Planning – Application Comments

Consultation Date: Mon 19 Oct 2026

Consultation Date: Mon 19 Oct 2026

Consultation Date: Mon 19 Oct 2026

Consultation Date: Mon 19 Oct 2026

Comment Date: Mon 09 Nov 2026

Thank you for consulting Ecology on p.a. 26/01650/F|HOUSEHOLDER: Extension & alterations to dwelling and proposed garage|Brownsea 44 Beach Road Holme next The Sea Hunstanton Norfolk PE36 6LG.

The following documents have been submitted in support of this application and are relevant to these comments:
' Ecological Assessment (Hopkins Ecology, 08/10/2026)

The Ecological Assessment references environmental DNA (eDNA) surveys which have not been submitted in support of this application. Great crested newt and natterjack toad eDNA survey results were submitted with 26/01392/F- these reports should be added to this file for ease of reference. The eDNA surveys returned a negative result for two ponds (Pond 1&1a) to the east of the site but not the pond to the west (Pond 2). Habitat onsite has suitability for the species and the lack of survey of Pond 2 leaves a residual risk that must be met with a non licenced method statement.

The application benefits from an exemption from biodiversity net gain under the householder exemption. However, every development still has a duty to deliver measurable gain in biodiversity under the NPPF. The Ecological Assessment general recommendations within Section 7 which will aid the development in meeting this duty and should therefore be a condition of any consent.

I have no objection to the proposed development. If you are minded to grant consent, please include the following conditions and informative on any decision notice:

Condition 01: Ecological Enhancement 01
The development hereby approved shall be carried out in strict accordance with the mitigation and enhancement Strategy outlined in Section 7 of the Ecological Assessment prepared by Hopkins Ecology dated 08/10/2026. Locations of these enhancement measures must be mapped in relation to the proposed development and submitted to the LPA alongside photographic evidence of installation prior to occupation of the dwelling. Measures shall be implemented in full and the habitats maintained thereafter.

Reason 1: In order to ensure the development does not result in the loss of habitat for protected species and to enhance biodiversity on the site in accordance with Policy N2 of the NPPF and local planning policy.

Condition 02: Amphibian Non Licenced Method Statement
No development hereby permitted shall commence until a Non-Licensed Method Statement (NLMS) for great created newts and natterjack toads has been submitted and approved by the Local Planning Authority. The NLMS shall be prepared by a suitably qualified ecologist and include details of:
' Seasonal timing of works.
' Ecological supervision.
' Pre-works inspection.
' Vegetation clearance methodology and any restriction
' Unexpected Finds
' Enhancement Measures

Reason 2: To ensure the protection of great crested newt and natterjack toad which are species protected by law. In accordance with the requirements of Policy LP19 of the Kings Lynn and West Norfolk Borough Council local Plan and Policy N2 of the NPPF.

Protected Species Informative 01
In the UK several species of animal and plant are legally protected. Some species are referred to as European protected species (e.g. great crested newt, natterjack toads, and bats), which are those receiving strict protection under the Habitats Directive and others are referred to as nationally protected species (e.g. badger, water vole, and reptiles) which are those protected through domestic legislation.

Occasionally protected species, such as great crested newts or bats, can be found during development works even when the site appears unlikely to support them. If this occurs, it is advised that the developer stops work immediately and seeks the advice of a suitability qualified ecological consultant.

