Summary Parker Planning Services are pleased to be informed that planning permission has been granted for the conversion of a former barn (more recently used as cottages) into spa facilities and an additional extension for a prestigious Norfolk Hotel within the Norfolk Broads, which we provided a Heritage Impact Assessment and Planning Statement for.
Proposal The application was for the alternations and extensions to 3 barn cottages to create a new spa treatment centre. The proposal sought removal of an existing conservatory and other relatively minor domestic additions to the property, and a proposed modest single-storey south-facing extension in line with the main southern elevation of the existing two-storey barn structure, and a larger single – storey extension to the north-facing elevation of the property. The existing residential units within the two-storey barn would be converted to accommodate health and spa facilities to be used partly in association with the hotel accommodation and existing facilities, and also available to non-residents. The extended building would incorporate the following facilities;
- A 6m x 8m hydrotherapy pool
- Steam room
- Experience shower
- Foot spa
- Outdoor garden area with glass fronted sauna
- Outdoor jacuzzi and eatery area
- Conservatory restaurant
- Reception area
- Mud rasul
- Coffee bar
- Associated kitchen area
- Changing rooms
- Nail bar
- Four individual treatment rooms
- Two beer spas
- Training room
- Associated storage space
Our Advice The hotel itself is listed as a Grade II building of historical or architectural interest. The existing buildings within its grounds are not separately listed in their own right but are considered ‘curtilage listed’ buildings and ones that affect the setting and heritage of the main listed hotel. The application site is additionally located within the village Conservation Area. For these reasons, our Heritage Consultant provided a Heritage Impact Assessment to assess the significance of the relevant heritage assets and their settings and any potential effect of the proposed development on this significance. It was concluded that any harm that might be considered to arise from this proposal would be outweighed by the public benefits of expanding one of the most valued tourism businesses in the Broads, providing further employment opportunities, and drawing more visitors to the area. The greatest contributor to the significance of the wider site is the main house, its decorative brickwork, phased Victorian additions and panelled interiors. This proposal preserves these values, while enhancing the present use of the listed building as a hotel, and drawing more visitors to experience and appreciate it. Our planning statement also reinforced that the proposal is intended to build upon the existing and associated tourism accommodation and events business, including the conversion of under-used residential accommodation. The proposal is considered to represent a sustainable form of development in relation to the following aspects;
- Proximity to services and non-private car-based access to premises
- Would result in a more efficient use of land closely associated with an existing tourism and events business
- Support the long-term care and maintenance of an unlisted curtilage building of some historic merit
- Expand the provision of on-site leisure facilities for the local community and hotel residents alike
- The construction of a low-level extension within an area of woodland and of a form and design considered to be sympathetic to the important landscape character of the area.
Outcome Planning permission was granted.
