Site Proposals document

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4. Norwich

Settlement Summary

Norwich lies at the heart of the Greater Norwich Local Plan area. The Norwich urban area is acknowledged in the JCS as the main centre of population and the primary focus of employment and economic growth in the east of England, with a particular emphasis on further and higher education and the expanding knowledge economy. The city centre is also the pre-eminent shopping and visitor destination in the region, being internationally renowned for its rich historic and cultural heritage and the unique character of its built and natural environment and high quality landscape setting. Norwich offers a full range of services and facilities and is highly accessible by a range of transport modes including national and international air services from Norwich Airport, an expanding cycle network, high frequency bus routes and six dedicated Park and Ride bus services, five of which serve the city centre. The centre has long been a focus for physical and economic regeneration (particularly in the Northern City Centre and East Norwich areas), with ongoing conservation and enhancement of the historic environment and streetscape, complementing the significant new housing and mixed use development that has taken place in recent years.

Apart from important areas of green space that are key to the character of the city, the Norwich City Council area is now almost wholly built up with only limited scope to accommodate additional large scale growth. The largest existing local plan allocation at Bowthorpe Three Score has planning permission and currently is under development for up to 1,200 homes and there are significant existing commitments on brownfield sites across the city. As a consequence the number of sites which have been put forward for consideration for the GNLP is relatively limited. It can be expected that the city will remain reliant on smaller windfall sites, infill development and regeneration and renewal opportunities to accommodate its share of growth, as detailed in the Urban Capacity section, which deals also with the remainder of the urban area.

Twenty submissions were received for consideration of potential sites in Norwich through the GNLP, comprising 26 sites in total. Two of these, at the University of East Anglia (GNLP0133) and the Henderson Community Park, Ivy Road (GNLP0248) included multiple sites within the same submission. Of the sites submitted:

  • Five sites are proposed for housing only;
  • Six sites are proposed for residential led mixed use development;
  • Two sites are proposed for mixed use development not including housing;
  • Two sites are proposed for retail development;
  • One site is proposed for hotel development;
  • One site (GNLP1061) is proposed for B class employment use, this being the extensive former Aviation Park site at Norwich Airport which previously had planning permission for airport related development.
  • Six sites are proposed for development for higher education and associated facilities; part of a larger submission affecting land at the UEA;
  • One site (GNLP0409 Barrack Street/Whitefriars currently allocated for office led mixed use development in Norwich's adopted local plan is requested to be deallocated and reverted to "white land" i.e. land with no specific designation in the GNLP.
  • One site proposes the allocation and retention of existing community open space
  • One site proposes the allocation and retention of existing community sports facilities.

Nine of the sites are already allocated, or have been previously allocated for development, with the proposer either requesting that the existing plan allocation is carried forward unchanged into the new plan or varied to increase the number of homes proposed, the mix of uses accepted, or both. Mixed use sites where there would be a significant uplift in housing delivery from higher density development on a previously allocated site include the EEB site, Duke Street (GNLP0401, 400 homes compared with 156 permitted; Anglia Square (GNLP506; 1,500 homes compared with 250 minimum previously allocated; and the Deal Ground and May Gurney sites (GNLP0360) – no dwelling numbers indicated but an expectation of a significantly increased density over and above the consented mixed use scheme for 670 homes.

With Norwich already benefiting from a high level of accessibility to services and facilities and good transport links, the principle of development on the majority of the sites proposed would not be restricted by existing servicing or accessibility constraints. There are issues of flood risk affecting all or part of sites GNLP0068 and GNLP401 (both riverside sites adjacent to Duke Street), sites on the southern fringe of the UEA (GNLP0133-E and F), Cooper Lane (GNLP0184), the Deal Ground, Trowse (GNLP0360) where the majority of the site is in EA Flood Zones 2 and 3; and Barrack Street/Whitefriars (GNLP409). There is some surface water flood risk identified affecting parts of the Anglia Square site (GNLP506) and Barrack Street/Whitefriars. Anglian Water have indicated a need for upgrading of local sewerage and SuDS measures to a greater or lesser degree on most sites, particularly those involving large scale development. Proposed development in the city centre has been assessed as having some impact on the character of the city centre conservation area and/or listed buildings although where sites are currently derelict and degraded the expectation is that any development would contribute to the enhancement of the area (for example the former EEB site Duke Street, GNLP401).

