Abbey Planning Frequently Asked Questions

Abbey Planning Application Reference - 3PL/2024/0394/O

What is an Outline Planning Permission?

Outline planning applications are used to gain an understanding as to whether the nature or principle of the development proposed is acceptable.

Often the information submitted with Outline Planning Applications can be light touch or indicative, this is because the Council is only considering the principle of the development proposed at this stage. Detailed information will often follow at Reserved Matters stage.

Both Outline Planning Permission and Reserved Matters consent are required for development to commence.

What is a Reserved Matters Application?

Reserved matters (those which can be withheld for consideration under outline planning permission) can include:

Appearance - aspects of a building or place which affect the way it looks, including the exterior of the development
Means of access - covers accessibility for all routes to and within the site, as well as the way they link up to other roads and pathways outside the site
Landscaping - the improvement or protection of the amenities of the site and the area and the surrounding area, this could include planting trees or hedges as a screen
Layout - includes buildings, routes and open spaces within the development and the way they are laid out in relations to buildings and spaces outside the development
Scale - includes information on the size of the development, including the height, width and length of each proposed building

Reserved matters can be withheld in their entirety or an individual basis, depending on the detail known around the development at the initial application stage.

The Abbey Planning Application, reference - 3PL/2024/0394/O - seeks to consider only matters of access from the list above, the rest of the reserved matters will be considered in later more detailed planning applications, in the event the Outline Planning Application is approved.

Will the application be heard at Planning Committee?

Yes - On the 16^th October 2025.

Where is the Planning Committee and what will happen?

The Planning Committee will be held at:

Charles Burrell Centre

Staniforth Road

Thetford, IP24 3LH

The Planning Committee will start at 2.30pm and members of the public are requested not to attend more than half an hour before the Planning Committee start time, to allow the room to be set up.

If I turn up to Planning Committee, will I be allowed to speak?

Only registered speakers will be allowed to speak at the meeting, details of this can be found on this document - Abbey Planning Committee protocol and speakers.

What will happen at Planning Committee?

The running order, who can speak and speaking times are all set out in this document - Abbey Planning Committee protocol and speakers.

What can be considered at Planning Committee and what cannot be considered?

Material Planning Considerations

A material planning consideration is one which is relevant to making the planning decision in question (eg whether to grant or refuse an application for planning permission).

In short, material planning considerations are matters or planning policies which legislation and the courts have determined should be taken into account when deciding an application.

They comprise a whole host of planning documents including:

National Policy - including National Planning Policy Framework, National Planning Policy Guidance, other policy documents and Written Ministerial Statements
Breckland Local Plan (2023)
Thetford Area Action Plan
Supplementary Planning Guidance - Breckland Design Guide and Landscape and Character Assessment

There are also a variety of other topics which can constitute material considerations including (but not limited to):

Layout and density of building
Design, appearance and materials
Government policy
Disabled persons' access
Previous planning decisions (including appeal decisions)
Nature conservation
Overlooking/loss of privacy as well as loss of light or overshadowing
Parking and highway safety
Traffic and noise
Effect on listed buildings and conservation areas

What are NOT material considerations?

The scope of what can constitute a material consideration is very wide and so the courts often do not indicate what cannot be a material consideration. However, as planning is intended to protect the public interest, private matters such as property value are not material considerations. Other matters which are generally not held to be planning considerations include the following:

Devaluation of property
Loss of a private view
Breach of a restrictive covenant - these are private law matters and not about planning
Moral considerations (for example, religious objections to licensed premises)
Political or ideological opinions
Whether or not the applicant owns the site
Issues covered by other legislation (eg Building Regs)

What else cannot be considered?

Matters that are not 'reserved' (see above - i.e. matters of appearance, landscaping, layout and scale)

Has the decision already been made on this application?

No the decision will be made at Planning Committee on 16^th October 2025. An officer Committee report will be produced in advance of the meeting and published on our website two weeks prior to the date of the Planning Committee, this will contain within it, a recommendation for Members of the Planning Committee to consider, as well as a report outlining all the material planning considerations and how they have been taken into consideration in the determination of the planning application.

Where can I view the application details?

This can be viewed on the Council's website using the application reference number (3PL/2024/0394/O) when searching applications on this link - Search for view and comment on planning applications

Can I still comment on the Planning Application?

The formal consultation period for comments on the application has closed, however, if you still wish to make comments we request you do so before 17:00 on the Wednesday 8^th October 2025. It is not necessary to submit comments repeating what you have previously said, as any comments made to the previous consultation will be taken into consideration in the determination of this planning application.

What if I have comments to make after the Planning Committee?

Please email planningabbey@breckland.gov.uk.

What if I can't attend the meeting in person?

If you wish to view the meeting, Planning Committees are live streamed on the Breckland Council YouTube channel (opens new window).

Statements from members of the public cannot be read out at the Planning Committee.

Alternatively, you can ask your Ward Representative to speak on your behalf.