Visitor and community facilities and services

Policy POSP17: Community facilities

  1. The Authority supports the retention of existing community facilities and services.
  2. New community facilities will be supported where there is a proven need identified and location within the Broads is fully justified.

Reasoned Justification

Community facilities such as shops, post offices, libraries, public houses, and primary schools provide essential services that contribute to the sustainability of communities. The policy supports the retention of such services. New community facilities are supported provided there is an operational and locational justification.

It is essential that proposals for new community facilities do not impinge on the natural beauty, ecological value, historic environment and local distinctiveness of the Broads or other people’s enjoyment of it.

This strategic policy includes public houses. A detailed policy on pubs can be found at Policy POSSPUBS.

It should be borne in mind that the Authority boundary is drawn tightly around the settlements, and much of the built development within a village, and the land potentially available for development, is outside the Authority boundary. To achieve the provision of facilities beyond the Authority area that will benefit whole communities, it will be necessary to work in close co-operation with the adjoining Districts.

Localism act and community rights

The Localism Act (2011) aims to help the devolution of decision-making powers from central government control to individuals and communities. Of relevance to this policy is the Community Right to Bid, where community groups can nominate land or buildings (assets) in their area which they think are of 'community value' to be included on a list held by the Council.

Adding an Asset of Community Value to the list triggers a stand still period, to allow community groups to plan and assemble funds that would allow them to bid for the asset should it be placed for sale on the market. Assets can be owned by a council or have private owners.

Assets of Community Value can include buildings or land that promotes the social interests or wellbeing of the area (e.g. cultural, recreational, shopping or sporting) or which have had such a use in the recent past, for example libraries, community centres, pubs, and shops. The power to list an asset does not mean the owner must sell to the community group.

The Broads Authority does not hold or maintain a list as it is a function of our constituent district councils. Applicants should contact the councils directly for information[155].

Reasonable alternative options

No policy

Sustainability appraisal summary

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

A: Keep original policy: 3 positives. 0 negatives. 0 ? Overall, positive.

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

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

According to recent Annual Monitoring Reports, the policy has been used and applications have been determined in accordance with the policy.

Why has the alternative option been discounted?

An alternative option is to not have a policy. Community facilities are an important aspect of the Broads and can be affected by schemes. To have a policy on Community facilities is therefore favoured.

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Policy PODM57: Visitor and community facilities and services

Existing facilities

  1. Applications for the change of use or redevelopment of an existing community, visitor or recreational facility or service that meets a local need or contributes to the network of facilities through the Broads will only be permitted where:
    1. It can be proven that there is no community need for the service/facility; and
    2. It can be demonstrated through an assessment of viability that the current use is economically unviable.
  2. In all instances, details of consultation with the community regarding the change of use or redevelopment need to be provided.
  3. Where appropriate any historic features which allow buildings to be read as an important former community use/service should be restored or protected.

New visitor and community facilities and services

  1. Development of new buildings, the extension of existing buildings or the use of land to meet a need for local community uses and facilities will be permitted provided that:
    1. An assessment can demonstrate a need for the facility and that it will support the social viability
      of a community; and
    2. Locating the facility within the Broads can be justified; and
    3. It would not adversely affect protected species or habitat, landscape character or the historic environment; and
    4. The facility is in a sustainable location, accessible by a choice of transport modes; and
    5. The facility will be operated without detriment to local residents; and
    6. The facility will be designed so that they are adaptable and can be easily altered to respond to future demands if necessary; and
    7. The facility is of an appropriate scale; and
    8. It is located within or adjoining the settlement that the facilities are intended to serve and do not materially extend the form of the settlement.

Village halls and community centres

  1. In addition to the above, new village halls or community centres will be permitted provided that:
    1. They are designed in a way to keep running and maintenance costs (including appropriate water and energy efficiency measures) to a minimum; and
    2. A long-term funding (minimum 10 years), maintenance and management plan is produced to identify how the facility will generate sufficient income to ensure self-financing to assure the Broads Authority of the proposed facility’s financial sustainability. This could include an appropriate permanent usage for part of the facility (e.g. health or social care).

Diversification

  1. Proposals for the diversification of visitor and community facilities and services will be supported where evidence demonstrates:
    1. the development improves the viability of the service and facility, and is necessary to resolve inherent viability problems, rather than the circumstances or needs of the present owner; and
    2. the development is subservient and well related in scale and kind to the existing service and/or facility; and
    3. there is no other source of funding that might achieve the same benefits; and
    4. the proposed development will secure the long-term future of the service and facility.

