Other Development Management policies

Policy PODM60: Advertisements and signs

  1. All proposals for the display of advertisements must comply with relevant national regulations and guidance.
  2. Advertisements and signs should be appropriately and sensitively designed and located, having regard to the character of the building/structure/area on/near which they are to be displayed, and/or the general characteristics of the locality including their location relative to the dark sky zones (policy PODM27) (see point 4).
  3. Advertisements and signs will only be permitted where the size, design (see point 4), positioning, materials and degree of illumination (see point 5) of the sign or advertisement would not have an adverse visual impact on the built or landscape character of the Broads or a detrimental effect on public safety on land, water or on the operational safety of the highway, railway and water network.
  4. Advertisements and signs need to be designed with colours and materials compatible with the building and area.
  5. There is a general presumption against illuminating advertisements to reflect the dark skies of the Broads. If signs are proposed to be illuminated, in line with policy PODM27 on light pollution and dark skies, this needs to be thoroughly justified and designed to not produce any type of light pollution/spillage.
  6. Where an advertisement or sign would have an adverse impact on the special qualities of the Broads, it will be refused.
  7. The cumulative impact of signs and/or advertisements in a particular area will also be a key consideration. The proposal shall not result in a cluttered street scene, excessive signage, or a proliferation of signs advertising a single site or enterprise.
  8. The proposal shall not cause a hazard to pedestrians or road users.

Reasoned Justification

The Authority recognises that advertisements provide businesses with an important means of attracting customers and can play an important role in informing visitors to the Broads and supporting visitor trade. By their very nature, advertisements and signs are designed to attract attention and are frequently displayed in prominent positions. Their impact on the character and appearance of buildings, settlements and the landscape can, as a result, be significant. Illuminated advertisements and signs can have a particularly significant visual impact and detract from the tranquillity and dark skies of the Broads.

The Authority will therefore carefully consider proposals for advertisements and signs to make sure they are sympathetic to the special character of the Broads and do not have an unacceptable impact on public safety on land and water. The design of an advertisement or sign, together with its size, positioning and materials, can determine how well it fits into or stands out from the surrounding area. To reduce unnecessary visual intrusion, the number of advertisements/signs will be kept to a minimum and amalgamated with existing signage. An advertisement or sign should complement existing architecture and the local context. Cumulative impact in relation to other signage in the vicinity will also be an important consideration.

Particular regard should be had to any impact of proposals on conservation areas and the historic environment. Proposals that obscure features of architectural or historical interest, or are uncharacteristic of a building’s design, will not be permitted.

Some types of advertisement are exempted from detailed control. Other specific categories do not require express consent from the Local Planning Authority, and instead qualify for ‘deemed consent’ provided they conform to stated conditions and limitations for each category. Further information on advertisement control can be found in the NPPG[157].

Reasonable alternative options

An alternative option would be to keep the original policy (other than amending text to make it clear that the policy throughout refers to signs and advertisements) and not mention specifics about the design or the issue of cumulative impact as well as strengthening the light pollution element within the policy.

Another option would be to not have a policy but given the potential impact of signs on the area, this is not deemed a reasonable alternative.

Sustainability appraisal summary

The following is a summary of the assessment of the policy and alternative(s).

A: Keep original policy: 5 positives. 0 negatives. 0 ? Overall positive.

B: Preferred Option - amend policy: 6 positives. 0 negatives. 0 ? Overall positive.

How has the existing policy been used since adoption in May 2019?

According to recent Annual Monitoring Reports, the policy has been used and schemes have been in conformity.

Why has the alternative option been discounted?

The stronger wording relating to light pollution is favoured when compared to the original to ensure the dark skies of the Broads are protected. Cumulative impact was mentioned in the supporting text of the original policy and so it seems logical to refer to it in the policy. And given the emphasis on design, it seems prudent to be more specific about design requirements.

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Policy PODM61: Re-use, conversion or change of use of buildings

