GNLP0270

The Strategic employment site BE23 near GNLP2070 includes several houses on Taverham Road (including my own) and houses along Costessey Lane. Why are these designated as employment site?

Not a suitable site. Technically this is in Drayton, but the southern part of this site backs onto the river and Marriott's Way. This part of 0270 is in flood plain and floods regularly. Impact on the river valley.

Taverham Road at the access to this site is very narrow and only has a small footpath.
The road at this point, all the way to the Fakenham road junction is often congested, being very narrow, cars often have to stop, or mount the pavement when large vehicles approach.
The south side of this site runs along Costessey Lane and is bordered by the Wensum river, which often floods and causes the road to close. Additional water run-off from this sloping site will make matters worse.
The site is close to Marriotts Way and Wensum special Consevation Area.

From turning off the Fakenham Road to Orchard Bank this is a narrow and busy section of the Taverham Road with large vehicles often mounting the narrow pavement to pass each other.

This site slopes down to the Wensum River the water run off would only increase the flooding problem on Costessey Lane.

The Wensum River has been designated as a Special Area of Conservation and needs to be protected along with Marriotts Way, so I consider this site to be totally unsuitable for development.

Narrow section of road close to access of site and near existing junction.

Narrow footpath on only one side of road near access.

Traffic already often backed up from Fakenham Road. Causes increased exhaust fume pollution.

Development of this site will have detrimental ecological impact on Wensum Valley. Barn and Tawny owls known to hunt in this area.

Development of site could increase the flood risk.

Impact to the Wensum and local wildlife. Road network poorly suited to take additional traffic. More rat running through Costessey.

This site is outside of the settlement limit and is in the critical drainage area as indentifed in the Norwich Urban Surface Water Management Plan. The road link on to Taverham Rd is not suitable. Part of the site is on a flood plain and is adjacent to a SSSi site. The site also is not suported within the policies of the Drayton Neighbourhood Plan policy 5 on flooding.The site levels are also problematical.

I would like to agree with the other objectors in that this site is not suitable for its proximity to the river wensum.

This site should not be taken forward. The access is unacceptable, with little / no prospects of making it wider/safer. The amount of traffic such a proposal would generate, will create major problems leading onto the Fakenham Road, which is already heavily congested especially at peak times. Drayton already has major flooding problems (especially being in a valley) and this proposed development (even with on-site and/or off-site attenuation), will create far more flooding problems for the village. The site is within an area of protected land, not least for its wildlife and special species and must be retained for such.

Access to this site is restricted. Taverham Road has limited pedestrian foot paths. Costessey lane floods. Part of this proposed site is within the River Wensum SAC and makes up part of the very valuable flood plain, protecting Norwich. Schools within this area are already over subscribed, more family homes will increase demands for improved public services, such as Drs surgeries and schools. Land such as this site, if deemed suitable for development of any kind, should possibly be considered for allotment sites or recreational green spaces. The site has disused farm buildings within it, bats have been seen coming and going from these during summer evenings. Barn owls have also been observed making use of this area.

Site GNLP0270 is currently identified in Local Plans as being outside of existing settlement limits and as having Landscape Value being immediate adjacent to and clearly visible from the Wensum Valley SSSI and Special Area of Conservation as well as the Marriotts Way County Wildlife Site. The segment to the south of Costessey Lane is regularly flooded marshland and so is completely unsuitable for either residential development or as 'public space or amenity land' (as suggested by the proposal) associated with a development on the larger section of the site. The proposal submission also incorrectly states that there is a car park next to this site. No such car park exists and the map used to illustrate the proposal is clearly out of date demonstrating the proposers limited real understanding of the site and the challenges it presents.

The main site has severe access challenges for both vehicles and pedestrians as the surrounding roads (Costessey Lane and Taverham Road) are narrow and have either very narrow or no pavements at all. Even if the landowner were to purchase a property on Taverham Road and seek to demolish it to provide access to the site, the challenges of the existing roads and pavements do not go away. The proposal made suggests (Q 7A) that no improvements will need to be made to access the site. I disagree strongly with this response.