Comment Date: Tue 27 Oct 2026

Although I am not objecting in principle to redevelopment of the site, I am concerned about the
care required to retain and protect the existing trees, the forward position of the proposed
detached garage and the absence of a coordinated landscape scheme.
The replacement dwelling broadly follows the existing building line. Whilst a greater separation
from retained trees would be preferable, this relationship does not, in itself, warrant an
arboricultural objection. Nevertheless, construction will be tightly constrained. Following an
existing foundation line does not establish that excavation for replacement foundations, installation
of services or construction access can occur without additional root damage.
The assessments recommendations for root pruning along the foundation line and installation of a
root barrier are too simplistic. Foundation construction, tree protection and new service installation
will need to be informed by appropriate investigation and coordinated arboricultural and
engineering advice.
A detailed, site-specific Arboricultural Method Statement and revised Tree Protection Plan must
therefore be secured by a pre-commencement condition, to address demolition, foundation
removal and construction, all underground services and drainage, working space, scaffolding and
construction access. The Figure 3 barrier illustrated in Appendix 1 is not accepted for this site: the
revised proposals must specify the default protective barrier illustrated in BS 5837:2012 Figure 2.
Separately, the detached garages forward position introduces built form into the green frontage of
the site, bringing development closer to the lane and eroding the spacious, verdant setting
associated with the existing dwelling.
By doing this it effectively urbanises this sensitive frontage and detracts from the character and
appearance of this very attractive part of the conservation area. The garage should be omitted
from this position.
The previous appeal findings emphasised the contribution made by established vegetation and the
sites verdant character, together with the importance of landscaping in assimilating redevelopment
and restoring that character following earlier vegetation removal. Against that background, it is
particularly disappointing that landscaping has not informed the submitted design or received any
consideration in the applicants Design and Access Statement.
Vegetation is the defining characteristic of this part of Beach Road and should be integral to any
proposal in this location. A coordinated landscape scheme should be submitted before
determination, demonstrating retention and reinforcement of the vegetated frontage, appropriate
replacement tree planting and sufficient space for planting to mature. This is especially important
given the sites location within the conservation area and Norfolk Coast National Landscape.
In summary, whilst redevelopment is acceptable in principle, I am unable to support this proposal
in its present form without reconsideration of the forward garage and adequate landscape
proposals.
I strongly recommend the garages siting and the broad landscape layout is resolved before
determination. I have suggested conditions that can secure the details, but should not be used to
correcting an unacceptable layout. Likewise, the foundation and service feasibility should be
determined before permission, as this will impact upon the existing trees root protection areas.
The method statement should detail how an acceptable scheme is built.
Should a satisfactory revised scheme be agreed, the following conditions are recommended.
1. Tree protection and construction methodology
No development, including demolition or site clearance, shall commence until an Arboricultural
Method Statement and revised Tree Protection Plan, prepared by a suitably qualified
arboriculturalist, have been submitted to and approved in writing by the Local Planning Authority.
The details shall include:
a, Protective fencing incorporating the default barrier illustrated in BS 5837:2012 Figure 2, and any
necessary ground protection.
b, Methods for demolition, foundation removal and construction within root protection areas,
including any proposed root pruning or root barrier.
c, Routes and installation methods for new services and drainage where these affect root
protection areas.
d, Construction access and working arrangements close to retained trees, and the stages
requiring arboricultural supervision.
The approved protection shall be installed before demolition or construction begins and retained
throughout those works. Development shall be carried out in accordance with the approved
methodology.
Suggested reason: To protect retained trees and their contribution to the character and
appearance of the conservation area. Approval before commencement is necessary because
demolition and site preparation could cause irreversible tree damage.
2. Hard and soft landscaping
Before construction of the dwelling above ground level, a hard and soft landscaping scheme shall
be submitted to and approved in writing by the Local Planning Authority.
The scheme shall include:
a, Existing trees and hedges to be retained.
b, Proposed tree, hedge and shrub planting, specifying species, sizes, quantities and planting
positions or densities.
c, Planting and establishment details, including ground preparation, staking, mulching, watering
and maintenance.
d, Materials and extent of hard surfaces, boundary treatments and any proposed changes in
ground levels.
The scheme shall provide locally appropriate planting that reinforces the vegetated frontage and
boundaries and the verdant character of Beach Road.
Hard landscaping shall be completed before first occupation. Soft landscaping shall be completed
in the first planting season following completion of the development or first occupation, whichever
occurs first, and maintained in accordance with the approved details.
Any tree, hedge or shrub planted under the scheme which dies, is removed, or becomes seriously
damaged or diseased within five years of planting shall be replaced in the next planting season
with the same species and size as originally approved.
Suggested reason: To secure appropriate landscaping and protect the character and appearance
of the conservation area and the landscape character of the Norfolk Coast National Landscape.