The Boat House Ferry Road Horning Norfolk NR12 8PS Data via plota.co.uk

BA/2026/0274/HOUSEH - Householder application Pending

Proposal

Replace 4 timber windows frames with aluminium and 2 timber doors with GRP-covered timber Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 05:10

Application progress

✓

Received

6 Oct 2026

✓

Validated

13 Oct 2026

✓

Consultation

15 Oct 2026

Decision

Expected by 8 Dec 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 19 Nov 2026 and 2 Dec 2026, from Broads's recent extensions.

Comments are open until 5 Nov 2026

Comment on this application ↗

Documents

View the documents on the council's website ↗

Site constraints 9

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 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.

National nature reserve about 119 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.

Public restricted byway about 25 m away

Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.

Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.

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 about 119 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

1 listed building within 150 m of the postcode pin; Inside the Horning built-up area.

Not affected

Not green belt · No scheduled monument at the site

Checked on 14 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 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.