The land as it stands has significant amenity and environmental value. Its current use as grazing provides neighbouring properties with important landscape views of the Wensum Valley floor and opposite valley side and the old buildings on the site and wild areas are known to provide important bat roosts, barn owl roosts and hunting grounds as well as shelter for foxes, rabbits and all sorts of amphibians including frogs, toads and probably newts. We regularly observe bats and barn owls which are protected species. The site provides an important wildlife corridor to the Marriotts Way County Wildlife Site and the Wensum SAC and SSSI valley floor.

Our own house on Station Road was designed and situated on our plot not only to echo the residential dwelling that once stood on the site, but also, using Passivhaus design, to take advantage of the solar resource to the south and west as well as to provide landscape views to all of our habitable spaces. Developing this proposed site with residential properties would materially impact on the energy performance of our property as well as impact on the amenity provided by the existing landscape views. Any residential development would present overlooking issues.

We recognise the need for additional housing in the Great Norwich area but, as the consultation document states, this site is particularly challenging in terms of access and other sites in neighbouring areas should be considered ahead of a site that impacts so directly on the Wensum Valley SSSI. We note particularly that Drayton Site GNLP0271 at Low Farm off Drayton High Road has, on the 5th March 2018, been granted FULL planning permission (Broadland planning reference 20170212) for a development of 71 dwellings and consider this as a significant contribution to housing needs in the Drayton area. The GNLP consultation document itself states that GNLP0271 "may be better located in terms of the form and character of the area and access to services in comparison to the other sites, subject to overcoming servicing constraints". It seems, by granting planning permission, that those constraints have been overcome and so the need to develop other sites in the consultation, including GNLP0270, is reduced.

The proposal submitted for site GNLP0270 identifies access to the main site as being at the extreme northwest corner, onto Taverham Road close to the junction with Orchard Bank. This access would involve the removal of a large Parish Boundary Oak of significant amenity value to the area, especially as the property on the opposite site of Taverham Road (56) has recently clear-felled all of the mature trees, including ancient boundary oaks, on their site, presumably in advance of submitting a planning application. We note that the proposal for GNLP2070 responds "no" to the question (7f) 'are there any significant trees or hedgerows crossing or bordering the site' despite the presence of this large and significant tree.

We note that the proposal for the site indicates that the proposer (Rachael Hipperson of TW Gaze - identified as the 'Land Agent') is also suggested as being the landowner (i.e. Section 1c of the proposal has not been completed suggesting that Ms Hipperson is also the owner). The Title Register for the land (NK430378) identifies the owner as 'Julian Ramon Blake' of Church Farm, Bilney Lane, Felthorpe. I would argue strongly therefore that the proposal made has not been completed correctly and so this land should not even be considered as part of the consultation.

If site GNLP0270 were to developed in any way in the future, it would be best used as purely amenity land, perhaps providing much-needed allotment space in Drayton as well as continuing to provide an important wildlife shelter and corridor.

Andy Bodycombe

Outside of settlement limit, it is in a critical drainage area, contrary to Drayton Neighbourhood Plan, Policy 5, relating to flooding. Part of site is on a flood plain, and adjacent to River Wensum SSSI site. Unsuitable vehicular access onto Taverham Road.

Reference the paddocks GNLP0270
Regarding the above we are 100% against the development of this site.
The volume of traffic already using this road is at times unbelievable. Not fit for lorries as the queues are way past where we live, if this is allowed to go ahead we will have an hard job to get through Drayton Village, Also this could encourage building to continue along Taverham road behind existing properties.
Please consider these comments

We would like to register our objections and concerns on the following Call for Sites: GNLP0270, GNLP0062, GNLP0159, GNLP0457. Our main concerns are with the massive overdevelopment of Drayton and Taverham which reflects on traffic flow, education, healthcare and quality of life in addition to heightened pollution worries.
We would like to point out Taverham Road in Drayton is being used as a ratrun to reach the Longwater Lane retail park where Sainsburys is located. This is an extremely narrow road with extremely narrow pavements and it is very difficult to navigate both as a pedestrian and as a motorist. Furthermore Drayton High Road is inadequate for the present flow of traffic without the influx of massive new developments. Road junctions in Drayton village are extremely hazardous.
We feel that the proposal for "Call for Sites" although a legal requirement, should be considered very carefully in Drayton and Taverham because of the impact to the environment and existing residents. We trust these comments will be useful to your future deliberations.

