GNLP0287

The proposed development is on a greenfield site outside the settlement boundary for Aylsham and encroaches on countryside footpaths which provide a well used local amenity to residents, providing easy access to the countryside without the needs to drive and park. Access to the proposed site would significantly increase the flow of traffic into the neighbouring residential development (St Michael's Hospital) which already has restricted access from the Cawston Road and the road that weaves through the green space at the front of the Hospital site. The old railway bridge crossing the Cawston Road further acts to restrict traffic accessing the site from Henry Page Road. Aylsham has already seen significant housing development in recent years and this causes congestion within the town centre.

Further building to the West of the town will exacerbate the impact made by the Willow Park Development on an area of outstanding natural beauty that is widely used by the people of Aylsham for walking. It will have a detrimental impact on the well-being of the people of the town. There are issues of access to the site which will totally alter the amount of traffic on St Michaels Avenue and Cawston Road. The area is liable to flooding and the comments of the Environment Agency to the Neighbourhood Plan highlight the unsuitability of further development.

With the other proposed sites around Aylsham this site will ensure the local infrastructure will not be able to cope.
There has been no upgrade to water/sewage within the area and since the latest plot development opposite Woodgate Nurseries Cawston Road now floods during heavy rain, this will only be exacerbated by further development in this area.
Local infant and primary schools are just about at capacity. Aylsham High School is no longer able to accept students from outside their catchment area and there is little scope for new buildings.
Like the rest of the UK it is difficult to get a same day appointment at the doctors.
Broadband and mobile phone coverage is weak and will decline if this proposal goes ahead.
Parking for shopping is at a premium and can already be very difficult especially at weekends.

1)This area is poorly linked to the town and would be likely to generate a lot of additional local journeys by car (unless there is a radical change to current transport choices made by the general public). 2)It would have an adverse effect on the environment and setting of the Marriott's Way. 3)The Marriott's Way forms a clear physical east/ west edge to urban development; if the Marriott's Way is not considered to be an obvious limit to development, then there is no reason why both Green Lane and Codlings Lane to the north should be regarded any differently.

Aylsham Town Council do not feel able to comment on whether to support the sites or not until further detail is provided.
However, any future development must conform to the requirements in the draft neighbourhood plan.

I broadly endorse the comments made in the five previous objections. However, I note there is an assumption that access to this site will be via St Michaels Avenue whilst this proposal suggests access across Marriotts Way. This is a better option but still raises the issue of increased traffic flow through the existing Willows development to the south of Marriotts Way. It is noted that there are many young families living in this new development. It is not expected that all the sites proposed for Aylsham will be approved for development in the near future and I would suggest that the sites proposed off Burgh Road (GNLP0311 and GNLP0595) are the best current options. This follows improvements to Burgh Road, both road and pavements, in connection with the David Wilson Homes development, Bure Meadows, and the opening of the petrol station and Starbucks at the junction of Burgh Road and the A140. This gives easy access to the adjacent proposed development sites.

Access through St Michaels Avenue would create excessive traffic through an already narrow and busy road. The infrastructure in Aylsham cannot sustain more housebuilding on this scale. The observations from Anglian Water raise further concerns. Finally, it should be remembered that this is a Market town, which could lose its identity.

ACCESS
The proposed site will be served by an extension of the Feeder Road (type 1 highway) currently serving the west of Willow Park and the Sports Club, with a secondary access served by an extension of the Link Road (type 2 highway) which serves the Willow Park development directly from the roundabout on Cawston Road. Norfolk County Council highways accept that a type 1 highway is appropriate to link residential neighbourhoods, and a type 2 highway has a maximum capacity of 700 units. Development of the proposed site is well within this capacity, and the link road can serve possible future developments on fields to the north of Green Lane. Our client has legal agreements in place to allow this infrastructure development.

ACCESSIBLITY TO SERVICES
Access to services was considered acceptable for development of the adjacent site (Willow Park AYL1 Allocation), with sustainable links for pedestrians, cycles and public transport to the town centre along Marriotts Way. The situation of the site is very similar to that of Willow Park, with the additional advantage of being closer to medical facilities.

UTILITIES CAPACITY
Anglian Water have recently upgraded the local foul system serving the region and there is capacity to allow for this development. Storm water will be managed with sustainable design in a similar manner to Willow Park. All other utilities are available locally with capacity. Our client has legal agreements in place to allow for extension of utilities to the proposed site.

We have issued a sketch plan as an informative sent by email.