GNLP0188

The Towards a Strategy document identifies that 2,000 dwellings in total should be provided between all the village clusters. A development of around 20-50 dwellings is sought within the Salhouse cluster, although this could potentially be higher if expansion of the primary school can be realised.

Site GNLP0188 is identified as a preferred option for allocation. The allocation includes approximately 0.52ha for residential development. The site is expected to accommodate between 12 – 15 dwellings. It is our client’s view that this is the most suitable site for allocation for this number of dwellings and accepts that more homes may be accommodated subject to an acceptable design and layout as well as infrastructure constraints.

Our client has an exclusive option agreement with the landowner and there are no physical or legal impediments to making the site available for development now. The site is deliverable and developable and is suitable for the proposed residential use.

Policy 5 of the Greater Norwich Draft Local Plan sets a general requirement for on-site affordable housing provision of 33%. Our client has confirmed that a policy complaint level of affordable housing will be provided and is aware that the policy requires affordable housing sizes, types, and tenures in agreement with the local authority, taking account of the most up to date local evidence of housing need.

Pedestrian and vehicular means of access can be addressed via Norwich Road. The part of Norwich Road which runs along the front of the site comprises a relatively straight and flat stretch of highway and currently subject to 40mph speed restriction, access onto Norwich Road would allow for provision of an acceptable and safe means of access, without requirement for third party land. Whilst there is existing landscaping along the site’s northern boundary, including hedging and intermittent semi-mature trees, it is expected that removal of specimen trees is unlikely to be required to provide required visibility. There would be a need for some existing hedgerow to be removed, however, our client is keen in the first instance to retain as much as possible, and for any lost hedgerow to be replaced with mixed native species, to ensure landscape impact is kept to a minimum.

The site is single plot depth, the proposed scheme would provide frontage development which will fit in well and maintain a similar pattern to existing built form opposite and bordering the site to the west. As set out in the allocation, the proposed scheme would provide a footway along Norwich Road between the existing development to the west and Honeycombe Road. Further, it is proposed to provide roundabout improvements to facilitate a pedestrian crossing in its vicinity. It is considered that this could be provided without the need for significant loss of existing landscaping and full details of replacement planting would be included as part of any future planning application. Our client accepts that the development of this site would need to meet the costs of these highway improvements. It is expected this would be secured by legal agreement as part of any future planning application.

The provision of the footway and the pedestrian crossing would connect the site to the village and provide safe and easy pedestrian access site to the Primary School along its entire route. Bus stops which provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich) and a daily service to Acle are within 400m of the site, providing an alternative form of transport for future residents other than by car. The site is well related to the Salhouse Settlement Boundary and existing building form within the village. The existing Settlement Boundary to the main part of Salhouse is immediately opposite the site and there are dwellings bordering the site to the west. The proposal in terms of scale and form fits in with the built surroundings, is well related to the existing settlement pattern and represents a logical extension to the settlement boundary.

In terms of screening, the site is visually contained due to the extensive hedgerows and trees along its norther and eastern boundaries. More distant views of the site are set against the backdrop of existing residential development. This reduces potential harm and mitigates its visual impact when viewed in this wider context. There is a gentle fall across the site southwards from Norwich Road which further assists in ameliorating potential adverse landscape and visual impacts whilst travelling along Norwich Road.

Within the Salhouse Assessment Booklet concern is raised that the allocation potentially sets a precedent for the encroachment of the village south of Norwich Road where presently there is very little development. The land represents a logical site for residential development and is contained by existing dwellings to the west which counteracts this concern particularly when considered in light of existing built form on the opposite side of Norwich Road. On this basis, the site fits in well with its surroundings. Other constraints highlighted include biodiversity and geodiversity which can be satisfactorily mitigated as part of any planning application.

Development of the site for residential use would provide an attractive development in this part of Salhouse and one that would appeal to the housing market. It is our client’s view that the site represents a suitable site for the development proposed and should be considered favourably as part of the ongoing assessment of sites for housing. The allocation of Site GNLP0188 within the Local Plan would contribute positively to meeting the evidenced minimum levels of housing need of an additional 20-50 dwellings within the Salhouse cluster.

Unlike other allocation policies there is no reference to water efficiency forming part of the design

Please also see comments relating to Policy 2 of the Sustainable Communities of the Strategy document.

Please see attached for full submission
Note that Salhouse Parish Council largely endorses the comments by CPRE, and so we have integrated these comments into our response.