Impact on important landscapes is generally limited, the exceptions being sites immediately adjacent to the river Wensum (which falls within the Broads Authority area) and development extending into protected landscape within the Yare Valley, principally at the UEA (GNLP0133-E and F) and Cooper Lane(GNLP0184). Development of the site proposed at Henderson Community Park (GNLP0248-A &B)would result in the loss of a significant area of green open space which is locally protected.

Only one site, the Deal Ground and May Gurney sites at Trowse (GNLP0360), part of which extends into South Norfolk, is considered to be severely constrained, particularly in terms of flood risk where the extent of the area vulnerable to flooding has recently been recalculated through the Strategic Flood Risk Assessment and extends further into the site than previously. There would also be identified impacts on landscape, townscape, biodiversity, the historic environment, green infrastructure, transport and neighbouring uses, all of which require appropriate mitigation. These constraints and impacts and have been acknowledged in the assessment of this challenging regeneration opportunity site prior to its allocation in the current local plan and in the evolution of the consented scheme.

The prospective Imperial Park employment allocation at the Airport (GNLP1061), whilst relatively remote from the majority of services and located on the urban edge, would benefit from significantly improved access from the NDR: additionally the principle of development has already been established by virtue of the previous outline permission.

In conclusion, other than the Deal Ground above, where there are acknowledged complex issues to overcome to deliver development, while there may be policy issues, none of the sites put forward in Norwich are severely constrained.

Given the limited number of sites which have been put forward on brownfield sites, it will be important to ensure that further work on the plan allows for allocation of sites which may be identified through this consultation or subsequently. It will also be important to make an additional allowance for smaller windfall and infill sites through the separate urban capacity analysis.

Therefore, to maximise opportunities for sustainable development, the submission of additional sites on brownfield land is welcomed through this consultation.

Site

Promoter Details

Site

Site

Development Description

Reference

Title

First Name

Last Name

Organisation

Address

Area (ha)


(6) GNLP0068

Mr

Simeon

Jackson


Land adjacent river Wensum, Duke Street

0.12

Residential-led mixed use development for an undetermined number of dwellings (Despite its small size the site could support a high density development and is thus considered suitable for the land availability assessment.)

(1) GNLP0117

Mr

Tim

Mills

Goff Petroleum

293 - 297 Aylsham Road

1.2

Retail development including supermarket / food store

(109) GNLP0133 A-F

Mr

John

Long

Bidwells

UEA Campus Sites (Norwich City), Earlham Road

13.63

  1. University Drive North - Additional Sport Park related development e.g new sports pitches, car parking and ancillary uses.
  2. University Drive West - Existing undeveloped part of Earlham Hall allocation to be carried forward.
  3. Cow Drive North - Existing undeveloped part of Blackdale allocation to be carried forward.
  4. South of Suffolk Walk - Existing undeveloped allocation to be carried forward.
  5. Strawberry Fields – University Related development e.g. teaching, research, accommodation, general infrastructure and ancillary uses.

Bluebell Road – University Related development e.g. teaching, research, accommodation, general infrastructure and ancillary uses.

(22) GNLP0184

Mr

Nigel

Raffles


The Alders, Cooper Lane

0.71

Residential development for an undetermined number of dwellings.

(2) GNLP0248 A&B

Mr

Nicholas

Craig

Henderson Trust

Henderson Community Park, 51 Ivy Road

5.65

Residential and/or light industrial development for an undetermined number of dwellings or employment units.

(1) GNLP0282

Mr

Alan

Presslee

Cornerstone Planning Ltd

Constitution Motors Ltd, 140-143 Constitution Hill

0.27

Residential development of 10 to 15 new dwellings.

(9) GNLP0360

Mr

David

Maddox

Maddox Associates Limited

May Gurney and Deal Ground Site

21.9

Residential led mixed use redevelopment to include employment, retail community uses, potential primary education provision and local greenspace and biodiversity areas.

(4) GNLP0377

Mr

Jonathon

Green

NPS

Land east of King Street (King Street Stores & Sports Hall Site)

0.33

Residential development for a minimum of 40 to 50 dwellings with re-provision of existing sports facility/centre.

(10) GNLP0381

Mr

Richard

Smith

NPS

Norwich Airport Park & Ride, Buck Courtney Crescent

3.40

Small scale retail development / food store, hotel, offices or a mixed use development.

