top of page
elev texture cc.jpg
Planning and Listed Building application approved for conversion of existing outbuiolding into a residential annex in Snettisham, Norfolk.


Planning and Listed Building Application approved for the Conversion of the existing outbuilding into a new residential annex ,and the approval of a new porch to the main unit.


Hall Road is located in the the town of Snettishm in Norfolk.  It is located in the district of King's Lynn and as such En-Plan applied to Kings Lynn & West Norfolk District Council for Planning and Listed Building Approval for the conversion of the outbuilding, as the addition of primary living accommodation requires planning approval, and as the building is Listed a Listed Building Consent Application must also be made in this respect.

Snettisham is a village and civil parish in the English county of Norfolk. It is located near the west coast of Norfolk, some 5 miles (8.0 km) south of the seaside resort of Hunstanton, 9 miles (14 km) north of the town of King's Lynn and 45 miles (72 km) northwest of the city of Norwich.[1] The village's name means 'Snaet's/Sneti's homestead/village'.

No.13 Hall Road Snettisham is a Listed Building with the listing on the Historic England website as follows:


No. 11, 13: Late C18 pair red brick, Flemish bond, red pantiled roof. 2 bay 2 storey houses, each with single ground and first floor flush wooden framed sash with glazing bars and margin-lights. 6 panel fielded doors, 2 upper panels glazed, wooden architrave surrounds, shaped wooden brackets supporting triangular leaded canopies. 4 purlin-irons at first floor. Central party- wall stack. Attached at south No. 9 (Jasper Antiques): early C19 coursed, squared rubble carstoneblocks, brick dressings. Red pantile roof. One ground and 2 first floor sashes with glazing bars and margin lights. Ground floor 3 bay shop front, 2 Gothic arches, simple 4-centred tracery to door and windows, entablature and cornice above. Stack behind ridge. Included for group value.

The proposal is also located within the Snettisham Conservation Area which was designate in 1978 with Conservation Areas as a concept established in 1967 under the Civic Amenities Act.

Snettisham has a rich history that spans several centuries. Archaeological evidence suggests that Snettisham has been inhabited since prehistoric times. The area was settled by Iron Age tribes, and the discovery of the Snettisham Hoard in the late 1940s highlighted the region's significance during the Iron Age. The hoard consists of several hundred gold and silver objects, including torcs (neck rings), bracelets, and coins, dating back to around 70 BCE. During the Middle Ages, Snettisham was an agricultural village, with a focus on farming and fishing. It had a manor house and a small community. The village was mentioned in the Domesday Book of 1086, a survey commissioned by William the Conqueror, where it was recorded as "Snetesham." The Church of St. Mary in Snettisham has medieval origins, with the oldest parts of the church dating back to the 13th century. It underwent various renovations and additions over the centuries. The church played an important role as a religious and social center for the community.  Due to its coastal location, Snettisham had connections to maritime activities. In the 17th and 18th centuries, it was involved in the local fishing industry, with boats venturing out to The Wash for catches. Additionally, the village had a history of smuggling during the 18th and early 19th centuries. In the 19th century, Snettisham witnessed various developments, including the construction of a railway line that connected King's Lynn to Hunstanton. This improved transportation links and facilitated the movement of goods and people. The railway line operated until the mid-20th century.

Today, Snettisham retains its character as a coastal village with a strong sense of community. It attracts visitors due to its natural beauty, including the RSPB Snettisham Nature Reserve, which is renowned for birdwatching and conservation efforts. The village's historical significance, particularly related to the Snettisham Hoard, adds to its cultural heritage.


The Planning Appraisal

The planing application is for the conversion of an existing outbuilding (part of a range) to use as a studio, including the renovation and repair of the walls and loft access, plus the construction of a small porch on the front of the existing cottage. The ground floor is to comprise a bathroom and utility room with stairs up to a studio at first floor. The accommodation is intended to be used in conjunction with the main modest cottage and not as a separate unit of residential accommodation. This may be controlled via condition.

