Marfingford and Colton
The following comments relate to the Suitability Assessments made for the HELAA Capacity Assessment. They relate to Site GNLP0424 {page 693) and Site GNLP 0475 {page 699). Others in Marlingford and Colton will be considered separately.
0424
Although promoted as being appropriate around a present small development this latter group must be recognised as quite exceptional having been accepted as affordable housing. Without this dispensation from the District Council there would certainly have been no development in Marlingford Road and there is no justification for development now as the reservations in the assessment dearly suggest.
0475
This present response concentrates on site 0475, to the south side the Ugly Bug Public House (now the Norfolk Lurcher). If developed according to District Council guidelines the site could accommodate around 50 houses.
The "Suitability Assessment" considers this site suitable for development but lists a number of significant problems and disadvantages. It is important to emphasise these and draw attention to the Inspectors Report of 8 March 2016 from the Planning Inspectorate, (copy attached) responding to an appeal over a planning application for a site on the north side of the public house. This can be regarded as a mirror of the present proposal for the south side. In particular, the Inspector in his report (para. 7) drew attention to the Jack of public resources in this area, the extent of which would not provide a sustainable location for any significant new developments ..
He also drew attention, in paras. 10 and 11, to the difficulty of access via the very narrow High House Farm Lane which is not just "constrained" but is totally inappropriate for extra traffic. Any additional traffic will present an unacceptable hazard - traffic of large vehicles to Viking Nurseries already causes difficulties. It is significant that the Assessment itself notes that "the local road network is unsuitable".
The Inspector emphasised the importance of the Colton Development Boundary where 0475 clearly stands outside. The present proposal rides rough shod over a feature strongly supported in the Local Parish Plan and confirmed in South Norfolk District Council's Plans. The boundary has been in place since at least the early 1980's and was obviously an important consideration in the Inspector's report. It is important note that the limited commercial developments which have recently occurred on the western edge of Colton outside of the boundary have been entirely based on the re-use of derelict buildings and land which originally made up High House Farm, west of High House Farm Road.
There are other issues mentioned in the "Suitability Assessment" which require detailed consideration. The sewerage network which would be required is particularly important. As it stands the public sewerage in Colton does not extend beyond the Ugly Bug and anything less than a comprehensive extension would be essential; nothing less than main drainage should be permitted. Any disposal system based upon e.g. digesters, subsoil drainage etc., would result in the large land drainage system in this particular Grade 2 land becoming the origin of a major environmental problem. The system, a component of the original fruit farm, drains directly into Colton Horse Pond and then under Norwich Road to the River Tud. The "low risk of flooding" quoted for this site is certainly related to the extensive land drain system and this should not be compromised.
At the same time it must be questioned whether the pumping station at Honingham Thorpe Farm would have the capacity to pump an additional major sewerage load away from Colton to Barford, as is currently the practice.
Finally, it is suggested that 0475 could be used "for residential development, holiday accommodation and/or accommodation related to the expanding Barnham Broom Golf and Country Club". This is unrealistic. An expanding club should be able to provide space on its present site and the present access to the club from Colton is ridiculously inadequate - an extremely narrow lane with high banks making even the present limited traffic very dangerous. 0475 is clearly intended for residential development in a position involving "back planning'', always considered undesirable, immediately behind seven properties facing Norwich Road.
Taking all of these considerations into account it is difficult to see any case for development of this site.