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

designed in such a way as to minimise over-looking to adjacent properties. For the most
part, it is the amenity space of the dwelling in question that is over-looked.
The access to the new dwelling will introduce a level of activity into the rear gardens to both
Lime and London House that does not exist at the moment. However, given the relatively
noisy environment in which the properties stand, i.e. adjacent to a main road, and that the
level of activity would be relatively low, it is not considered unacceptable in this context.
Highway Safety
No objection has been received from the County Council, subject to conditions. One of
these is that the existing access to Lime House, via an archway, is stopped up and the drop
kerb reinstated across the frontage. The rationalisation of access to all three dwellings
across the petrol station site is put forward by the applicant as one of the benefits of the
scheme. The Design and Access Statement acknowledges that the existing access to Lime
House is dangerous and currently not used as it involves reversing out on to the road. To
fully realise this particular benefit of the proposal would require the condition requested by
the County and could be achieved simply by having a fixed ‘gate’ as currently exists.
Other issues
The proposal involves the change of use of the petrol station/garage site to garden land,
which is a more sensitive use in terms of contaminated land. Conditions are requested by
the Council’s Environmental Health Section to ensure that any residual contamination from
the previous historic use is remediated.
CONCLUSION
Much has been made both by the applicant and third parties of the role that development of
the new dwelling will play in enabling investment in London House. Policy HE11 of PPS5
refers specifically to enabling development. Although it talks of development that departs
from the development plan, it is clear that enabling development should only be accepted if
the benefits outweigh the dis-benefits. If, in weighing the issues in the balance, significant
weight is to be placed upon the enabling element of the proposals, then a mechanism would
need to be put in place to ensure that the benefits are secured.
However, in this instance, it is the view of your officers that, on balance, all elements of the
scheme are acceptable in their own right. That is to say, the new dwelling does not
materially detract from either the character of the Listed Buildings or the Conservation Area
given the existing character of the area and could; as a result, proceed in the absence of the
refurbishment to London House. Similarly, financial issues aside, the refurbishment of
London House and change of use to full residential occupation, could proceed in isolation to
construction of the new dwelling. Consequently, no mechanism is proposed that would
ensure that London House is refurbished, at least as part of the consideration of this
application.
Please note that details of materials are proposed to be attached to any grant of consent for
listed building permission and are not replicated here.
11/00950/F Development Control Board
25 July 2011
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