Little Chart 96 Lower Street Horning Norfolk NR12 8PF Data via plota.co.uk

BA/2026/0147/NONMAT - Non-material amendment Approved
Extensions & alterations

Proposal

Changes to cladding and roof materials, move gate 1m closer to the roadside, non-material amendment to permission BA/2025/0328/HOUSEH Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
1 Jun 2026
✓
Consultation
3 Jun 2026
✓
Approved
29 Jun 2026

Approved on 29 Jun 2026 · Delegated Decision · Last checked 5 Jul 2026

Documents

View the documents on the council's website ↗

Associated applications 2

Site constraints 8

Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Nutrient neutrality catchment: Bure Broads and Marshes
New homes and overnight accommodation must show nutrient neutrality before approval.
Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.
The Broads National Park
The park authority decides applications here. Great weight to conserving the landscape; major development restricted.
Landscape, scenic beauty and wildlife carry great weight, and major development is only allowed in exceptional circumstances.
Horning conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
National nature reserve 145 m away: Broadland
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
SSSI 145 m away: Bure Broads and Marshes SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Also on the record
Inside the Horning built-up area.
Not affected
Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 2 November 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 2

Last sold for £950,000 in July 2025. Detached house, freehold.

22 July 2025£950,000
19 July 1996£175,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area189 m² (2,034 sq ft)
Energy ratingC (74 out of 100)
PropertyDetached house, 5 habitable rooms
Built2003 to 2006
HeatingBoiler and underfloor heating, oil, Boiler and radiators, oil
WallsTimber frame, as built, insulated (assumed)

From the energy performance certificate lodged in May 2024, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Other new applications on this street

21 Sept 2026Approved

Ashcroft 86 Lower Street Horning Norfolk NR12 8PF

T1: Willow (ht 12m s 14m) - re-pollard to 4-5m above ground level. T2: Alder (ht...

BA/2026/0261/TCAA
7 Sept 2026Pending

Langton 100 Lower Street Horning Norfolk NR12 8PF

Replacement of 160m of timber quay heading, with 26m of steel to river frontage,...

BA/2026/0232/HOUSEH
6 Jul 2026Approved

Birchwood 100A Lower Street Horning Norfolk NR12 8PF

T1: Ash - fell. T2: Ash - crown raise (lowest point of the leaves) to 7m

BA/2026/0167/TCAA

Nearby new applications

27 Oct 2026Pending

Silver Trees 94 Lower Street Horning Norwich Norfolk NR12 8PF

Crown Reduce - 2 x Silver Birch & 2 x Alder trees by 1-1.5m at top and sides. Cu...

TW/26/2199
13 Oct 2026Pending

The Boat House Ferry Road Horning Norfolk NR12 8PS

Replace 4 timber windows frames with aluminium and 2 timber doors with GRP-cover...

BA/2026/0274/HOUSEH
21 Sept 2026Approved

Ashcroft 86 Lower Street Horning Norfolk NR12 8PF

T1: Willow (ht 12m s 14m) - re-pollard to 4-5m above ground level. T2: Alder (ht...

BA/2026/0261/TCAA
8 Sept 2026Approved

Aspen Mill 67 Lower Street Horning Norwich Norfolk NR12 8AA

Lawful Development Certificate for proposed installation of garage door to car p...

EF/26/1846
7 Sept 2026Pending

Langton 100 Lower Street Horning Norfolk NR12 8PF

Replacement of 160m of timber quay heading, with 26m of steel to river frontage,...

BA/2026/0232/HOUSEH

Important details

Council
Broads
Application type
Non-material amendment
Postcode
NR12 8PF
Received
1 Jun 2026
Validated
1 Jun 2026
Ward
St Benet Ward
Parish
Horning Parish Council
Case officer
Show
Target decision
29 Jun 2026
Decision
Approve
Decision date
29 Jun 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Known Architecture Limited

How this decision compares

Decided in 28 days from validation, 20 days faster than Broads's median of 48 for extensions. Approved, as 100% of extensions here are.

69%decided within 8 weeks
100%approved
45decided in the last year

Plota live figures for extensions decided by Broads in the last twelve months, from validation. Broads decision record →

Consultation & key dates

Neighbours
3 Jun 2026
Consultation
3 Jun 2026
Comments by
24 Jun 2026
Statutory expiry
29 Jun 2026
Env. assessment
No

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Oak clad double cartshed. Vehicular access gates realignment.
BA/2025/0328/HOUSEH
Within ~100m

