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Two-storey side extension in Norwich, Norfolk.


Keeper's Cottage, White Horse Lane Arminghall Norfolk NR14 8SH, Norwich, Norfolk.
Proposed Development: Two-storey side extension



Following the initial discussion wit the applicant a two-storey side extension was agreed on whereby the size of the house would be doubled and two new bedrooms added at first floor to accommodate a growing family and add value to the property which is set in a rural location on the outskirts of Norwich.The planning application site comprises of a semi-detached dwelling in an isolated location outside of any development boundaries. It is set back 1 Om from the highway with a large parking area to the front.

The application site consists of a turn of a 19th Century semi detached property which exhibits the architectural design features of a typical terrace property of this era. The site is located in open countryside adjacent to the. The site is joined by open undulating countryside to the side and rear with the adjoining property of 2 Keeper’s Cottage already having benefited from substantial extensions which the block plan clearly demonstrates.


The proposal involves a two storey side extension to include two new bedrooms at first floor level with an extended communal living area at ground floor. The area is currently part of the side curtilage of the property. The proposal will extend at ridge height and not be set down and back so as to mirror the extension in evidence at No.2 Keepers Cottage and in essence balance up the properties. The extension will follow the architectural style of the main unit. The materials of the said extension will mirror those of the main unit.

South Norfolk Planning Policy

With regard to National Planning Policy Part 7 of the NPPF (“Requiring good design”) attaches:
“great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.” The NPPF then goes on to state in Para. 60:


“Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.”

Looking to Local Planning Policy the Joint Core Strategy for Broadland, Norwich and South Norfolk forms the Development Plan Document for the application site and was adopted by Broadland District Council, Norwich City Council and South Norfolk Council on 24 March 2011. Looking to Policy 2 (Promoting good design) this states that:

“All development will be designed to the highest possible standards, creating a strong sense of place. In particular development proposals will respect local distinctiveness…” Looking to the schedule of saved South Norfolk Local Plan Polices the table shown below contains those of direct relevance to this modest extension.


The application is assessed against policy 2 of the Joint Core Strategy and saved policies HOU 14, HOU 19 and IMP 9 of the South Norfolk Local Plan. These policies seek to ensure that the proposed development does not harm the character and appearance of the existing dwelling and does not cause material harm to the residential amenities of the neighbouring occupiers.Policy ENV 9 seeks to ensure that development proposals do not adversely impact on archaeological sites. The assessment of this application gives due weight to the saved policies in the South Norfolk Local Plan referred to above because these remain consistent with the National Planning Policy Framework.The application sailed through the planning process and the development was finished by the applicant who was a local builder who was more than happy to take full control of the build which was finished to a high standard.Simple and extremely effective is how we would sum up this extension.

The Planning Assessment

When taking an over arching view of the aforementioned policies it becomes very self evident that the scheme will not be contrary to any of the national or local policies mentioned. The proposal does not lead to any overlooking or loss of privacy, and it’s style compliments the setting and established pattern of development. The existing dwelling enjoys a lawful permanent residential use and the proposal would respect the landscape setting of the existing house and its grounds. All elements associated with good sustainable residential design. The materials will match the existing and can easily be conditioned via condition. There is no planning policy that would preclude a development such as this being granted approval.


It is the view of the applicant that the extension will not lead to the loss of visual or residential amenity in the locality and follows a design norm already set in the locality by virtue of extensions in evidence on the adjoining property of No.2 Keeper’s Cottage. The proposal will not lead to the loss of any parking provision on site or mature vegetation. There does not exist any reason in planning policy terms to withhold consent.

Home Extensions - Useful Information.

Will I Need Planning Permission for my Extension?

In England, planning permission is typically required for an extension when:

  1. The extension exceeds the permitted development rights for your property. Permitted development rights allow you to make certain types of improvements without seeking planning permission. These rights can vary depending on factors such as the size and location of your property, whether it's a listed building or in a conservation area, etc. If your proposed extension falls outside the permitted development limits, you'll need to apply for planning permission.

  2. The extension alters the appearance of the property significantly. If the proposed extension would change the external appearance of the building, such as its height, shape, materials, or style, planning permission is likely required.

  3. The extension would affect neighboring properties or the surrounding environment. If the extension could have an impact on neighboring properties, such as overshadowing their windows or blocking their views, or if it could affect the character of a conservation area or listed building, planning permission will be necessary.

Should you require any further clarification please do not hesiate to contact us.


Listed Buildings

In England, any proposed extension to a listed building will typically require planning permission. Listed buildings are structures of special architectural or historic interest that are protected by law, and any alterations or extensions to these buildings are subject to strict regulations.

Listed Building Consent is the specific type of planning permission required for works that affect the character, appearance, or special interest of a listed building. This includes both internal and external alterations and extensions.

It's important to consult with your local planning authority or a professional architect with experience in working with listed buildings to navigate the specific requirements and procedures for obtaining Listed Building Consent. They can guide you through the process and ensure that your proposed extension complies with the necessary regulations to preserve the historic and architectural significance of the listed building.


Building Regulations

The Approved Documents are a set of technical documents that provide guidance on how to meet the requirements of the Building Regulations in England. These documents offer practical guidance on various aspects of building design and construction to ensure compliance with the minimum standards for health, safety, energy efficiency, and accessibility.

As of my knowledge cutoff in September 2021, the Approved Documents in England were as follows:

  1. Part A: Structure - Provides guidance on structural integrity and the stability of buildings.

  2. Part B: Fire Safety - Covers fire safety measures in buildings, including means of escape, fire-resistant materials, and fire detection and warning systems.

  3. Part C: Site Preparation and Resistance to Contaminants and Moisture - Deals with the precautions to be taken during site preparation to prevent moisture-related problems and contamination.

  4. Part D: Toxic Substances - Focuses on the prevention of toxic substances from entering buildings.

  5. Part E: Resistance to the Passage of Sound - Provides guidance on sound insulation and acoustic performance of buildings to minimize noise transmission.

  6. Part F: Ventilation - Covers the requirements for ventilation and air quality in buildings.

  7. Part G: Sanitation, Hot Water Safety, and Water Efficiency - Addresses the provision of sanitary facilities, hot water safety, and the efficient use of water in buildings.

  8. Part H: Drainage and Waste Disposal - Deals with the disposal of wastewater, rainwater drainage, and sanitary waste.

  9. Part J: Heat Producing Appliances - Covers the installation, ventilation, and safety requirements for appliances that produce heat, such as boilers and heaters.

  10. Part K: Protection from Falling, Collision, and Impact - Provides guidance on measures to prevent falls, collisions, and impact hazards.

  11. Part L: Conservation of Fuel and Power - Focuses on energy efficiency in buildings, including insulation, heating systems, and energy performance calculations.

  12. Part M: Access to and Use of Buildings - Covers requirements for accessibility and usability of buildings for people with disabilities.

  13. Part P: Electrical Safety - Deals with electrical installations in dwellings, ensuring their safety and compliance with regulations.

Please note that the information provided is based on my knowledge up until September 2021, and there may have been updates or revisions to the Approved Documents since then. It's advisable to consult the official government website or your local authority for the most up-to-date versions of the Approved Documents.

Please call us on  CONTACT US for a free no obligation. We look forward to talking through any proposals you may have.

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Shropshire Office


Back Lane

Bomere Heath



Norfolk Office

34 Queen Elizabeth Avenue

Kings Lynn


PE30 4BX

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