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

Impact upon Listed Buildings and Conservation Area
As previously mentioned, both houses are Grade II listed as are The Crown public house
opposite and Mulberry House adjacent. The Church is Grade II* listed. All are in a
Conservation Area.
The Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on Local
Planning Authorities to preserve the setting of listed buildings and to ‘preserve or enhance’
the character of Conservation Areas. Whilst there is a separate application for Listed
Building consent for some of the works, the impact upon both London House and Lime
House as well as upon other listed buildings in the vicinity remains material to determination
of this application for planning permission.
This position is reinforced through the policies in PPS5. The following are relevant to the
determination of this application:-
� HE7 – Significance of and impact upon all heritage assets;
� HE8 – Impact upon non-designated heritage assets;
� HE9 – Additional guidance on the impact of development upon designated heritage
assets (such as Listed Buildings and Conservation Areas); and
� HE10 – Additional guidance on the impact of development upon the setting of a
designated heritage asset.
A Conservation Area Character Statement has been prepared and adopted by the Council
for East Rudham Conservation Area. It speaks of The Green as being a key feature of East
Rudham, once used as a market place, before going on to say that as people travel on Lynn
Road through the village The Green is very prominent, lined with a number of listed
buildings. The character statement says that there are many larger buildings set back from
the road on the northern side.
The character statement does not refer directly to the character of the area to the rear of the
buildings that front The Green. However, it does talk about the area around the Church and
the fact that a number of buildings have been demolished on the northern side of the road,
including on the petrol station/garage site that forms part of the application site. Previously,
therefore, the setting of the Church was experienced entirely behind buildings to its south
and east. Most of these still remain on the eastern boundary but only Church Cottage and
London House remain to the south. In addition, the existing gig house and wall to Lime
House’s garden are both prominent on the western boundary of the church yard.
Immediately adjacent to Lime House stands Mulberry Tree House. To the rear of this
substantial dwelling is a range of outbuildings of a barn like appearance that have been
converted to houses and include Mulberry Barn and Mulberry Coach House. The latter
forms the western boundary to the garden of Lime House. Elsewhere around The Green
there are other examples of outbuildings to the rear of properties, such as off Station Road
immediately south of the junction with Lynn Road, and examples of new build residential
development to the rear of street-fronting properties, for example at Hideaway Barn, which
lies behind The Close, also off Station Road.
There is therefore a precedent for both the conversion of existing structures to residential
use to the rear of houses that front the street as well as for new build-development of new
houses in a similar position.
The proposed development would result in a change to the character of the space adjacent
to Lynn Road previously occupied by a petrol filling station/garage. It will be enclosed and
landscaped. As mentioned above, historically this space was occupied by a building.
11/00950/F Development Control Board
25 July 2011
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