®Planning appeal decision
The Great Oak Equestrian, Witton Lane, Witton, Norfolk , NR13 5DR
Planning appeal 3347126 at The Great Oak Equestrian, Witton Lane, Witton, Norfolk , NR13 5DR (Broadland District Council) was dismissed on 21 July 2025 by Inspector Dyer S, by written representations. The main issue, as the Inspector framed it: Whether having regard to local planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at their place of work.
occupation of mobile home to provide security and to provide welfare facilities for staff and customers for approved livery facility
- Authority
- Broadland District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Dyer S
- Postcode
- NR13 5DR
Main issues, as the Inspector framed them
- Whether having regard to local planning policy that seeks to avoid isolated new homes in the countryside, there is an essential need for a rural worker to live permanently at their place of work
- The effect of the development on the character and appearance of the site and the surrounding area
- The integrity of European sites, with particular reference to nutrient neutrality and recreational pressures
What decided it
The failure to demonstrate an essential need for a rural dwelling combined with serious harm to character and appearance and unmitigated adverse effects on European sites provided strong reasons for refusal that outweighed the moderate weight given to previously developed land use and fallback position.
The moderate weight given to use of previously developed land and the fallback position of retaining the caravan for non-residential purposes was outweighed by the failure to demonstrate essential need for a rural dwelling, serious and unacceptable harm to character and appearance, and unmitigated harm to European sites; the presumption in favour of sustainable development did not apply due to the protected area status and habitats sites concerns.
What the Inspector cited
- Development plan policies
- Policy GC2Policy H1Policy GC4Policy 2 of the Greater Norwich Local Plan (2024)Policy 3 of the Greater Norwich Local Plan (2024)Policy EN1Policy EN2
- National Planning Policy Framework
- Paragraph 11Paragraph 8
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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With an account
What an account adds to this decision
More decisions in Broadland
The authority’s record since 2016 · every decision in 2025
- Planning permission granted30 May 2025332624410 Penn Road, Taverham, Norwich, NR8 6NJ
- Notice upheld3 October 20243345653Weston Equestrian Centre, Morton Lane, Weston Longville, Norwich, Norfolk, NR9 5JL
- Quashed On Legal Grounds12 April 20243322357Haveringland Hall Caravan Park, Haveringland, Norwich, NR10 4PN
- Notice upheld27 November 20233297989Holey Oak, Honingham Road, Weston Longville, NR9 5LA
- Notice varied and upheld18 January 20223277033Land at Rodgate, Norwich Road, Marsham, Norwich, NR10 5SR
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.