Education and conservation proposals

  1. Facilities which are educational in nature or relate to the promotion of the conservation of the Broads environment will be supported.

Reasoned Justification

The vitality and well-being of Broads’ communities is reliant upon local services and facilities which meet their day-to-day needs. These include health, education, emergency services, community halls, car parks, public transport, places of worship, post offices, cultural infrastructure (museums, art galleries etc.) and libraries. They can also include more commercial enterprises such as pubs and post offices, and ‘Assets of Community Value’ which communities can nominate themselves.

The loss of facilities would result in people having to travel further to meet their everyday needs, which can have a particularly adverse impact on those who do not have the ability to travel easily, such as the elderly. Serving both residents and visitors, they can contribute significantly to the quality of experience. Furthermore, many of the employment generating businesses within the Broads serve visitors as well as the resident market, such as shops and pubs (although pubs are not covered in this policy, see policy POSSPUBS), and their loss can have a wider than local impact. To maintain a level of local servicing, the Authority will seek to protect existing community facilities and services and will only approve proposals that would lead to their loss where it can be robustly demonstrated that the facility is no longer suitable or viable for its community use. Only then will alternative uses be permitted, again subject to demonstrating that the existing uses would be unviable. Applications should be accompanied by a statement, completed by an independent chartered surveyor, which demonstrates that current uses are not viable. This statement should provide an assessment of the current and likely future market demand for the site or property, attempts to market it for a sustained period of 12 months, and its value. The level of detail and type of evidence and analysis presented should be proportionate to the scale and nature of the site and/or property in question. 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 this expense. The Broads Authority have produced A guide on marketing and viability assessment requirements which will be of relevance.

Where the viability of services and/or facilities is genuinely threatened it may be possible to combine facilities, or introduce complementary commercial activities (such as shops, cafes, or offices) which help to secure their long-term future without undermining the principal service and/or facility.

The siting of any development will vary depending on the facility being replaced and the location, but accessibility by a variety of transport modes will be an important factor. The policy therefore requires proposals for new facilities likely to attract large numbers of people to be located where they are accessible by a choice of transport means. Applicants are required to justify the sustainability of the location for the proposed development. Development proposals will also be expected to be accompanied by a needs assessment that demonstrates the demand for the proposed facility and why an alternative site outside the Broads could not accommodate the development.

The ongoing maintenance and management that ensures the longevity of community centres or village halls is an important early consideration. The primary purpose of these buildings is to provide a community meeting space. However, there should be the scope to accommodate appropriate ancillary uses, some of which may be permanent. Some examples of acceptable permanent uses include a café, outreach health and social care, or a community enterprise. Applicants are required to provide information that explains how the village hall or centre will be used and how its longevity can be assured.

In terms of proving there is no community need, marketing evidence and independent assessments of the facility’s potential will be expected, taking into consideration alternative uses or ways to make the service or facility more viable. Evidence should be proportionate to the scale of the loss and flexibility will be allowed where it is clear the facility is only suited to a specialist use.

The retail and tourism policies may be of relevance to schemes and will be applied as necessary.

Examples are as follows, but this list is not exhaustive:

  • Community facility – post offices, cemeteries (see policy PODM9), libraries, village halls, shops, sports facilities (also see policies PODIT2 and POFLE1 ). Please note that pubs are addressed in their own policy, POSSPUBS .
  • Visitor facility – car parks, visitor moorings, bike stands, slipways.

Proposals relating to play areas, sports fields, open space, and allotments are addressed in policy PODM9.

If a proposal is considered to potentially have an effect on a habitat site, it will need to be considered against the Habitats Regulations and a project level Appropriate Assessment undertaken.

Ancillary provision to these facilities, such as parking and litter bins, will be an important consideration.

Reasonable alternative options

No policy

Original policy

Sustainability appraisal summary

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

A: Keep original policy: 6 positives. 0 negatives. 0 ? Overall, positive.

B: Amended policy: 6 positives. 0 negatives. 0 ? Overall, positive.

C: No policy: 0 positives. 0 negatives. 6 ?

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

According to recent Annual Monitoring Reports, the policy has been used and applications have been determined in accordance with the policy.

Why has the alternative option been discounted?

An alternative option is to not have a policy. Community facilities are an important aspect of the Broads and can be affected by schemes. To have a policy on Community facilities is therefore favoured.

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