0354R Policy

We support the policy and the formal allocation of this site. Our clients have recently commissioned more detailed technical work in respect of highways and drainage matters and this has confirmed earlier work and demonstrated the site to be relatively constraint-free. Those assessments have also helped to confirm the capacity of the site at 100+ dwellings. The Council has recognised the merits of this site in developing the proposals which were originally set out in the Regulation 18 Local Plan consultation and those changes are welcomed.

We believe this to be a highly suitable site with scope to develop a high-quality place, including views of Wymondham Abbey from areas of new public open space, within a quality residential environment, overlooking open countryside. Development of the site will also make effective use of already-committed infrastructure in respect of the nearby new London Road roundabout due to be installed this summer we understand.

We have one minor comment on the wording of the policy. In respect of policy criteria 3: ‘Provision of a 2m wide pedestrian/cycle access via Preston Avenue’ – it should be made clear that this is perfectly possible within the site allocation area. Beyond the site, and along Preston Avenue itself, any such provision will be focussed on the existing highway arrangements.




We have enclosed a conceptual master plan which shows a possible approach to the development of this site for around 100 dwellings and the main features of which are as follows:
• Access is via the Old London Road and thence west to the approved roundabout (due to be constructed in Summer 2021 we understand) on the B1172;
• Access to Preston Avenue is limited to pedestrians and cyclists only to protect residential amenity. No access via Abbey Road is proposed;
• Additional footpath access to the south (to Old London Road) is also proposed and footway provision along the whole of the southern boundary would be provided providing easy access into Wymondham and to nearby bus stops;
• The site layout, including areas of new public open space, and the primary access road, have been designed to afford views of Wymondham Abbey;
• Existing boundary features would be retained and enhanced and the concept incorporates soft western and northern edges to provide suitable buffers to the open countryside to the west and north;
• A new balancing pond, for surface water attenuation, would be installed on the lower western boundary where there are connections to existing field drains nearby;
• The site lends itself to a variety of house types and sizes including appropriate affordable housing and self-build plots; and
• Overall, it is considered that a quality ‘sense of place’ can be achieved on this site particularly with the central public open space surrounded by new dwellings.

To ensure the policy issue itself is sound:

Point 2: Please consider replacing this so that it echoes the wording above, as in:
“Vehicular access from the B1172 London Road and the Old London Road via the to be built roundabout, with a minimum 5.0 metre carriageway width, and 2.0 metre footway provision across the site frontage. Consideration to be given whether a footway should stretch the length of the site to the new roundabout junction.

Point 5: Please consider removing “Abbey Road or” from this sentence.

Additional Point: To ensure further soundness could the actual access point to the site be clarified. There is an argument for siting it at the widest frontage point as this disrupts the least number of households in Old London Road.

I have already set this out in my comments in the introductory paragraph, see above: the two should be read together. However, for completeness:

To ensure this policy issue itself is sound:

Point 2: Please consider replacing this so that it echoes the wording in the introductory paragraph, as in:
“Vehicular access from the B1172 London Road and the Old London Road via the to be built roundabout, with a minimum 5.0 metre carriageway width, and 2.0 metre footway provision across the site frontage. Consideration to be given whether a footway should stretch the length of the site to the new roundabout junction.
Rationale: This would provide consistency and put access beyond doubt. It would improve the safety of pedestrians.

Point 5: Please consider removing “Abbey Road or” from this sentence.
Rationale: Abbey Road is unsuitable as an access/egress point for the Johnson’s Farm site. My submission to the Regulation 18 stage with accompanying map which shows the winding nature of Abbey Road and its proximity to a children’s playground refers.

Additional Point: To ensure further soundness could the actual access point to the site be clarified. There is an argument for siting it at the widest frontage point as this disrupts the least number of households in Old London Road.

To remove this Policy GNLP0354R from the GNLP.

