Comment

Representation ID: 22878

Received: 16/03/2020

Respondent: Crown Point Estate

Agent: Miss Kate Wood

Sustainability Appraisal and Strategic Environmental Assessment of the Greater Norwich Local Plan (Jan 2020)

Octagon Farm

SA Objective 1 – Air Quality and Noise. Air Pollution: The sites are proposed for the development of dwellings. Development could potentially result in a significant increase in local air pollution and have a negative impact on air pollution in the local area.

We consider this to be inappropriate, since air quality issues depend upon the context of the site being proposed for development. In the case of Octagon Farm, the sites does not fall within an air quality management area, and is not proposed to be developed in a way that result in such designation.

SA Objective 2 – Climate Change Mitigation and Adaptation. Carbon Emissions: Development could potentially increase local carbon emissions, as a proportion of South Norfolk’s total, by more than 0.1%. Therefore, a minor negative impact on South Norfolk’s carbon emissions would be expected. In response we assert that the design of the development has yet to be finalised. There are opportunities through development management policies to ensure carbon emissions are minimised.

Surface Water Flooding: A proportion of the site coincides with areas determined to be at risk of surface water flooding which would have a major negative impact on pluvial flood risk, as development would be likely to locate site end users in areas at high risk of surface water flooding, as well as exacerbate pluvial flood risk in surrounding locations. However, the development of the Octagon Farm site (both site references) provides the opportunity to incorporate on-site surface water attenuation, which will not only ensure development can be protected from flood risk, but also protect the Listed Octagon Barn itself, and by reducing off-site flows will also control peaks of flooding beyond the site boundaries. This would therefore be recorded as a positive impact.

SA Objective 4 – Landscape. Landscape Character: All sites in this cluster are located within the LCA ‘Poringland Settled Plateau Farmland’. Some key characteristics of this LCA include large scale open arable fields, woodland, and densely settled core area. The sites comprise large areas of pasture and arable land and could potentially be discordant with these key characteristics and would be expected to have a minor negative impact on the local landscape character. In this case, the site is well enclosed by vegetation, especially woodland to the north, so any landscape impact would be very localised and should therefore be recorded as neutral.

SA Objective 5 – Housing. Net Gain: Development would be expected to result in a major positive impact on housing provision. We agree with this assessment.

SA Objective 6 – Population and Communities. Local Services: The nearest convenience stores to this cluster, including Premier Grocery Store, Budgens, and One Stop Shop, are located within Poringland. The site is located either partially or wholly outside the target distance to these shops. Development could potentially have a minor negative impact on the access of site end users to local services. However, the site is proposed for mixed use development, where there is the opportunity to incorporate some top-up provision, and there are also bus stops immediately adjacent to the site.

Local Landscape Designations: Poringland contains several local landscape designations including Poringland Community Woodland, All Saints Road Open Space, Poringland Village Green and Carol Close play area. The list of sites are located within 600m from one or more of these features. The proposed development at these 16 sites would be likely to provide site end users with good access to these local features, and as such, result in a minor positive impact on opportunities for integration with the local community. We agree with this assessment.

SA Objective 8 – Health. Green Network: The site is located partially or wholly over 600m from a PRoW or public greenspace, and therefore, the proposed development at these four sites could potentially have a minor negative impact on the access of some site end users to the local green network. However, the development site provides the opportunity to incorporate public open space and circular walks through the masterplanning process, resulting in a positive impact.

GP Surgery: Old Mill Surgery and Heathgate Surgery are both located within Poringland. The site is located outside the target distance to these GP surgeries, and therefore, the proposed development at these twelve sites would be expected to have a minor negative impact on the access of site end users to GP surgeries. However, there are bus stops immediately adjacent to the site, to enable access by public transport.

Leisure Centre: The closest leisure facility to Poringland, Framingham Earl and Framingham Pigot is Riverside Leisure Centre, located approximately 7.2km north of the cluster. All 21 sites in this cluster are located outside the target distance to this leisure facility, and therefore, a minor negative impact on the health and wellbeing of site end users would be expected. However, there are bus stops immediately adjacent to the site, such that access can be facilitated by public transport, thus resulting in a neutral or positive impact.