(5) GNLP0401

Mrs

Sarah

Hornbrook

Ingleton Wood LLP

Former Eastern Electricity Headquarters, Duke Street

0.83

Residential-led mixed use development for approx. 400 dwellings with retail and/or other appropriate city centre uses at ground floor level.

(6) GNLP0409

Miss

Helen

Adcock

CODE Development Planners Ltd

Barrack Street / Whitefriars

1.57

Deallocation of Policy CC17b and the area of CC17a.

(1) GNLP0451

Mrs

Emma

Andrews

Porta Planning LLP

Sentinel House, 37-45 Surrey Street

1.01

Town centre uses or mixed-use development of undetermined type.

(1) GNLP0453

Mr

Rawdon

Gascoigne

Emery Planning

10 Barnard Road

1.39

Approx. 2,400m2 of floorspace for convenience retail and approx.1,400m2 of floorspace for restaurants and cafes.

(6) GNLP0500

Mr

Iain

Hill

Ingleton Wood LLP

Land to east of Spitfire Road and south of Anson Road

0.64

120 bedroom Hotel with associated car parking and landscaping.

(15) GNLP0506

Mr

Lyndon

Gill

Iceni Projects Ltd

Anglia Square

4.67

Mixed use redevelopment, to include approximately 20,000m2 retail floorspace, 1,500 dwellings, 1,200 car parking spaces and community and leisure uses including a cinema. The site does not include Surrey Chapel or the former Barclays Bank site.

(2) GNLP0523

Mr

Simon

Henry

Bidwells

Dowding Road

0.37

Residential development of up to 10 new dwellings

(3) GNLP0570

Mr

Les

Brown

Les Brown Associates

Site of Former Church, Heartsease lane

2.44

Residential development for an undetermined number of dwellings.

(6) GNLP1011

Cllr

Lesley

Grahame

Norwich City Council

Wensum Lodge, 169 King Street

0.26

Allocation to protect continued use as community sports facility.

(8) GNLP1061

Mr

Gareth

Wilson

Barton Willmore LLP

Imperial Park (formerly Site 4), Norwich Airport

46.5

General employment floorspace (B1c, B2, B8 and D1 with ancillary A1-A3 Use Classes).

Site falls partly within Broadland District, Horsham and Newton St Faith parish)


Housing Commitment Sites (At 1 April 2017, 5 or more units only)

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

All Saints Green, Ivory House

16/00978/F


7

All Saints Green, 41

17/00160/F


9

Anglia Square, extant permission

08/00974/F


198

Argyle Street existing dwellings on site demolished Nov 16

14/01574/NF3

CC11

12

Aylsham Road District Centre, 291-293 and land at Arminghall Close

16/00606/F
(retail foodstore only)

R21

100

Aylsham Road, 165-187


R22

20

Aylsham Road, 261-277


R12

50

Aylsham Road, Former Pupil Referral Unit


R23

11

Barn Road Car Park


CC22

40

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Barrack Street – CC17a St James Place

15/01927/O

CC17a

200

Barrack Street, 126-128


R16

15

Beckham Place, 5, 6a and 6b

10/01156/F


14

Ber Street, 130 (Skipper House)

16/00826/PDD


45

Ber Street 147-153


CC2

20

Ber Street, 10-14


CC3

10

Ber Street, 60-70


CC1

20

Bethel Street, land to rear of City Hall


CC24

20

Bethel Street, 59, Labour Club site

08/00671/F


14

Bethel Street, Aldwych House

14/01472/PDD
14/00630/F
16/00253/F


52

Bishop Bridge Road, 29-31 (Box and Barrell Site)

06/00166/F

R14 (part)

19

Bishop Bridge Road, Egyptian Road and Ketts Hill


R15

30

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Bishop Bridge Road, land east of excl 29-31 Bishop Bridge Road


R14 (part)

31

Bluebell Road, Bartram Mowers site Phase 1

15/01646/F

R42 (part)

62 (plus 57 units of extra care accommodation)

Bluebell Road, Bartram Mowers site Phase 2


R42 (part)

58

Bowers Avenue, Garages Adjacent To No's 245, 247, 269 & 271

16/01374/F


8

Bowthorpe Road, Norwich Community Hospital Site


R37

80

Bracondale, Deal Ground excludes May Gurney/Carrow Yacht Club site (SNDC)

