Draft Local Plan-Part 2 Site Allocations

Ended on the 16 March 2020

VILLAGE CLUSTERS BROADLAND

BLOFIELD HEATH AND HEMBLINGTON

Schedule of Corrections - This schedule will be added to if further corrections are required through the consultation process.

The catchment of Hemblington Primary School brings Blofield Heath and Hemblington into a village cluster. The school has spare capacity and is not landlocked.

It is considered that due to the high levels of existing commitment in Blofield parish as a whole approximately 12-20 new homes are appropriate for the Blofield Heath cluster. Services in the wider parish of Blofield include primary school, village hall, food shop, public transport and a doctor's surgery.

Blofield Heath is covered by the made Blofield Neighbourhood Plan which covers the same area as that of the Blofield parish boundary. The Plan was made in July 2016 and covers the period to 2036. It contains a series of policies that look to shape development within the neighbourhood area. There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

The figure of 353 quoted in the strategy refers to Blofield parish as a whole including Blofield Heath (but not Hemblington). In the settlement chapters, Blofield sites located south of the A47 have been counted in Blofield Key Service Centre; sites located north of the A47 have been counted as Blofield Heath and Hemblington village cluster. The distribution of figures between the two areas in the settlement chapters is shown in the tables below. For clarity, the figures highlighted in blue in 'Blofield Heath and Hemblington' have been counted in 'Blofield' in the strategy. This approach may be amended in the Regulation 19 version of the GNLP, comments are welcomed.

Blofield Heath & Hemblington	Village Cluster
New allocations	15-20
Carried forward allocations	36 (BLO5)
PPs on other sites	Blofield Heath: 9+8+4+1+1+1+3+1=28 Hemblington = 7 Total = 28+7=35
Total commitment (carried forward + pp)	35+36=71
Overall Total (New and commitment)	86-91

Blofield	Key Service Centre
New allocations	15
Carried forward allocations	163 (BLO1)
PPs on other sites	7+4+1+1+6+21+20+1+8+9+21+10+2=111
Total commitment (carried forward + pp)	163+111=274
Overall Total (New and commitment)	274+15=289
STRATEGY	289 +28 + 36 = 353

In Blofield Heath and Hemblington, one site is identified as a preferred option, providing for between 15-20 new homes in the cluster. There is one carried forward allocation for 36 homes (BLO5) and a total of 35 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 86 – 91 homes between 2018 – 2038.

All new and carried forward allocations are expected to address standard requirements associated with development. These vary from place to place, but are likely to include mitigations for flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

New allocation proposed

(4)

POLICY GNLP1048 – Land east of Woodbastwick Road, Blofield Heath (approx. 0.95ha) is allocated for residential development. The site is likely to accommodate 15-20 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) from Woodbastwick Road and adequate visibility will need to be demonstrated.
A 2.0m frontage footway will be required along with improvements to the existing footway at Mill Road and provision of a pedestrian crossing point at the Mill Road junction with Woodbastwick Road.
Design to limit removal of roadside hedgerow and possible tree removal to provide frontage development, footpath and visibility splay to Woodbastwick Road.
Protection measures may need to be taken for grass snakes identified on site.

Notes
GNLP1048: Part of this site is preferred for allocation as it is well related to the form and character of the settlement with safe pedestrian access to Hemblington Primary School and minimal other constraints. The site is allocated subject to vehicular access at Woodbastwick Road, provision of a frontage footway, improvement to existing footway at Mill Road and provision of a pedestrian crossing point at the Mill Road/Woodbastwick Road junction.

Existing allocation carried forward

(2)

POLICY BLO5 - Land to the north of Blofield Corner, opposite 'Heathway', Blofield Heath (approx. 0.9ha) is allocated for residential development. This will accommodate approximately 36 homes.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) via Blofield Corner Road.
Off-site improvements to the highway network may also be necessary, including footway and cycleway improvements.

Notes
BLO5: This site was allocated in 2016 as part of the current local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the new local plan time-period up to 2038. The site is considered in the calculation of the housing requirement, providing at least 36 homes reflecting planning permission given on the site (20140968 and 20162199).

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Blofield Heath and Hemblington
NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites – Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Blofield Heath

Blofield Nurseries, Hall Road	GNLP0099	2.85	Up to 25 dwellings	This site is considered to be unreasonable for allocation as it is located some way beyond the built edge of the village with no safe pedestrian route to Hemblington Primary School. Development of this site would not be well related to the form and character of the settlement.


Land to the west of Woodbastwick Road	GNLP0288	1.43	24 dwellings	This site is considered to be unreasonable for allocation as the planning history suggests there are access constraints which means that the site would only be suitable for small scale development off a private drive. It therefore would not be able to accommodate the minimum allocation size of 12-15 dwellings.


Land east of Park Lane	GNLP0300	0.78	Residential (unspecified number)	Although this site is adjacent to the existing settlement limit it is considered to be unreasonable for allocation as there is no continuous footway to Hemblington Primary School. There is a better located site to meet the capacity of the cluster.

(2)
Dawson's Lane	GNLP2080	2.65	42 dwellings	Although this site is adjacent to the existing settlement limit it is considered to be unreasonable for allocation as there is no continuous footway to Hemblington Primary School. There is a better located site to meet the capacity of the cluster. In addition, the proposed access to the site is currently a narrow track with an unmade surface which would need upgrading to be acceptable.


South of Blofield House	GNLP2172	3.90	85 dwellings	This site is located some way beyond the built edge of the village with no safe pedestrian route to Hemblington Primary School. Development of this site would not be well related to the form and character of the settlement.

BUXTON WITH LAMAS AND BRAMPTON

The catchment of Buxton with Lamas Primary School brings Buxton with Lamas and Brampton into a village cluster. The school is currently close to capacity and is landlocked so there is limited scope for expansion. It is considered that as well as existing allocations and windfall development, approximately 40 homes is appropriate for the cluster. As well as a school, the cluster has a range of services that includes a village hall, shop and pub.

Buxton with Lamas has a neighbourhood area designated and the parish council is working on an emerging Neighbourhood Plan (at time of writing). Any applications that are submitted for development within the parish should consider the emerging neighbourhood Plan for the area, in line with paragraph 48 of the National Planning Policy Framework').

One site is identified as a preferred option, providing for between 30-40 new homes in the cluster. There is one carried forward residential allocation for 20 homes and a total of 5 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 55-65 homes between 2018-2038.

New allocation proposed

(3)

POLICY GNLP0297 – Land east of Aylsham Road, Buxton with Lamas (1.68ha) is allocated for residential development. The site is likely to accommodate 30- 40 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) will be from Aylsham Road.
Lower speed limit will need to be extended.
Footway will be required at north east side of Aylsham Road to connect with existing facility and provide continuous pedestrian route to the school.
Some hedgerow and tree removal likely for visibility and access but aim to minimise loss of contribution to the landscape.

Notes
GNLP0297: This is the only site considered suitable for allocation in Buxton. It is within an accessible walking/cycling distance of facilities such as Buxton Primary School although a short section of footway will need to be provided at the north east side of Aylsham Road to ensure a continuous safe route to school. Visibility to the north east could be challenging and it is likely that the speed limit will need to be extended.

Existing allocation carried forward

(2)

POLICY BUX1 Land east of Lion Road, Buxton (approx. 0.7ha) is allocated for residential development. This will accommodate approximately 20 homes.

The development will be expected to address the following specific matters:

Vehicular and pedestrian access from Lion Road poses significant difficulties, so an alternative may be necessary.
Off-site requirements may include footway and cycleway improvements, including a footpath from the site to Crown Road.

Notes
BUX1: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 20 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Buxton with Lamas and Brampton

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Buxton with Lamas and Brampton
(3)
Land off Scottow Road	GNLP0294	23.68	720 dwellings	This site is too large for the capacity of the cluster. It is not well related to Buxton, being closer to Scottow which is in North Norfolk. North Norfolk District Council have said there is no intention to seek large scale growth in Scottow so the site is considered to be unreasonable for allocation.

(2)
Land at Back Lane	GNLP0387	3.62	Approx. 110 dwellings	This site is considered to be unreasonable for allocation as Back Lane is a narrow single-track road with limited scope for improvement. The site is located to the south of the built edge of the village with no safe pedestrian route to Buxton Primary School.

(2)
Land West of Coltishall Road	GNLP0601	0.57	Extension to settlement limit for potential housing	This site is considered to be unreasonable for allocation as it is located to the south of the built edge of the village, detached from the existing settlement limit. There is no safe pedestrian route to Buxton Primary School, and due to the narrowness of the verge on both sides of Coltishall Road the necessary footway improvements would be difficult to achieve.


South of the Beeches, Coltishall Road	GNLP3015	1.06	Up to 30 dwellings	This site is located to the south of the existing built edge of the village, some way from the existing settlement limit. It is considered to be unreasonable for allocation as development here would not be well related to the form and character of the settlement and there is no safe pedestrian route to Buxton Primary School. Approximately 600m of footway would be needed to link with the existing which is unlikely to be feasible or viable.

(1)
Feofee Cottages, North of Crown Road	GNLP3016	0.47	Affordable rented housing up to 20 properties	This site is centrally located within the settlement limit and could be progressed now as a planning application to deliver the affordable rented housing proposed rather than waiting for the Local Plan process.

CANTLEY

Cantley is not clustered with other settlements, as the school catchment does not extend to adjoining villages. There is capacity at the school, although the site is landlocked. Services include a primary school, village hall and 'journey to work' public transport service.

Whilst it is considered the cluster could accommodate development of 50-60 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 5 dwellings with planning permission on small sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

No new allocations proposed.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Cantley

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Cantley

The bungalows/garages and stable block, Grange Road	GNLP0281	0.82	Approx. 20 homes	This site is considered to be unreasonable for allocation due to access constraints as Grange Road is an unmade road. Reference is made to access via Peregrine Close, however this does not appear achievable on the boundary of the site as promoted.

CAWSTON, BRANDISTON AND SWANNINGTON

The catchment of Cawston Primary School brings Cawston, Brandiston and Swannington into a village cluster. The school is currently very close to capacity, although it is not landlocked and could be extended.

