21 Manor Road Dersingham King's Lynn Norfolk PE31 6LD
Refused on 12 June 2026
Council decision: Application RefusedDelegated (officer decision)1 reason for refusal
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
Retrospective: Conversion of existing outbuilding to form one bedroom annexe accommodation with facilities for holiday let
- Received
- 30 March 2026
- Decision level
- Delegated (officer decision)
- Public comments
- 4
- Ward
- Dersingham
- ReceivedReceived30 Mar
- ValidatedValidated17 Apr
- Consult.Consultation24 Jun
- TargetTarget Date12 Jun
- DecidedDecided12 Jun
Decided in 56 days (council typically 49)
About this application
This is a full planning application for an outbuilding at 21 Manor Road Dersingham King's Lynn Norfolk PE31 6LD. Kings Lynn has handled 4,002 applications of this type. This one was decided in 74 days, 4 weeks longer than Kings Lynn's typical decision time. The site is in the Dershingham conservation area. There have been 2 other applications at this address. In the past year there have been 49 applications across Dersingham. We hold 1,193 applications in total for the PE31 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
- Local Plan Policy LP21 requires development proposals to demonstrate that safe access can be provided, this is reiterated in paragraph 115b) of the NPPF, with paragraph 116 of the NPPF stating that development should be prevented if it has an unacceptable impact on highway safety. The front boundary of the site comprises hedging to the west and a group of three protected beech trees to the east (ref: 2/TPO/00438). Additionally, the site is located on a bend in the road. The trees are large and prominent and make a positive contribution to the character and appearance of the Conservation Area and street scene in general. However, the trees and hedge create a substantial obstruction that restricts visibility when emerging from the site in a vehicle. This is further exacerbated by a bend in the road in the location of the site. The substandard nature of the existing access is highlighted by the placement of a mirror on one of the TPO trees, which it should be noted does not have consent, and must be removed. The intensification of the use of this sub-standard access by virtue of the retrospective development, regardless of its limited scale, leads to unacceptable highway safety impacts. The development is therefore contrary to the NPPF in general and specifically to paragraphs 115b) and 116 of the NPPF, and Local Plan Policy LP21. There are no material considerations that suggest the development should be approved otherwise than in accordance with the Development Plan. Stuart Ashworth Assistant Director Environment and Planning 12 June 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
- PE31 6LD
- Application type
- Full Application
- Scale / size
- Small
- Parish
- Dersingham
Planning application dates
- Date validated
- 17 April 2026
- Consultation expiry
- 24 June 2026
- Consultation start
- 3 June 2026
- Consultation end
- 24 June 2026
- Neighbour consultation start
- 17 April 2026
- Neighbour consultation end
- 16 May 2026
- Last date for comments
- 24 June 2026
- Target decision date
- 12 June 2026
Planning decision
- Statutory period
- 56 days
Publicity
- Last advertised
- 22 April 2026
- Advertisement expiry
- 14 May 2026
- Site notice start
- 17 April 2026
- Site notice end
- 16 May 2026
Appeal
- Appeal status
- Appeal lodged
Additional information
- Documents
- 24
Site constraints
Designations that overlap or adjoin the site outline.
- Conservation area: Dersingham Conservation Area
- Tree Preservation Order: 2/TPO/00438Part of the site
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)
flood storage areas, listed buildings, Article 4 directions, 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
Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.
© 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.
© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.
© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.
Contains Ordnance Survey data © Crown copyright and database right 2026.
Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.
Planning history at this site
2 other applications at this property, newest first.
- 202331 Jul
(2/TPO/00438) T1 - Beech - Fell to ground level , growing into brick outbuilding and interrupting with…
ApprovedWorks to/Fell Tree covered by TPO23/00076/TPO - 202116 Aug
2/TPO/00438: T1 Beech - Fell to ground level and grind out stump as it has died, T2 Small Beach - Approx 30cm…
TPO PartialWorks to/Fell Tree covered by TPO21/00162/TPO
Source: Kings Lynn
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Around this site
Nearby applications
- 21 Manor Road Dersingham King's Lynn Norfolk PE31 6LD23/00076/TPO · TreesApproved0.0 mi
- 21 Manor Road Dersingham King's Lynn Norfolk PE31 6LD21/00162/TPO · TreesApproved0.0 mi
- 6 Brook Road Dersingham King's Lynn Norfolk PE31 6LG16/00162/TREECA · TreesApproved0.0 mi
- 6 Brook Road Dersingham King's Lynn Norfolk PE31 6LG17/00197/TREECA · TreesApproved0.0 mi
- 6 Brook Road Dersingham King's Lynn Norfolk PE31 6LG18/00121/TREECA · TreesApproved0.0 mi
For applicants and trades
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- T M Electronic Services LtdElectrician2.4 mi
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