GNLP0244 - Land at Colney Lane, Plantation and Observatory Site

This representation aims to gain an allocation for UEA related uses, NRP related uses and potentially residential development.

Assessment of Deliverability

Suitable

The suitability of the site has been assessed within the HELAA:

● Access, Accessibility to Services, Transport and Roads: rated Amber. The site benefits from direct access onto Colney Lane. The suitability of the site in terms of access would be addressed at the planning application stage, with full highways assessments.

● Contamination and Ground Stability: rated Amber. The site is partially brownfield, as Site C is the former observatory, which is currently used for grounds maintenance. Contamination on site will be investigated as part of any planning application for the site, informed by guidance from South Norfolk Council.

● Utilities: While Utilities Infrastructure is rated as Green, Utilities Capacity has received an Amber rating. A detailed assessment of the Utilities Capacity to serve the site will be undertaken to inform any planning application.

● Flood Risk: rated Green. The site is in Flood Zone 1; therefore, the site is not at risk from flood events.

● Biodiversity/Geodiversity: The site has received an Amber rating. The site is situated within the Yare River Valley and the associated ecological corridor. The design of development here would aim to maintain linkages to the ecological corridor, with potential routes for wildlife through the development. These can be determined at the application stage. Additionally, the site is separated by hedgerows at Colney Lane, interspersed in places by access gates to the site. It is anticipated that many of these hedgerows could remain as part of any development. None of the trees on site have TPO status, though the aim is to retain these trees as part of any development.

● Historic Environment: Green rating, sites are situated far from Listed Campus Buildings.

● Open Space: Red rating. The site encroaches within the Yare Valley Character Area and will impact upon the openness of the Area. The planning permission granted for the sports pitches and associated structures (2016/0233) demonstrates that appropriate and proportionate development within the Yare Valley Character Area can be achieved, subject to design proposals.

● Compatibility with Neighbouring Uses: Green. The site is situated adjacent to Cringleford's development boundary. The build-out of development north of Cringleford will bring the site within close proximity of the wider settlement. The development of the site will be undertaken in a manner that does not encourage coalescence with Earlham and Colney.

From this, it can be ascertained that the constraints on site can be mitigated through development with technical evidence and good design.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is readily available for development.

Achievable

If all planning constraints raised within the HELAA are addressed and suitably mitigated, then the site can be considered achievable for development.

Viable

The development of the site 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

This site could form an important mixed-use development, comprising UEA related uses, NRP-related uses and potentially residential development. The planning constraints identified by the HELAA will inform any planning application for the site following allocation.