Land North of 37 Church Road Tilney St Lawrence Norfolk
Refused on 11 May 2026
Council decision: Application RefusedPlanning committee3 reasons for refusal
Boundary © HM Land Registry, © Ordnance Survey · details
This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.
Proposal
SELF-BUILD - Proposed 3no. plots
- Received
- 27 October 2025
- Decision level
- Planning committee
- Public comments
- 10
- Ward
- Tilney, Mershe Lande And Wiggenhall
- ReceivedReceived27 Oct
- ValidatedValidated27 Oct
- Consult.Consultation9 Dec
- TargetTarget Date22 Dec
- DecidedDecided11 May
Decided in 196 days (council typically 49)
About this application
This is an outline application at Land North of 37 Church Road Tilney St Lawrence Norfolk. Kings Lynn has handled 937 applications of this type. This one was decided in 196 days, 21 weeks longer than Kings Lynn's typical decision time. There are no previous applications recorded at this address. In the past year there have been 49 applications across Tilney, Mershe Lande And Wiggenhall.
73% of outline applications at King's Lynn and West Norfolk Borough Council were approved. Across all application types, the council typically decides in about 7 weeks (median).
Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street
Why it was refused
- Policy LP02 of the Local Plan 2021-2040 supports residential windfall development subject to meeting the criteria. Tilney St Lawrence is a Tier 4 settlement. The site lies well outside the defined development boundary of Tilney St Lawrence and therefore does not adjoin the development boundary. Moreover, the proposed development would result in the consolidation of, and erosion of a significant gap between the currently sporadic rural housing along Church Road. Notwithstanding the Council's current lack of deliverable Custom & Self-Build housing sites, the adverse impacts upon the character of the surrounding area would significantly and demonstrably outweigh the benefits of three additional homes in the borough. The proposal is therefore contrary to the provisions of the NPPF and Policies LP01, LP02, LP06, LP13, LP18, LP19, LP21 and LP31 of the Local Plan (2021-2040).
- The site is located in Flood Zone 3a and a Tidal Hazard mapping area as identified by the Council adopted Strategic Flood Risk Assessment (SFRA) 2018 and Environment Agency's updated flood map. There are other available sites in Tilney St Lawrence for a similar quantum of housing in an area of lower flood risk. The proposal would therefore fail the sequential test and would not meet paragraph 173 - 177 of the NPPF and policies LP06, LP18 and LP25 of the Local Plan 2021-2040.
- The application is accompanied by a shadow Habitat Regulations Assessment which has been adopted by the Council. This indicates that there is a potential for effects on protected Habitats Sites from cumulative recreational pressures from new housing development in the borough. However, this can be mitigated by a GIRAMS payment (currently £315.58 per dwelling). The quantum of development is defined but there is no mechanism in place to secure this GIRAMS payment, so the proposal fails to accord with Policies LP19 & LP23 of the Local Plan. Stuart Ashworth Assistant Director Environment and Planning 11 May 2026 King’s Court, Chapel Street, King's Lynn PE30 1EX Customer Information Centre: (01553) 616200 In accordance with the NPPF,
From the council's decision notice.
Application details
- Application type
- Outline Application
- Scale / size
- Small
- Parish
- Tilney St Lawrence
Planning application dates
- Date validated
- 27 October 2025
- Consultation expiry
- 9 December 2025
- Consultation start
- 18 November 2025
- Consultation end
- 9 December 2025
- Neighbour consultation start
- 11 November 2025
- Neighbour consultation end
- 9 December 2025
- Last date for comments
- 9 December 2025
- Target decision date
- 22 December 2025
- Committee meeting
- 11 May 2026
- Decision issued
- 12 May 2026
Applicant and agent
- Agent address
- Mr Gareth Edwards Black Barn Fen Road Guyhirn Wisbech Cambridgeshire PE13 4AA United Kingdom
Planning decision
- Statutory period
- 56 days
Publicity
- Site notice start
- 11 November 2025
- Site notice end
- 9 December 2025
Additional information
- Planning Portal ID
- PP-14421966
- Documents
- 40
Site constraints
Designations that overlap or adjoin the site outline.
- Flood zone 3: High probability (rivers and sea)Part of the site
Also checked, none recorded (24)
flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.
A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.
Data © Crown copyright and others · sources and licences
Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.
© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.
© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.
© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.
Contains Ordnance Survey data © Crown copyright and database right 2026.
Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.
Source: Kings Lynn
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