Land at Frettenham Road, Horstead, NR12 7LA

Authority: Broadland District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Rawle S

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area
Whether or not the appeal site is an appropriate location for the proposed dwelling having regard to development plan policies relating to development outside settlement limits and its accessibility to services and facilities
Whether adequate information has been provided to demonstrate whether or not the proposed development would be at an unacceptable risk of flooding

What decided it

The proposal fails to satisfy the sequential flood risk test and would unacceptably harm the character and appearance of the area, which together provide strong reasons for refusal that outweigh the benefits of housing delivery and self-build provision.

The significant harm to character and appearance and the failure to demonstrate compliance with flood risk sequential testing, together with moderate harm from inappropriate location, outweighed the moderate benefits of housing supply, self-build provision and economic benefits; the presumption in favour of sustainable development was disengaged by the flood risk and landscape protection policies.

Framework references: 11

Plan policies cited: Policy 2 GNLP, Policy 3 GNLP, Policy 7.5 GNLP, Policy GC1 DMDPD, Policy GC2 DMDPD, Policy GC4 DMDPD, Policy EN2 DMDPD, Policy CSU5 DMDPD

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.