  1. The re-use, conversion or change of use of buildings and structures to employment, tourism (including holiday accommodation for short stay occupation on a rented basis), recreation and community uses will be supported where:
    1. A structural survey demonstrates that the building is structurally sound and capable of conversion without major rebuilding and/or substantial extension;
    2. The building can be re-used, converted or changed without an adverse effect on the character of the Broads’ landscape, or its setting and the re-use, conversion or change takes the opportunity to make a positive contribution to the appearance of the locality;
    3. The proposal is of a high-quality design, retaining the features that contribute positively to the character of the building;
    4. The nature, scale and intensity of the proposed use are compatible with, and would not prejudice, surrounding uses and the character of the locality;
    5. The highway network is able to accommodate safely the demands resulting from the proposed use;
    6. The design and details of conversion will maintain, and enhance, restore, or add to biodiversity; and
    7. It incorporates measures to enhance the environmental performance of the building in particular light pollution, energy and water efficiency, flood risk resilience and climate change adaptation and resilience measures.
  2. The conversion of a building or structure to a residential use outside a development boundary, where the building would be used as a second home or for the main residence of the occupiers, will only be acceptable when all the above criteria are met and when it is clearly demonstrated that employment, recreation, tourism, and community uses would be unviable.
  3. The conversion of a building or structure to holiday/tourism accommodation would need to meet criteria a to g of this policy as well as the requirements of the policies in the tourism section.
  4. For proposals outside development boundaries for uses other than residential, second homes and tourism accommodation (which are covered in criteria 2 and 3), the above criteria will apply and also that the building is in a sustainable location, with adequate access to services and facilities or adequate access to people who would use the service or facility.
  5. The Authority may seek to apply conditions limiting the ability to change use to other uses within Use Class E without the need for planning permission.

Reasoned Justification

The re-use of buildings in the countryside can support the vitality of rural communities and help minimise the need for new build development that has the potential to detract from the special landscape character of the Broads. Indeed, there is embodied carbon in buildings and demolition and re-build may not be the best use of resources. The Authority is therefore generally supportive of the re-use of appropriately located and suitably constructed buildings in the countryside.

This policy is in line with the Embodied Carbon policy, which may be of relevance to proposals – see PODM2.

Large, modern agricultural and industrial buildings will generally be considered to be unsuitable for conversion. The Authority will consider the appearance and architectural value of the building and how it contributes to the Broads’ landscape, as well as the street scene, both before and after conversion.

The term 'holiday/tourism accommodation' means that permitted by policy PODM36, e.g. short term holiday lets.

The conversion and re-use of buildings in the countryside will only be acceptable where a structural survey undertaken by an independent Structural Engineer demonstrates that the building is structurally sound and capable of conversion without major rebuilding or reconstruction.

To protect the character of the building and the surrounding landscape, all conversion works must be undertaken sensitively, using a high standard of design and good quality materials. The erection of substantial extensions can have a detrimental impact on the original form of a building or group of buildings and on the openness and special character of the landscape. The removal of external features, including original openings and materials, can erode the character of the building. It is expected that conversion works would involve minimal intervention to the original form and fabric of the building, such as new openings.

Buildings in the countryside have the potential to provide important breeding and roosting places for a number of species protected under a range of legislative provisions, including bats, barn owls or nesting birds. In accordance with policy PODM14, if the presence of a protected species is suspected the applicant will be required to submit appropriate protected species surveys. The policy also seeks to ensure that conversion works aim to maintain and enhance, restore, or add to biodiversity. If a proposal is considered in the context of this policy to potentially have a likely significant effect alone or in combination with other plans and projects on a habitat site, it will need to be considered against the Habitats Regulations and a project level Appropriate Assessment undertaken.

Proposals within a development boundary are deemed to have very good access to services and facilities. While it will not always be possible to apply the same standards of accessibility in established settlements to proposals in the countryside, when assessing proposals to convert a building in the countryside regard will be given to the sustainability of the location and the impact the proposed use would have on the local highway network. That being said, on occasion a building may be worthy of retention and benefit from conversion but be in an isolated location, and the Authority will balance the criteria within the policy.

Residential conversions may be appropriate for some types of buildings and in certain locations, providing that it has been demonstrated that a commercial or community use of the building is unviable and that the building is of sufficient quality to merit retention by conversion. Applications to convert a building outside of a development boundary to residential use should be accompanied by a report undertaken, by an independent Chartered Surveyor, which demonstrates why employment, recreation, tourism, and community uses would not be viable due to inherent issues with the building. This should include details of conversion costs, the estimated yield of the commercial uses, and evidence of the efforts that have been made to secure employment, recreation, tourism, and community re-use for a sustained period of 12 months. The Authority will need to verify the content of such a report and may need to employ external expertise to do so. The applicant will need to meet the cost of this.

Where a building is of historic or architectural merit, the application will be considered under Policy PODM13 on the re-use of historic buildings. For re-use or conversions of historic buildings (designated or non-designated), please refer to PODM13.

PODM61 does not relate to buildings currently in employment use – see PODM30 and PODM31.

There are permitted development rights to change the use of existing buildings. These are less permissive in the Broads than in other undesignated areas. A proposal may not require planning permission, but the applicant is advised to check with Development Management Officers at the Broads Authority for advice.

Reasonable alternative options

The original policy, with no amendments.

