These representations are made by Gladman Developments Ltd in reference to site GNLPR2153 detailed in the ongoing consultation. Gladman specialise in the promotion of strategic land for residential development with associated community infrastructure.
Gladman has considerable experience in the development industry across a number of sectors, including residential and employment development. From that experience, we understand the need for the planning system to provide local communities with the homes and jobs that are needed to ensure residents have access to the homes and employment opportunities that are required to meet future development needs of the area and contribute towards sustainable economic development.
Gladman has been involved in contributing to the plan preparation process across England through the submission of written representations and participation at local plan public examinations. It is on the basis of that experience that these representations have been prepared.
In accordance with Section 19 of the 2004 Planning and Compulsory Purchase Act, policies set out in local plans must be subject to Sustainability Appraisal (SA). Incorporating the requirements of the Environmental Assessment of Plans and Programmes Regulations 2004 (SEA Regulations), SA is a systematic process that should be undertaken at each stage of the Plan's preparation, assessing the effects of the Local Plan's proposals on sustainable development when judged against reasonable alternatives.
The GNLPR should ensure that the results of the SA process clearly justify its policy choices, including the proposed site allocations and the approach taken to new growth when judged against 'all reasonable alternatives'. In meeting the development needs of the area, it should be clear from the results of the assessment why some policy options have been progressed and others have been rejected. The Councils' decision making, and scoring should be robust, justified and transparent and should be undertaken through a comparative and equal assessment of each reasonable alternative. Too often the SA process flags up the negative aspects of development whilst not fully considering the positive aspects which can be brought about through new opportunities for housing development and how these can influence landscape issues, social concerns and the economy.
As the Council are aware Gladman are promoting land off Burgate Lane, Poringland for residential development and associated community infrastructure. The site is subject to a live planning appeal relating to the refusal of an outline planning application for the erection of up to 165 dwellings with public open space, landscaping and sustainable drainage systems (APP/L2630/W/18/3214238).
A development brief will be submitted alongside this representation. Gladman believe that the site offers a real opportunity to the residents of the local community and the wider area to assist in meeting the identified housing needs and deliver significant improvements to the public realm, including the provision of land for community uses.
The site is free from significant constraints. It is not subject to, nor especially sensitive in terms of, any built or natural protection designations and the proposed housing development will not result in significant harm in terms of acknowledged amenity, community, heritage, landscape, traffic, environmental, technical or other acknowledged public interests.
The site extends approximately 8.12 hectares and can be directly accessed off Burgate Lane which forms the sites northern boundary. The site is contained to the west by existing residential development. The eastern field boundary is bordered by interspersed hedgerows.
The development of this site represents a logical expansion of Poringland. The development of this site provides the following community benefits:
- Improvements to the local economy and increased footfall to the existing businesses of Poringland. The development of this site will help to maintain a thriving and vibrant community and will ensure the longevity of local services such as shops, community facilities and schools.
- Deliver a mix of housing types and sizes to meet strategic needs of the local housing market, including market and affordable housing. This will demonstrably support and secure the current and future vitality of the local area. New homes will enable people to access the housing market locally rather than being forced to move away due to a lack of available housing.
- The delivery of the site will provide new areas of Green Infrastructure.
- The site is located in Flood Zone 1 in its entirety. The developable area is therefore in Flood Zone 1 - Very Low Risk - with an annual probability of flooding less than 0.1% (1 in 1000).
- Enhanced permeability with the local area.
We note that the site has been assessed as part of the HELAA Addendum, published in October 2018. Within the report, the site (GNLP2153) is recognised as being sustainably located, with access to bus services, employment, retail and Poringland Primary School. It is noted that development on the site would not impact on any designated ecological sites, sensitive landscapes or townscapes and that the site is considered suitable as part of the land availability assessment.
Gladman note that within the HELAA Addendum, the site assessment indicated that the Highways Authority consider the local road network to be constrained. As part of the planning application submitted by Gladman, Norfolk County Council were consulted on the development proposals and raised no objections regarding the capacity of the road network. Further, as part of the application process a full transport assessment was produced and submitted and found that the proposal does not have a detrimental impact on the operational performance of the TA highway network. We therefore query the assessment's conclusion that the proposed development of the site would result in highway capacity issues.
Gladman submit that the site is available and suitable for residential development and request that the Council consider the benefits listed above and note the ability of the site to assist in meeting the objectively assessed need across the Greater Norwich plan area. We consider that the site should be allocated for residential development and would welcome the opportunity to discuss our proposals with the Council in more detail.
Gladman welcome the opportunity to comment on the GNLPR sites and hope that the Council find these submissions constructive. Gladman request to be added to the consultation database and look forward to reviewing future versions of the GNLPR in due course.