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The Old Manor House 25 Meadow Lane Little Houghton NN7 1AH

2025/4117/FULLFull Planning PermissionRefused
Full

Refused on 14 May 2026

Council decision: RefusalDelegated (officer decision)1 reason for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Single storey rear extension, replace existing window with doorway and associated internal alterations including installation of steps down to existing cellar

Received
15 September 2025
Decision level
Delegated (officer decision)
Ward
Cogenhoe and The Houghtons Ward
  1. Received15 Sep
  2. Validated15 Sep
  3. Consult.4 Dec
  4. Target10 Nov
  5. Decided14 May

Decided in 241 days (council typically 70)

About this application

This is a full planning application for a single storey rear extension at The Old Manor House 25 Meadow Lane Little Houghton NN7 1AH. West Northamptonshire has handled 9,971 applications of this type. This one was decided in 241 days, 24 weeks longer than West Northamptonshire's typical decision time. The site is in the Little Houghton conservation area, with 5 listed buildings nearby. There has been 1 other application at this address. In the past year there have been 54 applications across Cogenhoe and The Houghtons Ward. We hold 2,912 applications in total for the NN7 postcode area.

89% of full applications at West Northamptonshire Council were approved. Across all application types, the council typically decides in about 10 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

  1. The proposed development would result in moderate less than substantial harm to the significance of the Grade II Listed Building and minor less than substantial harm to the significance of the Little Houghton Conservation Area. The proposed development would not result in any public benefits which outweigh the harm caused to the designated heritage assets. The proposal is therefore contrary to Policies SS2, HE5 and HE6 of the South Northamptonshire Local Plan Part 2, Policy BN5 of the West Northamptonshire Joint Core Strategy and Paragraph 215 of the NPPF. Town and Country Planning (Development Management Procedure) (England) Order 2015 and paragraph 39 of the National Planning Policy Framework In accordance with the above, WEST NORTHAMPTONSHIRE COUNCIL has worked with the applicant in a

From the council's decision notice.

Application details

Postcode
NN7 1AH
Application type
Full Planning Permission
Scale / size
Small
Parish
Little Houghton

Planning application dates

Date validated
15 September 2025
Last date for comments
4 December 2025
Target decision date
10 November 2025

Applicant and agent

Agent address
Brian Hawkins 29 Coronation Avenue Huntingdon PE29 1UA

Planning decision

Statutory period
56 days

Additional information

Documents
9

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Conservation area: Little Houghton
  • Listed building: Grade II: The Old HouseOn or next to this site
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (20)

flood storage areas, 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.

Associated applications

  1. 2025
    15 Sep

    Single storey rear extension, replace existing window with doorway and associated internal alterations…

    This applicationRefusedFull2025/4117/FULL
  2. 2025
    15 Sep

    Listed building consent for single storey rear extension, replace existing window with doorway and associated…

    RefusedListed building consentFiled alongside2025/4118/LBC

Source: West Northamptonshire

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