The Willows Abbey Road Pentney King's Lynn Norfolk PE32 1JT

26/00284/FFull ApplicationRefused

Full

Refused on 20 May 2026

Council decision: Application Refused3 reasons for refusal

Approximate site (title boundary)

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: Replacement dwelling and agricultural building

Received: 16 February 2026
Public comments: 3
Council: King's Lynn and West Norfolk Borough Council
Ward: Airfield

ReceivedReceived16 Feb
ValidatedValidated26 Mar
Consult.Consultation19 Apr
TargetTarget Date21 May
DecidedDecided20 May

Decided in 55 days (council typically 49)

About this application

This is a full planning application at The Willows Abbey Road Pentney King's Lynn Norfolk PE32 1JT. Kings Lynn has handled 4,002 applications of this type. This one was decided in 93 days, 6 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 57 applications across Airfield. We hold 1,152 applications in total for the PE32 postcode area.

90% of full 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

The proposed replacement dwelling would fail to preserve the open and tranquil character of Abbey Road due to its excessive size, scale and massing, which would introduce a noticeably greater and more intrusive presence within the landscape. The overall extent of built form would be further increased by the addition of a substantial agricultural building, for which no clear justification has been provided by the Applicant. The proposal therefore fails to comply with policies LP07, LP18, LP19, LP21, LP31 and LP35 of the Local Plan 2021-2040 and the NPPF.
Whilst the proposal is for a replacement self-build and custom dwelling, as the proposal also includes a new agricultural building, which would mean the development no longer consists exclusively of dwelling(s). By virtue of a lack of information regarding biodiversity net gain, including the baseline conditions on the site, insufficient information has been submitted to demonstrate that the biodiversity gain condition is capable of being successfully discharged, contrary to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Paragraph 13 of the Environment Act 2021) and the Biodiversity Net Gain Planning Practice Guidance (PPG) 2024.
In the absence of a Preliminary Ecology Assessment (PEA), the Applicant has failed to demonstrate that the proposal would not have an adverse impact upon any protected species. The proposal therefore fails to accord with Chapter 15 the NPPF, Policy LP19 of the Local Plan 2021-2040 and would be contrary to the Conservation of Habitats and Species Regulations, 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended). Stuart Ashworth Assistant Director Environment and Planning 20 May 2026 King’s Court, Chapel Street, King's Lynn PE30 1EX Customer Information Centre: (01553) 616200

From the council's decision notice.

Application details

Postcode: PE32 1JT
Application type: Full Application
Scale / size: Small
Parish: Pentney

Planning application dates

Date validated: 26 March 2026
Consultation expiry: 24 April 2026
Consultation start: 27 March 2026
Consultation end: 19 April 2026
Last date for comments: 24 April 2026
Target decision date: 21 May 2026

Applicant and agent

Agent address: Mr Shane Reeve 3 Melford Close Kings Lynn PE30 3XH United Kingdom

Planning decision

Statutory period: 56 days

Publicity

Site notice start: 27 March 2026
Site notice end: 24 April 2026

Additional information

Planning Portal ID: PP-14698654
Documents: 29

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Flood zone 1: Low probability (rivers and sea)

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

© 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.

Source: Kings Lynn

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