28 Blackhorse Yard, WELLS-NEXT-THE-SEA, NR23 1BN

demolition of existing single storey store/workshop building & erection of two storey ancillary building for 28 Blackhorse Yard to provide for cycle store, workshop, home office and laundry room without complying with conditions 2 and 4 attached to planning permission Ref PF/16/1040, dated 18 November 2016

Authority: North Norfolk District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Minor Dwellings
Inspector: Dring G

Main issues, as the Inspector framed them

Whether conditions 2 and 4 are reasonable and necessary to safeguard the character and appearance of the area, including the Wells Conservation Area and the setting of listed building No 26 and 28 Blackhorse Yard

What decided it

The vertical timber cladding is harmful to the character and appearance of the conservation area and the setting of the listed building, and this harm is not outweighed by the limited public benefits of the proposal.

Framework references: 205, 208

Plan policies cited: Policy EN4, Policy EN8

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.