21 - 24 Church Street King's Lynn Norfolk PE30 5EB
Refused on 25 June 2026
Council decision: Application RefusedDelegated (officer decision)2 reasons 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
Conversion of former club and maisonette dwelling house to HMO
- Received
- 15 April 2026
- Decision level
- Delegated (officer decision)
- Public comments
- 11
- Ward
- St. Margarets With St. Nicholas
- ReceivedReceived15 Apr
- ValidatedValidated30 Apr
- Consult.Consultation4 Jun
- TargetTarget Date25 Jun
- DecidedDecided25 Jun
Decided in 56 days (council typically 49)
About this application
This is a full planning application at 21 - 24 Church Street King's Lynn Norfolk PE30 5EB. Kings Lynn has handled 4,002 applications of this type. This one was decided in 71 days, 3 weeks longer than Kings Lynn's typical decision time. The site is in the King's Lynn conservation area, with 20 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 133 applications across St. Margarets With St. Nicholas. We hold 1,702 applications in total for the PE30 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
- When determining planning applications, LPAs should ensure that where appropriate planning applications should be supported by a site-specific flood risk assessment that demonstrates that the development can be made safe for its lifetime. The application site is within an area where Tidal Hazard mapping demonstrates that the site could flood up to 1.0m in the event that the tidal defences are breached. The submitted Flood Risk Assessment fails to demonstrate that the proposal could be made safe for its lifetime, with ground floor sleeping accommodation that would fail to accord with Annex B (Flood Risk Design) of the Local Plan (2021 – 2040). The proposal is therefore contrary to paras. 170, and 171 of the NPPF 2024 as well as Local Plan Policy LP25.
- Para. 200 of the NPPF 2024 states that planning decisions should ensure that new development can be integrated effectively with existing businesses and community facilities (such as pubs, music venues etc). Existing facilities should not have unreasonable restrictions placed on them as a result of development permitted after they were established. Where the operation of an existing facility could have a significant adverse effect on a new development (including changes of use) in its vicinity, the applicant (or agent of change) must provide suitable mitigation. In addition, Local Plan Policy LP21 states that proposals will be assessed against their impact on neighbouring uses and their occupants as well as the amenity of any future occupiers of the proposed development. The adjacent building has a lawful business use (bar / club / function room) which would have the potential to cause noise and disturbance to the occupants of the proposed HMO. Inadequate information has been submitted to demonstrate that the amenity of future occupants could be ensured. In addition, the management of the outside space within the proposed HMO has not been submitted and could have the potential to cause noise and disturbance to neighbouring residential occupants. Overall, the proposal is contrary to paras. 200 and 135 of the NPPF 2024 and Local Plan Policy LP21. King’s Court, Chapel Street, King's Lynn PE30 1EX Customer Information Centre: (01553) 616200 Stuart Ashworth Assistant Director Environment and Planning 25 June 2026
From the council's decision notice.
Application details
- Postcode
- PE30 5EB
- Application type
- Full Application
- Scale / size
- Small
- Parish
- King's Lynn
Planning application dates
- Date validated
- 30 April 2026
- Consultation expiry
- 4 June 2026
- Consultation start
- 6 May 2026
- Consultation end
- 4 June 2026
- Neighbour consultation start
- 5 May 2026
- Neighbour consultation end
- 3 June 2026
- Last date for comments
- 5 June 2026
- Target decision date
- 25 June 2026
Applicant and agent
- Architect profile
- WAITE & WALLAGE ARCHITECTS LTD
- Agent address
- Mr Daniel Wallage Unit 14 Campbells Meadow Kings Lynn PE30 4YR GB
Planning decision
- Statutory period
- 56 days
Publicity
- Last advertised
- 13 May 2026
- Advertisement expiry
- 4 June 2026
- Site notice start
- 6 May 2026
- Site notice end
- 4 June 2026
Additional information
- Planning Portal ID
- PP-14856594
- Documents
- 40
Site constraints
Designations that overlap or adjoin the site outline.
- Conservation area: Kings Lynn Conservation Area
- Article 4 direction: Kings Lynn Conservation Area
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (20)
flood storage areas, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, 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.
Source: Kings Lynn
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