1 Smugglers Close, Old Hunstanton, PE36 6JU

garage conversion with a first-floor extension over the garage, single storey side extension, new two storey rear extension with a double garage

Authority: King's Lynn and West Norfolk Borough 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 host property and the surrounding area
the effect of the proposed development on tree T1, the subject of a Tree Preservation Order (TPO)

What decided it

The proposed development would be harmful to the character and appearance of the host property and surrounding area through its incoherent design and sprawling form, and would pose an unacceptable risk to the protected tree T1 through potential root damage.

Plan policies cited: LP18, LP19, LP21, Policy 7, Policy 14

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.

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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.
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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.