It is considered that as well as existing allocations and windfall development, approximately 40 new homes are appropriate for the Cawston cluster to in order to ensure that the setting of the village is preserved. Cawston has a range of facilities including a primary school, village hall, food shop, pub, petrol station, public transport, some local employment and a GP. Brandiston and Swannington have a limited range of services.

Consequently, one site is identified as a preferred option, providing for between 30-40 new homes in the cluster. There is one carried forward residential allocation for 20 homes and a total of 16 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 66 – 76 homes between 2018 – 2038.

New allocation proposed

(2)

POLICY GNLP0293 Land East of Gayford Road, Cawston (approx. 1.90 ha, excluding existing CAW2 allocation) is allocated for residential development. The site is likely to accommodate 30-40 homes, 33% of which will be affordable.

More homes may be accommodated, subject to acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) will be from Aylsham Road.
Carriageway improvements to the vehicular access on Aylsham Road and a new 2 metre footway connection along the site frontage that connects to the existing footpath will be needed.
A pedestrian crossing facility on Aylsham Road to the primary school.
Site should be masterplanned with existing CAW2 allocation to bring forward a cohesive development
Adequate landscaping and green infrastructure to protect the rural setting of the village, especially to the eastern and northern boundaries.
The site is underlain by a defined Mineral Safeguarding Area for sand and gravel. Any future development on this site will need to address the requirements of Norfolk Minerals and Waste Core Strategy Policy CS16 – 'safeguarding' (or any successor policy) in relation to mineral resources, to the satisfaction of the Mineral Planning Authority.

Notes

GNLP0293: This site is preferred for allocation as it is adjacent to the existing settlement limit, close to Cawston Primary School with minimal other constraints, although highway capacity would limit the site to a maximum of 100 dwellings. It is proposed to allocate only part of the much larger site with vehicular access through, or adjacent to, the existing Broadland Local Plan CAW2 allocation.

Existing allocations carried forward

(1)

POLICY CAW1 Land to the west of the existing cemetery, Cawston (of approx. 0.2Ha) is allocated for an extension to the existing burial ground.

The development will be expected to address the following specific matters:

Access via the existing cemetery.
The site is within close proximity of a Major Aquifer of high vulnerability and therefore further investigation needs to be undertaken to assess the potential risk to groundwater.
The Environment Agency may seek to ensure a 250m minimum distance from potable groundwater supply source; 30m minimum distance from watercourse, spring or groundwater fed water feature; 10m minimum distance from field drains; and no burials into standing water with a minimum of 0.7m unsaturated ground below the base of the coffin.

Notes
CAW1: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within this local plan time-period up to 2038. The site is re-allocated for an extension to the cemetery.

(3)

POLICY CAW2 Land east of Gayford Road, Cawston (approx. 0.8ha) is allocated for residential development. The site will accommodate approximately 20 homes.

The development will be expected to address the following specific matters:

Access via Aylsham Road.
Improvements to footways, particularly across the site frontage.
Improvements to sewage network may be necessary.
To be masterplanned with GNLP0293 to bring forward a cohesive development.

Notes
CAW2: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 20 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

Adjacent land is proposed to be allocated for a further 30-40 new homes and both sites should be masterplanned together to bring forward a cohesive development.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Cawston, Brandiston and Swannington

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable

Cawston, Brandiston and Swannington
(3)
Land off Fred Tuddenham Drive	GNLP0126 A and B	0.42 + 1.18	14 residential dwellings and mixed use of 36 dwellings with commercial development	These sites are reasonably well located in terms of form and character and accessibility to the services and facilities in Cawston, however they are considered to be unreasonable on highway grounds. Footway provision between the sites and the school is not continuous and would require multiple road/junction crossings. Children would need to make a challenging crossing at the Aylsham Road/Chapel Road junction and the footway at Aylsham Road is narrow with no scope for improvement. Clarification would also be needed that access can be gained to the highway without ransom.


Heydon Road	GNLP2134	3.14	Mixed use including 30 dwellings, care home and commercial uses	This site is considered to be unreasonable for allocation because it is remote from the existing settlement limit and the services and facilities in Cawston. Development of this site would not be well related to the form and character of the settlement. There is no safe pedestrian route to Cawston Primary Academy and due to the distance, it is unlikely to be feasible or viable to provide one.

COLTISHALL, HORSTEAD WITH STANNINGHALL AND BELAUGH

The catchment of Coltishall Primary School brings Horstead with Stanninghall and Belaugh in to a village cluster. There is currently limited capacity at the school, although the site is not landlocked and could be expanded.

It is considered that as well as existing allocations, approximately 50-60 new homes are appropriate for the Coltishall cluster. The proposed new allocation does not amount to this figure; however, further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. The villages have a wide range of core and secondary services, including good public transport links. The majority are in Coltishall and Horstead. Belaugh has very few services.

One site is identified as a preferred option, providing for between 20-25 new homes in the cluster. There are two carried forward residential allocations for 55 homes and a total of 15 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 88-93 homes between 2018 – 2038.

Horstead has a neighbourhood area designated and the parish council is working on an emerging Neighbourhood Plan (at time of writing). Any applications that are submitted for development within the parish should take into account the emerging Neighbourhood Plan for the area, in line with paragraph 48 of the National Planning Policy Framework').

New allocation proposed

(50)

POLICY GNLP2019, Land at Rectory Road and south of the Bure Valley Railway, Coltishall (approx. 1.43 ha) is allocated for residential development. The site is likely to accommodate 20-25 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Vehicular access will be from Rectory Road via the existing COL1 allocation, with off-site highway improvements to connect to the existing footpath on Rectory Road near the junction with Westbourne Road.
Due to highway constraints in the vicinity of Rectory Road, submission of a transport assessment to assess the traffic implications of the proposed development on the surrounding road network demonstrating that the proposed scale of development can be accommodated will be required.
Site should be masterplanned with existing COL1 allocation to bring forward a cohesive development.
Adequate landscaping and green infrastructure to protect the rural setting of the village, especially to the eastern boundary.

Notes
GNLP2019: After careful consideration this is the only site considered suitable for allocation in Coltishall. Vehicular access will need to be taken through adjacent existing Broadland Local Plan COL1 allocation and a Transport Assessment will be needed.

Existing allocations carried forward

(9)

POLICY COL1 Land at Rectory Road, Coltishall (approx. 1.0ha) is allocated for residential development. This will accommodate approximately 30 homes.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) to be from Rectory Road, with possible additional pedestrian accesses to the school via the playing field and to the Bure Valley Walk.
Off-site improvements to the highway network may be required including contributions to footway/cycle links, speed restriction on Rectory Road, and public transport services.
Pollution control measures may be required in order to mitigate harm to the water environment as the site is in the proximity of a Major Aquifer of high vulnerability.
Provision for informal and formal recreational open space
Site should be masterplanned with GNLP2019 allocation to bring forward cohesive development.

Notes
COL1: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 30 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

(4)

POLICY COL2 Land at Jordan's Scrapyard, Coltishall (approx. 1.8ha) is allocated for residential development. This will accommodate approximately 25 homes.

The development will be expected to address the following specific matters:

The waste licence will need to be surrendered, with full decontamination following appropriate investigation, and mitigation measures should be applied to avoid any further pollution, with consideration of a Major Aquifer of high vulnerability.
Access (vehicular and pedestrian) to be from B1150, with possible additional pedestrian accesses to the school via the playing field
Off-site improvements to the highway network may be required including contributions to footway/cycle links, including a pedestrian link to Rectory Road.

Notes
COL2: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 25 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Coltishall, Horstead with Stanninghall and Belaugh

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Coltishall, Horstead with Stanninghall and Belaugh

Land south of Jordans Scrapyard, Coltishall	GNLP0265	2.51	25-30 dwellings	Although this site is well located with a safe pedestrian route to Coltishall Primary School it is considered to be unreasonable for allocation due to heritage and landscape issues. This site is adjacent to the conservation area and its current landscaping is important to the setting. This land is on a higher level behind the street frontage with a sharp embankment and mature landscaping. Significant tree cover on the site would reduce the number of dwellings which could be achieved. The site's location between two bends would make achieving adequate visibility challenging. It is an unsuitable location for increased stopping and turning movements and pedestrians crossing.

(1)
Land at St John's Close, Coltishall	GNLP0388	2.98	Approx. 35 dwellings	This site is well located near to Coltishall Primary School but is considered to be unreasonable for allocation on highway grounds. The site has two potential points of access (south of Rectory Close and via St John's Close). South of Rectory Close is narrow and it would not be feasible to achieve an acceptable visibility splay. St Johns Close is a cul-de-sac where Coltishall Primary School is located. There is an existing parking issue on the road and as such it would not be appropriate to service a development from it. The conflict between development and school traffic/parking would result in a safety concern.


East of High Street, Coltishall	GNLP2072	1.12	15 dwellings	Although this site is well located with a safe pedestrian route to Coltishall Primary School it is considered to be unreasonable for allocation due to heritage and Tree Preservation Order issues. Highway visibility could be challenging and would probably require removal of a wall. The site is located on a bend which restricts forward visibility and there is a safety concern regarding increased stopping and turning movements as the carriageway is constrained immediately to the west.

(1)
Land at Buxton Road, Horstead	GNLP1056	0.46	Up to 20 dwellings	This site is considered to be unreasonable for allocation as it is some distance from the primary school and other services and facilities in Coltishall and there are site access and landscape issues. Development of this site would not be well related to the form and character of the settlement.

FOULSHAM AND THEMELTHORPE

The catchment of Foulsham Primary School brings Foulsham and Themelthorpe into a village cluster. The school lacks capacity but the site is not landlocked so there is the potential for expansion.

It is considered that as well as existing allocations and windfall development, approximately 12-20 new homes is appropriate for the Foulsham cluster.

Apart from the primary school, Foulsham has a number of services and facilities including a village hall, pub, shop and some local employment opportunities. Themelthorpe lacks services.

One site is identified as a preferred option, providing for between 12-15 new homes in the cluster. There are no carried forward residential allocations but there is a total of 11 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 23-26 homes between 2018-2038.

