®Planning appeal decision
Willow Barn, Cutthroat Lane, Yaxham, Norfolk, NR19 1RZ
Planning appeal 3349863 at Willow Barn, Cutthroat Lane, Yaxham, Norfolk, NR19 1RZ (Breckland Council) was dismissed on 23 May 2025 by Inspector Storey P, by written representations. The main issue, as the Inspector framed it: whether the proposed development would be suitably located, having regard to the spatial strategy of the development plan, and access to services and sustainable transport.
To build a detached 4 bedroom bungalow and detached garage on part of the garden area at Clinton Willows. The energy efficiency of the property is a priority as it intended to use a MVHR system with incorporated air source heat pumps providing the hot water and the heating. Solar PV and battery storage are being evaluated. Access to the new property will be using one of the existing entrances as a shared access which will be legally defined. The water supply will be from a bore hole and a new sewerage treatment plant will be installed
- Authority
- Breckland Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Storey P
- Postcode
- NR19 1RZ
Main issues, as the Inspector framed them
- whether the proposed development would be suitably located, having regard to the spatial strategy of the development plan, and access to services and sustainable transport
- whether the proposed development would have an acceptable effect on the character and appearance of the area
- whether the proposed development would accord with local and national planning policy relating to flood risk
What decided it
The proposal's failure to satisfy the sequential test for flood risk, combined with its unsustainable location outside settlement boundaries and unacceptable harm to rural character and appearance, meant the adverse impacts significantly and demonstrably outweighed the modest benefit of a single dwelling.
The modest benefit of one additional dwelling was significantly and demonstrably outweighed by the harm resulting from the proposal's conflict with the development plan, when assessed against the policies in the Framework taken as a whole.
What the Inspector cited
- Development plan policies
- GEN01GEN03GEN05HOU02HOU04TR01COM01GEN02ENV05ENV09Policy HOU1 of the Yaxham Neighbourhood Plan
- National Planning Policy Framework
- Paragraph 11
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
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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.