Object

Representation ID: 22970

Received: 16/03/2020

Respondent: Barratt David Wilson Homes

Agent: Pegasus Planning Group

Policy 2 includes the requirement to ‘ensure the effective use of land’ by requiring indicative minimum densities of 25dph across the plan area and 40dph in Norwich. However, neither the Policy nor the supporting text clarify whether these figures are gross or net. Our client believes that the Policy should clarify that these are net figures. The proposed uplift in housing numbers for Cringleford would deliver approximately 360 homes across two sites with a combined net developable area of approximately 13.5ha. This would result in an average density of only 26dph across both the sites. As Cringleford is a fringe parish of the Norwich urban area it is identified as being at the top of the hierarchy for locating new growth. Therefore, this low density, only 1dph above the indicative minimum for the wider local plan area and 15dph below the indicative minimum for Norwich would not accord with the requirement of Policy 2 to ‘ensure the effective use of land’.

On Cringleford the use of 44dph means that the most effective use of the land will be to accommodate approximately 500 dwellings on site GNLP0307 alone. However, the proposed uplift in the allocation would result in our client’s site and site GNLP0327 delivering the 360 additional homes at a density nearer to 25dph rather than the 40dph identified for sites in the Norwich urban area. This is not in accordance with the requirements of the NPPF, draft Policy 2 or the approach that has been accepted for other development sites in Cringleford.