New allocation proposed

(15)

POLICY GNLP0605– Land west of Foundry Close, Foulsham (0.67ha) is allocated for residential development. The site is likely to accommodate 12-15 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) to be via Stringer's Lane and Aubrey Rix Close.
Development to be designed to mitigate potential impact on setting of listed buildings to the south, particularly Station Farmhouse and Bracken Brae, 5 Station Road.

Notes
GNLP0605: This is the only site considered suitable for allocation in Foulsham. The site is located next to the existing Broadland Local Plan FOU1 allocation, which is now built out, and has a safe pedestrian route to the local primary school. The site is allocated subject to connection to Aubrey Rix Close. The allocation of this site is subject to confirmation on identified waste water quality issues.

Existing allocation carried forward

(3)

POLICY FOU2 Land at Old Railway Yard, Station Road, Foulsham (approx. 1.1ha) is allocated for employment use (Use Class B1, B2, B8).

The development will be expected to address the following specific matters:

Part of the site is in flood zone 3 and therefore further investigation will be required in this regard.
The existing vehicular access off Station Road may prove suitable.
Further investigation should be undertaken to assess the extent of potential contamination present associated with former uses of the site.
The site is in close proximity of a major aquifer and therefore pollution control techniques should be used to ensure that development of the site does not lead to pollution of the water environment.
An odour assessment may be required to assess the impact of the nearby Sewage Treatment Works.

This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is re-allocated for employment/commercial development.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Foulsham and Themelthorpe

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Foulsham and Themelthorpe

Site of TH Blyth & Sons Builders Yard and Land to west of Claypit Road	GNLP0275	0.55	Approx. 11 dwellings	Although this site is brownfield and well located within the village it is not considered reasonable for allocation due to highway and surface water flood issues. There are significant concerns about the development of this site as Chapel Lane is narrow with no footways and no scope for improvement and Claypit Road is also highly constrained with no footways and insufficient room to provide them. Achieving adequate visibility at the site frontage would also be challenging. The site is located within the settlement limit so could come forward as a planning application.


Land north side of Bintree Road	GNLP0607	0.83	Approx. 20 -25 dwellings	This site is considered to be unreasonable for allocation because it is separated from the residential heart of the village adjacent to commercial development. There are questions over whether a suitable access can be achieved and the site is adjacent to a sewage treatment works, both of which limit its suitability for residential development. In addition, there is no safe pedestrian route to Foulsham Primary School.


The Hawthorns	GNLP2001	2.80	5-6 dwellings	This site is considered to be unreasonable for allocation as it is remote from the village with no safe pedestrian route to Foulsham Primary School. Development of this site would not be well related to the form and character of the settlement.

FREETHORPE, HALVERGATE AND WICKHAMPTON

The catchment of Freethorpe Community Primary School brings Freethorpe, Halvergate and Wickhampton into a village cluster. The school currently has capacity and is not landlocked so there is the potential for expansion.

It is considered that as well as existing allocations and windfall development, approximately 40 homes are considered appropriate for the Freethorpe, Halvergate and Wickhampton cluster. The cluster has a range of facilities that includes a village hall, pub, church, and public transport services which are concentrated mostly in Freethorpe.

Consequently, one site is identified as a preferred option, providing for between 30-40 new homes in the cluster. There is one carried forward residential allocation for 10 homes and a total of 10 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 50-60 homes between 2018-2038.

New allocation proposed

(2)

POLICY GNLP2034 - South of Bowlers Close, Freethorpe (approx. 1.51ha) is allocated for residential development. The site is likely to accommodate 30-40 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) via Bowler Close.
Avoidance of harm to trees on the southern boundary evidenced through the submission of an Arboricultural Impact Assessment.

Notes
GNLP2034: This site is preferred for allocation as it is well related to the village with a safe pedestrian route to Freethorpe Primary School. It is the only site promoted capable of accommodating the level of development identified for the cluster. The site is allocated subject to access via Bowlers Close, although the promoter will need to demonstrate that they can provide a footway and carriageway of adequate width to enable safe access.

Existing allocation carried forward

(2)

POLICY FRE1 Land north of Palmer's Lane, Freethorpe (approx. 0.4ha) is allocated for residential development. This will accommodate approximately 10 homes.

The development will be expected to address the following specific matters:

Vehicular access must be demonstrated off Palmer's Lane.
Other off-site improvements to the highway network will also be necessary, in particular to the junction of Palmer's Lane and The Green.
Pollution control measures should be incorporated to mitigate harm to the water environment as the site is within the proximity of a Major Aquifer of high vulnerability.

Notes
FRE1: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 10 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Freethorpe, Halvergate and Wickhampton

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Freethorpe, Halvergate and Wickhampton

Rear of 75 The Green	GNLP2033	0.47	20 dwellings	This site is well related to the built form of the village and adjacent to the existing settlement limit, however it is not preferred for allocation as it is considered to be too small to deliver the scale of development promoted given the character of its surroundings. There is no direct access to the site from The Green, so the site is contingent upon redevelopment of the site to the north. There is considered to be a better site for allocation to deliver the capacity identified for the cluster.

FRETTENHAM

Frettenham is not clustered with other settlements, as the school catchment does not extend to adjoining villages. The school currently has capacity, but the site is landlocked making further expansion difficult. As well as the primary school, services include a peak hour bus service to and from higher order settlements.

Whilst it is considered the cluster could accommodate development of 50-60 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 3 dwellings with planning permission on small sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

No new allocations proposed.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Frettenham

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Frettenham
(5)
Land south of Harbord Road	GNLP0492	6.37	Residential (unspecified number and enabling large area of GI)	This site has a safe walking route to Frettenham Primary School but is not considered to be suitable for allocation as it has a number of constraints. The site is partly within a County Wildlife Site and is heavily constrained by Tree Preservation Orders and ecological and landscape issues. In highway terms access via Harbord Road would not be acceptable due to visibility constraints. Development in this location has already been tested through the planning application and appeal process.

(2)
Adjacent 10 Buxton Road	GNLP2078	1.42	25 dwellings	This site is considered to be unreasonable as it is remote from the main built up area of the village with no safe pedestrian route to Frettenham Primary School. The site appears to be surrounded by commercial development so residential development would not be a good fit here because of potential amenity issues.

Unreasonable Sites - Non-Residential

Address	Site Reference	Area (ha)	Proposal	Reason considered to be unreasonable
Frettenham
(2)
Adjacent 10 Buxton Road, Frettenham	GNLP2076	0.39	Employment	This site has the potential to provide local employment opportunities but is not preferred for allocation at the current time. To justify a local plan allocation in this location more evidence would be required about the need for the proposal and how it would be delivered. A proposal of this scale would probably be better dealt with through the planning application process.

GREAT & LITTLE PLUMSTEAD

Great and Little Plumstead is not clustered with other settlements as the school catchment does not extend to adjoining villages. There is currently capacity at the school. Services include a village hall and public transport service.

Great and Little Plumstead has a made neighbourhood plan which covers the same area as that of the parish boundary. The Plan was made in July 2015 and covers the period to 2034. It contains a series of policies that look to shape development within the neighbourhood area. There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

Whilst it is considered the cluster could accommodate development of 50-60 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 129 dwellings with planning permission on a number of sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

(1) No new allocations proposed.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Great and Little Plumstead

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Great and Little Plumstead
(2)
Land east of Salhouse Road	GNLP0328	5.18	Approx. 110-165 dwellings	This site is not considered to be reasonable for allocation due to the level of highway improvements that would be needed at the 'Brick Kilns' junction in the form of junction realignment or a roundabout.

(2)
Land west of Salhouse Road	GNLP0330	4.90	108-162 dwellings	This site is not considered to be reasonable for allocation due to the level of highway improvements that would be needed at the 'Brick Kilns' junction in the form of junction realignment or a roundabout.

(3)
Land at Hare Road	GNLP0420R	10.93	10-15 dwellings	This site is not considered to be reasonable for allocation as there is not a continuous safe walking route to Little Plumstead Primary School. Although planning application 20161151 will provide part of the footway connection, visibility at the Church Road/Hare Road junction is poor.

(1)
Land at Middle Road	GNLP0441R	4.23	30 dwellings	This site is not considered to be reasonable for allocation as there is not a continuous safe walking route to Little Plumstead Primary School. Planning application 20161151 will provide part of the footway connection but the local highway authority does not support the allocation of this site as visibility at the Church Road/Hare Road junction is poor.

(3)
Land east of Salhouse Road	GNLP0483	11.12	86 dwellings with 5.83 ha of green infrastructure and new play equipment	This site is not considered to be reasonable for allocation due to the level of highway improvements that would be needed at the 'Brick Kilns' junction in the form of junction realignment or a roundabout.

(2)
South of Broad Lane	GNLP2040	7.60	Residential (unspecified number)	This site is not considered to be reasonable for allocation as there is no safe pedestrian route to Little Plumstead Primary School over 3km away, which is the catchment school. There is a school closer in Rackheath but this site would be better delivered after site GT19 has been developed which is likely to provide improved footway links. The frontage of the site is affected by surface water flood risk.

(2)
East of Salhouse Road, South of Belt Road	GNLP3007	2.05	8-10 dwellings	This site is not considered to be reasonable for allocation due to the level of highway improvements that would be needed at the 'Brick Kilns' junction in the form of junction realignment or a roundabout.

(3)
Home Farm, Water Lane	GNLP3014	14.26	300 dwellings	This site is not considered to be reasonable for allocation. The site as submitted is too large so frontage development is likely to be more acceptable, however there is an area of surface water flood risk on the likely access point into the site.

Unreasonable Sites - Non-Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Great and Little Plumstead
(2)
North of Octagon Business Park, Gt & Lt Plumstead	GNLP2107	1.62	Office, storage	This site has the potential to provide local employment opportunities but is not preferred for allocation at the current time. To justify a local plan allocation in this location more evidence would be required about the need for the proposal and how it would be delivered. A proposal of this scale would probably be better dealt with through the planning application process.

