Land Between 30 To 36 School Road Marshland St James Norfolk

1. 1.It is concluded that the site is not a suitable location for housing having regard to the spatial strategy of the development plan, conflicting with its strategic and rural housing aims. Furthermore, it would consolidate the built form outside the defined development area of the village and result in unacceptable harm to the character and appearance of the area. This brings the scheme into conflict with Local Plan Policies LP02 and LP03, which amongst other things expects development to respect and enhance local character. Whilst some weight is given to the self-build element of the proposal, this is not sufficient to outweigh the harm identified and the discord with the Development Plan.
2. 2.The Environment Agency mapping identifies the site as falling within Flood Zone 3, an area with a high probability of flooding. Whilst sequential testing is passed, taking account of the conflict with the spatial strategy and the significant harm to the rural landscape, the proposal would not provide sustainability benefits which would outweigh the flood risk. Therefore, the scheme fails part (a) of the exception test. Accordingly, the scheme is not acceptable in respect of flood risk, bringing the proposal into conflict with Policy LP25 of the Local Plan (2021-2040) and paragraph 179 of the NPPF, insofar as they seek to steer new development away from areas at the highest risk of flooding.
3. 3.Notwithstanding the ‘in principle’ policy concerns, the proposal is considered to constitute ‘phased development’ - an expansion of an existing residential estate development adjoining the site, which would require affordable housing provision. In the absence of a mechanism to secure this, the proposal fails to accord with Policy LP28 of the Local Plan (2021-2040).
4. 4.The application is accompanied by a shadow Habitats Regulations Assessment which has been adopted by the Council and concludes no significant harm/impact upon designated sites of conservation, beyond that from additional recreational pressure in combination with other housing development, which could be negated by a Green Infrastructure and Recreational Avoidance and Mitigation Strategy (GIRAMS) payment (£304.17 per dwelling). The quantum of the development is shown on the indicative plans and application forms as 6no. dwellings, however the GIRAMS payment has not been paid. King’s Court, Chapel Street, King’s Lynn, Norfolk PE30 1EX Chief Executive – Kate Blakemore There is no mechanism in place to secure this GIRAMS payment, so the proposal therefore fails to comply with Policy LP27 of the Local Plan (2021-2040).
5. 5.The application seeks permission for Self-Build & Custom Build dwellings. There is no mechanism in place in the form of a Section 106 agreement to secure the tenure of these properties accordingly, so the proposal fails to accord with Policy LP31 of the Local Plan (2021-2040).

From the council's decision notice.

Application type

Outline Application

Scale / size

Small

Parish

Marshland St James

Date validated

5 February 2026

Consultation expiry

6 March 2026

Consultation start

6 February 2026

Consultation end

27 February 2026

Neighbour consultation start

6 February 2026

Neighbour consultation end

6 March 2026

Last date for comments

6 March 2026

Target decision date

2 April 2026

Agent address

Mr Nick Seaton Villeneuve Basin Road Outwell PE14 8TQ

Statutory period

56 days

Site notice start

6 February 2026

Site notice end

6 March 2026

Planning Portal ID

PP-14658286

Documents

29