27 Skinners Lane, Wroxham, Norwich, Norfolk, NR12 8SJ

single storey rear extension, upwards roof extension, addition of dormer window and balcony to front elevation

Authority: Broadland District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Fern L

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the surrounding area, with particular regard to Wroxham Conservation Area (WCA) as a designated heritage asset and the setting of the Broads
The effect of the proposed development on the living conditions of the occupants of 25 Skinners Lane (No 25), with regards to daylight

What decided it

The less than substantial harm to the significance of Wroxham Conservation Area as a designated heritage asset, to which great weight must be given, was not outweighed by the limited public benefits of the proposal.

Framework references: 189, 215

Plan policies cited: Policy 2 of the Greater Norwich Local Plan, Policy GC4 of the Broadland Development Management document, Policy HBE3 of the Wroxham Neighbourhood Plan, Policy HBE4 of the Wroxham Neighbourhood Plan, Policy ENV3 of the Wroxham Neighbourhood Plan

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.