(1)
East of Brook Farm, Gt & Lt Plumstead	GNLP3034	36.84	Employment B1, B2, B8	This site is not considered to be suitable for allocation as evidence suggests that currently committed land is more than sufficient in quantity and quality to meet the employment growth needs in Greater Norwich. There is therefore no need to allocate any additional large-scale employment sites in the new local plan.

GREAT WITCHINGHAM, LENWADE, WESTON LONGVILLE, ALDERFORD, ATTLEBRIDGE, LITTLE WITCHINGHAM AND MORTON-ON-THE-HILL

The catchment of Great Witchingham Primary Academy brings Great Witchingham, Lenwade, Weston Longville, Alderford, Attlebridge, Little Wichingham and Morton on the Hill into a village cluster. The school has significant capacity issues and it is very small and landlocked.

It is considered that as well as existing allocations and windfall development, approximately 12-20 new homes are appropriate for the Great Witchingham cluster. The cluster has a range of facilities including a primary school, food shop, pub, petrol station, doctor's surgery and industrial estate.

One site is identified as a preferred option, providing for between 15-20 new homes in the cluster. There are no carried forward residential allocations but there is a total of 28 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 43-48 homes between 2018-2038.

New allocation proposed

(6)

Policy GNLP0608 – Land at Bridge Farm Field, St Faiths Close, Great Witchingham, 1.75ha is allocated for residential development (approx. 1ha with remainder of the site as open space). The site is likely to accommodate 15-20 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access will be from St Faiths Close onto the A1067.
Trees to the north of the site should be retained where possible.
A buffer will need to be provided between the development and the adjacent County Wildlife Site.
Impact on Grade II Listed Bridge House to the east of the site should be minimised.
There are small areas of surface water flood risk in southern section which may need to be addressed.

Notes
GNLP0608: This is the only site in the cluster that has any possibility to provide a safe pedestrian route to Great Witchingham Primary Academy. The site is preferred for allocation, but the promoter will need to provide evidence that vehicular access is achievable as there appears to be a ransom strip between the offered land and the highway. One hectare of the site is proposed for residential development with the remainder as open space to reflect the setting and proximity to a County Wildlife Site.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Great and Little Plumstead

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Great Witchingham, Lenwade, Weston Longville, Alderford, Attlebridge, Little Witchingham and Morton on the Hill

Land off Fakenham Road, Attlebridge	GNLP0460	6.08	Approx. 40 dwellings	Allocation of this site would lead to disconnected development along the Fakenham Road with limited accessibility to services and facilities and no safe pedestrian route to Great Witchingham Primary Academy 5.6km away, other non-catchment schools are closer to the site but still a 3km distance away. Access would be directly onto the A1067 Fakenham Road which would be unlikely to be acceptable in highway terms.

(2)
Council Field, Great Witchingham/Lenwade	GNLP0548	1.81	Residential (unspecified number)	This site is within walking distance of Great Witchingham Primary Academy but it is considered to be unreasonable for allocation as Heath Lane is narrow with no footway and there is no scope for improving the carriageway width or providing a footway, therefore it is not possible to deliver a safe route to school. There is considered to be a better site to meet the capacity identified for the cluster.


Weston Hall, Weston Longville	GNLP0553	5.18	Approx. 5 dwellings	This site is considered to be unreasonable for allocation as it is separated from the existing built up area and development here would not be well related to the form and character of the settlement. In addition, there are significant flood risk issues on part of the site and no safe pedestrian route to Great Witchingham Primary Academy.


Adjoining Fakenham Road, Attlebridge	GNLP2129	7.22	200 dwellings and commercial	Allocation of this site would lead to disconnected development along the Fakenham Road with limited accessibility to services and facilities and no safe route to Great Witchingham Primary Academy 6.4km away. Other non-catchment schools are closer to the site but still a 3km distance away. Access would be directly onto the A1067 Fakenham Road which would be unlikely to be acceptable in highway terms.


Bernard Matthews South Site, Great Witchingham	GNLP2184	5.00	150 dwellings	This is a large brownfield site beyond the edge of the village with no footways to connect it, and too far to walk to local services and facilities, including Great Witchingham Primary Academy. Despite it being brownfield, the site is considered to be unreasonable for allocation because development here would not be well related to the form and character of the settlement. There may also be possible contamination issues on the site which would need to be resolved.

Unreasonable Sites - Non-Residential

Address		Site Reference	Area (ha)			Promoted for	Reason considered to be unreasonable
Great Witchingham (including Attlebridge)

Land North of Council field, Heath Lane (west of Hall Walk), Great Witchingham/Lenwade	GNLP0586			2.94	Open space		This site is not preferred for allocation as there is no evidence of the need for additional open space in Great Witchingham/Lenwade. In addition, the adjacent site promoted for housing is considered to be unreasonable due to highway constraints.


Adjoining Fakenham Road, Attlebridge	GNLP2144	1.23	Industrial	This site is proposed for industrial development and would be accessed from the nearby roundabout with the Broadland Northway, however there are concerns about the suitability of the access. The site could potentially provide local opportunities but to justify a local plan allocation in this location more evidence would be needed about the likely end user businesses who would bring forward development.

HAINFORD AND STRATTON STRAWLESS

The catchment of Hainford Primary School brings Hainford together with Stratton Strawless into a village cluster. The school currently has capacity, but is landlocked which would prevent further expansion. In addition to the primary school, services in the cluster include a village hall and public transport service.

Whilst it is considered the cluster could accommodate development of 50-60 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 7 dwellings with planning permission on small sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

(1) No new allocations proposed.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Hainford and Stratton Strawless

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Hainford and Stratton Strawless

Land at the junction of Frettenham Road and Buxton Road	GNLP0065	1.04	10-12 dwellings	This site is not considered to be suitable for allocation as there is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide one.


Land off Stratton Road	GNLP0069	10.70	Approx. 404 dwellings with associated open space	This site is considered to be unreasonable for allocation as even a smaller area of development than the site proposed would have a significant visual impact and breakout into open countryside. There are also highway concerns. Hainford Road is narrow, and it is unlikely to be feasible to widen it to an acceptable standard and provide a footway to connect with the existing footway to the south. The highway extent at the north west corner of the Stratton Road junction with Waterloo Road is also a constraint with compromised visibility.

(1)
Land at Hall Road	GNLP0181	1.16	Approx. 20 dwellings	Although this site is adjacent to the existing settlement limit it is not considered reasonable for allocation as there is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide one.


Arable Land, Hall Lane	GNLP0190	8.44	Residential development (unspecified number) with potential recreation area and leisure, community use and open space	This is site is considered to be unreasonable for allocation as it is located some distance from the existing settlement limit and development in this location would be out of keeping with the form and character of Hainford. There is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide a footway.

(1)
Land at Hainford	GNLP0393	1.51	Approx. 45 dwellings	This site is well located next to Hainford Primary School however it is not considered appropriate for allocation due to significant surface water flood issues.


Lady Lane/ Hall Road	GNLP0512	3.60	Approx. 12 dwellings	This site is not considered to be suitable for allocation as there is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide one.


Land east of Newton Road	GNLP0582	3.00	60-80 dwellings with consideration of community use	This site is not considered to be suitable for allocation as there is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide one.


West of Cromer Road	GNLP2035	2.31	25 dwellings	This site is considered to be unreasonable for allocation as it is quite some distance from the existing settlement limit and development in this location would be out of keeping with the form and character of Hainford. There is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide a footway. Direct vehicular access onto the A140 is unlikely to be acceptable.

(1)
Harvest Close	GNLP2162	2.50	60 dwellings	Although this site is adjacent to the existing settlement limit it is not considered reasonable for allocation as there is no safe pedestrian route to Hainford Primary School and due to the distance it would not be feasible or viable to provide a footway.

HEVINGHAM

Hevingham is not clustered with other settlements as the school catchment does not extend to adjoining villages. The school is currently close to capacity, but is not landlocked so there is potential for expansion. In addition to the primary school, services include a village hall, pub and public transport.

Whilst it is considered the cluster could accommodate development of 20-50 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 4 dwellings with planning permission on small sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

No new allocations proposed.

No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Hevingham

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Hevingham

Land at Hevingham	GNLP0292	1.75	Approx. 35 dwellings with a potential play area, open p Space and local infrastructure	Although this site is within walking distance of Hevingham Primary School pedestrian access would require crossing the A140 which is not considered to constitute a safe route to school therefore the site is not preferred for allocation.

(1)
6 The Turn	GNLP2002	1.13	15+ dwellings	This site is considered to be unreasonable for allocation as it is located in The Heath which is some distance to the west of the services and facilities in main part of Hevingham village. This part of the village does not have a settlement limit. The Turn is a narrow lane without footways with limited possibility for improvement and consequently it is not possible to achieve a safe walking route to Hevingham Primary School.

HORSFORD, FELTHORPE AND HAVERINGLAND

The catchment of Horsford Primary School brings Horsford, Felthorpe and Haveringland into a village cluster. The school currently has limited capacity.

It is considered that as well as existing commitments and windfall development, approximately 20-50 new homes are appropriate for the Horsford cluster. In addition to the primary school, services include a shop, doctor's surgery, village hall, library and public house.

One site is identified as a preferred option, providing for between 30-40 new homes in the cluster. There are no carried forward residential allocations but there is a total of 394 additional dwellings with planning permission on a variety of sites. This gives a total deliverable housing commitment for the cluster of between 424 -434 homes between 2018-2038.

Horsford has a made neighbourhood plan which covers the same area as that of the parish boundary. The Plan was made in July 2018 and covers the period to 2038. It contains a series of policies that look to shape development within the neighbourhood area. There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

New allocation proposed.

(3)

POLICY GNLP0264, Dog Lane, Horsford, (approx. 1.76ha) is allocated for residential development. The site is likely to accommodate 30-40 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Vehicular access will be from Horsbeck Way.
Provision of enhanced pedestrian crossing facility and the access would need to be modified to enhance pedestrian facilities and walk to school routes.

