Self-build dwelling at Land S of 201 The Drove, Barroway Drove

What was proposed

The application sought permission for a two-storey self-build home with a detached four-bay garage and storage above.

“SELF BUILD: Proposed Self Build Dwelling House Location:”

“The application is for full planning permission for one self-build two storey dwelling with a detached four-bay garage with storage above, on land to the south-east of The Drove in Barroway Drove. The site lies approximately 0.5km outside the development boundary of Barroway Drove as defined within the Local Plan and is therefore classed as ‘countryside’.”

Officer report

The site and its setting

The site was agricultural land outside the settlement boundary, between fields and drainage ditches, with nearby homes beyond the fields.

“The site consists of a 0.21 hectare parcel of agricultural land which is bounded by drainage ditches with two agricultural fields either side. The north-western boundary fronts onto The Drove with some single storey dwellings to the north (almost opposite) and residential development further south-west and north-east beyond the adjacent agricultural land.”

“In terms of constraints the site lies within Flood Zone 3a plus a reservoir flooding and tidal hazard mapping zone where the site could flood to between 1.0m and 2.0m. The site is also on Grade 1 agricultural land.”

Officer report

Earlier application

An earlier self-build application for land south-west of 201 The Drove was withdrawn in May 2026.

“26/00578/F: Application Withdrawn: 20/05/26 - Self-Build - Proposed Self Build Dwelling House - Land SW of 201 The Drove Barroway Drove…”

Officer report

Why officers recommended refusal

Officers considered the location unsustainable, the development harmful to the countryside, and the self-build benefit insufficient to outweigh planning harm and flood risk.

“The site is within an area at high risk of flooding and for which the site could flood up to 2.0m should there be a breach of the tidal defences. Indeed, the flood depths and flood velocity at the site has a hazard rating of ‘danger for most’. While the submitted FRA does demonstrate that the flood risk mitigation is acceptable it is not considered that there is any public benefit of providing this one custom and self-build dwelling in an area with such high flood risk.”

“When considering the planning balance your officers do not consider that the benefit of providing one custom and self-build dwelling would outweigh the reasons set out above, and that there are no material considerations that would justify overriding a departure from the local development plan. Members are therefore recommended to refuse the application.”

Officer report

Who spoke

A person supporting the application addressed the committee under the public speaking procedure.

Committee debate

Members discussed whether the proposal could be treated as a rural worker’s dwelling, and a deferral to provide evidence was defeated.

“Councillors asked whether the proposal could be treated as a rural workers’ dwelling under LP36 rather than solely as a self-build house. Officers explained that the application had been submitted and assessed as a self-build dwelling, with no evidence or properly developed case demonstrating an essential rural-business need for that location.”

“Councillors Ryves proposed deferral of the application, so the applicant could submit evidence addressing the rural-business case. This was seconded by Councillor Fry but having been put to the vote was lost.”

Minutes

The committee vote

The committee voted 7–4 for approval subject to conditions being settled with the Chair and Vice-Chair.

“The Democratic Services Officer then carried out a roll call on the proposal to approve the application subject to conditions being imposed following consultation with the Chair and Vice-Chair, and, after having been put to the vote, was carried (7 votes for, 4 votes against).”

Minutes

The decision

The application was approved contrary to the officer recommendation because the self-build home was considered to support a rural worker and associated business.

“RESOLVED: That the application be approved, contrary to recommendation, subject to conditions being imposed following consultation with the Chair and Vice-Chair for the following reason:”

“The provision of the self-build dwelling supported a rural worker and associated business in accordance with LP36 and Policy E4 2.”

Minutes