Self-build dwelling at Ash Lodge, Hockering, Dereham

What was proposed

The application proposed demolishing agricultural buildings, building a two-storey self-build home and changing agricultural land to residential use.

“Proposal: Demolition of agricultural buildings, erection of new self-build dwelling and change of use of agricultural land to residential…”

“DESCRIPTION OF DEVELOPMENT This application comprises the demolition of all existing agricultural buildings on site and the erection of a new self-build dwelling and change of use of agricultural land to residential. The proposal does have a Class Q fallback position, with planning permission being granted on application PL/2025/0439/PAQ.”

Officer report

The site

The site lies in open countryside, surrounded by agricultural land, an equestrian centre, grassland, hedges, trees and nearby homes.

“SITE DESCRIPTION The application site is Ash Lodge of Low Road, Hockering and is located within the open countryside, with the A47 approximately 310m to the north. The site is surrounded by agricultural land to the east, with the Kimblewick Equestrian Centre and a residential dwelling to the west/southwest, and a residential dwelling to the north. Open grassland with hedges and trees is located north and south of the site.”

Officer report

Earlier permission

An earlier Class Q permission allowed two homes through the conversion of agricultural buildings, creating the fallback position considered for this application.

“There have been several historic planning applications on this site; the following are the most recent/relevant:”

“Planning Reference: PL/2025/0439/PAQ Description: Application to determine if prior approval is required for a proposed: Change of Use of Buildings on Agricultural Units and former Agricultural Buildings to 2 no Dwellinghouses (Class C3), which may include extension of the building and/or building operations reasonably necessary for the conversion Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) - Schedule 2, Part 3, Class Q…”

Officer report

What officers recommended

Officers recommended approval because the proposal would replace two permitted homes with one, reduce traffic and improve the site’s design and appearance.

“In this instance, the conflict arising from this sites non sustainable location, is not considered to outweigh the benefits of the application, being a reduction in the number of dwellings in an unsustainable location, reduction in traffic flows, enhancements to the appearance of the site through the reduced spread of buildings across the site, and the enhanced appearance of the proposed building when compared to that for the modern and unsightly converted agricultural…”

“When considering the Planning Balance, the proposal is considered to be a betterment to that which was granted permission for application PL/2025/0493/PAQ. The application site benefits from a fallback position to construct two dwellings. A s106 will ensure that this permission can no longer be constructed and approval of this proposal would provide a betterment in terms of design, character and traffic intensification to the fallback, which could be implemented at any time.”

Officer report

Consultation responses

Parish councils objected because of traffic and road capacity, while environmental, highway and ecology consultees supported approval subject to conditions and mitigation.

“Lyng Rd off Low Road and the surrounding road network is considered to be unsuitable for the introduction of any further traffic movements, and as such, concern is raised on the intensification of use proposed by this development.”

“I have looked at the application submitted and, based on both the accuracy of the information provided and the current records of contaminated land issues we hold to date, I recommend approval providing the development proceeds in line with the application details and subject to conditions to alleviate environmental concerns.”

Officer report

Public representations

A site notice was issued, but no representations had been made when the report was prepared.

“A Site Notice was issued on the 27 th of November 2025. At the time of this report, no representations have been made on this application.”

Officer report

Who spoke

The ward representative spoke against the application, and the applicant also made representations under the committee’s public speaking arrangements.

Members’ consideration

Members considered and fully explored the application’s details against the relevant policies and guidance.

“Consideration was given to the report presented by Michael Naulls, Development Management Planner.”

“Members considered the matter and fully explored the details of the application in light of prevailing policies and guidance.”

Minutes

The vote

Members supported the officer recommendation by eight votes to one.

“DECISION: Members voted 8 x 1 in support of the Officer’s recommendation of approval, subject to:”

Minutes