No policy

Sustainability appraisal summary

The following is a summary of the assessment of the policy and alternative(s).

A: Keep original policy: 7 positives. 0 negatives. 0 ? Overall, positive.

B: Preferred Option - amend policy: 11 positives. 0 negatives. 0 ? Overall, positive.

C: No policy: 0 positives. 0 negatives. 11 ? Overall, positive.

How has the existing policy been used since adoption in May 2019?

According to recent Annual Monitoring Reports, the policy has been used and schemes are in general conformity with the policies.

Why have the alternative options been discounted?

There are often proposals to convert, re-use or change the use of buildings. A policy that seeks to guide such proposals is therefore prudent given the prominence of buildings in the landscape of the Broads. The changes clarify the policy, highlight the opportunities conversion, re-use and change of use to improve the environmental credentials of the schemes as well as refer to embodied carbon.

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Policy PODM62: Leisure plots, amenity plots and mooring plots

  1. New leisure plots, amenity plots and mooring plots will not normally be permitted.
  2. The use of existing mooring plots will be restricted to the mooring of boats and uses incidental to that activity. Mooring plots will be kept generally free of buildings and above ground structures. Provision of unobtrusive, appropriately designed and appropriately located moorings, steps, ramps, electric hook up/charging points (that meet the requirements of the dark skies policy), renewable energy generating equipment to provide energy for electric hook up/charging points and small scale storage lockers, for use incidental to the enjoyment of the moorings, may be appropriate in some locations where they would be consistent with the objectives of protecting and conserving the Broads landscape character, dark night skies and ecology, and with other policies of the Development Plan.
  3. For existing leisure, amenity and mooring plots, permission will not normally be granted for the erection of buildings, enclosures, or structures, and the permanent or seasonal occupation of the land, vehicles, boats, etc., or the stationing of caravans, will not be permitted. The provision and maintenance of additional landscaping will be encouraged, having regard to the existing character of the area, and limiting wind shadow on the river in the interests of sailing.

Reasoned Justification

Leisure, amenity, and mooring plots often result in the creation of a suburban appearance, with associated domestic paraphernalia that detracts from the landscape character of the Broads and the visual quality of the waterscape. Such plots can lead to an incremental erosion of character on edges of settlements. Consequently, the creation of new leisure, amenity and mooring plots will not normally be supported by the Authority. There may be occasions when this type of development could only be permitted where the degree of change would not have an adverse effect on the existing landscape character and visual appearance of the area.

The erection of structures on existing leisure and amenity plots, such as sheds, summerhouses, caravans, and fences to demarcate the plots, has the potential to not only detract from the character and appearance of sensitive parts of the Broads’ landscape but also damage areas of wildlife importance. For this reason, the Authority will control development on existing plots to make sure development only takes place where it is incidental to the mooring of boats and/or low-key enjoyment of the plots and is consistent with the other policies in the Plan.

For the purpose of this policy, the term ‘leisure plot’ describes a plot resulting from the sub-division of land and its use for leisure purposes, such as quiet enjoyment of the plot and scenery, and informal recreation. Amenity plot means a piece of land being used for amenity purposes. For the purpose of this policy, the term ‘leisure plot’ and 'amenity plot' describes a plot resulting from the sub-division of land and its use for leisure and amenity purposes, such as quiet enjoyment of the plot and scenery, and informal recreation.

Within the Broads, leisure plots are often established in waterside locations, in which case they are termed ‘mooring plots’. A mooring plot is an area of land associated with moorings that may have boundary treatments but has limited other paraphernalia other than that incidental to the enjoyment of the moorings such as small-scale storage lockers or modestly sized single room day huts, storage sheds and boat sheds.

Subdivision of existing leisure, amenity and mooring plots could lead to an increase of urbanisation and urban paraphernalia. Schemes will be considered on a case-by-case basis. It may be that the Authority will seek to restrict structures such as those covered by the policy and remove permitted development rights to prevent over development.

Please note that there are specific policies for the plots in the Potter Heigham area.

Reasonable alternative options

Do not have a policy

Original policy

Sustainability appraisal summary

The following is a summary of the assessment of the policy and alternative(s).

A: No policy: 0 positives. 0 negatives. 3 ?

B: Original policy: 2 positives. 0 negatives. 0 ? Overall, positive.

C: Preferred Option: 3 positives. 0 negatives. 0 ? Overall, positive.

How has the existing policy been used since adoption in May 2019?

According to recent Annual Monitoring Reports, the policy has been used and schemes are in general conformity with the policies.

Why have the alternative options been discounted?

These plots are part of the character of the area but can be urbanised. A policy is needed to control development on these plots and the amendments make the policy stronger.

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