Land Between The Rectory And Rectory Cottage Church Road Hilgay Norfolk

1. 1.Under policy LP02 of the Local Plan 2021-2040, the development of two self-build and custom dwellinghouses in the development boundary of Hilgay, which is a Tier 5 settlement, would be supported where it meets the criteria set out under Part 1 of the policy. However, by virtue of the scale and massing of the proposed dwellings, set within plots significantly smaller than those along Church Road, the development would result in a contrived layout and would constitute overdevelopment of the site. The resulting density and built form would materially harm the living conditions of nearby occupiers, creating an increased sense of enclosure and giving rise to material overlooking of Rectory Cottage. The proposal would also erode the established open and spacious character of Church Road. The introduction of two dwellings on this constrained parcel of land would therefore undermine the character and appearance of the area and fail to meet Part 1(a) of Policy LP02. The primacy of the development plan is not outweighed by the moderate weight attributed to the delivery of two self-build and custom build dwellings. For these reasons, the proposal conflicts with Policies LP01, LP02, LP18, LP21 and LP31 of the Local Plan 2021-2040, as well as the relevant provisions of the NPPF.
2. 2.The application is accompanied by a shadow Habitat Regulations Assessment which has been adopted by the Council. This indicates that there is a potential for effects on protected Habitats Sites from cumulative recreational pressures from new housing development in the borough. However, this can be mitigated by a GIRAMS payment (currently £315.58 per dwelling). At the point of determination, the full payment had not been secured. The development therefore fails to comply with Policies LP19 and LP23 of the Local Plan. Stuart Ashworth Assistant Director Environment and Planning 11 May 2026 King’s Court, Chapel Street, King's Lynn PE30 1EX Customer Information Centre: (01553) 616200

From the council's decision notice.

Application type

Full Application

Scale / size

Small

Parish

Hilgay

Date validated

16 March 2026

Consultation expiry

5 May 2026

Consultation start

14 April 2026

Consultation end

5 May 2026

Neighbour consultation start

19 March 2026

Neighbour consultation end

18 April 2026

Last date for comments

5 May 2026

Target decision date

11 May 2026

Agent address

Mike Hastings 58 Sluice Road Denver Downham Market PE38 0DY

Statutory period

56 days

Site notice start

19 March 2026

Site notice end

16 April 2026

Planning Portal ID

PP-14735569

Documents

44