Single-storey home extension at Church Cottage, Coast Road, Walcott, Norwich

What was proposed

The application proposed demolishing an attached outbuilding and building a larger single-storey extension with living and utility accommodation.

“WALCOTT - PF/25/2618 – Demolition of existing attached outbuilding and erection of single storey extension at Church Cottage, Coast Road, Walcott.”

“THE APPLICATION Seeks permission for the demolition of the existing attached outbuilding and erection of single storey extension.”

Officer report

The site

The cottage is in open countryside beside a Grade I listed church, and its rear elevation is prominent where the coast road bends.

“Church Cottage is located in the open countryside between Walcott and Happisburgh it is adjacent to the Grade I Listed All Saints Church.”

“In terms of context to aid assessment of whether or not the proposal would constitute a ‘material increase in impact’, Officers note that, as the coast road bends round when moving from Walcott towards Happisburgh, the rear elevation of the property occupies a visually prominent position.”

Officer report

Planning history

There was no relevant planning history.

“RELEVANT PLANNING HISTORY: No relevant planning history…”

Officer report

The officers’ recommendation

Officers recommended refusal because the extension’s scale, visibility and design would harm the countryside appearance and the listed church’s setting.

“Planning Balance and Conclusion: Whilst the proposal does not give rise to concerns in relation to the principle of extension, amenity and parking, the scale and form of the proposed extension coupled with its visibility would materially increase the impact of the dwelling on the appearance of the surrounding area and as such the proposal would be considered to fail to comply with Policy HOU6 in this regard.”

“The proposal would be significantly larger than the original property and the scale of the extension coupled with its visibility would materially increase the impact of the dwelling on the appearance of the surrounding area and as such the proposal would be considered to fail to comply with Local Plan Policies HOU6 and ENV8.”

Officer report

Consultation responses

The parish council did not reply, Historic England had no comment, and Conservation and Design objected to the extension’s scale and form.

“REPRESENTATIONS: No (zero) public representation has been made in relation to this application.”

“Conservation and Design (NNDC) - Objection - The application site is situated within the immediate setting of the Grade I Listed All Saints Church, which for the purposes of the NPPF is considered a designated heritage asset. There is some concern relating to the scale and form of the proposed extension, which by virtue of its position adjacent to the main road and within the immediate setting of the Church is inevitably more sensitive to change.”

Officer report

Other views

The local member supported the application, while no public representations were made.

“Local Member Contact - Cllr Porter has submitted a representation of support for the application on 23.12.2026”

Officer report

Who spoke

No public speakers addressed the committee, and the local member spoke in support.

The decision

The committee accepted the officer recommendation and refused planning application PF/25/2618.

“That Planning application PF/25/2618 be REFUSED.”

Minutes