GNLP0284R

Object

Representation ID: 22265

Received: 16/03/2020

Respondent: Carter Jonas LLP

Number of people: 2

GNLP0284R - Townhouse Road
This site is promoted by Taylor Wimpey East Anglia. The site has been identified as an unreasonable alternative in the site assessments for emerging GNLP.
The promoted development is smaller than the proposed strategic extension sites (GNLP0581 and GNLP2043) and as such it could meet the requirements for a contingency site to meet non-delivery at the commitments and allocations elsewhere. The site is controlled by a housebuilder and is available for development. It is considered that a number of smaller sites, which could be delivered at the same time by different housebuilders/developers, would be a more appropriate approach to address non-delivery of housing and a housing land supply shortfall in the future.
A number of technical reports and studies have been prepared for the site which demonstrate that there are no constraints to development and significant impacts can be mitigated, and concept plans have been prepared to identify different development options for the site i.e. 100, 130 and 200 dwelling options. It should be noted that all three scheme options would avoid extending the line of the settlement further south into the River Tud Valley, and include significant green buffers and corridors to mitigate the impact of new development and to integrate it into the landscape setting.
A draft Landscape & Visual Impact Assessment has been prepared for the promoted development, and is submitted with these representations. The site is well-related to the existing built-form in Costessey and represents a natural and logical continuation of the settlement. The majority of the existing vegetation at the site boundary will be retained within the proposed development. The promoted development will enhance the boundaries to the site, with new tree planting on the western boundary and a new woodland belt on the southern boundary, alongside green corridors, planting and areas of open space within the development. The significant green buffers and corridors are provided to mitigate the impact of new development at the site and integrate it into the landscape setting.
A Preliminary Ecological Appraisal and Reptile Survey have both been carried out on the site. Any redevelopment of the site would need to consider the impact upon bats, and Activity Surveys would need to be carried out, in order to inform a mitigation/compensation strategy. Furthermore, precautionary measures are proposed for breeding birds. There were no signs of reptiles on the site. Accordingly, with the above measures, it is considered that any development could proceed with minimal impact on the local conservation status of any protected, principally important or rare species within the area.
The Roman Catholic Church of Our Lady and Saint Walstan, located to the west of the site, is a Grade II Listed Building. A draft Built Heritage Assessment has been prepared for the promoted development and is submitted with these representations. The Church is surrounded by extensive tree cover which limits the setting of the heritage asset, and means that the surrounding area and the site do not contribute towards the significance of the heritage asset. In any event, a generous buffer between the heritage asset and new built development in the form of an area of open space could be provided. The site frontage includes open space and new planting.
A draft Transport Assessment has been prepared for the promoted development and is submitted with these representations. The site is located on an existing public transport corridor, with regular bus services between Costessey and Norwich City Centre. There are existing bus stops on Townhouse Road within walking distance of the site. The promoted development would provide a new footway on the southern side of Townhouse Road to connect with the existing footway network in Costessey. A traffic calming scheme on Townhouse Road would be provided as part of the promoted development, in order to reduce speeds in the vicinity of the site access and to improve the pedestrian environment where the existing footway is narrow. The promoted development would be served by a single point of access off Townhouse Road, which would meet current highway design guidance in terms of layout and visibility. It has been demonstrated in the Assessment that the promoted development would have a negligible impact on the local highway network, and the proposed junction and access arrangements would have ample capacity.
The site is not affected by flood risk, and a drainage strategy would be prepared for the promoted development to manage surface water drainage.
Therefore, it is considered that land off Townhouse Road in Costessey (Ref. GNLP0284R) should be allocated in emerging GNLP or identified as a reasonable alternative site to meet future needs. The concept plans prepared for the promoted development could be used as a basis for an allocation.