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Canns Lane Hethersett Norfolk New House Planning Application.jpg
Two-storey unit in Canns Lane Hethersett


16A Canns Lane, Hethersett, Norfolk.


Proposed Development: Two storey residnetial unit.

Following an initial planning approved for a single-storey unit the applicant wanted to maximise the development potential of the plot which was a former allotment.  Having previously been turned down for a two-storey residential unit. 

Hethersett is a village located in the county of Norfolk, England. It is situated approximately 6 miles southwest of the city of Norwich. Hethersett is known for its picturesque setting and is a popular residential area.

The village of Hethersett has a rich history dating back to medieval times. It features a mix of architectural styles, including traditional thatched cottages, historic buildings, and modern developments. Hethersett Church, also known as St. Remigius Church, is a prominent landmark in the village and has a history that spans several centuries. Hethersett is well-connected with good transportation links to Norwich and other nearby towns. The village offers a range of amenities and facilities, including shops, pubs, schools, and recreational areas.

The proposal is for the construction of a two storey detached dwelling on a plot of land which has been used informally as an allotment, this has been an informal agreement with the landowners.  The plot of land is open to the road.  The site is within an established residential area, is bounded by properties of varying sizes including a chalet style dwelling to the north west, with a terrace of older cottages to the south west (rear), and with larger two storey detached dwellings to the south east.  Two storey detached properties are located opposite the site.   The area is characterised by established tree and hedge planting and there is an area TPO in place which separates the application site from properties in Whitegates Close to the south west. 

The size of the plot was considered by the Council as reasonable and adequate for the size of the dwelling proposed providing private amenity space and parking and turning space.  The site also benefits from an extant permission granted under reference number 2015/0290 for a single storey dwelling.  While the overall floor space of the dwelling has obviously increased being of two storey design, the footprint is not dissimilar, nor is the position of the dwelling on the plot to that of the approved extant permission.  Concerns had been raised by the Local Member to the scale and design of the proposal given the cottages to the rear of the site and requested an assessment be made by the Design and Conservation Officer.  As a result of this request the Case Officer discussed the proposal with the Council’s Design and Conservation Officer and given the mix of sizes, styles and designs of the surrounding properties, no objections were raised to the scheme subject to the appropriate materials being agreed.

The site at the time of the application is open to the front (north east) and the side (north west) which adjoins the access serving the cottages to the rear of the site.  Trees form the side (south east) boundary which are the subject of  an area TPO and separate the application site from the properties in Whitegates Close.  In terms of residential amenity, the proposed dwelling has first floor windows in the front and rear elevations all of which serve the only bedroom within the property.  The front elevation overlooks Canns Lane therefore the impact on residential amenities to the properties opposite the site are minimal.  A terrace of cottages is located to the rear of the site set back from Canns Lane with intervening land providing garaging and parking for the cottages between the rear gardens of the cottages and the application site.  Given the distance from the cottage to the rear of the proposed dwelling, I do not consider there will be any significant loss of privacy or amenities.  I am satisfied the scale and design of the proposed dwelling is acceptable and prevents any overlooking to the adjacent dwellings.  In my opinion, the proposal complies with Local Plan Policy DM3.13.

The site itself is constrained by the adjoining Conservation Area and the coniferous trees within it that are protected by the Conservation Area status and thus the development had to work around the route protection zones fro these trees whilst still placing a two-storey unit within a small plot and providing adequate parking and turning areas for two vehicles.  Utilising all the space available EN-PLAN were able to secure Planning Approval and improve the commercial value of the site significantly through the planning process as well as gaining planning permission for a more aesthetically pleasing residential unit.

Application Reference2017/2452

Application Received: Mon 23 Oct 2017

Application Validated: Mon 27 Nov 2017

Address: 16A Canns Lane Hethersett Norfolk NR9 3JE

Proposal: Proposed 2 storey residential dwelling

Status: Decided

Decision: Approval with Conditions

Decision Issued Date: Mon 08 Jan 2018

Useful Information on Residential Development and the Planning System


It’s well known that the UK is suffering from a housing crisis. The National Housing Federation estimates that in order to house everyone who needs a home we need to be building around 250,000 houses every year, in England alone. The stark truth is that only half that number is being constructed. So, if you’re keen to build a residential development of whatever size, how do you go about getting planning permission?

The planning system

For those of you who are unfamiliar with the planning system, at first glance it can seem quite daunting. Each local authority has its own set of requirements which it has developed to suit the need of its local area. Therefore, an application which is accepted in one area may be rejected in another. It’s worth doing your research and appointing En-Plan early to assit in your search.

Choosing land

If you have identified a piece of land which on which you propose to build, the good news is that you do not have to own it to make a planning application. You can purchase the land subject to planning permission being e full approval a greater depth of detail will be required.

Choosing land for residential development in England involves careful consideration of various factors. The location of the land is one of the most critical factors to consider. Look for land situated in areas with good transportation links, amenities, schools, healthcare facilities, and employment opportunities. Proximity to major cities or desirable neighborhoods can also enhance the attractiveness of the development. Check whether the land has existing planning permission for residential development or if it is located in an area designated for future development. Investigate the local development plan and consult with planning consultants to understand the potential for obtaining planning consent for the desired residential project. Assess the availability and proximity of essential infrastructure and services. This includes access to roads, water, electricity, drainage systems, and telecommunications. Evaluating the cost and feasibility of connecting the land to necessary utilities is crucial. Consider the demand for residential properties in the area. Research local housing market trends, including supply and demand dynamics, demographic factors, and potential buyer or renter preferences. Understanding the target market and its needs will help determine the viability and potential success of the development. Evaluate the characteristics of the land itself, such as topography, soil conditions, vegetation, and any potential environmental constraints. Steep slopes, flood risk areas, or protected habitats may impact the development potential and cost of construction. Conducting thorough site surveys and assessments is essential to identify any limitations or risks. Evaluate the accessibility of the land, including road networks and public transportation options. Consider proximity to major highways or public transport stations, as well as parking availability. Convenient access to transport links is essential for residents and can impact the desirability of the development. Assess the availability of nearby amenities such as shops, parks, recreational facilities, and green spaces. Access to open spaces and recreational areas is often highly valued by residents. Understand the local community and surroundings. Consider the character and architectural style of neighboring properties to ensure the development aligns with the existing built environment. Engaging with the local community and understanding their concerns or aspirations can also contribute to successful project planning. Evaluate the financial aspects of land acquisition and development. This includes land purchase costs, development costs, potential return on investment, and financial viability. Engaging with financial advisors or property development professionals can provide insights into these considerations. Ensure that all legal and regulatory requirements are met, including environmental regulations, building codes, and any restrictions or easements on the land. Seek professional legal advice to ensure compliance throughout the development process. It is advisable to work with professionals such as planning consultants, architects, surveyors, and legal experts who specialize in land acquisition and residential development. Their expertise can help assess the suitability and potential of land for residential projects, ensuring a smoother and more successful development process.

The application process

Once you have your plans drawn up you must submit them via the government’s online planning portal [] which will direct your application to the appropriate local authority.

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