®Planning appeal decision
314 Smeeth Road, Marshland St. James, Wisbech, PE14 8EP
Planning appeal 3281138 at 314 Smeeth Road, Marshland St. James, Wisbech, PE14 8EP (King's Lynn and West Norfolk Borough Council) was dismissed on 21 March 2022 by Inspector Spencer D, by written representations. The main issue, as the Inspector framed it: Whether the appeal site would represent a suitable location for the type of residential development proposed, including the effect on the character and appearance of this part of Marshland St James.
outline for 1 no. dwelling
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Spencer D
- Postcode
- PE14 8EP
Main issues, as the Inspector framed them
- Whether the appeal site would represent a suitable location for the type of residential development proposed, including the effect on the character and appearance of this part of Marshland St James
- The effect of the proposed layout and access arrangement on the living conditions of nearby residents, including future occupiers of the proposed dwelling, with particular reference to noise and disturbance
- Whether the proposal represents an acceptable form of development having regard to its flood zone location and the relevant provisions of the development plan and national planning policy
What decided it
The proposal conflicts with the up-to-date development plan on three independent grounds—location outside the development boundary, harm to character and appearance, and failure to pass the sequential flood risk test—and the modest benefits of a single dwelling are insufficient to override these conflicts.
What the Inspector cited
- Development plan policies
- Policy CS02Policy CS08Policy DM2Policy DM15
- National Planning Policy Framework
- Paragraph 11Paragraph 79Paragraph 80Paragraph 126Paragraph 130Paragraph 159Paragraph 161Paragraph 162Paragraph 164Paragraph 165
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.