House extensions and leisure facilities at Larkfields, 144 Morston Road, Blakeney, Holt

What was proposed

Retrospective permission was sought for an extension, garage, summerhouse, swimming pool, tennis court, enclosure and landscaping.

“Seeks retrospective planning permission for a single storey extension on the east elevation, a 4-bay garage to the south of the main house, outbuilding/summerhouse to the north of the main house, installation of swimming pool, creation of a tennis court and associated enclosure and associated landscape scheme.”

Officer report

Site and planning history

The site lies in the Norfolk Coast National Landscape, and earlier permissions approved a replacement dwelling and later design changes.

“Norfolk Coast National Landscape Undeveloped Coast Countryside Heritage Coast Landscape Character Assessment - Rolling Heath and Arable…”

“Ref: NMA/25/1714 Description Non-material amendment of planning permission PF/20/0807 (Variation of condition 2 (approved plans) of planning permission PF/19/0923 to allow for alterations to window sizes and positions; extension to flat roof of verandah on south elevation; window instead of doors to living room in west elevation) to allow insertion of door instead of window on the west elevation of the dwelling (to regularise the development) Outcome Approved…”

Officer report

Unauthorised works

The enforcement team was told that the approved works differed from the plans and that additional structures had been built without permission.

“Planning permission was granted under application PF/19/0923 for ‘Demolition of 144 Larkfields for the erection of dwelling and associated landscaping’. Following the approval a Variation of Conditions application was submitted (PF/20/0807) to seek permission to vary condition 2 (approved plans) along with a Non-Material Amendment application (NMA/21/0688) to make various changes to the design of the dwelling.”

“It was brought to the attention of the Enforcement Team in February 2025 that the approved works had not been built in accordance with the approved plans and additional structures had been created including a 4-bay garage, swimming pool, summerhouse and a tennis court. There were some more minor design changes which were sought under a new Non-Material Amendment application (NMA/25/1714) which was recently approved.”

Officer report

Officers’ assessment

Officers considered the additions appropriately scaled and designed, with landscaping reducing visual effects and no unacceptable harm to amenity or biodiversity.

“The proposed additions are considered to be appropriately scaled and designed, utilising suitable materials. Since they are not visible from public areas, they will not adversely affect the character of the surrounding environment. The existing and planned landscaping will effectively screen broader views, and there are no plans for external lighting around the tennis court.”

“The proposed additions are deemed to be appropriately scaled, designed, and constructed with suitable materials and placements. A comprehensive landscape plan has been submitted, demonstrating adequate planting for screening and mitigation purposes. These additions are not expected to negatively affect the area's character or visual appeal, and they will not be visible from the Coastal path.”

Officer report

Objections and consultation

The parish council and residents objected over planning condition breaches, lighting, landscape character, biodiversity, domesticating effects and coastal-path views.

“Blakeney Parish Council - Objection - This development has breached condition 14 of the original planning permission no. PF/19/0923 granted by NNDC, i.e. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015, (or any Order revoking, amending or re-enacting that Order with or without modification) no enlargement of or alteration to the dwelling hereby permitted (including the insertion of any further windows or rooflights)…”

“External lighting The requirement to submit details of external lighting was a condition of the original permission (Condition 8 of PF/19/0923 and PF/20/0807) This has never been discharged and therefore the external lighting is unauthorised. The first floor level external lighting should all be removed as this is elevated and prominent at night and adversely impacts the valued dark nocturnal character. This is not acceptable within such as sensitive designated landscape.”

Officer report

Who spoke

A planning officer presented the application, a parish council representative and the agent spoke, and the local member spoke against approval.

Members’ discussion

Members discussed permitted development rights, local concerns, the retrospective nature of the application and whether the development caused limited landscape harm.

“He believed that this development was compliant with policy and caused very limited harm in this important landscape and on this basis was willing to accept the Officer’s recommendation.”

Minutes

The committee’s decision

The committee approved the application by 10 votes to 2, with 1 abstention, subject to conditions and delegated final wording.

“It was proposed by Cllr Fitch-Tillet and seconded by Cllr Patterson that the application be approved.”

“It WAS RESOLVED by 10 votes for, 2 against with 1 abstention, to approval the application subject to the conditions on areas identified in the recommendation, the final wording of which to be delegated to the Assistant Director of Planning.”

Minutes