Barclays Bank Plc 42 High Street Hunstanton Norfolk PE36 5AQ

1. 1.The design and scale of the proposed box dormer on the rear elevation and the location of the roof lights in the currently uninterrupted front roof-slope of the Victorian terrace would cause less than substantial harm to the character and appearance of not only the locality in general but also the designated heritage asset (Hunstanton Conservation Area) and non- designated heritage asset (Important unlisted building within the Conservation Area Character Statement). In accordance with paras. 215 and 216 of the NPPF and having due regard to Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended, it is not considered that the public benefit would outweigh the harm caused to these assets in this instance. The development is therefore contrary to Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended, the NPPF in general and specifically to paras 215 and 216 of the NPPF, Development Plan Policy LP20 and Neighbourhood Plan Policy K2.
2. 2.Para. 135 of the NPPF 2024 states that planning decisions should ensure that development adds to the overall quality of the area, is visually attractive as a result of good architecture and layout and would create places that have a high standard of amenity for existing and future users. The proposal represents poor design which would result in an overly large box dormer which does not relate well to the existing building or the locality. In addition, the proposal would result in a residential unit which does not meet government prescribed minimum space standards and which would therefore be detrimental to the well-being and amenity of future occupants. The proposal is contrary to para. 135 of the NPPF 2024, Local Plan Polices LP18 and LP21 and Neighbourhood Plan Policies J1 and K2.
3. 3.The application site is located within the town centre of Hunstanton which is described within the Hunstanton Neighbourhood Plan as a rural service centre and holiday resort which has limited access to public transport links which results in many people accessing work and services by car. This has resulted in severe parking problems and congestion in nearly all areas of town at times throughout the year which can compromise safety and has Chief Executive – Kate Blakemore resulted in Neighbourhood Plan Policy K4 which requires all new dwellings (including flats) to include car parking to minimum standards. While Local Plan Policy LP14 states that reductions in car parking may be considered if it can be demonstrated that the location and availability of a range of sustainable transport links is likely to lead to a reduction in car ownership, the rationale given within the Hunstanton NP is at odds with the consideration of reducing the parking provision on site in this instance. The proposal does not make any allowance for parking provision for the proposed residential unit and is therefore contrary to Local Plan Policy LP14 and Hunstanton Neighbourhood Plan Policy K4.

From the council's decision notice.

Postcode

PE36 5AQ

Application type

Full Application

Scale / size

Small

Parish

Hunstanton

Date validated

20 November 2025

Consultation expiry

6 January 2026

Consultation start

16 December 2025

Consultation end

6 January 2026

Neighbour consultation start

21 November 2025

Neighbour consultation end

19 December 2025

Last date for comments

6 January 2026

Target decision date

15 January 2026

Agent address

2-3 Northgate Precinct Hunstanton Norfolk PE36 6EA

Statutory period

56 days

Last advertised

26 November 2025

Advertisement expiry

17 December 2025

Site notice start

21 November 2025

Site notice end

19 December 2025

Planning Portal ID

PP-14147828

Documents

38