Given the scale of the main dwelling and the position of the outbuilding in relation to it, with a shared access and garden area to the rear, the proposed ‘studio’ is considered to comply with Policy DM7 of the SADMPP (2016). Conditions are recommended to link the studio to the donor dwelling for the avoidance of doubt.
The porch proposed over the front door will replicate a similar addition to a neighbouring cottage on this road frontage.

This scheme has been the subject of negotiation with the involvement of the Conservation Officer. These alterations to both the outbuilding and new porch are the subjects of an application for Listed Building Consent which were  dealt with separately via a Listed Building Consent Application.

The proposal involves the conversion of an existing building and given its location and limited alterations, the proposal is considered unlikely to lead to any adverse impact on the amenity of adjoining properties. The replacement of the loft door with a full height window would not create adverse implications regarding overlooking to neighbours due to existing outbuildings and planting which affords privacy to adjoining cottage yards.

The rear elevation directly abuts the adjoining builders’ merchant stores and buildings. Existing openings are to be re-used and there are no implications regarding amenity issues as there are effectively no changes to the present uses.

Other material impacts: No – as the LHA states, the access width and visibility is limited by the frontage walls allowing restricted levels of visibility onto the Hall Road whilst being of a width unsuitable for two way vehicle movements, which would be considered unsuitable to serve additional units/increased vehicle activity associated with independent occupation/use of the building, separate from the main dwelling. Once again a condition can be used to ensure the building remains ancillary to the main dwelling.
Specific comments or issues:

The proposal is a sensitive repair and use of an existing outbuilding in a manner that respects its listed status and accords with the provisions of the NPPF and Policies CS01, CS06, CS08, CS11 & CS12 of the Core Strategy (2011) and Policies DM1, DM2, DM7, DM15 & DM17 of the SADMPP (2016), plus Policies NP05, NP07 & NP08 of the Neighbourhood Plan. The application

En-Plan have worked in conjunction with the District Council's Planning Department to address concerns raised by the Council's Conservation Officer in the planning process as the application  site is also located on the edge of the Snettisham Conservation Area En-Plan need to formulate a sensitive scheme that would not harm the area.  This was done by providing a Heritage Statement which showed the development would have no detrimental impacts on the historic environment, and with this knowledge the Council were able to approve both the planning and listed building consent applications.

The Construction Phase


En-Plan provided gthe technical buiold detail via a Building Regulations application to CNC Building Control.  Wiorking in partnership with CNC En-Plan provided the following details:

Approved Document A - Structure

  1. Confirmed the intermediate floor is existing.

Approved Document B - Fire Safety

  1. Confirmed the studio window is sufficient to provide means of escape.

  2. Confirmed the party wall(s) are fully compartmented from adjacent buildings i.e. party walls are taken up to underside of roof and fire stopped or by other means.

Approved Document F - Ventilation

  1. Provided details for the min equivalent area of background ventilators for natural ventilation for multi floor dwellings which applies to all new and replacement windows/doors is as follows: Habitable rooms 8000mm2, Utility No Minimum.

  2. Provided mechanical ventilation details for the utility room.

Approved Document K - Protection from Falling, Collision and Impact

  1. Confirmed the stairs are existing, if this is not the case provide full details.

  2. With reference to the studio window overridable restrictors shall be provided to windows with an opening height less than 800mm above finished floor level.

Approved Document L - Conservation of Fuel and Power

  1. Confirmed all new windows and doors shall achieve a u-value of 1.4 W/m2K.

  2. New energy efficient lighting shall be 75 lumens per circuit watt under new regulations.


  1. Provide details for the existing utility room floor which dose not appear to be upgraded.


Case Study:  22/02303/F | Extension of existing outbuilding and conversion to residential annex. | 17 Hall Road Snettisham Norfolk PE31 7LU


Following on from the approval at the adjacent property En-Plan were approached by the owners of 13 Hall Road to assist with an extension and coversion of their existing outbuilding.  Listed Building Consent was also sought as the outbuilding was adjoining an exitsing boundary wall which was listed.