Notes
GNLP0264: This proposal is for the redevelopment of a soft play centre and other commercial premises. It is preferred for allocation as it is a brownfield sites which is well related to the form and character of Horsford although the proximity to remaining industrial uses will need to be considered. The site is only acceptable for development if access is taken from Horsbeck Way as Dog Lane and it's junction with the Holt Road are not suitable for additional traffic.

No existing allocations to be carried forward

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Horsford, Felthorpe and Haveringland

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Horsford, Felthorpe and Haveringland
(1)
Bramley lakes, Dog Lane, Horsford	GNLP0059	3.33	Range of uses (industrial, residential, commercial, recreation, leisure and tourism	This site is not considered to be reasonable for allocation as access would be via an unadopted part of Dog Lane. An additional limiting factor is the capacity of the junction with Holt Road. There is no safe walking route to Horsford Primary School.

(1)
Pronto Joinery, Dog Lane, Horsford	GNLP0151	2.34	Residential (unspecified number)	This site is considered to be unreasonable due to highway constraints along Dog Lane. An additional limiting factor is the capacity of the junction with Holt Road.

(1)
Pronto Joinery, Dog Lane, Horsford	GNLP0153	0.85	Mixed Use (unspecified number)	This site was considered worthy of further investigation due to its proximity to the existing built edge of the village, brownfield nature and the fact that it would fulfil the NPPF requirement for sites of 1ha or less. However, the site is considered to be unreasonable for allocation due to highway constraints along Dog Lane, the capacity of the junction with Holt Road and potential loss of existing commercial operations.

(1)
Arable Land, Dog Lane, Horsford	GNLP0192	2.66	Residential (unspecified number)	This site is not considered to be reasonable for allocation as access would be via an unadopted part of Dog Lane. An additional limiting factor is the capacity of the junction with Holt Road. There is no safe route to Horsford Primary School.


Land to east of Brands Lane, Horsford, (partly in Drayton)	GNLP0222	11.05	Light industrial and office uses, market and affordable housing including starter homes, live work and public open space	This site is considered to be unreasonable for allocation as it is some distance from the built-up area of Horsford. It is closer to Thorpe Marriot but still separated from the built-up area by the Broadland Northway. Development here, of either a residential or commercial nature, would be remote and quite prominent in the landscape. There is no safe walking route to catchment schools in Horsford. Non catchment schools in Taverham or Drayton are closer but again with no safe walking route.


Land at 33 St Helena Way, Horsford	GNLP0251	1.44	15-20 dwellings	This site is not considered to be reasonable for allocation due to landscape/ecology and arboricultural issues. Trees to the southern boundary are likely to be a significant constraint and the woods to the north and west are a County Wildlife Site. Norfolk Wildlife Trust suggest that this site should also be designated as a County Wildlife Site highlighting the potential ecological significance.

(2)
Land off Holt Road, Horsford	GNLP0283	3.43	105 dwellings	This site is not considered to be reasonable for allocation as it is separate from the built edge of the village and development here would be quite remote from the services and facilities in the main part of the village. There is no safe walking route to Horsford Primary School.


Land off Reepham Road, Horsford	GNLP0302	7.34	150-200 dwellings	This site is considered to be unreasonable for allocation as it some distance from the built-up area of Horsford, separated by the Broadland Northway. It is closer to Thorpe Marriot but still separated from the built-up area. Development here would be remote and potentially quite prominent in the landscape. There is no safe walking route to catchment schools in Horsford. Non catchment schools Taverham or Drayton are closer but again with no safe walking route.

(2)
Reepham Road/ Cromer Road, Horsford	GNLP0332R	64.00	600-700 dwellings	This site was considered worthy of further investigation due to its location as an urban extension to Hellesdon. Development here would benefit from proximity to the extensive range of services and facilities in Hellesdon. However, the site raises potentially significant landscape issues given the scale of development and setting between the existing built edge and the Broadland Northway and it is therefore not considered to be reasonable for allocation. Noise and safety concerns with the airport are also critical. Surface water suds are unlikely to be allowed due to the potential to attract birds.


Reepham Road/Holt Road	GNLP0333	36.60	Residential (unspecified number), improved cricket field, employment, roadside services and retail	This site is considered to be unreasonable for allocation as it is some distance from the built-up area of Horsford, separated by the Broadland Northway. It is closer to Hellesdon or Drayton but still separated from the built-up area. Development here would be remote and have potential significant landscape impacts. There is no safe walking route to catchment schools in Horsford. Non-catchment schools in Hellesdon or Drayton may be closer but again with no safe walking route.

(2)
West of Reepham Road, Horsford	GNLP0334R	11.70	250-300 dwellings	This site was considered worthy of further investigation due to its location as an urban extension to Hellesdon. Development here would benefit from proximity to the extensive range of services and facilities in Hellesdon. However, the site is not considered to be reasonable for allocation as it would represent a significant expansion into the countryside and would impact on the character of Reepham Road. Noise and safety concerns linked with the airport are also critical. Surface water suds are unlikely to be allowed due to the potential to attract birds. Roadside trees may impact on achieving suitable access.


Land adjacent Drayton Lane, Horsford	GNLP0359R	8.10	Up to 150 dwellings	This site is not considered to be reasonable for allocation as it is separate from the built edge of the village and development here would be quite remote from the services and facilities in the main part of the village. There is no safe walking route to Horsford Primary School.

(1)
Land at Holly Lane/ Reepham Road, Horsford	GNLP0419	40.65	Approx. 750 dwellings with associated access and open space	This site is considered to be unreasonable for allocation as it is some distance from the built-up area of Horsford, separated by the Broadland Northway. It is closer to Hellesdon or Drayton but still separated from the built-up area. Development here would be remote and have potential significant landscape impacts. There is no safe walking route to catchment schools in Horsford. Non catchment schools in Hellesdon or Drayton may be closer but again with no safe walking route.

(2)
Land at Lodge Farm, Horsford	GNLP0422	1.65	40 dwellings	This site is not considered to be reasonable for allocation as it has convoluted access and it is not clear how the site would be accessed from the highway. The site could not accommodate the scale of development proposed.

(1)
Land at Mill Lane, Horsford	GNLP0423	0.95	10 dwellings	This site is considered to be unreasonable as it is unlikely to meet the minimum 12-15 dwelling requirement for allocation and is already committed for development of 8 dwellings under planning application reference 20170707.


Land off St Helena Way, Horsford	GNLP0469	2.64	Approx. 10-15 dwellings with remaining land available as open space	This site is considered to be unreasonable due to landscape/ecology and arboricultural issues. Trees to the southern boundary are likely to be a significant constraint and the woods to the north and west are a County Wildlife Site. Norfolk Wildlife Trust suggest that this site should also be designated as a County Wildlife Site highlighting the potential ecological significance.

(1)
Land east of Holt Road, Horsford	GNLP0479	4.38	Approx. 80 dwellings with open space, play equipment and GI	This site is not considered to be suitable for allocation as despite being a reasonable location for development it already had planning permission at the base date of the plan in 2018 and is currently under construction.

(1)
Land to the east of Holt Road, Horsford	GNLP0519	15.59	Approx. 266 dwellings	This site is not considered to be suitable for allocation as despite being a reasonable location for development it already had planning permission at the base date of the plan in 2018 and is currently under construction.

(1)
Hilltop Farm, Church Street, Horsford	GNLP0578	6.67	Residential (unspecified number)	This site is not considered to be reasonable for allocation as it is separate from the built edge of the village and development here would be quite remote from the services and facilities in the main part of the village.

(1)
Home Farm, Holt Road, Horsford	GNLP1008	20.25	Residential (unspecified number)	This site is not considered to be reasonable for allocation as it is separate from the built edge of the village and development here would be quite remote from the services and facilities in the main part of the village. There is no safe walking route to Horsford Primary School. The site as proposed is too large for the capacity of the cluster.


Dog Lane, Horsford	GNLP1043	7.21	Residential (unspecified number)	This site is not considered to be reasonable for allocation as access would be via an unadopted part of Dog Lane. An additional limiting factor is the capacity of the junction with Holt Road. There is no safe route to Horsford Primary School.

(2)
Green Lane, Horsford	GNLP2160	29.70	600 dwellings	This site is not considered to be reasonable for allocation as the scale of the proposal is a concern with a lack of safe walking/cycling route to the catchment high school. Development would require highway improvements and it is unlikely that a satisfactory access strategy would be able to be developed for the entire level of development. There are also ongoing concerns with the new B1149 roundabout. Smaller areas of the larger site were considered but dismissed as unsuitable due to the standard of Mill Lane and Green Lane.


North of Reepham Road, Horsford	GNLP3005	2.25	Residential (unspecified number)	This site is considered to be unreasonable for allocation as it some distance from the built-up area of Horsford, separated by the Broadland Northway. It is closer to Thorpe Marriot but still separated from the built-up area. Development here would be remote and potentially quite prominent in the landscape. There is no safe walking route to catchment schools in Horsford. Non catchment schools Taverham or Drayton are closer but again with no safe walking route.

(1)
Swanington Lane, Felthorpe	GNLP2009	2.00	15-20 dwellings	This site is not considered to be reasonable for allocation as it has poor access to core services and facilities in Horsford some distance away. In particular there is no safe walking route to Horsford Primary School which is over 3km away.

(1)
Brand's Lane, Felthorpe	GNLP2012	0.63	5 dwellings	This site is not considered to be reasonable for allocation as it has poor access to core services and facilities in Horsford some distance away. In particular there is no safe walking route to Horsford Primary School which is over 3km away.


North of Church Lane, Felthorpe	GNLP3004	1.24	16 dwellings	This site is not considered to be reasonable for allocation as it has poor access to core services and facilities in Horsford some distance away. In particular there is no safe walking route to Horsford Primary School which is over 3km away.

Unreasonable Sites – Non-Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Horsford, Felthorpe and Haveringland

(1)
Glebe Farm North, Horsford	GNLP2133	26.23	Employment/mixed	This site is not considered to be suitable for allocation as evidence suggests that currently committed land is more than sufficient in quantity and quality to meet the employment growth needs in Greater Norwich. There is therefore no need to allocate any additional large-scale employment sites in the new local plan.


