Land next to Serendipity, Bow Street, Great Ellingham, Norfolk, NR17 1JB

2 dwellings in an infill plot

Authority: Breckland Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Fern L

Main issues, as the Inspector framed them

whether the appeal site provides a suitable location for the proposed development having regard to local and national planning policy and accessibility
the effect of the proposed development on the character and appearance of the surrounding area
the effect of the proposed development on trees

What decided it

The site's unsuitability as a location due to its disconnection from the settlement and poor accessibility, combined with unacceptable harm to character and appearance, collectively outweighed the moderate benefits of housing supply and economic contribution.

The moderate benefits of housing supply, economic advantages and environmental enhancements were significantly and demonstrably outweighed by the site's unsuitability as a location, unacceptable effect on character and appearance, and inadequate assessment of tree impacts, such that the presumption in favour of sustainable development did not apply.

Framework references: 11

Plan policies cited: Policy GEN01, Policy GEN03, Policy GEN05, Policy HOU03, Policy GEN02, Policy COM01, Policy ENV05, Policy ENV06

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.