One detached dwelling at Alder Tree House, Larling, Norwich

What was proposed

The application proposed one four-bedroom, two-storey detached self-build dwelling.

“DESCRIPTION OF DEVELOPMENT The application seeks permission for the erection of a detached dwelling (self-build). The dwelling proposed is a four-bed detached dwelling over two storeys.”

Officer report

The site

The grassed site lies south-west of Alder Tree House, beside an unadopted track, outside a defined settlement boundary.

“SITEDESCRIPTION The site is currently laid to grass and lies to the south-west of Alder Tree House. The site is situated on an unadopted track and accessed from Watton Road. The site is situated outside of any defined settlement boundary in Larling, which is classified as a Village without a Boundary in the adopted Local Plan (2023).”

Officer report

Earlier applications

Earlier applications for one and two dwellings on the site were refused.

“RELEVANT HISTORY There have been a number of historic planning applications on this site; the following are the most recent/relevant: PL/2025/0521/FMIN - Proposed detached residential dwelling (self-build) – Refused…”

“3PL/2023/0617/F - Construct two dwellings with front detached garage – Refused…”

Officer report

What officers recommended

Officers recommended refusal because the proposal was not sensitive infill or rounding off and would place housing in an unsustainable countryside location.

“The application site adjoins only one dwelling, with surrounding land being predominantly agricultural and woodland. It cannot reasonably be considered sensitive infilling or rounding off of a cluster. Therefore, the principle of a new dwelling at this location directly conflicts with Policy HOU05 of the Breckland Local Plan and is not considered acceptable or sustainable.”

“Although the tilted balance is engaged, the scheme does not represent development in a sustainable location, being located in a remote, rural location. Any benefits associated with a single additional dwelling carry very limited weight and are insufficient to outweigh the clear harm resulting from placing new residential development in an unsuitable countryside location.”

Officer report

Consultation responses

The parish council supported the proposal, while consultees raised no objections subject to conditions or mitigation, and no representations were received.

“Roudham and Larling Parish Council Support this application on basis that Highways matters are addressed. We feel that this should improve access to other properties served by the track to Alder Tree House.”

“REPRESENTATIONS No representations received.”

Officer report

Who spoke

The ward representative spoke in support, followed by the applicant and the applicant’s agent.

Members’ view

Members considered the application against relevant policies and concluded that self-build considerations outweighed the harm from conflict with Policy HOU05.

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

“Reasons: Members felt that despite the identified non-compliance with Policy HOU05 of the Local Plan and the Development Plan as a whole, the other material planning considerations of self-build development outweighed the harm generated by the conflict with this policy.”

Minutes

The vote

Members voted 9–1 against the officer recommendation of refusal and 9–1 to approve the application.

“DECISION: Members voted 9 x 1 against the Officer’s recommendation of refusal.”

“DECISION: Members voted 9 x 1 to approve the application, subject to delegated authority being given to Officers to impose suitable conditions.”

Minutes