13 St Nicholas Street Diss Norfolk IP22 4LB Data via plota.co.uk

2025/3695 - Listed Building Approved

Proposal

Change of use of ground floor office to retail shop and change of use of first floor office into two no. residential apartments, together with associated conversion works, including the installation of a new door to the front elevation. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
26 Nov 2025
✓
Validated
5 Dec 2025
✓
Consultation
9 Sept 2026
✓
Approved
19 Oct 2026

Approved on 19 Oct 2026 · Delegated · Last checked 20 Oct 2026

Documents 26

Decision & officer reports 2

PDF Decision (k) Decision (K) · 19 Oct 2026 View ↗ PDF Delegated report Delegated/Committee Report (K) · 19 Oct 2026 View ↗

Statements & assessments 2

PDF Commenter’s name hidden Show Public Comment (D) · 30 Aug 2026 View ↗
PDF Design access and heritage statement Report (K) · 26 Nov 2025 View ↗

Plans & drawings 8

PDF Drg. no: p1001, rev. a Proposed floor plans and elevations Revised Drawing (K) · 9 Sept 2026 View ↗ PDF Drg. no: p1000 and drg. no: p1001 Location plan, existing and proposed floor plans and elevations Revised Drawing (K) · 24 Apr 2026 View ↗ PDF P1000/a Superseded - osmap, siteplan, existing plans and elevations Drawing (K) · 27 Jan 2026 View ↗ PDF P1001/a Superseded - proposed plans and elevations Drawing (K) · 27 Jan 2026 View ↗ PDF P1000 Superseded - existing site plan plans and elevations Drawing (K) · 5 Dec 2025 View ↗ PDF Correspondence re electric charging plan Correspondence (D) · 5 Dec 2025 View ↗ PDF Site location plan Drawing (K) · 26 Nov 2025 View ↗ PDF P1001 Superseded - proposed , plans and elevations Drawing (K) · 26 Nov 2025 View ↗

Application forms 2

PDF Application form - redacted Application Form (K) · 26 Nov 2025 View ↗ PDF Cil - form 1 - additional information CIL Documentation (K) · 26 Nov 2025 View ↗

Consultation & comments 8

PDF Historic building officer comments Consultee Comment (D) · 22 Sept 2026 View ↗ PDF Additional consultee Officer Notes · 9 Sept 2026 View ↗ PDF Neighbour objection Objection Comment · 14 Jun 2026 View ↗ PDF Water management Consultee Comment (D) · 11 May 2026 View ↗ PDF Environmental quality Consultee Comment (D) · 1 May 2026 View ↗ PDF Re-consultation email Correspondence (D) · 29 Jan 2026 View ↗ PDF Highway officer comments Consultee Comment (D) · 24 Dec 2025 View ↗ PDF Environmental qyality protection Consultee Comment (D) · 16 Dec 2025 View ↗

Other documents 4

PDF Site photo Photo (K) · 9 Sept 2026 View ↗ PDF Correspondence from agent re bin storage and photo where toile door proposed Correspondence (D) · 9 Sept 2026 View ↗ PDF Press advert BackGround Papers (K) · 5 Feb 2026 View ↗ PDF Press advert BackGround Papers (K) · 18 Dec 2025 View ↗

All documents on the council site ↗

Site constraints 4

Grade II listed: 12 and 12a, St Nicholas Street
List entry 1170266 · 2 m away · 45 more listed buildings within 150 m (1 Grade II*, 44 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 45 with distances
Historic England ↗
Diss Conservation Area 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 ↗
Also on the record
National infrastructure project 1519 m away: Norwich to Tilbury; Inside the Diss built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 2 November 2026. 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.

Building

Floor area63 m² (678 sq ft)
Energy ratingD (asset rating 85)
UseA1/A2 Retail and Financial/Professional services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in May 2019, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
South Norfolk Broadland
Application type
Listed Building
Postcode
IP22 4LB
Received
26 Nov 2025
Validated
5 Dec 2025
Ward
Diss And Roydon
Parish
Diss
Target decision
20 Oct 2026
Decision
Approval with Conditions
Decision date
19 Oct 2026
Decision level
Delegated
Applicant
Show
Agent
Hedgehog Architects

How this decision compares

Decided in 318 days from validation, 260 days slower than South Norfolk Broadland's median of 58 for listed building consent. Approved, as 99% of listed building consent here are.

48%decided within 8 weeks
99%approved
213decided in the last year

Plota live figures for listed building consent decided by South Norfolk Broadland in the last twelve months, from validation. South Norfolk Broadland decision record →

Public comments

No public comments yet.

