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Planning appeal decision

Allowed28 November 20253370099

The Boat House, Plot K Crabbetts Marsh , Ropes Hill . Horning, Norfolk , NR12 8JP

Planning appeal 3370099 at The Boat House, Plot K Crabbetts Marsh , Ropes Hill . Horning, Norfolk , NR12 8JP (Broads) was allowed on 28 November 2025 by Inspector Pearce J, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.

replacement of 25 linear metres of timber quay heading using multi lock plastic piling as per the Western Spur installation also on Crabbetts Marsh; Removal and replacement of existing walkway decking (as indicated on aerial plan) using redwood treated timber; Installation of 10no. 89r screw piles to a depth of approx. 15m to be used as supports for timbers to stabilise poor ground conditions in driveway entrance to property

Authority
Broads
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
other · Householder developments
Inspector
Pearce J
Postcode
NR12 8JP

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area

What decided it

The plastic piling would be substantially obscured by timber finishes and a dark colour condition would ensure it blends with surroundings, preventing harm to the character and appearance of the Broads.

What the Inspector cited

Development plan policies
Policy SP7Policy DM16Policy DM43Policy HOR3

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 applied

The decision letter

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More decisions in Broads

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

  1. Allowed24 April 20266002003
    The Pleasure Boat Inn, Staithe Road, Norwich, Norfolk, NR12 0YW
  2. Dismissed9 December 20253350415
    Driftwood, 104 Lower Street, Horning, Norfolk, NR12 8PF
  3. Dismissed29 July 20253363918
    7 North West Riverbank, Potter Heigham, Great Yarmouth, NR29 5ND
  4. Dismissed30 June 20253362363
    Riversdale House, Hall Road, Barton Turf, Norfolk, NR12 8AR
  5. Dismissed1 May 20253353862
    Hill Crest, Shipmeadow, Suffolk, NR34 8HJ

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.