Norfolk House Back Road Yelverton Norfolk NR14 7GF

1. 1.The location of the site which lies outside any defined development boundary and within the open countryside. The proposed development is not supported by any specific Development Management Policy that permits development in this location and is therefore contrary to the spatial strategy for growth set out in Policies DM1.1 and DM1.3 of the South Norfolk Local Plan Development Management Policies Document and Policies 2 and 7.5 of the Greater Norwich Local Plan. Policy S5(1)(j) of the National Planning Policy Framework is applied to the scheme, which states that development should only be approved in exceptional circumstances, where the benefits of the proposal would substantially outweigh the adverse effects. The benefits of the proposal are the provision one dwelling and small economic benefits from construction and use of services and facilities do not substantially outweigh the substantial adverse effects caused by the scheme arising from its poor relationship with the existing settlement pattern, its isolated countryside location and the absence of secured mitigation for recreational impacts on protected Habitats Sites. Accordingly, the principle of the proposal is not acceptable in location, use or amount and is contrary to Policies S5(1)(j) and N2 of the National Planning Policy Framework, Policies 2, and 7.5 of the Greater Norwich Local Plan and DM1.1 and DM1.3 of the South Norfolk Local Plan Development Management Policies Document.
2. 2.The application site is situated in an unsustainable location where future occupiers would be materially reliant on the private car to access day-to-day services and facilities. The site is accessed from Back Road, an unlit rural road without dedicated footway provision, while the available public right of way does not provide a suitably accessible and inclusive route for all users throughout the year. The proposal would therefore fail to promote sustainable patterns of development and opportunities for travel by sustainable modes of walking, wheeling and cycling. Accordingly, the proposal is contrary to Policy 2 of the Greater Norwich Local Plan, Policy DM1.3 of the South Norfolk Local Plan Development Management Policies Document and Policy TR3(1)(e) of the National Planning Policy Framework.
3. 3.The application has failed to provide sufficient arboricultural information to demonstrate that the proposed development would not result in unacceptable harm to existing trees and hedgerows within and adjacent to the site. In the absence of a tree survey, Arboricultural Impact Assessment, Arboricultural Method Statement and Tree Protection Plan, the impacts of the development on existing trees and hedgerows, including their root protection areas, and the adequacy of measures for their protection during construction cannot be satisfactorily assessed. The proposal therefore fails to demonstrate compliance with Policy 3 of the Greater Norwich Local Plan, Policies DM4.8 and DM4.9 of the South Norfolk Local Plan Development Management Policies Document and Policy N2 of the National Planning Policy Framework.
4. 4.Insufficient information in the form of a signed Green Infrastructure and Recreation Avoidance Mitigation Strategy (GIRAMS) Unilateral Undertaking has been provided to demonstrate that the proposal would not create adverse recreational impacts on protected sites within The Broads, Valley Fens and East Coast zones of influence which the site lies within. As such, the proposal fails to meet the requirements of the Conservation of Species and Habitats Regulations 2017 (as amended) and the aims of Policy 3 of the Greater Norwich Local Plan 2024, Policy DM1.4 of the South Norfolk Local Plan and Policy N2 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

NR14 7GF

Date validated

2 August 2026