Silver Trees 94 Lower Street Horning Norwich Norfolk NR12 8PF Data via plota.co.uk

TW/26/2199 - Tree Works in a Conservation Area Pending Consideration
Trees & landscaping

Proposal

Crown Reduce - 2 x Silver Birch & 2 x Alder trees by 1-1.5m at top and sides. Current height roughly 20ft. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
15 Oct 2026
✓
Validated
27 Oct 2026
Decision
Expected by 8 Dec 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 27 Nov 2026, from North Norfolk's recent tree and landscaping works.

Documents 1

Application forms 1

PDF Application form Application Form · 15 Oct 2026 View ↗

All documents on the council site ↗

Site constraints 9

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 142 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 142 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; Tree preservation order 29 m away: The Avenue Horning.
Not affected
Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 1 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 4

Last sold for £231,564 in September 2008. Detached house, freehold.

17 September 2008£231,564
28 February 2006£200,000
8 November 2004£190,000
5 April 2002£92,500

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

Building

Floor area237 m² (2,551 sq ft)
Energy ratingC (80 out of 100), could reach A
PropertyDetached house
Built2021
HeatingGround source heat pump, underfloor, electric
WallsAverage thermal transmittance 0.21 W/m²K

From the energy performance certificate lodged in March 2022, 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

1 Jun 2026Approved

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8 Sept 2026Approved

Aspen Mill 67 Lower Street Horning Norwich Norfolk NR12 8AA

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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

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Important details

Council
North Norfolk
Application type
Tree Works in a Conservation Area
Postcode
NR12 8PF
Received
15 Oct 2026
Validated
27 Oct 2026
Ward
St Benet's
Parish
Horning
Target decision
8 Dec 2026
Applicant
Show
Agent
Show

Decision outlook

Day 10 of the 56-day target. North Norfolk usually decides tree and landscaping works by day 31.

Day 1046 days to the 56-day target
99%decided within 8 weeks
98%approved
568decided in the last year

Plota live figures for tree and landscaping works decided by North Norfolk in the last twelve months, from validation. North Norfolk decision record →

Public comments

No public comments yet.

Last counted 31 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Statutory expiry
8 Dec 2026
Env. assessment
No

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved
Little Chart 96 Lower Street Horning Norfolk NR12 8PF
Oak clad double cartshed. Vehicular access gates realignment.
BA/2025/0328/HOUSEH
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
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
North Norfolk
Planning Authority Score
5.4/10
Average
#125 of 296 councils
Relevant to this application:
Other decisions

North Norfolk ranks #175 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (96%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
North Norfolk decision statistics
Based on MHCLG data, the year to March 2026
94%
Overall approval rate
Above avg (87%) #43 of 296
96%
Householder approved
Above avg (90%) #56 of 296
61%
Decided in 8 weeks
Below avg (63%) #175 of 296
44%
Extended time limit
Above avg (41%) #183 of 296
85%
Minor dwellings approved
113 decided (1-9 homes)
81%
Major dwellings approved
16 decided (10+ homes)
85%
Change of use approved
34 decided
906
Total decisions
56 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

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.