GNLP0301 - Land East of Drayton Lane and North of Hall Lane.
RESOLVED: Site is away from the village centre and unstainable. This site could not be supported.

GNLP0270 - Land Between Taverham Road and Costessey Lane.
RESOLVED: The site has a considerable fall across the site and drainage could be a problem. This site could not be supported.


GNLP0271 - Land South of Low Road.
RESOLVED: Site has already been pushed forward for permissions under application number 201702012. Objections have already been lodged with the planning authority.


GNLP0289 - Behell Care Services 189A Drayton High Road.
RESOLVED: Subject to receipt of more detailed plans and proposals the site could be given consideration by the Parish Council.

GNLP0290 - Land Adjacent to Drayton Wood Care Home, 189A Drayton High Road.
RESOLVED: Subject to receipt of more detailed plans and proposals the site could be given consideration by the Parish Council.

GNLP0465 - Land off North Norwich Distributor Road.
RESOLVED: Subject to receipt of more detailed plans and proposals the site could be given consideration by the Parish Council.

GNLP0329 - Land to Rear of Bradshaw Road and Accessed via Reepham Road.
RESOLVED: This site is within the flight path and crash site of Norwich Airport. In addition, the planning inspectorate had ruled against development of a cemetery on this site. The site could not be supported.

Reference:-The Paddocks-GNLP0270
Regarding the above-mentioned reference, we are totally opposed to any development on this site. Taverham Road is already not fit for purpose for the amount of traffic which has increased vastly over the 30 years we have lived here, at school run and popular commuting times the queues travel back past our bungalow from the Fakenham Road junction and this will get even worse once the Norwich Golf Club, Reepham Road, and David Rice Hospital Developments are up and running.

Our other objection is regarding the effect any development could have on the River Wensum and the Wensum Valley and building on this site if allowed would encourage developers to continue extending sites along the length of Taverham Road behind existing properties.

DEVELOPMENT PROPOSALS: LAND SOUTH OF TAVERHAM ROAD, DRAYTON, NORWICH (GNLP SITE REFERENCE: 0270)

Landform has an interest in 2.83 ha (7 acres) of land to the south of Taverham Road, Drayton. The site has been promoted through the HEELA and Landform will continue to promote it for residential development. A number of technical reports have been prepared and are documented below.

Landscape and Visual SLR Landscape consultants have undertaken an initial landscape assessment. The site lies on the southern edge of Drayton, and this settlement comprises an attractive mix of original properties expanded by modern bungalows and semi-detached buildings, mostly brick and tile with some historic render. The village sits well into its landscape by virtue of the openness of the settlement and the number of trees within it. The majority of the site is agricultural with a metal field barn of no particular merit located in the centre. It is enclosed to the east by houses fronting Station road, and to the north by houses along Taverham Road overall there are 18 houses which front onto it. It is bounded by a hedgerow and trees (which are of reasonable value) along its western boundary. To the south lies the wooded Costessey Lane, beyond which the valley side falls to the wooded flood plain of the River Wensum. The Brooklands Care Home has taken a part of the site and is accessed from this lane. Visually the site is enclosed and difficult to see from anything other than local viewpoints, and in part from the bounding properties. A longer view from the Wensum Valley, recognised by a previous local plan inspector, is now no longer available due to the growth of trees in the valley. The new care home to the south of the site is difficult to identify in views from the south. In landscape terms the site does not possess any vegetation of significance. Furthermore, it has much to commend it in terms of a potential development site, being strongly enclosed and subject to only local views. A new housing proposal would need to ensure that local residents amenity is properly taken into account and there would need to be a strong tree cover provided in order to ensure that the village character is respected.

