GNLP0189

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 GNLP0189 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 GNLP0189 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.

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 be in agreement 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 Lower Street, which runs along the southern boundary of the site, which would be designed to meet with requirements of Norfolk County Highways. This part of Lower Street is subject to 30mph speed restriction and provides a footway along its entire length to the north side of the highway. The road is relatively straight along this stretch and access from Lower Street 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 southern boundary, some of which would need to be removed to allow for the access, 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.

The whole of the site is included within the Salhouse Conservation Area and the Grade II listed Shrublands Farmhouse lies beyond the site to the north. The site falls approximately 400m west of the Broads Authority Landscape and 1000m from the Broads Special Area of Conservation. Our client recognises these constraints and the sensitivities of the site. It is our client’s view that the substantial plot size of the proposed allocation will enable residential 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 for development to be directed away from these assets. 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.

Within the Salhouse Assessment Booklet, Development Management officers have commented that the size of the site is too large to accommodate envisaged growth and allege that its development would result in very significant landscape and heritage issues. It is not the intention of our client to develop the entire site for housing, our client wishes to work with the local community and the District Council to provide a range of community benefits, such as open and recreational space provision with the aim of delivering a quality sustainable development that is responsive to and improves the community facilities of the village.

Site GNLP0189 connects well to the existing Village centre where there are services within a safe and easy walking distance along footways, including the Primary School at approximately 700m from the site, Salhouse Post Office and a bus stop which are both located on Lower Street opposite the site. This bus stop provides a daily service to Acle, additional bus stops within 400m of the site also provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich), this provides an alternative form of transport for future residents than by car. The site therefore represents a sustainable location in respect of access to services and facilities.

The site relates well to the existing Settlement Boundary and built form within the village. The Settlement Boundary is on the opposite side of Lower Street, and there are dwellings bordering the site to the north and east. Any future development would be designed to ensure the scheme fits in well with the surrounding built environment and is well related to the existing settlement pattern, thereby representing a logical extension to the existing boundary.

In terms of screening, the site is contained due to established hedgerows along its south and western boundaries. This reduces potential harm and mitigates its visual impact when viewed in this wider landscape context. There is a gentle fall across the site to the south east towards Lower Street which further ameliorates the impacts of development on this site.

Other constraints highlighted in the Site Assessment Booklet include biodiversity and geodiversity which can be satisfactorily mitigated as part of any planning application. Identified surface water flood risk is minimal and contained to just a small part of the site, and this can be satisfactorily dealt with as part of any future 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. 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 GNLP0189 for residential within the Local Plan would provide significant community benefits and represent a positive form of development, helping to meet evidenced shortfall of housing within the Salhouse cluster.