R2

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Support

Draft Local Plan-Part 2 Site Allocations

Representation ID: 20902

Received: 13/03/2020

Respondent: NPS Property Consultants Ltd

Representation Summary:

Representing Norfolk County Council (as landowner):

Norfolk County Council (NCC) own the site and they remain committed to bringing this site forward for a high quality well designed development if the current NCC Adult Service user requirement ends .

Full text:

Representing Norfolk County Council (as landowner):

Norfolk County Council (NCC) own the land and remain committed to bringing this site forward for a high quality well designed development if the current NCC Adult Service user requirement ends.
Since the allocation of the site in Norwich City Site Allocations DPD, the site remains suitable for residential development and the site can deliver a sustainable, broadly policy compliant housing scheme.

Land Use

NCC Adult Services still use the site and it is unlikely that this will become available immediately on the adoption of the Plan.

In view of the size of site, once the use ceases and detailed planning permission is secured, the site would be developed in a one to two-year period.

Site Characteristics

The site forms an irregularly shaped area, which slopes gently from north to south. However, the topography would not offer any constraints to development.

The site has clearly defined boundaries on three sides: however, it is more open to the south. It currently accommodates a number of buildings of no architectural quality. The key planting feature on the site is on the eastern boundary (that fronts Ipswich Road) and with a single point of access, some scope may exist to retain parts of this feature.

The current lawful use is for a community / educational use. However, NCC will secure replacement provision prior to the Adult Service use ceasing.

The site is brownfield and close to areas where chalk workings have been recorded. Therefore, further work will be undertaken to identify any evidence of any unstable ground and / or risk of contamination.
The site falls within flood zone 1 as defined by the Environment Agency. Furthermore, their mapping identifies no risk of flooding from surface water.

The site is in a mixed-use area with housing on the east side of Ipswich Road. Therefore, there would be no conflict between the proposed housing development and adjacent residential occupiers, subject to normal design and layout considerations.

Site Access

The site access is from the east off Ipswich Road. No change to this single point of access would be required as this provides good visibility.

This site offers good opportunities to link to footways and cycle ways. Furthermore, regular bus services run along Ipswich Road offering a convenient link to the City Centre.

Site Services

Infrastructure and services exist on the site from Ipswich Road, including main sewers, water supply and electricity.

The scale of development is modest and the infrastructure costs are not likely to be abnormal.

Site capacity

Based on site size, its edge of city location and character of surrounding development and features, it is considered the site could accommodate between 15 and 25 dwellings. Within the site, affordable housing would be provided to be policy compliant (at 28%), unless abnormal cost are identified based on ground conditions.

Viability and Delivery

Following the cessation of the use of the site by NCC Adult Services, the site will be developed following the grant of planning permission. It is anticipate that development will commence in the next 5 years.
The availability of services is unlikely to result in significant costs to prevent the timely development of this site; however, the brownfield nature of the site may raise ground condition issue (and abnormal costs).

As a result, at this stage, the landowner is committed to deliver policy complaint affordable housing (at 28%) and unless unforeseen ground condition remediation costs are identified, it is anticipated that all the requirements of policy R2 will be met.

The detailed design will take advantage of the gateway position to deliver a distinctive design, well related to the woodland, using construction techniques to mitigate any challenges presented by ground conditions, with good pedestrian access through the site and linking to facilities locally.

Comment

Draft Local Plan-Part 2 Site Allocations

Representation ID: 21532

Received: 16/03/2020

Respondent: Anglian Water Services Ltd

Representation Summary:

We welcome the reference made to the achievement of a water efficient design.Please also see comments relating to Policy 2 of the Sustainable Communities of the Strategy document.

Full text:

We welcome the reference made to the achievement of a water efficient design.Please also see comments relating to Policy 2 of the Sustainable Communities of the Strategy document.