Flooding and Infiltration The site lies in Flood zone 1 (the low probability flood area) with only minimal patches/routes of surface water flooding shown on or around the site. Part of the site is shown as being potentially susceptible to groundwater flooding on mapping in the 2011 Norwich Urban Area Surface Water Management Plan (SWMP). However, the slope of the site suggests that were groundwater levels in the underlying Chalk (an aquifer) to reach a point where they emerged at the surface, the water would simply flow off-site (southwards), over Costessey Lane and towards the River Wensum. The site is shown on SWMP mapping as lying just outside of a Critical Drainage Area. The site is not considered to exposed to any sources of flooding (as defined by the Flood and Water Management Act 2010) which could not be appropriately managed. As the site is underlain by Chalk there may be the possibility that surface water runoff from development could be managed via infiltration (something which later stage geotechnical investigations would establish). Should infiltration be ruled out by the appropriate investigations then a restricted, greenfield, discharge to the network of watercourses/surface water sewers in the area would be pursued. In the case of either disposal route (on-site infiltration of restricted discharge off-site) sufficient treatment of runoff would be provided in accordance with guidance in the CIRIA SuDS Manual (C753).

Transport and Access As explained above, and as shown on the enclosed Site Boundary Plan, the site has frontage and existing agricultural access to Taverham Road and to Costessey Lane. PSP consulting have visited the site and reviewed the surrounding road network, and also obtained detailed Highway Boundary records from the Highway Authority. Digital OS mapping has been used to confirm that the existing agricultural access to Taverham Road can be improved to form a development access in accordance with the Highway Authority's standards. The site is within the normally accepted walking distance from the existing facilities within Drayton, connecting via the footway on the south side of Taverham Road. The second agricultural access to Taverham Road, and possibly the agricultural access to Costessey Lane, could be improved to accommodate pedestrian and cycle routes connecting to existing local networks. When fully open the NDR will redistribute traffic around the north side of Norwich, taking Fakenham Road around the north side of Drayton, and this will relieve the peak hour pressure on the existing signalised cross-roads junction in the centre of Drayton. The traffic that would be generated by the development of the site can be readily accommodated on the local road network.

Ecology A walk over survey has been undertaken by Ecology Solutions and this confirms there are no overriding ecological constraints to the delivery of an appropriately designed development. The survey concludes that there would not be any significant adverse impacts to designated sites, habitats or protected and notable species. Moreover, there is scope to provide biodiversity enhancements over the existing situation.

Archaeology and Heritage on the basis of national and local heritage data sets supplemented by historic mapping and various historical sources, Archaeology analysis by CgMS concludes that in the context provided by Historic England's Good Practice Advice Note 1 (The Historic Environment in Local Plans), there is no heritage or archaeological constraint to the allocation of this site for future development.

Conclusions Site 0270 is well located to the existing settlement and the technical studies undertaken to date demonstrate that it is free from environmental constraints and can come forward for housing development in the short term. In summary, site 0270 is available, suitable and deliverable to help meet the identified objectively assessed housing need in Broadland and across the Greater Norwich plan area.

