March 2018
Dear Sir/Madam,
Greater Norwich Local Plan - Regulation 18 Consultation
Land north of Eaton Gate, Low Road, Keswick
I am a resident of Eaton Gate, Keswick, and would be affected by the submission (ref no. GNLP0214) which has been put forward as a potential housing site (up to 4 dwellings) under the "call for sites" stage of the Greater Norwich Local Plan preparation.
I understand that this will be considered as a potential settlement boundary extensions through the GNLP.
I strongly oppose this application for the reasons set out below

Development Boundary
The current development boundary for Keswick lies entirely on the south side of Low Road, some distance from this site. I understood that sites such as this, which are both less than 0.25ha and 5 dwellings will be considered for 'small' boundary changes through the GNLP. This clearly is not a small boundary change, but a major redrawing of the development boundary in Keswick which will significantly impact on the character and landscape of the village. It is for this reason that the site was previously rejected for residential development as part of the "call for sites" stage of the existing South Norfolk Local Plan i.e. because of its location in relation to the village development boundary, the flood risk, and its remoteness.
The site in question lies entirely within a "River Valley" landscape character designation and this highlights additional material concerns regarding the suitability of this plot for built development - namely, impact on the landscape and flood risk. It would also be clearly damaging and contrary to the objective of retaining the rural nature of the area.


Flood Risk
As a result of its location in the valley of the River Yare, aspects of the site fall within the Environment Agency's defined Flood Zones 2 and 3 - the latter of which indicates the highest probability of flooding. As a result, it would be counter to both national and local planning policy to allow built development to take place on this land with the associated risk of flooding.
Parallel Application
Subsequent to this submission in response to the GNLP Call for Sites, the applicant submitted an application to South Norfolk District Council for this plot to erect a single dwelling (South Norfolk Ref 2018/0468). The applicant informed the Parish Council at a public meeting that the single dwelling application was his prime objective for the plot. This application is under consideration by South Norfolk and it is clear from their website that there are serious concerns.
Access and Highway Issues
All vehicular traffic associated with a new development boundary will be from off Mill Lane. The appropriate highways agency has already raised concern with any intensification of the use of this junction. In particular:
'the visibility from the junction of Mill Lane and Low Road does not quite meet the levels stipulated by the Design Manual for Roads and Bridges, with visibility of approximately 20m to the east and 35m to the west achievable. Given this, it is recognised that you will have concerns regarding any development which would result in the intensification of the use of this junction'.
The above quote is in Appendix 8 of the application for a single dwelling (2018/0468) to South Norfolk for this site. The proposed extension to the development boundary should therefore be rejected on highway grounds.
In addition there does not exist, nor has there ever been used, a vehicular point of access into the land from Eaton Gate. All vehicular traffic associated with this submission will utilise the track off Mill Lane. This access is in Flood Zone 3.
The plot has only ever been used at a low level for the stabling, grazing and exercising of horses which ceased some years ago.

Landscape Character
There is little doubt that development of up to four new dwellings on the land would not conserve or enhance the landscape character of the area. The site lies within the "River Valley" landscape character designation in the adopted South Norfolk Local Plan and hence any development would be in conflict with DM Policy 4.5 of the Local Plan.
The site also lies between Keswick Old Hall, which is a Listed Building, and Eaton Gate which is a small development of five barns with stringent planning conditions to preserve the unique character of the area.


Conclusion
The Keswick development boundary should be left unaltered on the grounds of access, highways, flood risk, landscape protection, and the character of the village.


Yours sincerely,


David Hill