12/00875/O

R9

550

Carshalton Road, Former Lakenham Sports and Social Club

14/01496/RM


9

Cattle Market Street, 23, St Peters House

15/01256/PDD


53

Cattle Market Street, 24

13/01686/F


8

City Road, 24, John Youngs Ltd


R7

45

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

City Road, Corton House

15/00695/F


15

Cremorne Lane, Utilities Site parts within Norwich


R10

100

Dereham Road, land & buildings adjacent to & Including 349A & 349B


R34

24

Dereham Road, Site of former Earl of Leicester PH, 238a


R33

12

Dereham Road, adjacent to 420 (former Scout Hut)

14/00618/F


8

Dibden Road, Van Dal Shoes and car park


R17

25

Drayton Road, 81-93


R25

30

Drayton Road, adjoining Lime Kiln Mews

15/00024/F

R24

29

Duke Street, EEB site

14/01103/F and 15/00916/F

CC21

154

Duke Street, 36-42

16/00699/F


37

Garden Street, land at


CC10

100

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Gas Hill, Gas Holder


R13

15

Goldsmith Street

15/00272/F

R27

105

Goldwell Road Garages opposite 46

16/01115/F


6

Hansard Close, site of 2-8

15/00683/F


10

Havers Road Industrial Sites


R35

100

Heigham Street, 231-243


R28

25

Hurricane Way


R29 (Site B)

30

Ipswich Road, Norfolk Learning Difficulties Centre



30

Kerrison Road, Carrow Quay; land north of

13/01270/RM & 11/02104/O

CC16 (part)

250

Kerrison Road, Norwich City Football Club (part) Groundsmans Hut


CC16 (part)

50

Kerrison Road/Hardy Road, Gothic Works, inc ATB Laurence Scott


R11

400

King Street, 125-129


CC7 (part)

8

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

King Street, 131-133 and Hobrough Lane


CC7 (part

12

King Street, 191

15/01810/F


41

King Street, King Street Stores


CC8

20

King Street, St Annes Wharf

04/00605/F

CC6

437

Knox Road, Plumstead Road; land at corner of

16/01354/O


9

Lily Terrace, land at

16/01574/O


5

Little John Road, Parish Hall/Vicarage Garden

10/01926/F and 14/00931/NMA


5

Lower Clarence Road, car park


CC13

45

Magdalen Road, 118 (site of former Elm Tavern)

10/02009/F and 14/00555/MA


11

Magdalen Street, 150-152

12/00305/ET


3

Magpie Road, 34

16/00485/F


6

Mile Cross Depot


R36

75

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Mousehold Lane, Start Rite Factory site


R18

40

Muspole Street, Seymour House & The Guildyard, Colegate (Consented parts of St Georges Works scheme)

15/01512/PDD and 15/01713/PDD


60

Northumberland Street, 120-130


R32

30

Oak Street / Sussex Street commercial sites, 160-162 Oak Street


CC20

15

Oak Street, 140-154


CC18

10

Oak Street, 161 consented northern part of former NCCAAP allocation

15/00245/O


27

Oxford Street, garages opposite no 2

16/01118/F


5

Penn Grove, site of former 18

11/01074/F


9

Plumstead Road, 119

15/00954/F


9

Pottergate car park


CC23

20

Prince of Wales Road, 112-114, Grosvenor House

15/01337/F


84

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Princes Street, 11-13 Paston House

16/01606/PDD


62

Queens Road and Surrey Street


CC29

40

Raynham Street, north of


R26

40

Rosary Road, 66

07/00117/F


6

Rose Lane and Mountergate, land at


CC4

300

Rose Lane, 26-36

15/01092/F

CC5

26

Rye Avenue, 48-54, garages to rear of

16/01516/F


9

St Georges Street, Merchants Court (1a and 5)

16/01268/F and 16/01285/PDD


20

St Stephens Street student accommodation - no general needs housing delivery expected


CC27

250

Silver Road, Baptist Church

15/00485/F


10

Sprowston Road, 395-397

15/01144/F


8

Sprowston Road, 463-503

13/00208/F, 13/01609/VC and 15/00515/MA


9

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Starling Road, Industrial sites; remainder of allocation


R20

9

Surrey Street, 25-27

16/00431/F


8

Surrey Street, Sentinel House 37-43

16/01838/PDD


228 (subsequently approved scheme for 199)

Sussex Street, 70-72

09/00296/F

CC19

17

Thorpe Road, 58

15/00776/PDD


5

Thorpe Road, Eastgate House, 122 (1a and 5)

15/01129/PDD


49

Thorpe Road/Lower Clarence Road, Busseys Garage


CC14

25

Thorpe Road: 13-17 Norwich Mail Centre


CC15

150

Three Score

12/00703/O, 13/02089/VC and 15/00298/RM

R38

908

Thurling Plain, 40, garages adjacent to

16/01499/F


9

Unthank Road, 3 and 5

15/01197/F and 15/01198/PDD


9

Address

Planning Permission Ref.

