GNLP0352

As a area of land assuming it does not cause problem regarding dampness and drainage it is a good place to build, it will have less impact on the character of the village as it is set back from the street, traffic can exit via Blofield Road and make a choice as to where they will join the A47.

The land is currently used for agricultural purposes and should continue to be used as such.
The village has been subject to predatory planning applications by developers in excess of the needs or wishes of the local community.
This site does not demonstrate any potential for improving or developing the local economy.

Brundall can't accommodate any further development up to 2036 based on existing dwellings and permissions already granted. We already have had 150 (The Pastures) and 44 (Mallards) and 6 infill houses built during the current Local Plan which stated only 50 houses and the village has recently had approval for a further 155 houses (Brooms site). I.e. 355+ plus a pending application for 170 houses. We believe this is proportionate with what is the overall requirement within the GNLP.

We would also like to add that the site if allocated for housing would conflict with our "Important Views" Neighbourhood Plan policy.

I object against this proposal as it contravenes the Brundall Neighbourhood Plan. The site would result In the loss of valuable agricultural land. In addition, this site would result in a further large amount of houses, without the additional village infrastructure to support them.

The cumulative effect of recently built or committed developments across both Blofield and Brundall far exceed their allocations for new housing. Brundall's infrastructure in terms of the roads network, school and nursery provision and healthcare services is already struggling to cope with the increased population arising from the recently built developments and the pressure will continue with the Brooms development now approved. There needs to be some serious investment in sorting out the infrastructure to meet current and future needs before any consideration could possibly be given to the idea of even more housing, which the village cannot cope with.

Development of this site will destroy the last remaining natural landscape in and around Brundall and remove important views from the village of Braydeston Hills and Braydeston Church. It will intrude into the historic landscape of Braydeston Hills and detract from, not add to amenity in the form of the walks from Brundall to Braydeston that exist already but are unencumbered by housing.

The existing farm land is fully utilised and has not been without crops for 20 years at least. To suggest that it would be better used for housing is ludicrous.

Access to the site is also poor. Neither the Coigncroft or Brecklands Road are appropriate for accessing a development of this size. Access from the Blofield Road end is impossible (despite suggestions in other comments) as it would require a vehicle crossing across Run Dike and access through private and Parish land.

The site is in contradiction to the desires of local people expressed in the Neighbourhood Plan who specifically wanted this part of Brundall to remain undeveloped and retain the important views.

Part of the site is close to Run Dike and not suitable for housing or a "Countryside Park". This wetland area is frequented by prey birds including the Marsh Harriers that are found on Strumpshaw Fen - they fly over this farm and wetland and feed here. The hedgerows and wetland around this site and the farmland is home to many animal species.

The site is not sustainable as it will necessitate car use to access local services. It is unrealistic to expect people to walk to local shops, the school or the GP surgery.

Furthermore, the village cannot sustain another development on this scale. There are no school places, extreme pressure on the GP surgery and we have seen no infrastructure created or roads improved despite significant other development in Blofield and Brundall.

This proposal would remove a significant piece of land which is part of a hugely scenic area for the village. This area is immensely popular with locals and walkers, and would take away a large piece of the landscape that could never be replaced.

This is coupled with the fact that Brundall is already oversaturated with houses and building projects. The village (especially the doctors and school) is struggling to cope now, let alone if these (and other) proposals go ahead.

Under the above consultation plan, the area that concerns residents, myself included, Is GNLP0352 (land behind Coincroft, Brundall and Brecklands Brundall)
Your letter to me dated 19th November 2013 ref PLA 31/16 "Confirmed that this area of land was not being consulted on for further development in the village at this point of time. A site was rejected during the preferred options under site reference Y13-01. In addition, no planning applications hav ebeen submitted for development"
I trust, therefore, that under the Greater Norwich Local Plan regulation 18 consultation (GNLP 0352 land north of brecklands) will not reach the planning application stage and if that transpires please keep me informred as you usually do by letter, of developments, as I am not online.

Representation in respect of site GNLP0352, land north of Brecklands Road, Brundall. See attached documentation for full details.

Site Specific Comments on Site GNLP0352 (Land North of Brecklands Road - 14.67 hectares)
Pigeon has reviewed and considered the Settlement Site Summary for Brundall and also the Housing and Economic Land Availability Assessment (HELAA) summary for Site GNLP0352. Pigeon wish to make the following comments.