I believe Policy GNLP0354R is unsound and should be removed from the draft Greater Norwich Local Plan. It is claimed that this site has been selected because it has "good access to facilities" and there are at least two references in the GNLP to development on the site :

" relating well to existing form and character of Wymondham, without adversely impacting on views of Wymondham Abbey and that the site can be developed for housing without significant harm to the setting and views of Wymondham Abbey"

and

"It is for this reason that the site should be identified as a preferred site for housing in the draft Local Plan".

I believe neither of these statements is justified, both are unsound and, unless removed from the Greater Norwich Local Plan, will lead to the complete urbanisation of a much loved rural aspect of Wymondham.

We believe that Policy GNLP0354R is unsound and should be removed from the draft Greater Norwich Local Plan.

It is claimed that this site has been selected because it has "good access to facilities" and there are at least two references in the GNLP to development on the site:

"relating well to existing form and character of Wymondham, without adversely impacting on views of Wymondham Abbey and that the site can be developed for housing without significant harm to the setting and views of Wymondham Abbey"

and

"It is for this reason that the site should be identified as a preferred site for housing in the draft Local Plan".

We believe neither of these statements if justified, both are unsound and, unless
removed from the Greater Norwich Local Plan will lead to the complete
urbanisation of a much loved rural aspect of Wymondham.

It is to be hoped that the additional housing allocation of 300 houses will not be implemented in the future on this extremely sensitive site.

We object to the inclusion of this site in the GNLP. Despite substantial development pressure in the A11 corridor, planning policies have thus far helped protect the separate identities of Wymondham. Policy GNLP0354R would harm the rural gateway to Wymondham from the west meaning the Grade 1 Wymondham Abbey would only be seen obliquely through housing. The land is elevated and further building here would effectively destroy the current views. Any housing would also compromise the exceptional Grade 1 listed Cavick House and ancillary buildings which create one of the most significant groups of historic buildings in the Conservation Area. The site lies on the outskirts of the designated river valley landscape: there are County Wildlife Sites at nearby Wymondham Abbey Meadows and Tiffey Meadows south and north, and is outside the existing settlement boundary. The proposed building site is encompassed by narrow lanes so housing would severely urbanise the historic western approach to the Abbey and compromise the rural character of the landscape in general. There would be a loss of habitat for wildlife, an increase in pollution and light pollution and is popular with walkers, cyclists, runners etc. Development Management 4.5 Landscape Character and River Valleys: "All development should respect, conserve and where possible enhance the landscape character of its immediate and wider environment. Development proposals that would cause significant adverse impact on the distinctive landscape characteristics of an area will be refused". We that this promise will be upheld.

Thank you for consulting Historic England on the Greater Norwich Local Plan Regulation 19 Draft including The Strategy and The Sites. As a statutory consultee, our role is to ensure that the conservation of the historic environment is fully integrated into planning policy and that any policy documents make provision for a positive strategy for the conservation and enjoyment of the historic environment.

Our comments below should be read with reference to our previous comments dated 1.2.17, 15.3.18, 4.12.1, 26.4.19 and 16.3.20. Please also see our detailed comments in the attached tables, Appendix A in relation to The Strategy and Appendix B regarding The Sites.

SUMMARY
The Greater Norwich Local Plan covers the Strategy and Site Allocations. While commenting on the plan as a whole, Historic England is particularly concerned, for its implications for Norwich itself. Norwich is one of England’s great historic cities, and its architectural and historic character, and the sense of place associated with that, make a profound and wholly beneficial contribution to the city’s well-being.

In line with paragraph 185 of the National Planning Policy Framework (NPPF) it is important that the Plan should set out a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats.

Increase in housing delivery in Wymondham (Main Town) beyond 2026.
Deallocation of Policy GNLP0354R: Land at Johnson's Farm, Wymondham
Allocation of GNLP4023, North of London Road, Wymondham

The Local Plan is unsound as it fails to provide for sufficient growth aspirations beyond 2026 in a Main Town and allocates a site which could result in substantial harm to Grade 1 Listed buildings, when there are better alternatives; including discounted site GNLP4023, North of London Road, Wymondham

Please find a representation attached.