South of Drayton Lane, Horsford	GNLP2154	2.30	Retail/car parking	This site is promoted specifically for a supermarket with associated car parking. The site is not preferred for allocation as it is not within an accessible walking distance of Horsford and there is no evidence of an end user being in place to assure delivery of the scheme.

Horsham and Newton St Faith

The catchment of St. Faiths Primary School brings Horsham St Faith and Newton St Faith into a village cluster. St Faiths Primary School has some capacity. The site is not entirely 'landlocked' but the available land for expansion is very limited.

It is considered that as well as existing allocations and windfall development, approximately 20-50 new homes are appropriate for the Horsham and Newton St Faith cluster. Horsham St Faith and Newton St Faith contains a range of services including a primary school, village hall, food shop and public transport.

One site is identified as a preferred option, providing for between 20-30 new homes in the cluster. There is one carried forward residential allocation for 60 homes and a total of 15 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 95-105 homes between 2018 – 2038.

New allocation proposed

(19)

POLICY GNLP0125 – Land west of West Lane, Horsham St Faith (approx. 1.44ha) is allocated for residential development. The site is likely to accommodate 20-30 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Provision of frontage footways and carriageway widening.
A design and layout that minimises adverse impact on nearby heritage assets, especially the Grade I listed Church of Saint Mary and Saint Andrew.

Notes
GNLP0125: This site is proposed for allocation but for a smaller area than submitted to reflect the fact that there is limited capacity at St Faiths Primary School. The site has sensitivities relating to the nearby Conservation Area and Listed Buildings.

Existing allocation to be carried forward

(4)

POLICY HNF1 Land east of Manor Road, Newton St Faith (approx. 2.5ha), is allocated for residential development. This will accommodate approximately 60 homes.

The development will be expected to address the following specific matters:

Further investigation in respect of contamination will be required.
Access (vehicular and pedestrian) should be via Manor Road.
Off-site improvements to the highway network may also be necessary which might include a footway link to the school, provision of a crossing point and upgrading/widening the existing path.
Potential to include play space on-site.
The site is in close proximity of a Major Aquifer of high vulnerability and therefore pollution control techniques should be used to ensure that development of the site does not lead to pollution of the water environment.

Notes
HNF1: This site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038. The site is considered in the calculation of the housing requirement, providing at least 60 homes, but more may be accommodated, subject to an acceptable design and layout being achieved.

(5)

POLICY HNF2/ GNLP0466R Land east of the A140 and north of Norwich International Airport, Horsham St Faith (approx. 35ha) is allocated for employment uses. This will be to provide a full range of employment uses including for those benefitting from a location close to the airport.

It is expected:

Uses to be within use classes B1, B2 and B8, with a maximum of 50% of total floorspace to be within any one use class.
Substantial tree belts and landscaping to be provided at the boundaries of the site, with particularly extensive provision made at the north and eastern boundaries to provide a buffer to residential properties.
Access to be provided directly from the A140.Northern Distributor Road interchange, with a possible second point of access from the northern part of the site to the A140.
A masterplan is to be produced for the site showing a coordinated approach to bringing forward the development, particularly in relation to access provision including coordination with the NDR any necessary off-site highway improvements, and the early provision of landscaping to mitigate visual impacts. Accordingly, development is to be in two phases: Phase 1 the south-western, north-western and north-eastern parts of the site; Phase 2 the south-eastern portion.

The development will be expected to address the following specific matters:

In order to achieve a range of employment uses (B1 Business – offices, research and development, and light industry, B2 general industrial, B8 storage or distribution) and limit traffic generation it is envisaged that the amount of floorspace in one use class will not exceed 50% of the total floorspace within the overall development.
Phase 1, the major part (approx. 29.6ha), will reflect the provision of access being from the west, and the need to provide treebelts and landscaping to the north and eastern boundaries in the early stages.
Phase 2 (approx. 5.2ha) is expected to progress in the later stages of development as needed and related to the provision of infrastructure.
Further public transport, pedestrian, cycling and highway infrastructure improvements will need to be agreed with the Highway Authority.
Highway improvements may be needed to upgrade the junctions to deal with traffic generated by the development.
The appropriate pollution control techniques should be installed to ensure that no harm comes to the water environment.
Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is within a minerals and waste consultation area.
Archaeological investigation must be undertaken prior to any development.

Notes
HNF2: The site was allocated in 2016 as part of the local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the new local plan time-period up to 2038. The site is re-allocated for employment/commercial development. The site has been promoted through the GNLP on a slightly larger boundary as site 0466R however it is not proposed to amend the existing allocation boundary at the current time. It is however proposed to amend the allocation policy to allow a full range of employment uses to come forward, including those benefitting from a location close to the airport.

(6)

POLICY HNF3 Land at Abbey Farm Commercial, Horsham St Faith (approx. 2.9ha) is allocated for employment uses (Use Classes B1, B2, B8).

The development will be expected to address the following specific matters:

Vehicular access off Church Street either via the existing access or a new access.
Off-site improvements to the highway network may also be necessary which might include upgrading the Church Street/A140 junction.
The site contains an historic environment record and therefore further investigation is likely to be required in respect of archaeology.

Notes
HNF3: The site was allocated in 2016 as part of the local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the new local plan time-period up to 2038. The site is re-allocated for employment/commercial development.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Horsham & Newton St Faith

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Horsham & Newton St Faith

Poor piece, 80 Newton Street	GNLP0085	0.75	Approx. 4 dwellings	Although this site is well related to the form and character of the village adjacent to the existing settlement limit it is not considered to be reasonable for allocation as it unlikely to meet the minimum 12-15 dwelling allocation requirement as frontage development would be preferred. There are mature trees to the roadside, which add to the street scene and should be retained, which may also impact on the developable area. Part of the site already has planning permission for 4 dwellings.


Manor Road	GNLP0246	0.78	Residential (unspecified number)	This site is well related to the existing form and character of the village with a safe pedestrian route to St Faiths Primary School and minimal other constraints. It is not considered to be reasonable for allocation as it is unlikely to meet the minimum allocation threshold of 12-15 dwellings if developed at a similar density to reflect existing built form.


Land off West Lane	GNLP0471	1.21	Approx. 15 dwellings	This site is considered to be unreasonable for flood risk and highway reasons. There is an area of surface water flood risk which will affect the overall developable area and make it unlikely that the minimum 12-15 dwelling allocation requirement could be met. Access would be via West Lane which is a narrow unadopted road that is unlikely to be suitable for development traffic.

(22)
Land east of Old Norwich Road	GNLP0482	17.38	Approx. 70 dwellings as well as 8.95ha of green space	This is a sizeable site which if developed in its entirety would be too large for the identified capacity of the cluster. The site is considered to be unreasonable for allocation as development in this location would be particularly prominent in the landscape.

(5)
Land off Manor Road	GNLP1054	5.50	Residential development extending the neighbouring allocation HNF1	This site is reasonably well related to the existing built form and character of the village, adjacent to the existing HNF1 allocation, with a safe pedestrian route to St Faiths Primary School. There is a section of surface water flood risk. The site is not considered to be reasonable for allocation due to landscape character and neighbour amenity issues. Current outline planning application 20181525 is under appeal against non-determination.

(2)
Oak Tree Farm	GNLP2021	10.83	Residential (unspecified number)	This site is considered to be unreasonable for allocation as it is separated from the existing form and character of the village with resulting townscape and landscape implications. There is no safe walking route to St Faiths Primary School.

(2)
The Warren	GNLP2030	1.65	Residential (unspecified number)	This site is considered to be unreasonable for flood risk reasons. The site is almost wholly covered by surface water flood risk which would affect the developable area. The site also appears to be covered by a large number of mature trees.

(3)
Manor Road/ A140 Cromer Road	GNLP2141	2.63	20-40 dwellings	This site has a safe pedestrian route to St Faiths Primary School. However, the site is not considered to be reasonable for allocation as it would be very prominent when viewed from the A140 and traffic noise would be an issue. Development in this location would extend residential development west of Manor Road contrary to the existing settlement pattern and would be out of keeping with the form and character of the village.

(6)
East of Manor Road	GNLP3027	2.63	25-50 dwellings	This site is considered to be unreasonable for allocation for flood risk reasons. The site is almost wholly covered by surface water flood risk which would affect the developable area.

(8)
North of Meadow Farm Lane	GNLP3028	1.95	25-50 dwellings	This site is considered to be unreasonable for allocation as vehicular access would be from narrow roads and there is no safe walking route to St Faiths Primary School.

LINGWOOD AND BURLINGHAM, STRUMPSHAW AND BEIGHTON

The catchment area of Lingwood Primary School brings Lingwood and Burlingham, together with Beighton and Strumpshaw into a village cluster. Space at Lingwood Primary School is forecast to be taken up in future years but as well as windfall development, Norfolk County Council (as education authority) would accept development in the order of 50-60 new homes. The cluster has a range of facilities including a primary school, village hall, recreation land, food shop and access to public transport (including a train station).

Consequently, one site is identified as a preferred option, providing for between 50-60 new homes in the cluster. There are no carried forward residential allocations but there is a total of 44 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 94 – 104 homes between 2018 – 2038.

Strumpshaw has a made neighbourhood plan which covers the same area as that of the parish boundary. The Plan was made in July 2014 and covers the period to 2026. It contains a series of policies that look to shape development within the neighbourhood area. There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

New allocations proposed

(87)

POLICY GNLP0379 Land north of Post Office Road, Lingwood (approx. 4.74ha) is allocated for residential development, including a large area of open space. The site is likely to accommodate 50-60 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout being achieved.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) onto Post Office Road.
Carriageway widening of Post Office Road to at least 5.5m and the provision of a 2.0m frontage footway.
Pedestrian improvements to Post Office Road/Post Office Close junction.
Housing to be focussed on the part of the site fronting Post Office Road with landscaping to the north to minimise impact of the development on the wider landscape and Grade 1 listed church.
Scheme design to address surface water flood risk on part of site adjacent to the boundary to the south.

The trees/hedgerows surrounding the site will be protected, enhanced and incorporated into the scheme where possible (noting the highways requirements set out in the policy).

