Woodfarm Plumstead Road Edgefield Melton Constable Norfolk NR24 2AQ Data via plota.co.uk

CD/25/1267 - Reg 77. Habitats & Species Regs 2017 Decided

Proposal

Regulation 77 application to determine whether the following proposal is likely to have a significant effect on a European site or a European offshore marine site (either alone or in combination with other plans or projects): for planning approval - Change of use of former agricultural buildings to six dwellinghouses (ClassC3) with building operations necessary for the conversion. Data via plota.co.uk

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View original council record ↗Last checked 15 Oct 2026, 21:43

Application progress

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Received

6 Jun 2025

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Validated

2 Jul 2025

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Consultation

25 Feb 2026

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Not likely to affect European Sites

20 Mar 2026

Not likely to affect European Sites on 20 Mar 2026 · Delegated Decision · Last checked 15 Oct 2026

Documents 23

Decision & officer reports 3

PDF Reg 77 decision (not likely to affect) Decision · 20 Mar 2026 View ↗ PDF Hra appropriate assessment for nutrient impacts Decision · 19 Mar 2026 View ↗ PDF Hra gi rams Decision · 24 Feb 2026 View ↗

Statements & assessments 9

Application forms 2

PDF Credit certificate Supporting Document · 20 Feb 2026 View ↗ PDF One2clean pia certificate Supporting Document · 19 Nov 2025 View ↗

Consultation & comments 3

PDF Natural england response Consultee Comment · 12 Mar 2026 View ↗ PDF Landscape response Consultee Comment · 1 Dec 2025 View ↗ PDF Natural england response Consultee Comment · 29 Sept 2025 View ↗

Associated applications 4

Part of

Approved25 Nov 2024council archive
- Regulation 77 application to determine whether the following proposal is likely to have…This application2 Jul 2025CD/25/1267
Prior approvalDecided3 Oct 2025PF/25/1728
Erection of garage block and store to serve the 6 No. new dwellings subject of prior
Conditions 4 awaiting decision
- ConditionsDischarge of condition 4 (Biodiversity Net Gain)7 Oct 2026CD/26/2113

Site constraints 5

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.

Agricultural land, grade 3a

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Network Expansion Zone

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

National infrastructure project about 850 m away: Hornsea Project Three Offshore Wind Farm

The site is about 850 m from the project boundary. Generating station, decided. The project page says whether consent was granted.

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Also on the record

SSSI about 418 m away: Edgefield Little Wood SSSI.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 15 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Planning Inspectorate 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.

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