Brundall Settlement Summary
The Summary's acknowledgement that Site GNLP 0352 (Land North of Brecklands Road) is one of a range of site options available to accommodate new homes is supported. As detailed further within the response to the HEELA below, the Concept Plan (drawing no. 0077/005) submitted with these representations defines a design and landscape-led approach that is sensitive to the landscape and existing built form of Brundall as well as a maintaining a strong separation of built form from Run Dike and its ecology, through the provision of a Country Park along the northern and eastern boundary. This comprises a significant ecological and community benefit in a location where there is a long-standing deficit in open and recreational space, which has not been addressed through the allocations in the previous JCS. It also satisfactorily addresses any flood risk concerns with the area of flood risk limited to the extreme margins of the site at Witton Run, at a considerable distance from any new homes.
The Pigeon scheme provides a strong and distinct alternative to the other sites that are being promoted. The concept masterplan is based on a scheme of around 75 new homes, which would be of a more appropriate scale for the village and would have a limited impact upon the local highway network, with 2 points of access and a looped internal road arrangement. The scheme would include self-build plots, bungalows and also has the potential for assisted living, as well as abundant open space and enhanced connections to the local footpath network. The open space provision and enhanced landscaping will see a net gain in biodiversity with the land currently in arable production.
HELAA Site Suitability Assessment (GNLP0352)
In respect of the Site Suitability analysis, the conclusion that the site is suitable for new homes is welcomed and as set out above, the Pigeon scheme is for a high quality landscape and design led proposal of a scale and form that is entirely appropriate for the village of Brundall and the particular nature of the location, with a range of community benefits.
Addressing the Constraints and Impacts Analysis in detail, we are pleased to see the site score a 'green' rating for the following matters:-
* Accessibility to Services;
* Utilities Infrastructure;
* Contamination and Ground Stability;
* Market Attractiveness;
* Biodiversity and Geodiversity;
* Open Space and GI.

Pigeon support the above findings and would add that the scheme will see a significant enhancement of open space and green infrastructure through the provision of a country park, with enhanced access to Witton Run and the local footpath network in accordance with the aspirations of the Brundall Neighbourhood Plan. The open space, together with enhanced boundary planting also has the potential to deliver a net gain in biodiversity with the site currently in arable production with biodiversity largely restricted to the field margins.

The site and location scores well in terms of market attractiveness and provides a distinct offering to sites that are being promoted elsewhere in the village. This includes the provision of bungalows, largely along the southern and western boundaries to be in keeping with the existing built form in this part of Brundall as well as providing an appropriate scale of development in relation to these properties. This will limit impacts upon residential amenity together with landscaping enhancements and the provision of open space at the site entrance.

The 'red' rating applied to flood risk is not applicable to this site and the scheme shown on the submitted Concept Masterplan would not be precluded on flood risk grounds. Flood risk matters are restricted to Witton Run at the extreme northern and eastern boundaries of the site which are proposed for a Country Park and the proposed new homes would not be impacted upon, and indeed would be a significant distance from the flood zone.

Access is defined as amber but the conclusions define that the site is suitable for the provision of new homes and confirms that any constraints could be overcome through development as well as that any impact on the functioning of local roads could be mitigated. The scheme has been developed with access from both Brecklands Road and The Coingncroft and a looped main distribution road through the site between the two. The scale of the scheme and nature of the access provision ensures any highways impact is minimal and both access roads benefit from good visibility onto Strumpshaw Road.

With specific reference to townscape and landscape, the Concept Masterplan sets out a high quality, landscape led approach to ensure a sensitive design approach. The concepts have been informed by landscape appraisal establishing a number of principles for the scheme. This includes linear street patterns reflecting the existing character of built form to the south and west, with the new homes not extending further to the east and north than existing homes in the village. Accordingly, the scheme will be seen within the context of existing homes to the south and west and will not encroach any further into the river valley. This approach is further enhanced by the properties on the outer edge of the development being comprised of self-build homes, at a low density in a landscaped setting on the edge of the Country Park. This comprises a soft transition on the edge of Brundall and will provide an enhancement to the existing hard edge respecting views from the wider landscape as well as the setting of a number of churches on the opposite side of the valley.
It is intended that the density of development will be comparable to the existing properties on the eastern edge of Brundall and the provision of bungalows, landscaping and open space along the southern and western boundaries of the site will minimise any impact from the allocation of this
site. Further to discussions with Brundall Parish Council, the potential for assisted living as part of the scheme's mix is also being explored.
Finally picking up some of the further comments within the site suitability conclusions, reference is made to the Broads National Park but this is on the southern side of Brundall and the site is separated by the village so that allocation of this site would not have an impact. It is understood that the sewage works is to the south-east of the site but no odour issues have been identified, prevailing winds are south-westerly, other parts of the village lie between the site and the treatment works and from experience with similar small treatment works in other locations, the site is sufficiently distant that no issues would be raised by statutory consultees.
In summary, the Concept Proposals demonstrate a high quality, landscape-led development that is sensitive to the location and with no constraints that would prevent the delivery of new homes. In short, the scheme comprises sustainable development, with a range of community benefits including a country park and enhanced footpath and cycle links and is wholly appropriate for allocation.

Please see attached representation providing further supporting information in respect of Site Ref GNLP0352 (Land North of Brecklands Road, Brundall).

See attachments.