GNLP0140-A - Colney Lane/Earlham Road (Clubhouse/Pavilion)
GNLP0140-B - Colney Lane/Earlham Road (Car Park Extension)

Both sites have been promoted for sports pitches and associated parking and a clubhouse/pavilion. The sites benefit from an existing planning permission (ref: 2016/0233). The planning permission gives consent on the wider site for the following:

● New sports pitches (Inc. artificial grass and floodlighting, reprofiling of existing pitches, infilling/re-profiling of areas uses as existing grounds maintenance facility);
● New pavilion/clubhouse;
● 168 car parking spaces, 60 overflow parking spaces, 100 cycle spaces, 2 coach parking spaces);
● Storage facilities;
● Extension of the existing Colney Lane car park (from 37 to 87 spaces and overflow parking for up to 24 cars).

The application was granted planning permission in February 2017. This representation serves to update the progress of sites GNLP0140-A and GNLP0140-B.

These sites should therefore receive a site allocation for the full extent of the consented scheme, to represent the growth of this area of the wider Campus in the Plan period to 2036.

GNLP0140-C - Triangle Site

The representation for the Triangle site aims to secure the medium-term development of the site for UEA or NRP related uses. The site is currently allocated as COL 2 in the South Norfolk Site Allocations and Policies Document (2015) for principally science park development, hospital expansion, or other development which would complement these uses. This representation seeks to maintain this allocation for these uses within the next Plan period to 2036.

Assessment of Deliverability

Suitable

The site is 4.23 hectares and is currently used as the 'UEA Triangle Car Park'. The site had existing planning permission for an Innovation Centre (application reference: 2008/0736) and currently has temporary planning permission for the continued use as a car park up to 2027 (application reference 2017/1422). Whilst the HELAA states that the analysis of the site comes out with a result of 'suitable', the fact that development on the site would not provide any further capacity to the area, the HELAA has to conclude that the site is 'unsuitable', as it is already allocated for development and would not benefit the purpose of the report. The HELAA provided an assessment of the planning constraints at the site:

● Access, Accessibility to Services, Transport and Roads: All rated as Amber. As part of the development of the site, an access onto Watton Road may be sought. Should this be the case, any access would be substantiated by appropriate evidence to demonstrate that the access is suitable for use. Furthermore, the previous application for an Innovation Centre at the site achieved a suitable access, meaning that the principle of suitable access has been established on site.
● Utilities Capacity: Amber rating. Any planning application for the site would be accompanied by a robust Utilities Assessment to demonstrate how the development would connect with utilities and the capacity of these to accommodate the proposed development.
● Flood Risk: Amber rating. The site is within Flood Zone 1, with areas of Flood Zone 2 and 3 adjoining the site to the east. It is anticipated that development would be concentrated towards the west of the site, and potentially at the frontage of Watton Road, thereby taking development away from the eastern boundary of the site.
● Significant Landscapes and Biodiversity/Geodiversity: Amber rating. The site borders Earlham Conservation Area and is within the Yare River Valley. Due to flood risk, development on site is likely to be concentrated towards the west of the site, thereby maintaining a Green buffer with the River Valley and Conservation Area. Despite the proximity to the Conservation Area, the HELAA rates Historic Environments as Green, thereby suggesting that development in this location would not harm heritage assets.
● Market Attractiveness and Compatibility with Current Uses: Green rating. The site is situated within the NRP area, thereby offering high potential for science/tech led businesses or UEA related uses. Similarly, links to the UEA could be enhanced further with the potential pedestrian link that may accompany the build out of the undeveloped portion of the Earlham Hall allocation (R39). Currently, there is no direct physical link between the northern areas of the UEA Campus and the wider NRP. The reallocation of this site, with the added potential of a physical link with the UEA, should be encouraged to promote the connectivity of the NRP.
● Townscape and Open Space: Green rating. The site is not anticipated to have negative implications upon the NRP townscape.

While the HELAA has raised planning constraints at the site, it is envisaged that they can be mitigated through development.

Available

The UEA are long-term leaseholders of the site. It is anticipated that the development of the site could reasonably take place in the period 2021-2026.

Achievable

A number of studies, submitted for the previous Innovation Centre scheme, demonstrated that development of this nature would be achievable on site. The establishment of an access route determined that access to the site was achievable, while a Phase 1 Habitat and Protected Species Survey was conducted. Similarly, this application was accompanied by a Flood Risk Assessment, which stated that the site had a low probability of flooding.

It is appreciated that these studies have limited weight due to their age. Therefore, any new planning application would be informed by a suite of technical studies to demonstrate that development on site would be achievable.

The site also benefits from being well located to existing transport infrastructure. There are multiple bus stops on Colney Lane and Watton Road, which provide frequent services to Norwich City Centre, New Costessey, Sprowston, Old Catton, Watton, Swanton Morley, Dereham and Wroxham. The site is also well related to Norwich City Centre, which is approximately 3.5 miles from the site. The site is also in close proximity to the Norfolk and Norwich University Hospital, wider NRP, and UEA. The site is highly accessible via foot, served by an existing network of footpaths.

Based on the above, it is felt that development on the site would be achievable.

Viable

Development of the site for UEA/NRP related use is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

The site falls within the defined Development Boundary and has an existing site allocation. The site also benefits from a historic planning permission for an Innovation Centre. Therefore, the principle for UEA/NRP related development is established. Updated technical evidence and appropriate design is likely to overcome planning constraints identified at the site.

The allocation for UEA/NRP related uses on site should remain to enable the sustainable growth of the UEA/NRP in the medium-term.