Comment

Representation ID: 22227

Received: 16/03/2020

Respondent: Westmere Homes

Agent: Armstrong Rigg Planning

To reiterate our response to Question 13 we have concerns in respect of the comparatively low level of growth that is to be directed towards the Main Towns, a tier of the settlement hierarchy that historically yields sites that benefit from ease of delivery whilst lying in demonstrably sustainable locations. It must be remembered that the five main towns form the second highest tier in the settlement hierarchy and represent the most sustainable locations for new homes away from the Norwich urban area yet are allocated just 14.5% of total proposed growth over the plan period. It is a concern that the current strategy appears to somewhat arbitrarily constrain growth at these settlements and fails to take full advantage of the combination of deliverable sites, high levels of service provision and strong infrastructure connections present at each town.

Officers will note that our responses towards the earlier stages of the GNLP concluded that the Main Towns should realistically be expected to accommodate a far greater level of growth than currently, approximately 2,750 new dwellings across the tier. This results in an average figure of 550 homes per settlement, albeit it is acknowledged that some of the towns have a greater capacity to grow than others. In respect of Aylsham specifically our response to the Growth Options Consultation in March 2018 concluded that, due to the high levels of sustainability and accessibility it offers allied with the availability of suitable and deliverable housing sites, it would not be unreasonable to direct approximately 750-1,000 new homes towards the town. Our views in this respect remain unaltered. However, it is apparent from the ‘Housing’ table included as part of Policy 7.2 of the ‘Draft Strategy’ document that the total proposed housing to be allocated at Aylsham over the plan period falls well below this figure at only 300. In terms of cumulative growth (including existing commitments) the level of delivery at Aylsham would be the lowest of the five settlements comprising the Main Town tier. This is despite Aylsham comprising the fourth largest settlement in the plan area allied with a range of demonstrably deliverable and highly accessible sites at the town. It is also set to receive a lower level of allocated growth than both Diss and Harleston.

Indeed, Aylsham is described at paragraph 312 of the GNLP as having a good range of shops and services as well as strong transport links to Norwich. Meanwhile, Harleston (which is to receive a greater level of growth both by way of allocation and cumulatively over the plan period) is characterised as having shops and transport links designed to meet a localised catchment only. To this end the level of growth now proposed at Aylsham appears disproportionately low when the sustainability of the town and its capacity to meet the wider needs of the Greater Norwich area are both considered.

It is also noted that Anglian Water now has plans to increase capacity at the Aylsham water recycling centre, an infrastructure constraint that has held back the town’s ability to grow in recent times. Indeed, the January 2018 consultation document identified the capacity of the local water treatment capacity as the only real brake limiting the growth of the town. Otherwise the same document describes Aylsham as a town benefitting from strong market interest, thus demonstrably enhancing the case that sites at the town are attractive and deliverable. It is therefore our view that there is no good reason to arbitrarily limit the growth of Aylsham in the event that sustainable and deliverable sites at the town can be identified.

On this basis we are pleased to reiterate, and indeed reinforce, the availability of our client Westmere Homes’ land at North East Aylsham (site reference GNLP0336). This represents one of three sites that we understand officers consider to comprise suitable locations for the delivery of approximately 300 dwellings at the town. In fact, it is our clear view that our client’s site – currently identified within the evidence base of the GNLP as a reasonable alternative – represents by far the most suitable site for the delivery of meaningful growth at Aylsham. Additional evidence describing the deliverability, suitability and overall sustainability of the site is included at Annex 1 of this letter.

Regardless, on the basis of our analysis set out above we consider that there is a compelling case for more than one site to come forward at the town with a view to delivering far in excess of the 300 dwellings currently proposed by the GNLP.