Project Overview

Hardy Planners supported a successful outline planning application with all matters reserved except for access for a single self-build dwelling with associated garage and garden/amenity space in Upton, Norfolk.

Background

The site lies adjacent to the functional settlement of Upton, which forms part of a village cluster with South Walsham under Greater Norwich Local Plan (GNLP) Policy 7.4 and 7.5. While Upton is identified as a settlement without a boundary, the proposed development location directly adjoins the village, aligning with the policy framework that enables small-scale infill development in sustainable rural locations.

Challenges Identified

• Upton’s designation as a settlement without a boundary required a clear justification for policy compliance.

• The rural location necessitated a sensitive design approach to protect the landscape character area.

• Potential concerns regarding highway safety and an arboricultural impact assessment was needed to demonstrate the site’s suitability for development.

• It was essential to demonstrate the social value of a self-build dwelling in meeting local housing need.

Our Role

Hardy Planners:

• Undertook a detailed policy analysis to confirm compliance with GNLP Policy 7.5 and NPPF Paragraph 8.

• Argued with the case officer that whilst the proposal was policy-compliant, the lack of a 5 year housing land supply position weighed heavily in favour of an approval

• Studied planning history in depth and captured that the withdrawn application was going to have a refusal reason for its impact on the Landscape Character Area

• Coordinated the preparation of site plans demonstrating a low-impact, single-storey dwelling that would be screened from wider views by existing hedgerows and trees, addressing concerns over landscape character impacts.

• Provided a clear justification for the proposal’s lack of adverse amenity impacts on neighbouring properties, with no overlooking, overshadowing, or overbearing concerns.

• Ensured highway safety and parking compliance in line with Norfolk County Council standards.

• Liaised with arboricultural consultants to confirm that tree protection measures were achievable on-site.

• Outlined ecological mitigation and enhancement measures to be secured by condition to support biodiversity.

• Emphasised the economic and social benefits of self-build housing in reinforcing the vitality of the local rural community.

Outcome

The application was approved, successfully demonstrating:

• Policy compliance with the GNLP and NPPF for small-scale rural housing.

• Landscape and visual protection through a single-storey design and site screening.

• No adverse impacts on highways, neighbouring amenity, or local landscape character.

• Contribution to local housing supply, rural vitality, and the delivery of a self-build dwelling in a sustainable location.

The proposal illustrates how well-managed, policy-led planning can deliver environmentally sensitive, small-scale development in rural Norfolk, reinforcing local communities while respecting landscape and settlement character. At Hardy Planners, we plan the strategy meticulously at outset ensuring chances of success are maximised.