Forge Cottage 17 High Street Thornham Hunstanton Norfolk PE36 6LY

1. 1.Para. 135 of the NPPF states that planning decisions should ensure that developments will function well and add to the overall quality of the area and be sympathetic to local character. Local Plan policy reiterates this with Policy LP18 stating that development should respond to context and character of places by ensuring that scale, density and layout will enhance the quality of the environment and this is reinforced within Policy LP21. Thornham Neighbourhood Plan has specific policy relating to replacement dwellings (H4) and states ‘Within the development boundary the loss of small dwellings will only be supported where the replacement dwelling is designed to be appropriate to the character of its site and surroundings, especially in terms of its proportions on site, the gap between frontages and the criteria in policies D1 and H1.’ The proposed development which spans almost the entire width of the application site, would erode the spatial separation which is characteristic in Forge Lane. The location of the two-storey element in close proximity to the neighbouring dwelling (north) would result in a visually cramped form of development which would be exacerbated by the visually prominent double gable feature which would project out into the existing street scene, at odds with the character in the locality and which would be unacceptably obtrusive. The proposal is therefore considered to be contrary to paras. 135 and 189 of the NPPF, Local Plan Policies LP15, LP16, LP18 and LP21 and Neighbourhood Plan Policies D1, H1 and H4.
2. 2.Para. 135 of the NPPF states that planning decisions should ensure development functions well over its lifetime and promotes well-being, with a high standard of amenity for existing and future users. This is reiterated within Local Plan Policy LP21 which states that development that has a significant adverse impact on the amenity of others or which is poor design will be refused. The proposed development by virtue of its height, depth and proximity to the dwelling directly to the north (Rosedale), will have an overbearing and overshadowing impact on habitable rooms to the front and rear of the dwelling, in particular the ground floor bay window and outside seating area at the front (east). In addition, the position of the proposed balcony and bedroom window at the front of the proposal will directly overlook the bay window and outside seating area. The proposed rear balcony and first floor bedroom windows on the southern elevation would cause material overlooking towards the neighbour to the south-west (Dundrum Cottage), which has a number of habitable rooms and its private amenity space facing the proposal. In addition, the increase in height of the proposed garage, which includes an increase in the eaves over the existing King’s Court, Chapel Street, King’s Lynn, Norfolk PE30 1EX Chief Executive – Kate Blakemore structure, would have an overbearing impact given its proximity to the neighbours habitable rooms and very limited outside private seating. The increase in the height of the garage which would be 0.9m above the existing structure and its close proximity to the northern elevation of Archies Cottage (directly south of the structure) would have an unneighbourly and overbearing impact on the first-floor habitable accommodation. The proposal would therefore have an unacceptable impact upon all three neighbours and would be contrary to para. 135 of the NPPF and Local Plan Policy LP21.
3. 3.Para. 136 of the NPPF states that trees make an important contribution to the character and quality of urban environments and planning should ensure opportunities are taken to ensure that existing trees are retained wherever possible. Para. 187 states decisions should contribute to enhancing the natural environment by recognising the intrinsic value of, amongst other things trees. The location of the single storey ‘study’ projection to the rear of the proposed dwelling and within the root protection area of the neighbouring trees, which are located directly west of the boundary, would likely harm the trees on the adjacent property. The root protection area is the minimum area required to protect the rooting environment of the trees and there is no overriding justification for encroaching on this area. The proposal is therefore contrary to the NPPF, in particular paras. 136 and 187 and Local Plan Policy LP19.

From the council's decision notice.

Postcode

PE36 6LY

Application type

Full Application

Scale / size

Small

Parish

Thornham

Date validated

7 November 2025

Consultation expiry

26 December 2025

Consultation start

19 November 2025

Consultation end

10 December 2025

Neighbour consultation start

28 November 2025

Neighbour consultation end

26 December 2025

Last date for comments

26 December 2025

Target decision date

2 January 2026

Agent address

Mr Stephen Sharp Barn B, Home Farm Common Road Snettisham Kings Lynn PE31 7PD

Statutory period

56 days

Last advertised

26 November 2025

Advertisement expiry

17 December 2025

Site notice start

19 November 2025

Site notice end

17 December 2025

Planning Portal ID

PP-14449600

Documents

41