Homeland Cottage, Bedford Bank , Welney, Norfolk, PE14 9RJ

‘rebuilding of the present building and extension to build a new house’

Authority: King's Lynn and West Norfolk Borough Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: residential · Minor Dwellings
Inspector: Bowyer J

Main issues, as the Inspector framed them

whether or not cessation of residential use on the site is temporary or amounts to abandonment
whether or not the proposal would comply with planning policy which seeks to steer development away from areas at highest risk of flooding
the effect of the proposal on the character and appearance of the area
whether or not the development would be in a suitable location having regard to its location in the countryside and access to services and facilities
the effect of the proposal on the integrity of European designated sites
the effect of the proposal on protected species

What decided it

The cumulative conflict with development plan policies on flood risk, location, character, European sites and protected species outweighed the limited benefits of the proposal.

The limited benefits of housing and self-build delivery would not come close to outweighing the cumulative adverse impacts and conflict with the development plan.

Framework references: 11, 84, 207

Plan policies cited: Policy LP01, Policy LP02, Policy LP06, Policy LP18, Policy LP19, Policy LP21, Policy LP25, Policy LP27

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.