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Dismissed9 March 20233299853

Site Adjacent to the Former Dolphin House, Old Market Street, Thetford, IP24 2EQ

Planning appeal 3299853 at Site Adjacent to the Former Dolphin House, Old Market Street, Thetford, IP24 2EQ (Breckland Council) was dismissed on 9 March 2023 by Inspector White P, by written representations. The main issue, as the Inspector framed it: The effect of the development on the character and appearance of the area, with particular regard to the external materials proposed, considering the settings of the Thetford Conservation Area and the Grade II Listed Building, the former Dolphin Public House.

Residential development consisting of 2 No. semi detached houses with access and parking connected to the converted dwellings at the former Dolphin Public House

Authority
Breckland Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
White P
Postcode
IP24 2EQ

Main issues, as the Inspector framed them

  • The effect of the development on the character and appearance of the area, with particular regard to the external materials proposed, considering the settings of the Thetford Conservation Area and the Grade II Listed Building, the former Dolphin Public House
  • The setting of the Thetford Castle scheduled monument, with particular regard to its visibility from Old Market Street
  • The living conditions of future occupiers of the proposed development, and the conversion of the former Dolphin Public House buildings, with particular regard to the suitability and extent of private amenity space

What decided it

The less than substantial harm to multiple heritage assets (Conservation Area, Listed Building setting, and Scheduled Monument setting) combined with inadequate private amenity space for future occupiers outweighed the limited public benefits of two additional housing units.

What the Inspector cited

Development plan policies
COM01ENV07GEN02COM3
National Planning Policy Framework
Paragraph 189Paragraph 197Paragraph 199Paragraph 200Paragraph 202

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.