Comment

Representation ID: 22430

Received: 16/03/2020

Respondent: Gladman Developments

5.1 Question 13: Settlement Hierarchy
Settlement Tiers
5.1.1 It is agreed that the Norwich Urban Area, including fringe parishes such as Costessey, forms the principal settlement within the joint plan area and wider region. The continued identification of the Norwich Urban Area at the top of the settlement hierarchy is supported by Gladman and is it accepted that the Urban Area should accommodate the largest proportion of new development planned for the plan period.
5.1.2 The inclusion of Diss and Wymondham as Main Towns in the second tier of the settlement hierarchy is supported. Gladman agrees that both settlements provide some of the most logical and sustainable locations for new development within the Greater Norwich Plan area beyond Norwich itself. Further development should therefore be directed towards both Diss and Wymondham through the GNLP.
Gladman also supports the identification of Poringland as a “Key Service Centre”. Poringland represents one of the more sustainable settlements listed as a “Key Service Centre” in the draft settlement hierarchy. Proportionate development relative the role and level of sustainability should be directed to Poringland.
Distribution of Development
General comments on Distribution
5.1.3 The Plan adopts Option 3, supporting the Cambridge to Norwich Tech Corridor as the basis for the distribution of development through the GNLP. It is acknowledged that the Tech Corridor forms a core role in the economic ambitions of the GNLP and as a result it is both appropriate and sound to concentrate new development towards this broad strategic location. However, as advised in our previous representations, the implementation of this strategy should not come at the cost of maintaining the sustainability and important role played by settlements which fall outside this corridor. It is important that sufficient development is directed to these settlements to support their longer-term sustainability and functionality. Opportunities should also be taken to focus growth towards those settlements which are well served by public transport to support climate change objectives. As such, Gladman consider that a mix of Options 2, 3 and 4 should form the basis of the distribution of growth adopted through the GNLP rather than Option 3 alone.
Norwich Urban Area
5.1.3 The Norwich Urban Area forms the largest built area in the plan area and wider county and is home to the largest and most diverse housing need. The Norwich Urban Area has the greatest range of services and facilities, the most diverse retail offer, and forms the economic hub of the plan area and wider county. The City Deal and strategic growth corridor initiatives provide significant opportunities for job creation, largely concentrated in the Norwich urban area. This means that the Norwich Urban Area plays an integral role to achieving the economic ambitions of the joint Plan which should be responded to through the allocation of additional land for development through the GNLP.
5.1.4 Gladman is supportive of Costessey being identified as the location for the planned 1,000 dwelling contingency. Costessey forms an integral part of the Norwich Urban area, with strong public transport links into Norwich City Centre, as well as access to the strategic road network. The infrastructure in and around Costessey is already well developed and Costessey benefits from a wide range of existing services and facilities, as well as access to local sources of employment. Importantly, Costessey is located on the opposite side of the Norwich Urban Area to the strategic growth triangle, which is to experience significant levels of growth over the plan period. Costessey has relatively limited commitments and as such there is little to suggest that additional supply directed to the settlement would result in a saturated market and reduced housing delivery. Costessey therefore represents a suitable location at which further housing needs can be realistically be sustainably accomodated.
5.1.5 Gladman however considers that the contingency site identified for Costessey is needed now and as such should be identified as an allocation for housing through the GNLP. Further homes are required in the Norwich urban area to respond to the extended plan period, as well as to capitalise on and secure the delivery of strategic economic objectives for the Norwich to Cambridge Technology Corridor. The Site should be allocated for housing now, to ensure that there is sufficient flexibility provided in the housing land supply to ensure full delivery of housing needs identified for the Norwich urban area should housing delivery at the Growth Triangle be lower than anticipated.
Diss
5.1.6 Diss is a market town located in the very south of the plan area, and forms an important service, retail and employment role for a large rural hinterland which extends beyond the plan area into North Suffolk. Further development is required in Diss to maintain and protect the quality of services and facilities available in the town.
5.1.7 Only limited growth is identified for Diss through the GNLP as drafted. Supporting information advising highways constraints appears to be founded on a much higher level of growth than proposed and known to be available. The role of new development in addressing broader constraints, such as school capacity, does not appeared to have been fully explored. 5.1.8 It is considered that the strategy for Diss fails to adequately support the sustainability of the town, or its role as a service centre for wider rural area. The limited growth identified for the town does not support opportunities and objectives to enhance the retail offer in the town. Diss forms the most appropriate location for development in the south of the plan area. It is also well served by public transport, and additional growth here would align to climate change policy and objectives by minimising reliance on unsustainable modes of transport. Further allocations should therefore be sought at the town.
Wymondham
5.1.9 Wymondham is sustainable settlement located on the A11 corridor. The town is the largest population centre in the plan area outside the Norwich urban area. It features a wide range of services and facilities including a primary school, secondary school, food store, doctor’s surgery, pharmacy, and community centre. The town benefits from rail links to Norwich and Cambridge, with a high-quality bus route into Norwich City Centre.
5.1.10 Wymondham is located within the Norwich to Cambridge Tech Corridor with access to both the A11 and the Norwich to Cambridge railway line. The growth corridor forms the heart of the spatial strategy for the draft GNLP, yet despite Wymondham’s strategic position within the corridor, minimal additional growth is planned in the settlement in addition to already committed development.
5.1.11 Gladman consider that the absence of allocations in Wymondham significantly reduces the effectiveness of the GNLP in delivering Tech Corridor ambitions and opportunities to the town and respond to evidence of updated needs and policy requirements which will not be captured by existing commitments. Gladman acknowledge the potential for further growth in the town brought by the possible contingency. Gladman is supportive of the Councils consideration of further opportunities for growth in Wymondham, however consider that this contingency should be made an allocation to make the most of Strategy Growth Corridor opportunities, and respond to overall concerns submitted later in these representations regarding the proposed housing requirement and amount of development planned.
Poringland
5.1.12 Poringland is a sustainable settlement, featuring a primary school, GP surgery, Secondary School, Pharmacy, Community Centre, and Food Store. The village is also served by highly regular bus services to Norwich. Poringland therefore represents both a suitable and sustainable location for new development and forms arguably the most appropriate Key Service Centre at which to meet development needs. 5.1.13 Currently, the draft Plan does not seek to direct any growth to Poringland beyond committed development. Gladman does not consider this to represent a sound strategy noting the above sustainability credentials which makes the settlement the principal option for accommodating rural housing needs. Opportunities for further sites for allocations should be sought and identified through the GNLP.