1. Would contravene existing planning and local policies including the Rockland Tributary final report which states that any development must, for example, respect the character and landscape assets of the Rockland Tributary Farmland and should respect the existing characteristic pattern of linear settlement at the Broadland fringe with settlements dispersed across the landscape elsewhere and prevent the growth of edge-of-settlement development that would create uncharacteristic large settlements within the area.
2. The site is outside the identified village development boundary.
3. New development would be more appropriate on sites fringing Norwich or in transport corridors.
4. Access will be problematical with narrow roads and significant bends. Any development will involve excessive traffic movement and exacerbate congestion, cause potential hazards and disruption given that the development is some distance from village facilities. More traffic will result in potential danger to Wherrymans Way and National Cycle Route users.
5. Impact on watercourses, boreholes and flood risk. Run off water from any development has the potential to flood properties in Lower Road.
6. Impact on listed buildings, the environment and ecology. The site is close to sensitive and important environmental areas including a Site of Special Scientific Interest.
7. Existing provision (21 dwellings near Bee Orchard Way) for residential development in the village is sufficient for the foreseeable future.
8. New development should not be allowed in the Green Belt. There are sufficient brownfield and other sites within the Greater Norwich area to cater for future development which will not adversely affect the quality of rural life.