Dormer and decking changes at Broad View, South Walsham, Norwich

The site and surroundings

The site is a residential plot beside South Walsham Broad, with a cabin, shed, hardstanding, lawn, mooring cut and slipway.

“Description of site and proposals 1.1. The subject comprises a residential plot on the eastern bank of South Walsham Broad, accessed via Fleet Lane, a narrow tarmacked road which runs parallel to the Broad on part of its eastern side. Fleet Lane in this section is a private road also forming a Public Right of Way, known as South Walsham Footpath 1.”

“There is a boatyard to the northern end of Fleet Lane which offers moorings, launching and other boating services, currently operated by Bondons Moorings Ltd. The proposed location is in an area dominated by chalet type dwellings and boathouses adjacent to the water's edge. The buildings are almost exclusively clad with dark-stained timber shiplap cladding and have thatched roofs. 1.3.”

Officer report

Planning history

Earlier permissions covered site changes and a replacement building, while a 2023 certificate confirmed established dwellinghouse use.

“To overcome this issue the applicant proposes lowering the dormers so that effectively they become a continuation of the dwellinghouse flank walls and are cut into the roof eaves (commonly referred to as wall dormers). The overall size and design of the dormers, and their position on the horizontal axis have not been altered. 1.8.”

“The permission included the replacement of timber quay heading with galvanised steel, and a new mooring cut (planning reference BA/2020/0055/FUL). In 2022 a Lawful Development Certificate for established use of a building as a dwellinghouse within Class C3 was not issued due to a lack of evidence being provided in support of the application (planning reference BA/2022/0475/CLEUD). 2.3.”

Officer report

What officers recommended

Officers recommended approval subject to conditions because the amendments were considered acceptable in landscape, design and residential amenity terms.

“The replacement dwelling and canoe pontoon was approved under planning ref BA/2025/0120/FUL and was assessed against current planning policy, the Local Plan for the Broads and the NPPF. As such the assessment of this application only needs to consider the change to the position of the dormers, and the alteration to the raised terrace. The key areas of consideration are impact on landscape, design, and residential amenity. Impact on the landscape 6.2.”

“The use of wall dormers is not an unusual approach when making roof additions, and the design of the dwelling is such that the roof can affectively accommodate wall dormers without having an unacceptable impact on the design of the dwelling. The scale of dormers and their siting is acceptable and maintain a suitable balance to the appearance of the dwelling.”

Officer report

Consultation and representations

The historic environment manager raised no objection subject to conditions, and no representations were received.

“Planning Committee, 13 February 2026, agenda item number 7.3 4 2.4. In 2025 planning permission was granted to demolish the existing cabin and outbuildings and replace with a new dwellinghouse. The permission included the installation of a canoe and dinghy pontoon (planning reference BA/2025/0120/FUL). Consultations received BA Historic Environment Manager 3.1. No objection subject to conditions. Representations 4.1. None received 5. Policies 5.1.”

Officer report

The committee presentation

The planning officer explained the changes, their Building Regulations purpose, the site context and the reason the application came before committee.

Members’ discussion

The planning officer answered a question about the conditions and addressed the principle, design, landscape and neighbouring amenity.

“The PO corrected a reference to a variation in condition 4 of the previous permission on page 1 of the report; the original change to conditions submitted included a change in materials (condition 4) which following negotiation, the applicant had subsequently removed. In assessing the application, the PO addressed the key issues of the principle of development; the design, impact on the landscape and amenity on neighbouring properties.”

Minutes

The vote

Members unanimously approved the application, subject to conditions.

“Matthew Shardlow proposed, Martyn Hooton seconded It was resolved unanimously to approve subject to conditions: • Time limit • In accordance with plans and documents • In accordance with Pollution Prevention Plan • In accordance with materials • Details of large scale details of joinery • Water consumption rate of no more than 110 litres/person/day • PROW to remain open and accessible • Sign up to Flood Warnings • Void beneath dwelling to remain unobstructed • No external…”

Minutes