Plot 1, Primrose Farm, Small Lode, Upwell, WISBECH, Norfolk, PE14 9BL

the change of use of land to a 5-pitch residential Gypsy and Traveller caravan site, including laying of hardstanding and erection of amenity building

Authority: King's Lynn and West Norfolk Borough Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: caravan-gypsy · Change of use
Inspector: Searson C

Main issues, as the Inspector framed them

the accessibility of the site to local services and facilities
whether or not the proposal would provide a suitable site for the siting of caravans with regard to flood risk
whether or not there are other considerations weighing in favour of the proposed development

What decided it

The proposal was found to satisfy all three limbs of Policy CS09 (accessibility, flood risk via the Exception Test, and unmet need), leading to overall accordance with the development plan.

the sustainability benefits of the brownfield site and reasonable access to services outweighed the flood risk, satisfying the Exception Test and tipping the balance in favour of the scheme

Framework references: 161, 162, 163, 164, 165

Plan policies cited: Policy CS09

Judgments cited: Smith v SSLUHC & Ors [2022] EWCA Civ 1391

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.

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

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