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Dismissed6 May 20253350670

Land to the East of Cross Street, Salthouse, Holt, Norfolk, NR25 7XH

Planning appeal 3350670 at Land to the East of Cross Street, Salthouse, Holt, Norfolk, NR25 7XH (North Norfolk District Council) was dismissed on 6 May 2025 by Inspector Burnham T, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the Conservation Area including the effect of the proposal on a Common Walnut tree (T2).

demolition of farm buildings and erection of 5 dwellings

Authority
North Norfolk District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Burnham T
Postcode
NR25 7XH

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the Conservation Area including the effect of the proposal on a Common Walnut tree (T2)
  • The suitability of the appeal site having regard to accessibility to services and facilities
  • The effect of the proposal on highway safety with particular regard to available visibility splays at the entrance to the site
  • The effect of the proposal on the living conditions of future occupiers

What decided it

The less than substantial harm to the significance of the Conservation Area and the risk of harm to the veteran tree (T2), an irreplaceable habitat, which would not be outweighed by the public benefits of the proposal.

The public benefits of housing delivery and addressing the lack of five-year housing land supply were outweighed by the less than substantial harm to the Conservation Area and the risk of harm to the irreplaceable veteran tree, with Framework policies on designated heritage assets and irreplaceable habitats providing clear reasons for refusal.

What the Inspector cited

Development plan policies
EN 2EN 4EN 8SS 1SS 2CT 5
National Planning Policy Framework
Paragraph 193Paragraph 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.

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The decision letter

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More decisions in North Norfolk

The authority’s record since 2016 · every decision in 2025

  1. Allowed27 October 20266012576
    3 Appleyard, Holt,, NR25 6AR
  2. Dismissed22 October 20266006363
    Rectory Farm, Aldborough Road, Aldborough, NR11 7NT
  3. Allowed15 October 20266012084
    Hall Farm Barns, Station Road, Thorpe Market, NR11 8UD
  4. Dismissed6 October 20266009067
    Land to the East of Cross Street, Salthouse, Holt, NR25 7XH
  5. Dismissed22 September 20266008881
    The Old Post House, Mundesley Road, Trimingham, NR11 8DZ

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.