Appeal Won – 4 Self-Build Bungalows Approved Outside Settlement Boundary in Costessey

We’re delighted to share that Meadows has successfully secured outline planning permission on appeal for 4 new single-storey self-build bungalows on land outside the settlement boundary in Costessey, South Norfolk.

This decision marks yet another clear rebuke of South Norfolk Council’s persistent misinterpretation of their own local plan policies. It demonstrates our track record in overturning refusals on sites outside settlement boundaries across the UK, even where local policies try to shut down sustainable, small-scale self-build opportunities.

🔎 The Key Planning Hurdles Overcome

✅ Outside Settlement Boundary

The site was outside the defined development boundary, and the Council refused permission partly on that basis. But the Inspector found this "in principle" harm was minor and the location was actually well-served by facilities and public transport, with residents able to walk, cycle or use buses.

Verdict: The appeal site was deemed sustainable, despite being technically "countryside" under policy DM1.3.

✅ Conflict with Self-Build Policy 7.5

South Norfolk tried to reject the scheme because their GNLP Policy 7.5 limits self-build and custom plots outside settlements to 3 dwellings—our proposal was for 4.

However, the Inspector accepted that while the scheme didn't strictly comply with that numerical limit, the legal commitment via the Unilateral Undertaking guaranteed genuine self-build delivery. They recognised national policy support for small self-build sites and the importance of diversifying housing supply.

Verdict: Policy conflict was outweighed by the benefits of delivering serviced self-build plots in an accessible location.

✅ Character and Appearance Concerns

Although the Inspector acknowledged some harm to local character, they concluded this would be limited because:

• The site is already enclosed by existing development.

• Single-storey design would match surrounding scale.

• An existing access road contained development, preventing sprawl.

The Inspector balanced this limited harm against the clear need to boost housing supply sustainably.

✅ Nutrient Neutrality and Habitats Mitigation

South Norfolk also refused permission citing lack of evidence on nutrient neutrality. We overcame this with:

• NEC nutrient credits.

• Shadow Appropriate Assessment.

• Secured financial contributions to GIRAMS (Norfolk Green Infrastructure and Recreational Disturbance Avoidance and Mitigation Strategy).

The Inspector fully accepted these as legally robust mitigation measures.

⚖️ The Inspector’s Planning Balance

The decision is a classic example of the NPPF tilted balance in action. The Inspector found:

• Housing land supply shortfall engaged Paragraph 11(d).

• Small-scale self-build delivery weighed significantly in favour.

• Sustainable location close to services and transport.

• Limited character harm outweighed by cumulative benefits.

• Council’s interpretation of settlement boundaries and policy 7.5 was too rigid and misapplied.

In the Inspector’s own words:

"The adverse impacts of the development do not significantly or demonstrably outweigh the benefits."

🏆 Another Win for Meadows' Clients

This appeal highlights our unmatched expertise in:

• Securing permission outside settlement boundaries.

• Navigating self-build policy complexities.

• Defeating poor local authority decisions through well-evidenced appeals.

• Overcoming nutrient neutrality and habitats objections.

  
  

It also underlines our broader commitment to supporting self-builders and small-scale developers who too often face arbitrary, anti-growth interpretations of planning policy.

✅ Need Help with a Refused Application?

At Meadows, we specialise in winning appeals and securing permission for challenging sites across the UK, especially:

• Sites outside settlement boundaries.

• Self-build and custom-build housing.

• Rural and edge-of-settlement plots.

• Schemes facing nutrient neutrality or habitats issues.

  
  

Get in touch today to see how we can help you turn a planning refusal into an approval