SA Objective 10 – Education. Primary School: Poringland Primary School and Nursery is located in the centre of Poringland. The site is situated partially or wholly outside the target distance to this school. Development could potentially result in a minor negative impact on some site end users’ access to primary education. However, bus stops immediately adjacent to the site would facilitate a choice of accessibility.

Secondary School: Framingham Earl High School is located in the north of Poringland. The site is located within the target distance to this school, and therefore, development would be likely to result in a minor positive impact on site end users’ access to secondary education. We agree with this assessment.

SA Objective 11 – Economy. Primary Employment Location: Poringland Town Centre is located in close proximity to the Poringland, Framingham Earl and Framingham Pigot cluster. Roseberry Business Park is also located within 3km from this cluster. These locations would be expected to provide a range of employment opportunities for site end users. Therefore, the proposed development at all 20 sites would be expected to have a minor positive impact on the local economy. Employment Floorspace: The site is proposed for mixed use development including employment, commercial and business end uses. This would be expected to result in the provision of employment opportunities in the local area, and therefore, a major positive impact on the local economy would be expected as a result of development at this site. We agree with these assessments.

SA Objective 12 – Transport and Access to Services. Bus Stop: The site is located within the target distance to bus stops providing regular services. Development would be likely to have a minor positive impact on site end users’ access to bus services. We agree with this assessment.

Pedestrian Access: Site GNLP0321 is well connected to the existing footpath network. Development would be expected to have a minor positive impact on site end users’ access to the PRoW network and opportunities to travel by foot. Site GNLP1032 currently has poor access to the surrounding footpath network. Development could potentially have a minor negative impact on local accessibility. However, we assert that the joint development of these 2 sites at Octagon Farm would mean both could benefit from and facilitate further access to the PROW network.

SA Objective 13 – Historic Environment. Scheduled Monument: GNLP1032 is located approximately 300m from ‘Remains of Bixley Hall and associated garden water features’ SM, and Site GNLP0321 is located approximately 520m from this SM. Development could potentially have a minor negative impact on the setting of these SMs. However, it is unlikely, given the intervening woodland to the north of the sites, and the ability to masterplan the development taking account of the significance of the heritage asset. Therefore, this impact should be recorded as neutral.

SA Objective 14 – Natural Resources, Waste & Contaminated Land. Waste: Development for dwellings would be expected to increase household waste production by more than 0.1% in comparison to current levels in South Norfolk and could potentially result in a minor negative impact on waste generation. However, all residential development results household waste irrespective of its location.

Previously Developed Land: All sites in this cluster comprise previously undeveloped land. Development would be likely to result in a minor negative impact on natural resources due to the loss of previously undeveloped land. These negative impacts would be associated with an inefficient use of land and the permanent and irreversible loss of ecologically valuable soils. The combined site (8.48ha), would indeed result in the loss of undeveloped land, as is the case for all sites that are not brownfield. Given the significant numbers of new dwellings required, this is inevitable, and must be balanced with the positive impacts of providing housing, including affordable housing, and supporting the local economy and community vitality.

ALC: All sites in this cluster are wholly or partially situated on ALC Grade 3 land. Sites GNLP1032 and GNLP0485 are also partially situated on ALC Grade 2 land. All sites are situated on some of Greater Norwich’s BMV land. Therefore, a minor negative impact would be expected as a result of the proposed development at these 21 sites, due to the loss of this important natural resource. We agree, but given the significant numbers of new dwellings required, this is inevitable, and must be balanced with the positive impacts of providing housing, including affordable housing, and supporting the local economy and community vitality.

SA Objective 15 – Water. All sites in this cluster coincide with the catchment (Zone III) of a groundwater SPZ. The proposed development at these 21 sites could potentially increase the risk of groundwater contamination within this SPZ, and therefore, result in a minor negative impact on local groundwater resources. We assert that the planning process prevents contamination from occurring, since the design and construction of the development will be required to ensure staged filtration of surface water prior to reaching the groundwater. Proposed uses would not include heavy industry.

Watercourse: Site GNLP1032 is located adjacent to The Beck, with the majority of the site located within 200m of this watercourse. The proposed development at this site could potentially increase the risk of contamination of this watercourse, and therefore, a minor negative impact would be expected. We assert that the planning process prevents contamination from occurring, since the design and construction of the development will be required to ensure staged filtration of surface water prior to discharge to local watercourses. Proposed uses would not include heavy industry.