27 Station Road, Coltishall, NORWICH, NR12 7JG

Demolition of existing dwelling and garage and erection of 6 dwellings

Authority: Broadland District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Tudhope S

Main issues, as the Inspector framed them

whether the site would be in a suitable location for the proposed development having regard to the development strategy for the area
the effect of the proposed development on the character and appearance of the area

What decided it

The proposal would introduce an inappropriate suburban form of development outside the settlement boundary that would cause unacceptable harm to the character and appearance of the area and undermine the plan-led development strategy.

the modest benefits of housing for older people and economic benefits were significantly and demonstrably outweighed by the moderate weight given to harm to the development strategy and the significant weight given to unacceptable harm to character and appearance

Framework references: 15, 219

Plan policies cited: Policy GC2, Policy 2, Policy EN2

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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