Hardy Planners supported a successful outline planning application for three dwellings, with all matters reserved except for access and layout, in Dereham, Norfolk.

This was a resubmission of a previously refused scheme for four dwellings. Through constructive engagement with the planning authority and careful reworking of the proposal, permission was secured for a sustainable development that balanced housing delivery with landscape, highways, and amenity considerations.

Background

The site lies in a highly sustainable location close to Dereham town centre, with excellent public transport links including bus services running every half hour to Norwich and westwards to Peterborough from a stop just 100m from the site.

An earlier scheme for four dwellings was refused in 2024 due to concerns around overdevelopment, tree loss, and highways impacts. Following refusal, Breckland District Council officers arranged a constructive online meeting with the applicant, agent, and architect to provide feedback and highlight areas for improvement.

Challenges Identified

• The need to reduce site intensity to address concerns of overdevelopment.

• Need for a new safe access to the site with a Type 3 Turning Head as well as more parking for Boots staff as part of the revised highways works.

• Conflict between the highway requirement for two spaces per dwelling and the Tree Officer’s objection to significant tree removals.

• Conservation Area impacts (elevation provided)

• Risk of creating a car-dominated frontage that would harm local character.

• The need to demonstrate significant planning benefits to outweigh previous refusal reasons.

• Requirement for tree replanting, biodiversity net gain (BNG), and nutrient neutrality (NN) mitigation credits to support ecological compliance.

Our Role

Hardy Planners:

• Phil Hardy met with the manager of Boots on site to discuss the plans and she helped shape the design of a new safe access to the site with Type 3 Turning Head as well as more parking for Boots staff as part of the revised highways works.

• Resubmitted the scheme with three dwellings instead of four, reducing density, improving site balance and neighbouring amenity.

• Negotiated with planning and highways officers, successfully securing agreement for one parking space per dwelling, given the site’s sustainable location.

• Adjusted the site layout, moving dwellings further forward to retain more trees and minimise arboricultural impacts.

• Coordinated with arboricultural consultants to confirm a programme of tree protection and replanting, both on-site and off-site.

• Highlighted the planning balance benefits, including:

- Highway safety improvements and reduced vehicle movements.

- Better access for delivery vehicles and emergency services.

- Enhanced amenity for existing residents along Thompsons Way.

- Strengthened retail function and improved service access for Boots.

• Confirmed provision of BNG off-site and NN credits to meet ecological requirements.

• Prepared a robust case demonstrating that the revised scheme addressed refusal reasons while delivering wider community and environmental benefits.

Outcome 

The resubmission was approved, demonstrating: 

• A clear response to the refusal reasons by reducing dwelling numbers and retaining more trees. 

• An acceptable highways solution balancing sustainability and parking provision. 

• Substantial wider benefits, including highway safety, service accessibility, residential amenity, and tree replanting. 

• Delivery of three much-needed homes in a highly sustainable location. 

• The value of meticulous preparation of an application, the value of early engagement with planning officers and the impact of rapport development with them in negotiations. 

This case highlights how a proactive approach — combining officer engagement, technical input, and planning judgement — can successfully turn around a refusal into a planning permission. At Hardy Planners, we identify the key challenges early and manage the strategy to maximise prospects of success.