GNLP0175

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Object

Draft Local Plan-Part 2 Site Allocations

Representation ID: 21230

Received: 16/03/2020

Respondent: One Planning

Representation Summary:

(Changed from support to object as respondent is actually objecting to the categorisation of the site as unreasonable in the GNLP, suggesting instead that it should be a preferred site)

This representation supports the proposed allocation setting out the benefits of the proposed development in terms of its sustainable location and by demonstrating how the allocation proactively addresses the evidenced need for housing in the village whilst responding positively to its context and constraints by incorporating measures that will mitigate any material harm arising from the allocation. The site has the potential to deliver valuable community benefits that will contribute to the quality of development on site and the village as a whole.

Full text:

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.

It is our client’s view that Site GNLP0175 is a suitable site for residential development which would bring forward additional housing to meet the identified need within the Salhouse cluster. The preferred allocation (GNLP0188) would provide 12 to 15 dwellings and there is therefore a potential shortfall of at least 35 dwellings.

The Salhouse Assessment Booklet discusses the preferred option GNLP0188. Comments made by Development Management officers highlight concerns that the number of dwellings that can be accommodated on the preferred option site may not fulfil the housing requirement for Salhouse. It is our client’s view that GNLP0175 represents a suitable allocation to meet the identified shortfall of additional housing need within the Salhouse cluster. Our client has an exclusive option agreement with the landowner of the site 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.

The site is proposed for residential development, open Space and some limited employment use comprising offices and light industrial. The site also offers opportunity for community benefits. Our client has an option agreement on the land, and along with the landowner is keen to work with the community and District to improve Salhouse and the community facilities within it.

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 in accordance with policy 5 of the Greater Norwich Draft Local Plan. The mix in terms of sizes, types, and tenures will agreed with the local authority, taking account of the most up to date local evidence of housing need. In addition to affordable housing, our client is keen to offer a substantial part of the site for provision of public open space, or for any alternative community use that would be beneficial to the local community.

It is our client’s view that means of access can be provided via an existing agricultural access from Bell Lane, which would be designed to meet with the requirements of Norfolk County Highways. This part of Bell Lane is subject to 30mph speed restriction. Access from Bell Lane would allow for provision of a safe means of access, without a requirement for third party land to facilitate its provision. There is existing landscaping along the site’s western boundary, some of which may need to be removed to allow for visibility splays, although every effort would be made to retain as much as possible, and for any lost hedgerow to be replaced with mixed native species, to ensure any potential landscape impacts are minimised.

Within the Salhouse Assessment Booklet, Norfolk County Highways have commented that it does not appear feasible to construct a footway at Bell Lane to link with the village. There is an existing footway that runs along site’s western boundary, and other than a gap of approximately 15m just to the south, the site is already linked to the village centre by continuous footway. This 15m gap appears to fall within highway land and the proposed scheme could therefore provide a footway along this small stretch to link the site to the Village centre. Our client accepts that development of the site would need to meet the costs of this footway improvement, which is expected would be secured by legal agreement of Section 278 agreement as part of any future planning application. The provision of this additional small section of the footway would enable good pedestrian access to the Village centre where there are services and facilities within a safe and easy walking distance along footways, including the Primary School at approximately 500m from the site. There are bus stops which provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich) and a daily service to Acle are within 200m of the site, providing an alternative form of transport for future residents other than by car. The pub, village hall, post office and playground are all within easy walking distance from the site along a footway.

The site is well related to the Salhouse Settlement Boundary and existing building form within the village. The Settlement Boundary to the main part of Salhouse is immediately to the south, and there are dwellings opposite the site fronting Bell Lane. 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.

Development Management officers allege that development of the site would create significant landscape and heritage issues. Reference is made within the HELAA to the effect on the setting of the Grade I listed Church of All Saints to the north of the site and impact on the Broads Authority Landscape. Salhouse Conservation Area lies to the south and to the west of the site and Church of All Saints is approximately 500m to the north of the site. Our client is aware of the sensitivities of the landscape surrounding the site and between the site and the church. Existing development along this part of Bell Lane is considered in the Salhouse Conservation Area Character Statement 2013 to be ‘unremarkable C20’ and is not highly sensitive compared to Lower Street. Within the Salhouse Assessment Booklet concern is raised that the allocation would extend the built form of the village further northwards into open countryside at an important approach point to the village, and that development would also be harmful to the setting of a number of heritage assets along Lower Street, particularly the Grade II listed Grange. The importance of these heritage assets is recognised by our client, although listed buildings along Lower Street are orientated towards Lower Street itself and are generally detached from the site. Salhouse Conservation Area Character Statement also refers visual connections between the Church and the village along this part of Lower Street. Any future development proposals would have regard to the Historic environment including existing visual connections between the church and the village along this part of Lower Street.

It is our client’s view that the substantial plot size of the proposed allocation will enable development to be undertaken paying full regard to these constraints and providing suitable and effective mitigation that would significantly reduce any potential harm resulting from the scheme. The site provides opportunity to develop away from sensitive receptors. It is worth noting that existing surrounding built form comprises of a mixture in house types and layout and our client is keen to provide development which takes into consideration the sensitivities of the site and fits in well to its surroundings.

In terms of screening, the site is contained by established hedgerows along its western boundary.
More distant views of the site from along Bell Lane are set against the backdrop of existing residential development. This reduces potential harm and mitigates its visual impact when viewed in this wider landscape context. There is a gentle fall across the site southwards towards Lower Street. This further assists in ameliorating potential adverse landscape and visual impacts whilst travelling along Bell Lane.

It is our client’s view that Site GNLP0175 is a suitable site for allocation. Development for housing with open space and some limited employment use would provide an attractive development in this part of Salhouse and one that would appeal to the market. 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 GNLP0175 within the Local Plan would provide significant community benefits and represent a positive form of development, helping to meet the evidenced shortfall of housing within the Salhouse cluster.

It should be noted our client is submitting a further site for allocation which lies immediately to the east of this site, currently used as an equestrian facility, which they also have an option agreement on. Whilst these sites have been put forward separately, and the equestrian site will not be discussed in detail within this site representation, the sites could come forward as one larger development proposal. Linkages could be provided across the two sites with the option to take vehicular access for Site GNLP0175 via the equestrian site off Lower Street. These options would be explored prior to submitting a detailed application, which would be supporting by information to address technical constraints with appropriate mitigation measures incorporated as part of any development proposal.