Allocation ref.

Remaining Dwellings at 1 April 2017

Unthank Road, Flordon Hse, 195

16/00227/F


5

Upper King Street, 19, second and third floors (5)

14/00761/PDD


10

Wall Road, part Sewell Park Academy

11/00691/O and 15/00462/RM


36

Waterworks Road, Heigham Water Treatment Works


R31

150

Westwick Street Car Park


CC30

30

Windmill Road, land north of


R19

17

GVA Greater Norwich Employment Land Assessment Sites

Address

GVA Reference

Dominant Use Class

Existing or Allocation?

Ber Street

N A1

Below size threshold

Allocation

Garden Street

N A2

B2/Sui Generis

Allocation

Mail Centre, 13-17 Thorpe Road

N A3

B8

Allocation

Barrack Street

N A4

A/B2

Allocation

Barrack Street

N A5

A/B2

Allocation

Ber Street

N A6

Below size threshold

Allocation

Duke Street

N A7

B1

Allocation

St Swithins Road

N A8

Sui Generis

Allocation

Pottergate

N A9

Below size threshold

Allocation

Behind City Hall

N A10

Sui Generis

Allocation

Theatre Street

N A11

Sui Generis

Allocation

St Stephens Street

N A12

A/B1

Allocation

St Stephens Street

N A13

A/B1

Allocation

Queens Road/Surrey Street

N A14

Sui Generis

Allocation

10-14 Ber Street

N A15

Below size threshold

Allocation

Rose Lane/Mountergate

N A16

A/B1/B2

Allocation

Hobroough Lane/Kings Street

N A17

B2/Sui Generis

Allocation

Hall Road

N A18

B2/B8/Sui Generis

Allocation

Utilities Site, Cremorne Lane

N A19

B2

Allocation

Kerrison Road/Hardy Road/Gothic Works

N A20

B2/B8

Allocation

Barnard Road, Bowthorpe

N E1

B2/B8/Sui Generis

Existing

Bessemer Road

N E2

B2/B8/Sui Generis

Existing

Hurricane Way

N E3

B1/B2/B8

Existing

Vulcan Road

N E4

B2/B8

Existing

Mile Cross Lane

N E5

B2/B8

Existing

Mason Road/Northumberland Street

N E6

B2/B8

Existing

Barker Street

N E7

B2/B8/Sui Generis

Existing

Northumberland Street

N E8

B2/Sui Generis

Existing

Europa Way, Bracondale

N E9

B2/B8/Sui Generis

Existing

Swanton Road/Mile Cross Road

N E10

B2/B8/Sui Generis

Existing

Guardian Road

N E11

B8/Sui Generis

Existing

Hall Road

N E12

B2/B8/Sui Generis

Existing

Briar Chemicals, Sweet Briar Road

N E13

B2/B8

Existing

Whiffler Road Industrial Estate

N E14

B2/B8/Sui Generis

Existing

Sweet Briar Road Industrial Estate

N E15

B8

Existing

Sweet Briar Road Industrial Estate

N E16

B2/Sui Generis

Existing

Off Hall Road

N E17

B2/B8/Sui Generis

Existing

Off Hall Road

N E18

B2/B8/Sui Generis

Existing

Surrey Street

N E19

A/B1

Existing

Abbey Conference Centre

N E20

B1/B2/B8/Sui Generis

Existing

River Yare site

N E21

Vacant

Existing

Gilders Way

N E22

B1

Existing

Whitefriars Street

N E23

A/B2

Existing

Blackfriars Stgreet

N E24

A/B2

Existing

Briar Chemicals, Sweet Briar Road (s)

N E25

Sui Generis

Existing

Mile Cross Road

N E26

B2/B8/Sui Generis

Existing

Drayton Road/Havers Road

N E27

B8/Sui Generis

Existing

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