Notes
GNLP0379: This site is proposed for allocation but over a larger area than submitted. This larger allocation would enable open space to be provided to mitigate impact on the nearby Grade I Listed Church, potentially in the form of a linear parkland to the north. The site is centrally located in the village, adjacent to the existing settlement limit and has a safe walking route to Lingwood Primary School. A larger site, along the whole road frontage, would enable road widening to an acceptable standard and encourage a reduction in vehicle speeds.

(3) No existing allocations to be carried forward

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Lingwood and Burlingham, Beighton and Strumpshaw
(11)
Land east of Buckenham Lane and west of Buckenham Road	GNLP0296	3.60	Approx. 110 dwellings	This site is considered to be a reasonable alternative as it is well located in relation to the form and character of Lingwood with the possibility of vehicular access from Buckenham Road. There is an area of surface water flood risk to the south west of the site which may limit the developable area. The site is not preferred for allocation as there is considered to be a better site in Lingwood to meet the capacity of the cluster.
(20)
Land west of Blofield Road	GNLP0380	0.91	Approx. 30 dwellings	This site is considered to be a reasonable alternative as it would act as a gateway site into the village creating a sense of place although some mature trees may need to be removed to facilitate visibility in/out of the site. The site is not preferred for allocation as there is considered to be a better site in Lingwood to meet the capacity of the cluster.

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Lingwood and Burlingham, Beighton and Strumpshaw
(2)
Land at Lodge Road, Lingwood	GNLP0067	1.97	Mixed use development comprising office, café, meeting rooms and up to 15 live/work units	This site is located at the extreme north-eastern edge of the settlement with some surface water flood risk. The proposal is to expand the existing planning permission given on appeal from 7 to 15 live work units and offices which to date has not been delivered. If a high level of demand arises for these types of units then this could be considered through a new planning application but there is no current evidence of need to warrant allocation of the site for the proposed uses. Access into the village would be along a relatively busy road without footways therefore there is no safe walking route to Lingwood Primary School.

(36)
23 Norwich Road, Strumpshaw	GNLP0090	0.85	Residential (unspecified number)	This site is centrally located within Strumpshaw but access to facilities in Lingwood, including the school would be along Norwich Road which is relatively busy without footways until the edge of the village after the Huntsman Public House. There is a substantial area of surface water flood risk to the north of the site and it is identified as a key green feature to be protected in the Strumpshaw Neighbourhood Plan.

(39)
Land to the north of Long Lane, Strumpshaw	GNLP0215	16.09	5-25 dwellings	This is a very large site located to the west of the Strumpshaw which if developed in its entirety would be contrary to the form and character of the village. The site is some distance from the main facilities in Lingwood, including the school, with only intermittent footways along Norwich Road. There is conflict with the Strumpshaw Neighbourhood Plan which seeks to protect the gap between Strumpshaw and Brundall.

(5)
Land at Southwood Road/Hantons Loke, Beighton	GNLP0449	2.17	Approx. 36 dwellings	This site is considered to be unreasonable for allocation as it is poorly located to access facilities in Lingwood or elsewhere, in terms of distance and lack of footways. There is no safe pedestrian route to Lingwood Primary School. There are few facilities available in Beighton itself which has no settlement limit.

(1)
Land to the north of Lodge Lane, Lingwood	GNLP0499	2.91	Approx. 30 dwellings	This site is considered to be unreasonable as it is divorced from the existing settlement and would appear as a separate enclave if developed contrary to the form and character of the village. Access into the village would be along a relatively busy road without footways therefore there is no safe walking route to Lingwood Primary School.

(34)
Mill Lane (South of Norwich Road, North of Buckenham Road), Strumpshaw	GNLP0521	3.05	Approx. 90 dwellings	This site is located to the south of Strumpshaw, divorced from the settlement and distant from the main facilities in Lingwood including the school with no safe pedestrian route. Vehicular access is down a narrow road which is unlikely to be acceptable in highway terms.

(38)
Mill Road, Strumpshaw	GNLP2017	3.78	Residential (unspecified number)	This site is located to the south of Strumpshaw, divorced from the settlement and distant from the main facilities in Lingwood including the school with no safe pedestrian route. Vehicular access is down a narrow road which is unlikely to be acceptable in highway terms.

MARSHAM

Marsham is not clustered with other settlements as the school catchment does not extend to adjoining villages. The school currently has spare capacity. Alongside the primary school, Marsham has a village hall and pub.

It is considered that as well as existing allocations, approximately 50-60 new homes are appropriate for the settlement. The new proposed allocation does not amount to this figure; however, further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity.

One site is identified as a preferred option, providing for between 25-35 new homes in the cluster. There are no carried forward residential allocations but there is a total of 20 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 45-55 homes between 2018 – 2038.

New allocation proposed:

(12)

GNLP2143 - Land south of Le Neve Road, Marsham (approx. 1.97 ha) is allocated for residential development and extension to cemetery at All Saint Church. The site is likely to accommodate 25-35 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout, as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) to be from Le Neve Road.
Land to be made available for 0.27ha extension to existing cemetery.
Adequate landscaping to minimise the visual impact on the setting of the church to the east.
Safeguard existing public right of way in the south east corner.

Notes GNLP2143: This is the only site considered suitable for allocation in Marsham. It is allocated subject to vehicular access via Le Neve Road. Development will need to respect the setting of the adjacent Grade I listed church and provide an extension to the cemetery if required.

No existing allocations to be carried forward

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Marsham

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Marsham

Land to rear of 40-46 High Street	GNLP0171	1.71	Residential (unspecified number) including open space, landscaping & associated infrastructure	This site is located to the north of the village, with poor access along Fengate and/or Cranes Lane, which are single track country lanes with no footway provision to Marsham Primary School 250m. The site does back onto a permitted scheme for 8 dwellings off the High Street but there is no vehicular access available through this scheme.


Former Piggeries, Fengate Farm	GNLP0219	1.78	Approx. 25 dwellings	This site is located to the north of the village, with poor access along Fengate and/or Cranes Lane, which are single track country lanes with no footway provision to Marsham Primary School.


Land North, East, West and South of Marsham	GNLP0229	63.42	Approx. 1000 dwellings, public open space, community facilities, retail, commercial development land for school extension if required	This is a very large development proposal which if developed in its entirety would be out of keeping with the form and character of Marsham and would total far more dwellings than is sought in the village cluster. Consideration has been given to whether smaller sections of the larger site could be brought forward and the frontage sections on the north and south side of the High Street would seem to have the most potential. After careful consideration none of the site is thought to be reasonable for allocation due to highway constraints on The Street and the fact that all traffic from the development would have to travel via The Street to access the A140.


Fengate Farm	GNLP0572	0.70	10-12 dwellings	This site is located to the north of the village, with poor access along Fengate and/or Cranes Lane, which are single track country lanes with no footpath provision to Marsham Primary School.

(2)
Fengate Farm, Fengate	GNLP3035	3.06	35 dwellings	This former piggeries site is well located in relation to the form and character of the settlement and was considered to be worthy of further investigation due to the benefits of redeveloping previously used land rather than a greenfield site. However, after careful consideration it is considered unreasonable for allocation as there has been a history of planning refusals in terms of access, visual impact and residential amenity. The site is not acceptable in highway terms as Fengate Lane is not of a sufficient standard to accommodate development traffic and the junction with the A140 poses a safety concern. The footway connection to Marsham Primary School is not continuous and it is not possible to improve this within the constraints of the highway.

REEDHAM

Reedham is not clustered with other settlements as the school catchment does not extend to adjoining villages. The school currently has spare capacity.

It is considered that as well as existing allocations and windfall development, approximately 50-60 new homes are appropriate for Reedham. As well as the primary school, Reedham has a range of facilities that includes a food shop, pub, village hall, church, and public transport.

Two sites are identified as preferred options, providing for between 40-60 new homes in the cluster. There are no carried forward residential allocations but there is a total of 28 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 68-88 homes between 2018 – 2038.

Reedham has a neighbourhood area designated and the parish council is working on an emerging Neighbourhood Plan (at time of writing). Any applications that are submitted for development within the parish should take into account the emerging neighbourhood Plan for the area, in line with paragraph 48 of the National Planning Policy Framework).

New allocations proposed

(41)

POLICY GNLP1001 Land to East of Station Road, Reedham (approx. 1.10Ha) is allocated for residential development. The site is likely to accommodate 20-30 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Pedestrian and vehicular access to be via Barn Owl Close.
Respect, protect and if appropriate enhance the area of Tree Preservation Order protected trees on the northern side of development.
Appropriate enhancement and links to the PROW that is to the east of the site noting that this could provide a traffic free route for part of the journey to the school.
Potential impact of the scheme on the Broads Authority Executive Area to be considered and addressed as appropriate.
The trees/hedgerows surrounding the site will be protected, enhanced and incorporated into the scheme.

Notes
GNLP1001: This site is preferred for allocation as it has minimal constraints. However, it is accepted that it is not possible to provide an off-carriageway pedestrian footway for the whole route to Reedham Primary School. The site can be allocated subject to vehicular access via adjacent existing Broadland Local Plan site allocation RED1 and footpath connection with Public Rights of Way at the north and east boundaries of the site.

(60)

POLICY GNLP3003: Mill Road, Reedham (approx. 1.30Ha) is allocated for residential development. The site is likely to accommodate 20-30 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Vehicle access via Mill Road with pedestrian only access at Holly Farm Road;
Visibility for access is restricted and will need further investigation as this may require use of third-party land in order to be achieved;
Consideration of setting of non-designated heritage asset

Notes
GNLP3003: Part of this site is preferred for allocation due to its immediate proximity to Reedham Primary School and minimal other constraints, however, it is accepted that it is not possible to provide an off-carriageway pedestrian footway to the school. The site can be allocated subject to vehicular access via Mill Road and pedestrian only access at Holly Farm Road. The vehicular access point at Mill Road will require visibility over the frontage of 'The Brambles' to the north which may require 3rd party land.

(3) No existing allocations to be carried forward.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Reedham

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Reedham

NO UNREASONABLE SITES

SALHOUSE, WOODBASTWICK AND RANWORTH

The catchment of Salhouse Primary School brings Salhouse, Woodbastwick and Ranworth into a village cluster. The school is at capacity though expansion opportunities are likely. Salhouse has a range of facilities including a primary school, pub and village hall.

