Detached self-build dwelling at Land At Rear Of Marigold, 61 New Road, Blakeney, Holt

What was proposed

Approval was sought for the appearance, landscaping, layout and scale of a detached self-build dwelling already granted outline permission.

“This application seeks approval for the reserved matters (appearance, landscaping, layout and scale) pursuant to outline permission PO/24/2084 which granted permission for a detached self-build dwelling at this site on the 28 Feb 2025.”

Officer report

The site

The site is behind an existing dwelling in Blakeney, surrounded by homes, and was formerly part of a garden with some trees and hedges remaining.

“The site lies to the rear of Marigold, no. New Road, within the coastal village of Blakeney. Dwellings surround the site on all sides, those on the east and west separated by access tracks. The site was formally part of the garden for Marigold, however following works to that property, it has been separated by boundary fencing. Clearance of the site has occurred, whilst a few trees and hedges remain.”

Officer report

Earlier planning decisions

Outline permission for the detached self-build dwelling was granted in February 2025, following earlier approvals for works to the existing dwelling and access.

“PO/24/2084 Erection of detached dwelling (self-build) - outline with details of access only (all other matters reserved) Approved 28.02.25”

“PF/24/0906 Two/single storey rear extension to dwelling and front porch extension Approved 18.06.24”

Officer report

What officers recommended

Officers recommended approval because the proposal met the outline permission and development plan, subject to conditions covering materials, landscaping, lighting, parking and other matters.

“The most relevant polices for determining the proposals are considered to be up-to-date and no material considerations have arisen which would suggest that a decision be made other than in accordance with the Development Plan. The proposed development as set out within this reserved matters submission has been found to be in accordance with the requirements of the outline permission, as well as the policies contained within the Development Plan.”

“APPROVAL subject to the imposition of appropriate conditions including those summarised below (plus any amendments to these or other conditions considered to be necessary by the Assistant Director of Planning).”

Officer report

Consultation responses

The parish council objected, while conservation officers had no objection and the landscape team had no objection subject to conditions.

“North Norfolk District Council Conservation and Design Team: No objection, suggestions made…”

Officer report

Objections raised

Six objections concerned privacy, loss of light, shadow modelling, trees, design, damage risks and parking.

“The siting, in combination with the proposed windows along the northern boundary, would result in a loss of privacy for the occupants of adjoining dwelling 63 New Road. • The siting and scale of the proposed dwelling would result in severe loss of light/sunshine, particularly during winter months, for no. New Road. • The shadow plans provided in support of the application are inaccurate and misleading.”

“The development does not provide sufficient parking, which could lead to on-street parking. • The development would result in the loss of a number of trees, replacement planting should be secured as part of any permission.”

Officer report

Who spoke

The parish council representative, an objector and the applicant spoke to the committee.

What members debated

Members discussed neighbourhood plan precedence, light, shadow analysis, privacy, boundary fencing, levels, building height and the distance from the neighbouring property.

“Cllr Holliday spoke against approval. She referred to both policy EN4 and the Blakeney Neighbourhood plan and believed the proposal to be in contravention of both. She referred to the proximity to the neighbouring property, the impact to its light and the neighbour’s right to light as well as the need to understand the daylight testing results further.”

Minutes

The vote

A proposal to approve was moved and seconded, then passed by five votes to three, with two abstentions.

“Cllr Paterson proposed and Cllr Hankins seconded the recommendation.”

“It WAS RESOLVED by 5 votes in favour, 3 against with 2 abstentions that the Application be approved subject to the imposition of appropriate conditions including those summarised below (plus any amendments to these or other conditions considered to be necessary by the Assistant Director of Planning).”

Minutes