Last counted 20 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14519735
Planning Portal ref
PP-14519735
Consultation
9 Sept 2026
Comments by
30 Sept 2026
Site or press notice
9 Feb 2026
Statutory expiry
30 Jan 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
Conversion of first floor office to flat
2025/3694
2025
Conversion of first floor office to flat
2025/3694
Within ~100m

Nearby activity

2025 Approved
Land To The Rear Of 14 Market Hill Diss Norfolk
Erection of dwelling and associated hardstanding
2025/2474
2025 Approved
Land To The Rear Of 14 Market Hill Diss Norfolk
Erection of dwelling and associated hardstanding
2025/2474
2025 Approved
2 Dragons View Market Hill Diss Norfolk IP22 4JZ
Detached pergola to the rear
2025/2857
2025 Approved
2 Dragons View Market Hill Diss Norfolk IP22 4JZ
Detached pergola to the rear
2025/2857
2025 Approved
Ground And First Floor 27 St Nicholas Street Diss Norfolk IP22 4LB
Replace 7 timber framed windows, 5 on the back and 2 on each gable
2025/2139
2025 Approved
Ground And First Floor 27 St Nicholas Street Diss Norfolk IP22 4LB
Replace 7 timber framed windows, 5 on the back and 2 on each gable
2025/2139
2025 Approved
Barbers At 6 St Nicholas Street Diss Norfolk IP22 4LB
change from barbershop to small Licensed bottle bar, we plan on making no permanent inter…
2025/1764
2025 Approved
Barbers At 6 St Nicholas Street Diss Norfolk IP22 4LB
change from barbershop to small Licensed bottle bar, we plan on making no permanent inter…
2025/1764
2025
2 Roydon Road Diss Norfolk IP22 4LN
Conversion of single floor commercial shop to one-bedroom residential unit
2025/2861
2025
2 Roydon Road Diss Norfolk IP22 4LN
Conversion of single floor commercial shop to one-bedroom residential unit
2025/2862
2025
2 Roydon Road Diss Norfolk IP22 4LN
Conversion of single floor commercial shop to one-bedroom residential unit
2025/2861
2025
2 Roydon Road Diss Norfolk IP22 4LN
Conversion of single floor commercial shop to one-bedroom residential unit
2025/2862
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Part conversion of an existing retail unit to form 5 new domestic flats whilst retaining…
2025/0419
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Part conversion of an existing retail unit to form 5 new domestic flats whilst retaining…
2025/0420
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Part conversion of an existing retail unit to form 5 new domestic flats whilst retaining…
2025/0419
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Part conversion of an existing retail unit to form 5 new domestic flats whilst retaining…
2025/0420
2025
3 Market Hill Diss Norfolk IP22 4JZ
Change of use of the first floor of a retail building to a residential flat
2025/1863
2025
3 Market Hill Diss Norfolk IP22 4JZ
Change of use of the first floor of a retail building to a residential flat
2025/1863
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Remove existing slate roof tiles and replace with new natural slates
2025/1051
2025 Approved
14 Market Hill Diss Norfolk IP22 4JU
Remove existing slate roof tiles and replace with new natural slates
2025/1051
2016 Approved
1 Pine Court Shelfanger Road Diss IP22 4EP
Proposed enlargement of opening between kitchen and utility room.
2016/0866
2016 Approved
White Horse Public House 20 Market Place Diss IP22 4JT
Alterations to the existing public house to create an additional self contained first flo…
2016/0785
2016 Approved
White Horse Public House 20 Market Place Diss IP22 4JT
Subdivision of the existing upstairs flat to create an additional self contained first fl…
2016/0784
2016 Approved
White Horse Public House 20 Market Place Diss IP22 4JT
Alterations to the existing public house to create an additional self contained first flo…
2016/0785
2016 Approved
White Horse Public House 20 Market Place Diss IP22 4JT
Subdivision of the existing upstairs flat to create an additional self contained first fl…
2016/0784
South Norfolk Broadland
Planning Authority Score
5.9/10
Average
#106 of 296 councils
Relevant to this application:
Change of use

South Norfolk Broadland ranks #136 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
South Norfolk Broadland decision statistics
Based on MHCLG data, the year to March 2026
93%
Overall approval rate
Above avg (87%) #50 of 296
95%
Householder approved
Above avg (90%) #71 of 296
67%
Decided in 8 weeks
Above avg (63%) #136 of 296
42%
Extended time limit
Above avg (41%) #161 of 296
82%
Minor dwellings approved
137 decided (1-9 homes)
92%
Major dwellings approved
12 decided (10+ homes)
100%
Change of use approved
33 decided
1,013
Total decisions
67 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

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.