11/00713/F - Borough Council of King's Lynn & West Norfolk

The proposed extension can be achieved without harm to the form and character of the
area. It is not considered the proposal will disturb the spatial relationship between existing
buildings and their open or heavily treed setting. As such, the proposal accords with the
provisions of Local Plan Policy 4/20.
Impact on listed building and Conservation Area
An application for listed building consent has been submitted and has been approved. Preapplication
discussion has taken place and the Conservation Officer considered the scheme
has limited impact on the setting of the listed building. Minor alterations only are proposed to
the external appearance of the outbuilding and the design of the extensions is sympathetic
to the Old Smithy and the Old Buck.
Only part of the works will be seen from outside the site. The works to the roadside frontage
reflect the design, scale, dimension and materials of the building. Ground levels will need to
be changed significantly to obtain the vehicular access and the lower terracing but this will
not be greatly apparent from beyond the site. It is considered the character of the
Conservation Area will be preserved and the proposal accords with the provisions of PPS5.
Impact on the AONB
The works involve a significant extension to the existing building. However, most of the
works will be set behind the existing buildings and will not be seen from the streetscene.
Although the ground rises at this point much of the development will be built into the ground.
Only a small proportion will be slightly higher than the existing building on site. As the two
storey extension is at right angles to the existing barn the overall mass of the development is
broken up. There will be no harm to the natural beauty of the landscape as a result of this
application and consequently there will be little impact on the landscape character of the
AONB.
Impact on any protected species
The application has been supported by an updated Protected Species Survey which
concluded that no evidence of barn owls or great crested newts was found. Evidence of
bats was found and mitigation measures are proposed, including the provision of bat boxes,
the checking of cavities before any work is carried out to them and the avoidance of works
during the bat breeding period (May – September) which could secure their retention.
Impact upon neighbouring occupiers
The site is very well screened by existing peripheral planting which is not proposed to be
affected by the proposed development. The land levels change dramatically and this assists
with potential overlooking to the north, east and west. The relationship between the dwelling
as proposed and existing dwellings has been examined and there will be no significantly
detrimental impact upon the amenity of the occupants of neighbouring properties in terms of
overlooking, being overshadowed or the development being over bearing, as a result of this
proposal.
The relationship between the proposed new dwelling and the existing Old Buck has been
considered. The proposed plans show a terraced area at first floor level and several first
floor windows facing south. However, due to the changes in levels, the distance apart and
the construction of a boundary wall between the two properties, there will be no significantly
detrimental impact upon the amenity of the occupants of this neighbouring property in terms
of overlooking, being overshadowed or the development being over bearing.
11/00881/F Development Control Board
25 July 2011
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