Land for sale

Plot Off Little Lane, Little Lane, King's Lynn PE31

An individual development opportunity in Docking, with planning permission granted for a characterful three-bedroom detached home.

Designed with its Conservation Area setting in mind, the proposed house takes inspiration from traditional Norfolk architecture, combining red brick, flint detailing and natural clay pantiles with dormer detailing and carefully considered proportions. Behind the characterful exterior is a contemporary layout centred around a generous kitchen and dining room opening towards the garden, complemented by a separate lounge, study, utility room and ground-floor WC.

Upstairs, three bedrooms include a principal suite with a dressing area and en-suite, alongside a family bathroom. Outside, the proposals provide a private rear garden and off-road parking, with open fields beyond the site to the rear.

The traditional architectural approach was recognised in the successful planning appeal, with the Inspector concluding that the proposed dwelling would be sympathetic to its surroundings and would preserve the character and appearance of the Docking Conservation Area.

Docking

Docking is one of Norfolk’s best hideaways, just four miles from the sea and a short drive from the market towns of Fakenham and Holt.

Dating back to Saxon times, Docking is one of Norfolk’s highest points at 272 feet and was once known as ‘Dry Docking’ due to its lack of drinking water. In the 18th century, a well was sunk, and residents paid a farthing per bucket until mains water was installed in 1936. During World War II, RAF Docking airfield operated nearby, and Docking Hall housed actors Richard Burton, Robert Hardy, and Warren Mitchell.

Today, Docking boasts a strong community with a thriving nursery and primary school, filling the streets with the sound of children playing. The village is well-serviced with a gp surgery, village store with Post Office, playing field, tennis court, bowling green, popular fish and chip shop, and The Railway Inn.

Buyers have a wide range of property options, including traditional brick and flint cottages, classic Georgian houses, and quality modern homes. Four Miles is one example, named for its proximity to Thornham and Brancaster, with cottages, barns, and apartments designed to blend with the surrounding countryside.

Docking residents can enjoy growing their own produce or visit the weekly farmer’s market at Ripper Memorial Hall. Held on Wednesday mornings, shoppers come from far afield to fill their baskets with fresh produce from local smallholders and delicacies from Norfolk artisan producers.

Offering the best of coast and country, it’s easy to see why Docking is such a sought-after spot.

Tenure
Freehold.

Location
What3words: ///reckoned.release.former

planning information
Site area approximately 291.7 sq. M.
Planning Reference: 25/00184/F
Appeal Reference: App/V2635/W/25/3368328
Appeal Allowed: 10 October 2025

agent’s note
The property is subject to a historic restriction. Please contact the selling agent for further information.
Please note CGI’s are for representative purposes only.

Disclaimer

These particulars are provided as a guide only and do not form part of any offer or contract. Sowerbys and its representatives have no authority to make or give representations or warranties. All descriptions, measurements, photographs and plans are for guidance only and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of the information through inspection or professional advice. Services, appliances and equipment have not been tested and no warranty can be given as to their condition. Planning permissions, building regulations and other consents should be verified by the buyer’s legal adviser. In accordance with Anti-Money Laundering regulations, proceeding buyers must complete a digital id check through our compliance partner. A charge of £48 including VAT per sale or purchase applies. Leasehold buyers should confirm ground rent, service charges and lease details with their legal adviser.