Land West of the Old Hall , Watton Road, Colney , Norfolk, NR4 7TX

the erection of 1 no. self-build dwelling and access

Authority: South Norfolk District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Lee S

Main issues, as the Inspector framed them

the effect of the development on the integrity of the Broads Special Area of Conservation (SAC)
whether the site is in a suitable location for residential development, with particular regard to the spatial strategy

What decided it

The unmitigated adverse effect on the integrity of the Broads SAC due to nutrient pollution, combined with the lack of a suitable mechanism to secure effective mitigation, rendered the development unacceptable under the Habitats Regulations and development plan policy.

The limited social, economic and environmental benefits of a single dwelling did not outweigh the substantial conflict with development plan policies protecting the Broads SAC and controlling development in the countryside outside settlement boundaries.

Framework references: 11, 84, 186, 187

Plan policies cited: GNLP Policy 3, GNLP Policy 7.1, GNLP Policy 7.5, GNLP Policy 2, SNLP Policy DM1.1, SNLP Policy DM1.3, SNLP Policy DM4.4

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.

The judgement stays yours. The tool gathers the material and dates it.