GNLP0421R

Support

Representation ID: 20184

Received: 28/02/2020

Respondent: Upton with Fishley Parish Council

Acle Parish Council supports the designation of this site as unreasonable.

Object

Representation ID: 22123

Received: 16/03/2020

Respondent: Crocus Contractors Limited (Crocus Homes)

Agent: Mr Adam Cairns

For full comprehensive representation, please refer to the attachment.

It is considered that the proposed site is in a highly sustainable location, is suitable housing and is well related to the settlement of Acle. Furthermore, the development would make a positive contribution to the supply of housing in the area consistent with both local and national policies.

Notwithstanding the initial HELAA assessment, it is considered that the site is well related to the existing settlement.

It is considered that the proposed site would perform at least, if not better, than other competing sites.

At the Jolly’s Lane site, there is already ample road capacity to deal with an increase in car movements. Furthermore, the suggestion that the site is not well related to services in the town does not bear closer scrutiny

The layout submitted shows a scheme of around 30 units, which represents a reduction in the number of units originally submitted to the last consultation (from 150 to 30). The design intent for the proposal is to place-shape a natural extension to the village of Acle, referencing recently approved residential development to the north of Leffins Lane. The proposal of 30 homes, comprises of a mixture of detached, semi-detached, terraced and bungalow housing typologies, offering a wide-ranging housing offer to meet local housing need, whilst ensuring appropriate ‘place-living’ characteristics of Acle. Each home is designed to have high levels of private amenity and off-street private parking in the form of a garage or driveway.

To ensure the proposal is ‘stitched’ with the existing / recently approved fabric of Acle, careful consideration has been made to routes within the setting to safeguard desire lines of new residents to key local attributes in the form of the town centre and Acle station. Consideration has also been made to ensure that a natural extension to this proposal could seamlessly come forward to either the west or south, whilst being served by the proposed access point.

It is proposed that the primary access to the development would be provided via a new entrance onto Leffins Lane, which adjoins the northern boundary of the site. This access would be constructed in accordance with relevant highway standards. A secondary or emergency could be provided off Jolly’s Lane, if required, together with associated improvements to the lane itself.

a new footway is proposed on the southern side of the road, extending from Reedham Road to Station Road. Improvements to pedestrian facilities at the junction of Leffins Lane and Reedham Road are also proposed to provide safe links to existing footways and the town centre. To support increased pedestrian movement, it is proposed that the speed limit for this section be reduced to 40mph. Additional bus stops and shelters could also be provided in suitable locations close to the site. Subject to these improvements, it is considered that safe and convenient pedestrian links would be available from the site to the town centre and local facilities.

The adjacent site ACL3 is proposed for employment end use, which is expected to result in ample employment opportunities for the area. A wider range of higher order services, employment and leisure facilities are available in Norwich, Great Yarmouth and Lowestoft.

Although the site proposed for development is separated from the town centre by the A47 trunk road and main railway line, Reedham Road, which passes under both, would provide direct and convenient links to local facilities for future residents. The A47 trunk road would not represent a physical obstacle to pedestrian/cycling movements between the site and local facilities.

Subject to the extension of existing footways, safe walking routes would be available (both schools were walked to from the site to validate the legitimacy of these claims). Measured from the proposed site entrance, both Acle Primary School (1.15km) and Acle Academy (0.9km) would be within the maximum recommended walking distance of 2 miles (if below age of 8 years old) and 3 miles between 8 & 16 years old (Home to school travel & transport guidance, Department for Education, July 2014).

Several bus services operate through Acle providing frequent and regular connections to Norwich, Great Yarmouth and Lowestoft

The site proposed for development falls within Landscape Character Area F2: Marsh Fringe- South Walsham to Reedham, as defined in Broadland’s Landscape Character Assessment.

The proposed development would consolidate this established pattern of development, whilst maintaining the generally compact form of the town. Although detailed proposals have not yet been drawn up, it is proposed that the form and density of the development would be consistent with existing and proposed housing nearby.

There are several protected sites in the locality, including the Broads SAC, Broadland Ramsar site and Broadland SPA. These sites are located around 360 metres away to the east and are separated from land at Jolly’s Lane by intervening off Reedham Road. Aside from existing boundary hedges and trees (which can be retained), the site proposed for development is of low ecological value, comprising two arable fields and lacking any other features of note. Due to the lack of scarce or specialist resources within the site, it is likely that any wildlife present will be part of larger local populations. The provision of new landscaped open spaces as part of the development would offer the opportunity to enhance biodiversity.

We do not believe there is any fundamental impediment to the delivery of the site through any constraints relating to utilities infrastructure. The increase in capacity can be built into the new development.

The site proposed for development falls within Flood Zone 1 and so is at low risk of fluvial flooding. Small pockets of the site have been identified as being at risk of surface water flooding.
No risks of flooding from other sources, including sewerage systems and groundwater, have been identified. Reported flooding at underpass on Reedham will mitigated if possible.

In relation to local infrastructure, it is noted that upgrades may be required to the sewerage system and to increase capacity to wastewater recycling centre. However, at this stage no other significant infrastructure constraints have been identified which would be likely to prevent the development of the site for housing. Nonetheless, an infrastructure study has been commissioned in order to identify any infrastructure improvements needed to facilitate the proposed development.

The site is in a single ownership and no further land is needed to enable the land to be brought forward for development. The land is currently available for development and, subject to approval being given, could deliver housing in the short term.