The role of villages as self-contained communities will be promoted by encouraging
development only where it will improve community facilities or lead to local
employment opportunities.

Policy CS8 – Infrastructure, Services and Amenities
Development will only take place where essential infrastructure, services and
amenities are adequate or where there is a firm undertaking or agreement to make
necessary provision that is relevant to planning and directly related to the proposed
development

Policy EC7 – Tourism
The overall strategy for tourism is to:

(i)         strengthen and diversify the tourism industry;
(ii)        maintain and increase employment in the tourist industry;
(iii)       enhance the quality of visitor facilities;
(iv)        control development in order to moderate visitor pressures in the most
            sensitive areas and protect the environment and heritage of Norfolk;
(v)         encourage development that reduces reliance on the private car and provides
            other sustainable tourism initiatives; and
(vi)        encourage regeneration initiatives.

Policy EC9 – Tourism
New tourism development will be encouraged in inland parts of the County and in the
existing coastal holiday centres between Great Yarmouth and Winterton, and in
Hopton, Bacton, Walcott, Mundesley, Overstrand, Cromer, Sheringham, Wells and
Hunstanton, where it is in keeping with the local environment and subject to
infrastructure, traffic generation and access considerations.

Outside these centres new tourism development in or affecting areas of particular
visitor pressure, including the coastal zone (as defined in Local Plans), the Areas of
Outstanding Natural Beauty, the Heritage Coast, and Norfolk Broads will only be
considered where:

(i)         it would not be detrimental to the character of the area;
(ii)        the type of development requires a coastal or Broads location;
(iii)       there is no significant increase in motor traffic; and


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(iv)    there are no other significant environmental concerns.

Policy ENV1 – Overall Strategy (Environment)
High priority will be given to protecting the environmental assets of the County and
conserving and enhancing biodiversity. In particular there will be special emphasis
given to the protection, conservation and enhancement of areas of local landscape
character, wildlife value, historic urban or rural environments, the setting of urban
areas, towns and villages and the quality and character of the environment generally.

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
The overall strategy for the Broads is:

(i)     to protect and conserve the landscape, waterways and wildlife of the area
        from inappropriate land use and development;
(ii)    to protect and enhance the built environment by only allowing development
        which is appropriate in location, scale and form;
(iii)   to allow the development of new facilities for informal recreation and holidays
        only in locations and on a scale which will not damage the ecological and
        landscape qualities of the area and its built environment;
(iv)    to give priority to the conservation and enhancement of the Broads landscape,
        waterways and wildlife over other considerations in the determination of
        development proposals; and
(v)     to consider development proposals having regard to the social and economic
        well-being of the area.

Proposals for development inconsistent with the above will not be permitted.

Major development proposals will be subject to the most rigorous examination, and
include an assessment of:

(i)     the need for the development in terms of national considerations, and the
        impact of permitting it or refusing it on the local economy;
(ii)    the cost of scope for developing elsewhere outside the area or meeting the
        need for it in some other way; and
(iii)   any detrimental effect on the environment and the landscape, and the extent
        to which that should be moderated.

Policy T2 – New Development (Transport)
Development will be assessed against its effect on traffic generation and alternative
modes of access. Development will not be allowed if adequate access cannot be
provided. Developers will be required to address the transport, consequences
arising from their proposals and to provide access by public transport, cyclists,
pedestrians and disabled people. Developer contributions will be sought, to secure
the provision of the necessary infrastructure and/or public transport services where
major development sites are inadequately served by modes other than the private



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car and to ensure safe and adequate site access. Developer contributions will also
be sought towards the maintenance costs of additional highway works.

Policy RC3 – Flood Risk
New development or the intensification of existing development will only be
acceptable in areas at risk from fluvial flooding or in areas where it is likely to
increase the risk of flooding elsewhere to an unacceptable level, including defined
washlands, natural flood plains, and other areas adjacent to rivers to which access is
required for maintenance purposes, where suitable mitigation measures have been
agreed.

Broads Local Plan

Policy EMP1 – Employment uses within Development boundaries
Within the development boundaries as defined on the Proposals Map Insets,
development to extend existing businesses or the development of new small scale
business premises will be permitted provided it:

(a)     is on an infill site, a small site or involves the redevelopment of a site in
        employment use; and
(b)     would not have a significant adverse effect on the form or character of the
        settlement and would be of an appropriate scale and design for its setting;
        and
(c)     protects open space of amenity value in accordance with Policy C12 and
        would not detract from frontages which contribute to the character of the
        settlement; and
(d)     would not have a significant adverse effect on the privacy and amenities of
        adjoining residential occupiers; and
(e)     would not have a significant adverse effect on wildlife and wildlife habitats or
        on the character of the Broads landscape, waterways and built environment.

Policy H1 – New dwellings within development boundaries
Within the development boundaries as defined on the Proposals Map Insets
residential development will be permitted provided it:

(a)     is on an infill site or a small site; and
(b)     would not be detrimental to the form and character of the settlement and
        would be of an appropriate scale and design for its setting in accordance with
        Policy B11; and
(c)     protects open space of amenity value in accordance with Policy C12 and
        would not detract from frontages which contribute to the character of the
        settlement; and
(d)     would provide an adequate standard of residential amenity for future
        occupiers and would not have a significant adverse effect on the residential
        amenities of adjoining occupiers.




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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 TC8 – Parking Servicing and other highways requirements
New development involving the erection of buildings, or the extension or material
change of use of existing buildings will be required to make provision for car, moped,
motorcycle and cycle parking and servicing in accordance with the standards set out
in the parking guidelines of the appropriate County Council as Highway Authority.
Standards for developments not listed in the respective guidelines will be determined
in consultation with the appropriate Highway Authority taking into account the nature
of the development.

Additional traffic likely to be generated by a proposed development must be capable
of being accommodated on the existing local road network without prejudicing road
safety or the access of any adjoining occupiers.

Where appropriate, as part of redevelopment proposals, the Authority will require the
retention of an existing car park or an existing level of on-site parking provision
where this meets the functional needs of a local service, business or visitor facility.

Policy TR 12 Holiday occupancy
Where residential development for holiday occupation is to be permitted but is
unsuitable for permanent occupation, the Authority will seek to restrict occupation to
holiday use only.

Policy TR 17 Retaining existing sites in holiday use
The Authority will encourage the retention in holiday use of sites which make a
significant contribution to holiday accommodation in the Broads. The change of use
of such sites to residential or other uses will only be permitted if it would result in
very significant benefits to the Broads area, including enhancing the form and
character of the landscape, waterways or built environment.

Assessment

This is a major application and in view of the scale and context of the proposal it is
anticipated that the Planning Committee would wish to have the opportunity to visit the
site prior to determining the application.




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Recommendation

That members visit the site on 23 February 2007 prior to considering a detailed report
to the Planning Committee on the 09 March 2007.




Background Papers: Application file ref 20061923

Author:                 Mark Brown
Date of Report:         19 January 2007




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