It is considered that as well as existing allocations and windfall development, approximately 20-50 new homes are appropriate for the Salhouse cluster. The proposed new allocation does not amount to this figure; however, further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity.

Salhouse has a made neighbourhood plan which covers the same area as that of the parish boundary. The Plan was made in July 2017 and covers the period to 2026. It contains a series of policies that look to shape development within the neighbourhood area. There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

New allocation proposed

(3)

POLICY GNLP0188 – Land adjoining Norwich Road, Salhouse (approx. 0.52ha) is allocated for residential development. The site is likely to accommodate 12 - 15 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) via Norwich Road.
Frontage development is required along with the provision of a footway between existing properties and Honeycombe Road alongside roundabout improvements to facilitate crossing.
Development would need to be sensitively designed to reflect the location. Properties would need to be of a modest scale (possibly semi-detached), set back from the road with limited access points.

Notes
GNLP0188: This is the only site considered suitable for allocation in Salhouse, as other sites have been rejected due to significant landscape and heritage issues, including the setting of Salhouse Hall and the Grade I listed All Saints Church. This site will need a sensitive design and layout and as a consequence will only be able to accommodate a maximum of 12 - 15 dwellings.

No existing allocations to be carried forward

Reasonable Alternatives - Residential

Address	Site Reference	Area (ha)	Promoted for	Comments
Salhouse, Woodbastwick and Ranworth
NO REASONABLE ALTERNATIVE SITES

Reasonable Alternatives - Non-Residential

Address	Site Reference		Area (Ha)		Proposal		Reason for not allocating
Salhouse
(1)
Land to the north of Salhouse Road, Salhouse		GNLP0157		22.51		Tourism		This site is considered to be a reasonable alternative as Salhouse Broad is already a visitor attraction for sailing, canoeing, walking and camping. It is not preferred for allocation at the current time as further information is required regarding the need for the proposal and exactly what is planned for the site. Note: The site is also partially within the Broads Authority administrative area.

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Salhouse, Woodbastwick and Ranworth

Land to the south of Stonehouse Road	GNLP0160	15.59	Residential (unspecified number)	This site is considered to be unreasonable for allocation as development here would not be well related to the form and character of the settlement. The site is disconnected from the village with an absence of footways therefore no safe walking route can be provided to Salhouse Primary School.


Land to the west of Bell Lane and to the north of Hall Drive	GNLP0161	9.92	Residential (unspecified number)	This site is not considered suitable for allocation as development would have significant landscape and heritage impacts, including the setting of Grade I listed church, Grade II listed war memorial and Grade II listed Salhouse Hall. The Church of All Saints is isolated from the village on a visible high point being prominent within views, particularly from Bell Lane where it is viewed with its rural context and setting. The site also abuts the historic parkland setting of Salhouse Hall.


Land to the north of Norwich Road	GNLP0163	9.99	Residential (unspecified number)	This site is not considered suitable for allocation as development would have significant landscape and heritage impacts. Development here would extend the built form further to the west closing the gap between the two parts of Salhouse. The site is within the Conservation Area and covers the original parkland of Salhouse Hall. Development either side of the hall access would result in considerable harm to the setting of the heritage asset.


Land to the north of Norwich Road	GNLP0164	5.74	Residential (unspecified number)	This site is considered to be unreasonable for allocation as development here would not be well related to the form and character of the settlement. The site is disconnected from the village with an absence of footways therefore no safe walking route can be provided to Salhouse Primary School.

(1)
Site off Bell Lane	GNLP0175	3.91	Residential (unspecified number)	This site is not considered suitable for allocation as development would have significant landscape and heritage impacts. Development here would extend the built form of the village further northwards into open countryside at an important approach point to the village. Development would also be harmful to the setting of a number of heritage assets along Lower Street, particularly the Grade II listed Grange which is the oldest building in the village apart from the church and the interior of Salhouse Hall.

(1)
Site off Lower Street	GNLP0189	4.56	Residential (unspecified number)	This site is not considered suitable for allocation as development would have significant landscape and heritage impacts. This is an important area of undeveloped land within the Conservation Area with a sloping gradient south to north and a sharp bank on the north side of Lower Street where rural character has been retained. Because of the sloping nature of the land development in this location would have a significant impact on the character and appearance of the Conservation Area transforming it into a more urban environment.

(1)
Manor Farm, Land to the west of Wroxham Road (A1151)	GNLP0226	30.55	Approx. 1000 dwellings	This site is promoted as a long-term extension to the large scale Growth Triangle Area Action Plan (AAP) allocation at Rackheath and is not needed for development at the current time. Development of this site without completion of the AAP allocation would lead to an isolated and disconnected form of development in the countryside. There is no safe walking route to Salhouse Primary School.

(2)
Land to the north of Norwich Road	GNLP0487	11.38	86 dwellings and 6.37ha of GI	This site is considered to be unreasonable for allocation as development here would not be well related to the form and character of the settlement. The site is disconnected from the village with an absence of footways therefore no safe walking route can be provided to Salhouse Primary School.


Land south of Norwich Road	GNLP0493	9.26	86 dwellings and 5.09ha of GI	This site is considered to be unreasonable for allocation as development here would not be well related to the form and character of the settlement. The site is disconnected from the village with an absence of footways therefore no safe walking route can be provided to Salhouse Primary School.


Land to the east of Panxworth Church Road & B1140, Woodbastwick	GNLP0110	2.93	8-10 dwellings with associated landscaping and infrastructure	This site is considered to be unreasonable for allocation as it is remote from services and facilities in Salhouse. Development here would not be well related to the form and character of the settlement and there is no safe walking route to Salhouse Primary School which is over 4km away. It is recognised that non-catchment schools in Blofield Heath or South Walsham may be closer, but these are still some 2km away with no safe walking route.

SOUTH WALSHAM AND UPTON-WITH-FISHLEY

South Walsham's Fairhaven Primary School brings together South Walsham and Upton with Fishley into a village cluster. The school currently has limited capacity.

It is considered that as well as existing allocations and windfall development, approximately 12-20 new homes are appropriate for the South Walsham cluster. The cluster has a range of facilities including a primary school, village hall, recreation land, public house, and access to public transport, but no food store.

One site is identified as a preferred option, providing for between 20-25 new homes in the cluster. There is one carried forward residential allocation for 20 homes and a total of 5 additional dwellings with planning permission on small sites. This gives a total deliverable housing commitment for the cluster of between 45-50 homes between 2018 – 2038.

New allocation proposed

(2)

POLICY GNLP0382 – Land north of Chamery Hall Lane, South Walsham (approx. 1.21ha) is allocated for residential development. The site is likely to accommodate 20-25 homes, 33% of which will be affordable.

More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.

The development will be expected to address the following specific matters:

Access (vehicular and pedestrian) to be onto Burlingham Road, through the existing SWA1 allocation, with a masterplan provided to ensure a cohesive development with that site.
Provision of adequate footpath improvements to ensure a safe and continuous pedestrian route between the development and the school, which may involve improvements to junctions throughout the village

Notes
GNLP0382: This is the only site promoted in South Walsham. It has minimal constraints and is preferred for allocation subject to highway improvements to ensure a safe and continuous pedestrian route to Fairhaven Primary School.

Existing allocation to be carried forward

(2)

POLICY SWA1 Land to the rear of Burlingham Road/St Marys Close, South Walsham (of approx. 0.6ha) is allocated for residential development. This will accommodate at least 20 homes.

More homes may be accommodated, subject to an acceptable design and layout being achieved.

The development will be expected to address the following specific matters:

Vehicular access from Burlingham Road.
A sustainable drainage system (SUDS) should be provided. If this is not possible then restricted discharge to watercourse or surface water sewer may be required.
Compensatory provision for the loss of recreational space may be required.
Access to be made available to GNLP0382.

Notes
SWA1: The site was allocated in the 2016 local plan but has not yet been developed. The principle of development on the site has already been accepted and it is expected that development will take place within the time-period of this local plan up to 2038, reflecting planning permission given on site (20161643). The site is considered in the calculation of the housing requirement, providing for 20 homes.

Adjacent land is proposed to be allocated for a further 20-25 new homes and both sites should be masterplanned together to bring forward a cohesive development.

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
South Walsham and Upton with Fishley

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
South Walsham and Upton with Fishley

NO UNREASONABLE SITES

SPIXWORTH & CROSTWICK

The catchment of Spixworth Infant School brings Spixworth and Crostwick into a village cluster. The school has limited capacity. The site is landlocked, but there may potentially be expansion opportunities. In addition to the school, services include a shop, doctor's surgery, village hall and public house.

Whilst it is considered the cluster could accommodate development of 20-50 additional homes, there are currently no new allocations proposed and no allocations to be carried forward in this cluster. There are however 27 dwellings with planning permission on small sites. No new allocations are proposed but further development is not ruled out. Windfall development policy 7.4 allows an amount of growth in each village cluster that reflects primary school capacity. See settlement map for the extent of existing settlement limits.

Spixworth has a neighbourhood area designated and the parish council is working on an emerging Neighbourhood Plan (at time of writing). Any applications that are submitted for development within the parish should take into account the emerging neighbourhood Plan for the area, in line with paragraph 48 of the National Planning Policy Framework').

No new allocations proposed

No existing allocations to be carried forward

Reasonable Alternatives

Address	Site Reference	Area (ha)	Promoted for	Comments
Spixworth and Crostwick

NO REASONABLE ALTERNATIVE SITES

Unreasonable Sites - Residential

Address	Site Reference	Area (ha)	Promoted for	Reason considered to be unreasonable
Spixworth and Crostwick
(1)
Land off North Walsham Road	GNLP0467	6.20	100 dwellings	This the only site promoted in the cluster but it is not considered to be reasonable for allocation as direct vehicular access onto the B1150 would lead to a form of development which is disconnected from the rest of the village. In addition, it does not seem possible to provide a safe pedestrian route to schools in Spixworth.

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