Nearby activity

2025 Approved
Ashcroft 86 Lower Street Horning Norfolk NR12 8PF
T1 - Willow - ht 12.7m w 8m - To reduce/pollard back branches and limbs overhanging the r…
BA/2025/0260/TCAA
2025 Approved
Ashcroft 86 Lower Street Horning Norfolk NR12 8PF
G1: Willows (ht 7m W 4m) - repollard. T2: Willow (ht 11m W 7m) - raise crown to 5m. T3: W…
BA/2025/0209/TCAA
2025 Approved
Fishermans Rest 102 Lower Street Horning Norfolk NR12 8PF
T1: Ash - Re-pollard at 6m. T2: Leylandii - fell. T3: Alder - Fell the 2 stems laying tow…
BA/2025/0029/TCAA
2025 Approved
1 Bittern Island, Silver Birches Lower Street Horning Norfolk NR12 8PF
Renew & extend decking to perimeter of property. Replace single glass window with French…
BA/2025/0020/HOUSEH
2024 Approved
Willowmere Mooring Site Lower Street Horning Norfolk
T2 & 3: Ash - fell and replace
BA/2024/0381/TCAA
2024 Approved
2 Bittern Island, Bittern Lower Street Horning Norfolk NR12 8PF
Install 8 piles to support galvanised steel ring beam to support the south west elevation…
BA/2024/0338/HOUSEH
2024 Approved
Cedar Wood 92 Lower Street Horning Norfolk NR12 8PF
Like for like replacement of 33m of quay-heading
BA/2024/0311/HOUSEH
2023 Approved
Heron Lodge 98 Lower Street Horning Norfolk NR12 8PF
T1: Willow (4m in height) - reduce to 2m in height and leave as a monolith/habitat.
BA/2023/0273/TCAA
2022 Approved
2 Bittern Island, Bittern Lower Street Horning Norfolk NR12 8PF
T1: Willow (13m tall) - re-pollard back to 5m in height.
BA/2022/0504/TCAA
2022 Approved
Heron Lodge 98 Lower Street Horning Norfolk NR12 8PF
T1: Willow (3m in height) - remove to ground level. G2 [T2]: Alder x2 (7m in height) heig…
BA/2022/0488/TCAA
2022 Approved
Heron Lodge 98 Lower Street Horning Norfolk NR12 8PF
T1: Willow - reduce lower limbs by up to 4m and thin out branches. Crown raise all branch…
BA/2022/0315/TCAA
2022 Approved
Silver Birches 1 Bittern Island Lower Street Horning Norfolk NR12 8PF
Replacement of 110m of quayheading in timber
BA/2022/0292/HOUSEH
2022
Lagoona 84 Lower Street Horning Norfolk NR12 8PF
T1: Ash - remove deadwood. T2: Oak - remove. T3 - Willow - ht 8m w 6m - reduce heavily ex…
BA/2022/0270/TCAA
2022 Approved
Bittern Island Lower Street Horning Norfolk NR12 8PF
T1: Oak - crown raise to 2m and crown reduction of 2m
BA/2022/0208/TCAA
2021 Withdrawn
Lavender Cottage 115 Lower Street Horning Norfolk NR12 8PF
Erection of single storey outbuilding in rear garden for use as annexe
PF/21/1978
2021 Withdrawn
Lavender Cottage 115 Lower Street Horning Norfolk NR12 8PF
Erection of single storey outbuilding in rear garden for use as annexe
PF/21/1978
2020 Approved
Mooring Plot Lower Street Horning Norfolk
T1&2: Alder - Reduce in height by 4m
BA/2020/0379/TCAA
2020
Almond Tree Cottage 125 Lower Street Horning Norwich NR12 8PF
Erection no.1 dwelling
IS2/20/1197
2020
Almond Tree Cottage 125 Lower Street Horning Norwich NR12 8PF
Erection no.1 dwelling
IS2/20/1197
2020 Withdrawn
Riverlyn, 93 Lower Street, Horning, Norwich, NR12 8PF
Single-storey rear extension
IB/20/0907
2019 Approved
Heron Lodge 98 Lower Street Horning Norfolk NR12 8PF
Replacement dwelling
BA/2019/0410/FUL
2019 Approved
Land Opposite Alder Tree 109 Lower Street Horning Norfolk NR12 8PF
T1: Alder - remove. T2: Willow - Re-pollard.
BA/2019/0159/TCAA
2019 Withdrawn
Alder Tree 109 Lower Street Horning Norfolk NR12 8PF
T1: Alder - remove. T2: Willow - Re-pollard. RETURNED - NOT IN BA AREA.
BA/2019/0156/TCAA
2018 Approved
Lagoona 84 Lower Street Horning Norfolk NR12 8PF
T1: Ash - remove dead limb, T2: Willow - remove, T3: Ash - remove, T4: Ash - remove, T5…
BA/2018/0493/TCAA
2017 Approved
Heron Cottage 98A Lower Street Horning Norfolk NR12 8PF
T1: Salix - pollard to 1-1.5m, T2: Salix, Alder and Poplar - reduce by 4m.
BA/2017/0044/TCAA

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.