Site Specific Comments on Site GNLP0353 (Land north and south of the B1145 Dereham Road, Reepham - 11.67 hectares)-
It is important to clarify that the proposals for Site GNLP0353 have been updated subsequent to the call for sites submission in Summer 2016. The land north and south of Dereham Road is being promoted as a mixed-use scheme comprising the following elements:-
* Residential development of approximately 120 new homes across the northern and southern land parcels with the mix likely to include a proportion of bungalows and the potential for self-build plots;
* Employment allocation of approximately 4 acres / 1.6ha. This has been identified working with a particular end-user, who is a significant employer within the local area and is looking to expand their existing operation; and
* Reserved land to permit expansion of the doctor's surgery to future-proof healthcare demand going forward including the provision of additional services not currently provided by the surgery.
Drawing Number 0078/102 has been included within the representations and defines the proposed employment allocation together with a potential expansion of the GP Surgery site, with a new access onto Dereham Road, Reepham. The remainder of the land has the potential for residential development and with 2 parcels, there is a flexibility to meeting the need ultimately identified for Reepham. Based on the previous JCS allocation, which has yet to come forward, it is suggested this should be in the region of 120 new dwellings.
Pigeon has reviewed and considered the Settlement Site Summary for Reepham and also the Housing and Economic Land Availability Assessment (HELAA) summary for Site GNLP0353. Pigeon wish to make the following comments.
Reepham Settlement Summary
The Summary's acknowledgement that Site GNLP 0353 (Land north and south of the B1145 Dereham Road) is one of a range of site options available to accommodate development is supported. The recognition of the flexibility around the 2 parcels of land is also welcomed although Pigeon would contend that this flexibility would also permit smaller growth to be accommodated on GNLP0353. However, notwithstanding its Key Service Centre status, Reepham itself is a town with a range of services and facilities including a High School, and has a significant sphere of influence within the local area. Accordingly, we would suggest it is allocated for a level of growth of around 100-120 dwellings consistent with the previous JCS, and particularly as that site has yet to come forward. On that theme, the recognition that development of the southern parcel could facilitate the delivery of the existing allocation (including its provision for the High School) is welcomed.
Comments relating to surface water flood issues are noted but from preliminary investigations we are unaware of any issues. However, the position could be enhanced by sustainable drainage proposals. We would also concur that there is sufficient land for any issues to be avoided or mitigated and similarly there is sufficient land to avoid impacts on the Conservation Area, which would certainly not preclude development, given Pigeon's commitment to high quality, landscape led development.
HELAA Site Suitability Assessment (GNLP0353)
In respect of the Site Suitability analysis, the conclusion that the site is suitable for new homes is welcomed and as set out above, the Pigeon scheme is for a high quality landscape and design led proposal of a scale and form that is entirely appropriate for the town of Reepham.
Addressing the Constraints and Impacts Analysis in detail, we are pleased to see the site score a 'green' rating for the following matters:-
* Access
* Accessibility to Services;
* Utilities Infrastructure;
* Contamination and Ground Stability;
* Market Attractiveness;
* Significant Landscapes
* Biodiversity and Geodiversity;
* Open Space and GI; and
* Compatibility with Neighbouring Uses
Pigeon support the above findings and would emphasise that the site lies within a highly sustainable location with easy access to the town centre and the range of services and facilities contained within it. Indeed, the delivery of new commercial development, including potential expansion of the doctor's surgery on the site will continue to support the town centre and its shops and services in addition to the new homes.
The site is not within a Flood Risk Zone and as detailed above, there is sufficient land to address or avoid surface water drainage issues, with the potential to deliver enhancements through suitable SuDS design.
With regards to townscape and heritage, it is noted that the Reepham Conservation Area extends close to the south-eastern corner of the northern parcel. However, the northern parcel is a well-contained site with strong boundary treatments and therefore any impact upon the townscape and Conservation Area is minimal. In addition, the land in the south-western corner is proposed for potential expansion of the surgery which will limit any potential impact.
The southern parcel similarly has a limited townscape impact and adjoins the existing allocation from the JCS.
With regard to transport and roads, the site is given an amber rating although access raises no concerns and the site suitability conclusions define that any impact on the local roads could be mitigated and this wouldn't prevent development of the site.
In summary, the concept proposals define a high quality, landscape led development that would be delivering a mix of new homes and employment in a highly sustainable location with minimal constraints and certainly none that could not be overcome. It therefore comprises a suitable site for
a mixed use allocation with a range of benefits including local employment in a sustainable location and future-proofing the needs of the local doctor's surgery.