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Dismissed12 March 20266002456

Land North of 36, School Road, Marshland St James, Norfolk, PE14 8EY

Planning appeal 6002456 at Land North of 36, School Road, Marshland St James, Norfolk, PE14 8EY (King's Lynn and West Norfolk Borough Council) was dismissed on 12 March 2026 by Inspector Walker C, by written representations. The main issue, as the Inspector framed it: whether the site is a suitable location for housing, having regard to the spatial strategy of the development plan and the character and appearance of the area.

proposed self build dwellings

Authority
King's Lynn and West Norfolk Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Walker C
Postcode
PE14 8EY

Main issues, as the Inspector framed them

  • whether the site is a suitable location for housing, having regard to the spatial strategy of the development plan and the character and appearance of the area
  • whether the scheme is acceptable in respect of flood risk

What decided it

The proposal conflicts with the spatial strategy of the up-to-date development plan, causes significant harm to character and appearance, and fails the flood risk exception test, with these harms clearly outweighing the modest benefits.

What the Inspector cited

Development plan policies
Policy LP01Policy LP02Policy LP03Policy LP25Policy G57.2
National Planning Policy Framework
Paragraph 73Paragraph 178

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 King's Lynn and West Norfolk Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Dismissed19 March 20266002181
    26 Smeeth Road, Marshland St James, Norfolk, PE14 8JF
  2. Dismissed3 February 20263372750
    Land Rear of Walnut Road, Walpole St Peter, Norfolk
  3. Dismissed30 January 20263375160
    Land Opposite 162 and N of 1 & 2 Gambles Terrace, School Road, Terrington St John, Norfolk, PE14 7SG
  4. Dismissed7 January 20263374455
    Land North of Stable Yard, Grassy Lane , Congham, Norfolk, PE32 1DS
  5. Dismissed26 November 20253366725
    Land West of 32 West Winch Road, West Winch, Kings Lynn, Norfolk, PE33 0ND

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.