®Planning appeal decision
Timber Yard, The Street, Ashwellthorpe, Norwich, NR16 1AA
Planning appeal 3301856 at Timber Yard, The Street, Ashwellthorpe, Norwich, NR16 1AA (South Norfolk District Council) was dismissed on 10 August 2023 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: the effects of the proposal on the integrity of the Broads SAC, and other European sites within the scope of the Norfolk Green Infrastructure and Recreational impact Avoidance and Mitigation Strategy 2021 (GIRAMS).
demolition of existing buildings used in association with timber yard, erection of five dwellings comprising two 4-bedroomed (one being self- build), and three 3-bedroomed (one being a First Home), new internal private driveway onto existing highway access, car parking spaces, gardens, and biodiversity/ landscaping enhancements
- Authority
- South Norfolk District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Dade E
- Postcode
- NR16 1AA
Main issues, as the Inspector framed them
- the effects of the proposal on the integrity of the Broads SAC, and other European sites within the scope of the Norfolk Green Infrastructure and Recreational impact Avoidance and Mitigation Strategy 2021 (GIRAMS)
- whether the proposed development would be in a suitable location having regard to the local development strategy
- the effects of the proposal on the supply of employment land
- the effects of the proposal on the character and appearance of the area
What decided it
The proposal would adversely affect the integrity of the Broads SAC through nutrient pollution which cannot be adequately mitigated, and the Habitat Regulations provide a clear reason for refusing the development that overrides the Framework's presumption in favour of sustainable development despite the shortfall in five-year housing land supply.
The significant harm to the integrity of the Broads SAC and modest harm to employment land supply outweighed the moderate benefits of housing delivery (five dwellings including one affordable and one self-build unit), biodiversity net gain, and remediation of previously developed land, particularly as the Framework's policies protecting designated habitats provide a clear reason for refusal.
What the Inspector cited
- Development plan policies
- Policy DM1.3Policy DM3.2Policy DM1.1Policy DM2.2Policy DM3.8
- National Planning Policy Framework
- Paragraph 11Paragraph 174
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
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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.