Banes Cottage, Blacksmiths Lane, Fakenham, Norfolk, NR21 0QA

a replacement dwelling house

Authority: North Norfolk District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Norman R

Main issues, as the Inspector framed them

The effect of the proposal on the significance of Banes Cottage as a non-designated heritage asset
Whether the proposal would preserve the setting of the Grade II* listed building, Hindringham Hall
Whether the proposal would preserve or enhance the character or appearance of the Hindringham Conservation Area

What decided it

The neutral contribution of the existing cottage to the conservation area and listed building setting, combined with the sensitive design of the replacement dwelling and identified benefits, outweighed the harm from loss of the non-designated heritage asset.

Framework references: 180, 209

Plan policies cited: Policy EN8, Policy EN2, Policy EN4

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.

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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.
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