5 Wellesley Street King's Lynn Norfolk

1. 1.The back to back terraced formation is considered to result in a form, massing and scale which is incongruous to the traditional terraced residential properties which characterise this part of Kings Lynn and this edge of Conservation Area position. The proposed layout, bulk and design fails to positively address the cultural and historic origins of these key railway streets. The proposal, by reason of its depth, scale and bulk would appear as a discrete building form rather than implying a continuum of street frontage which would acknowledge the historic development pattern. The building's depth into the site would dominate the spaces between the adjacent streets and would be discordant with the grain and texture of the terraced built forms in the adjacent Conservation Area and listed buildings adjoining as well as visually discordant with the existing street scene more generally. The proposal is therefore not considered to represent good design and would be at odds with the requirements of the NPPF (2024) and Policies LP02, LP18, LP20, LP21 and LP40 of the Local Plan.
2. 2.The application has failed to demonstrate a good standard of design, by virtue of its height and width along the eastern boundary of the site, would significantly enclose the adjacent dwelling unacceptably overshadowing and overbearing the adjacent residential use and its private amenity space. Furthermore, the proposal by virtue of the windows serving habitable rooms at first floors in the south elevation would result in an unacceptable degree of overlooking into the habitable rooms and private amenity spaces of properties in Portland Street. Therefore, the impacts on residential amenity are considered to be at odds with Paragraph 135 of the NPPF (2024), Policies LP18, LP21 and LP40 of the Local Plan.
3. 3.The application site is within Flood Zone 3 and the Tidal Hazard Zone as per the Borough Council's SFRA. The Flood Risk Assessment sets out mechanisms to ensure the site is safe for its lifetime, however the LPA can currently demonstrate a 5 year supply in excess of the required standard, and it is not considered that redevelopment of brownfield land with 4 houses which do not provide a suitable standard of amenity for future or existing occupiers is necessary, nor would it provide any overarching sustainability benefits to the wider community to outweigh the flood risk implications of the scheme. The proposal therefore fails the exceptions test. King’s Court, Chapel Street, King’s Lynn, Norfolk PE30 1EX Chief Executive – Kate Blakemore The flood risk implications of the development are at odds with the requirements of the NPPF (2024) in particular, paragraphs 170, 178 and 179 and Policies LP06, LP25 of the Local Plan.

From the council's decision notice.

Application type

Full Application

Scale / size

Small

Parish

King's Lynn

Date validated

9 January 2026

Consultation expiry

11 February 2026

Consultation start

13 January 2026

Consultation end

3 February 2026

Neighbour consultation start

13 January 2026

Neighbour consultation end

10 February 2026

Last date for comments

11 February 2026

Target decision date

6 March 2026

Agent address

Mr Neil Langley C/o NKF Planning Consultancy Ltd 4 Ford Avenue North Wootton King's Lynn PE30 3QS United Kingdom

Statutory period

56 days

Last advertised

21 January 2026

Advertisement expiry

11 February 2026

Site notice start

13 January 2026

Site notice end

10 February 2026

Planning Portal ID

PP-14572363

Documents

35