Two-storey dwelling at Scottow Barn North Walsham Road, Scottow, Norwich

The site and its history

The site included a building under construction, a shed and caravan beside the former Three Horseshoes public house and its outbuilding.

“The site lies along North Walsham Road, within the village of Scottow. The application site comprises of a building under construction, a detached shed and caravan (where the applicants reside). Historically, the site formed part of a wider site, which included, prior to its conversion, the ‘Three Horseshoes’ public house. This is a grade II listed building.”

“Following the implementation of this permission, the ‘Three Horseshoes’ was converted into a dwelling, and the planning unit was split between public house the outbuilding and. In 2024, the proposal to convert the outbuilding was amended, largely in terms of materials and some design elements (RV/24/1619 and RV/24/1618).”

Officer report

What happened to the barn

Structural failures during works led to the building being demolished over time, causing the earlier conversion permission to fall away.

“Subsequent to this, during the carrying out of these applications (RV/24/1619 and RV/24/1618) structural failings occurred. This resulted in the demolition of the building overtime. This resulted in none of the historic fabric being retained in situ, as approved by the local planning authority. As the building to be converted has, in effect, been removed, the planning permission for the conversion to a dwelling cannot be lawfully implemented.”

Officer report

What officers recommended

Officers recommended refusal because the proposal was a new countryside dwelling, harmed a listed heritage asset and offered benefits outweighed by harm.

“Whilst the applicant proposes a custom-build dwelling, the Local Planning Authority can demonstrate that it is meeting demand for self-build and custom-build dwellings for the relevant base periods within the District. The proposal for a custom-build dwelling does not, in of itself, provide justification for such a dwelling being located in a unsustainable location in the countryside policy area and well away from selected settlements in the Local Plan.”

“The loss of the building has resulted in less than substantial harm to the designated heritage asset (listed building). This harm has not been outweighed by any identified public benefits or other material considerations. Whilst the applicant has indicated that a significant quantity of bricks and other features of interest from the existing demolished building will be re-used, a replacement would appear more as a modern pastiche.”

Officer report

Who spoke

A representative of Scottow Parish Council and a supporter addressed the committee.

The committee’s decision

The committee approved the application subject to conditions, delegating the final wording to the Assistant Director for Planning.

“That Planning Application PF/25/2438 be APPROVED subject to conditions. Final Wording to be delegated to the Assistant Director for Planning.”

Minutes