Wyvern Farm, Mattishall Road, Garvestone, Norfolk, NR9 4QP

change in the use of agricultural land and buildings to run a civil engineering business and storage of associated vehicles and equipment, including alterations to buildings and introduction of a new surfaced area (part retrospective)

Authority: Breckland Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: employment-industrial · Minor general industry/storage/warehousing
Inspector: Walker C

Main issues, as the Inspector framed them

the effect of the development on highway safety
whether the site is a suitable location for the development, having regard to the Council's spatial strategy and its accessibility
the effect of the development on the living conditions of local residents, having particular regard to noise generated along the access route and operational activity within the site

What decided it

The unacceptable harm to highway safety from the significant increase in traffic on unsuitable narrow rural lanes, combined with the site's unsuitability as a location for employment development outside any settlement boundary and inadequate mitigation of noise impacts on residential amenity, clearly outweigh the benefits of the proposal.

Framework references: 116

Plan policies cited: Policy TR01, Policy TR02, Policy EC04, Policy HOU12, Policy COM01, Policy GEN01, Policy GEN05, Policy COM03

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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