Rowan House Back Street, Harpley, KING'S LYNN, PE31 6TU

change of use of an existing dwellinghouse (Use Class C3) to a residential care home (Use Class C2) to care for up to four children between the ages of 8 -18

Authority: King's Lynn and West Norfolk Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: community-institutional · Change of use
Inspector: Tandy M

Main issues, as the Inspector framed them

whether the appeal site would be an appropriate location for the proposed development to access community facilities and public transport
the effect of the proposal on highway safety, with particular regard to the provision of parking and safe site access

What decided it

The location provides appropriate access to community facilities and public transport for the needs of future residents, and the site's existing driveway and access arrangements provide adequate parking and safe site access without increasing highway risk.

Framework references: 57

Plan policies cited: LP01, LP06, LP13, LP18, LP21, LP29, LP14, LP20

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.

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