One-bedroom dwelling at 12 Kitchener Street, King's Lynn

What was proposed

Retrospective consent was sought to convert a former store building into a modest one-bedroom dwelling.

“RETROSPECTIVE- Use of former store building as one bedroom dwelling Location:”

“The application seeks retrospective consent for the conversion of a store building to a modest one bedroom dwelling at 12 Kitchener Street in King's Lynn.”

Officer report

The site

The building is attached to No.14, fronts directly onto the footpath, shares a rear yard and has no off-street parking.

“The building has a pitch height of 6.3m and an eaves height of 3.1m. It is physically attached to No.14 Kitchener Street and appears as an end terrace. The conversion of the building includes a living room to the front of the dwelling with an open plan kitchen to the rear, alongside a small shower room accessed off the kitchen. Stairs lead from the sitting room up to a bedroom with a store cupboard.”

“In terms of the site, the frontage of the dwelling is directly onto the footpath and to the rear of the dwelling is a small yard area shared with no.14. The submitted plans show no.14 and no.12 are within the same ownership. There is no off street parking but residents of Kitchener Street are expected to park on the highway.”

Officer report

Planning history

A previous application permitted replacement of part of the roof at No.14 Kitchener Street.

“24/00526/F: Application Permitted: 10/05/24 - Replace part pitched/ part flat roof with pitched roof. - 14 Kitchener Street, King's Lynn…”

Officer report

Officers’ recommendation

Officers recommended refusal because the flood risk assessment did not show the dwelling would be safe and the accommodation was below required standards.

“However, the application site is within Flood Zones 2 and 3, and within a tidal hazard zone. The Environment Agency objects to the scheme on the grounds that the applicant has failed to demonstrate that the flood risk mitigation measures proposed will ensure the development is safe for its lifetime. Furthermore that the development conflicts with the Flood Risk Design Guidance and policy LP25 of the Kings Lynn and West Norfolk Local Plan.”

“The site is located in Flood Zones 2 and 3 and a Tidal Breach area as identified by the Council adopted Strategic Flood Risk Assessment (SFRA) 2018 and Environment Agency's updated flood mapping. There is a residual risk at the site in the event of a tidal breach with a maximum flood depth of 2.3m.”

Officer report

Main concerns

The site faced residual tidal flood risk, while the ground-floor living room and kitchen conflicted with flood guidance and the dwelling lacked adequate space and outside storage.

“Local Plan Policy LP25 also confirms that a site specific flood risk is required. This has been submitted and identifies that the site is in Flood Zone 3 and while the site benefits from defences on the Tidal River Great Ouse and River Nar which provide protection during the 0.5% annual probability (1 in 200 chance each year) event and 1% annual probability (1 in 100 chance each year) fluvial event, there is a residual risk at the site in the event of a tidal breach with a…”

“More significantly however, the development would not provide adequate accommodation for the resident of no.12. The applicant states that the dwelling is 1.5 storeys in height. The Nationally Described Space Standards state that the minimum size for a two storey dwelling is 58 square metres. For a single storey dwelling the floorspace should be a minimum of 39 square metres for a single occupant, and 50 square metres for one bedroom with two bed spaces.”

Officer report

Consultation responses

The Environment Agency objected, highways and the emergency planner raised no objection, and environmental health reported no contamination concerns.

“In all circumstances where warning and emergency response is fundamental to managing flood risk, we advise LPAs to formally consider the emergency planning and rescue implications of new development in making their decisions.”

“Environmental Health & Housing - Environmental Quality: NO OBJECTION.”

Officer report

Who spoke

A Democratic Services Officer read a statement from the Ward Member, Councillor Joyce, who could not attend.

Members’ discussion

Members discussed the retrospective application, enforcement history and whether a larger escape window would change the recommendation.

“Councillors discussed the retrospective nature of the application, enforcement history, and whether modifications such as a larger escape window would alter the recommendation, with officers confirming that flood risk and space standards would still warrant refusal.”

Minutes

The vote

The recommendation to refuse was carried unanimously.

“The Democratic Services Officer then carried out a roll call on the recommendation to refuse the application and, after having been put to the vote was carried unanimously.”

Minutes