En-Plan: Planning & Architecture have been instructed by Mr. Rick Wilson to produce and submit a Planning and Listed Building Consent Application for the extension of an existing outbuilding and its conveersion to a rsidnetial annex. A Heritage Statement was subvmitted with the application to demonstrate how the application is fully planning policy compliant and how the scheme will preserve and enhance the character and setting of the locality.


The site forms part the Snettisham Conservation Area and is adjoined on both sides by existing development with Hall Road located to the fore.  To the rear of the site is a builders yard. The applicants are looking to add a new home office and a guest bedroom in order to make the best use of the current outbuilding and add a new storage room in a new extension that partly utilises the existing wooden log store.


 The application site is residential in character. The existing outbuilding is located to the rear of the main property and is well screened by existing development. The site has always been a domestic unit. Hall Road is located to the front of No.17 and is accessed off an existing drive to the rear. The houses are all small domestic units and either terraced or semi-detached in nature which front onto Hall Road. The work is to covert and sympathetically extend the existing building so looks to work within the scale and mass of the existing outbuilding, with the addition of a modest extension. The proposed extension will not form an overbearing extension in relation to adjoining units or erode levels of residential amenity in the locality. 


With regard to the materials used the applicants will liaise with the Council to ensure the materials used and windows and door frames proposed meet the high standards expected in a Conservation Area, With the above mitigation strategy the proposal will preserve and enhance the setting of the locality. The proposal has been judged to preserve this historic building for future generations and thereby preserves and enhances the Snettisham Conservation Area.


Next Steps

If you wish to discuss any of the above items, please do not hesitate to contact us.

If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system and how we can help you with your Listed Building Project please CONTACT US and we will be only too happy to talk through any questions or development proposals you may have.



November 2021

New Holiday accommodation approved at Forest Edge Retreat,

En-Plan: Planning & Architecture have submitted and received approval for a planning application for new stabling and a shepherds hut at the Forst edge Retreat in Thetford, Norfolk.

  En-Plan have been able to address the architetcural and ecological challnges of the appliocation which will allow for a family to utilise their land as an asset to grow a sustainable rural business, whilst enabling more quality family time together.


Whinburgh Old Hall Norfolk

October 2021

Schedule of works approved at Whinburgh Old Hall (Grade II* Listed Building).

En-Plan: Planning & Architecture have received Listed Building Consent form Breckland District Council for a schedule of intyernal and external works to the hugely significant heritage asset that is Whinburgh Old Hall, which is a Grade II* Listed Building.

  If you would like to see similatr examples of success in thsi field please refer to our dedicated Listed Building Consent page.


Melverley Fram Main  Unit Side Elevation.jpg

September 2021

Certificate of Lawfulness Apporved for development in Whitchurch, Shropshire.

En-Plan: Planning & Architecture have received planning approval from Shropshire County Council for a Certificate of Lawfulness Application to establish that both agricultural and residential dvelopment at Melverley Farm was now immune from Enforcement Action and they were now legal development by default.

Please refer to our Planning Enforcement Page for more examples of success in this field.


Shropshire Office


Back Lane

Bomere Heath



Norfolk Office

34 Queen Elizabeth Avenue

Kings Lynn


PE30 4BX

En-Plan: Planning & Architectue Chartered Planning Consultants Chartered Town Planning Consultants


  • Facebook Social Icon
  • YouTube Social  Icon
  • Pinterest Social Icon
  • Instagram Social Icon
yell En-Plan: Planning & Architecture Chartered Planning Consultants Chartered Town Planning Consultants





En-Plan: Planning & Architectural Consultants Snettisham. Chartered Town Planning Consultants Snettisham. Planning Applications Snettisham.
bottom of page