Broadgate, Horsefen Road, Ludham, Norfolk, NR29 5QG

application to erect a single storey extension, of internal area 30 sq.m. to existing house. Permission for change of use of the proposed extension to an artisan bakery with retail sales

Authority: Broads
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Hickey A

Main issues, as the Inspector framed them

The effect of the proposed development on highway safety
The effect of the proposed development upon the living conditions of neighbouring occupiers with particular regard noise, odour and other nuisance
Whether the appeal site is a suitable location for the proposed development having regard to local and national planning policy for the location of new retail development

What decided it

The proposal conflicts with the development plan on three independent grounds (highway safety, living conditions, and retail location policy) with no material considerations to outweigh the identified harm.

Plan policies cited: Policy DM23, Policy DM21, Policy DM51, Policy DM44

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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