GNLP 0039: Site off Townhouse Road: REFUSE: Not a suitable site. There is a High-Pressure Gas Main in the vicinity and a Gas Pumping Station adjacent to the site. This is in the designated river valley and the flood plain between the R Tud and the R Wensum and is separate from the rest of Costessey development.
GNLP 0206 Land south of Townhouse Road (along river valley to Longwater Lane) (See also GNLP 0284). REFUSE. Not a suitable site. High pressure gas main runs through this site. It is in the designated River Valley and would impact on the valuable landscape characteristics of the river valley. Would impact on the surrounding characteristics of the area and the listed church adjacent. Access from the brow of the hill or from Longwater Lane by the bridge. Longwater Lane is a rat run. This is the river valley flood plain and floods, with wide variations in the river height after rain. There is a history of refusals along the river valley - see old Doctor's surgery which was only approved on the condition that it was not a residential dwelling, also the Costessey Centre had to be built on the site of a previous building not in the preferred location by the river because of the river valley and flood plain. There is no overriding community benefit which would justify development on this site.
GNLP 0238: Farmland Road: REFUSE. Not a suitable site. In the designated River Valley (which should be extended to the edge of East Hills Woods and to cover the whole of this site for consistency). In a floodplain, which regularly floods. Appears on official flood maps for both surface water and fluvial flooding risks. Contaminated land. Applications on this site have been rejected TWICE by SNC's DMC on the grounds of damage to the valuable landscape characteristics of the river valley (2015/2927, 2016/2430 & 2017/0420). Difficult and unsuitable access from the brow of the hill. Unsustainable location.
GNLP 0243: Land behind Ash Grove, Longwater Lane: REFUSE: Not a suitable site. Would set a precedent for backland development in the river valley and would impact on the valuable landscape characteristics of the river valley.
GNLP 0266: APPROVE FOR MIXED USE DEVELOPMENT WITH CERTAIN CAVEATS. However, concerns were expressed about breaching the capped landfill site, which is contaminated land. It was noted that a recent application C/7/2017/7018 was to extend the use of the landfill gas compound until December 2030, which suggests that the use of this site would not be possible before then. The site suffered badly from the gases before it was capped with neighbouring farmers' livestock killed and crops affected. There is a high-pressure gas main running through the site. Note: Costessey TC does NOT support NCC's proposed relief road running through this site, particularly as it is suggested it would exit into the already congested A1074 Dereham Road opposite the entrance to Lodge Farm Phase 2. Any relief road should be re-routed or exit onto the A47 / Longwater Interchange, not onto the stretch of A1074 which is already congested.
The strip of land fronting Dereham Road is protected Turnpike woodland belt. The north-west spur towards the golf course should not be built on as it is too close to the river valley, but could be used as amenity land in conjunction with residential land if necessary. Benefits of S 106 and CIL might help provide infrastructure improvement at the Longwater Interchange and the surrounding roads / schools /surgeries etc.
GNLP 0284: Land South of Townhouse Road: (See also GNLP 0206). REFUSE. Not a suitable site. In the designated River Valley and would impact on the valuable landscape characteristics of the river valley. Would impact on the surrounding characteristics of the area and the listed church adjacent. Access from the brow of the hill. TWO previous applications on this site have been turned down.
GNLP 0468: Land north of Ringland Lane: REFUSE. Not a suitable site. Opposite the exit to Queen's Hills bus lane. This area floods, as does Taverham Lane. This is in the River valley of the R. Wensum. Nearby tracks are not adopted and there is a possibility that nearby Costessey Pits which provide Norwich's drinking water, could be contaminated. There are no mains sewers in this location and the site is detached from the rest of Costessey's development.
GNLP 0489: Gunton Lane: REFUSE: Not a suitable site. Anglian Water have many large pipes (approx. 32 pipes) running underground through this site including a high-pressure water supply pipe from East Hills Woods into Norwich, a main sewer pipe and an attenuation tank between the two. These pipes are over 2m high and in the bottom south east corner where the site narrows, there is a main drain from Bowthorpe running to the River Wensum and the River Tud floods across part of this site - it is currently covered in mud.
GNLP 0510: Land off Longwater Lane: REFUSE. Not a suitable site. Previous applications turned down as in the designated river valley (latest was 2014/1036). Would set a precedent for backland development in the river valley and would impact on the valuable landscape characteristics of the river valley. Would be a loss of green amenity land. Access onto Longwater Lane would be difficult as this is a busy and congested rat run. Longwater Lane is subject to regular surface water flooding, the slope onto the site make flooding of the properties more likely.
GNLP 0581: Land south of Lodge Farm Phase 2: APPROVE for Mixed Use Development eg. residential and a possible extension of the existing industrial area. Access should be via roads from the Bowthorpe roundabout and NOT from Dereham Road via Lodge Farm. The power cables have now been relocated underground, so pylons have been removed. Note: Costessey Councillors do not recognise the extension of Bawburgh Lane around the corner as "Long Lane". Long Lane to them is what is printed on the map as "New Road", which causes confusion. Although this site is mentioned as being in a river valley, it is considerably higher (contours at 40m rather than the 20m or less on sites along the R Tud Valley and development here could avoid the flood plain and the main part of the river valley. Amenity lands would be adjacent to the south. Benefits of S106 and CIL might help provide infrastructure improvement at the Longwater Interchange and the surrounding roads / schools /surgeries etc. A possible bus link extension could be created via the Bowthorpe roundabout to the Showground and Easton (also to be developed). There are opportunities for bus lanes and cycleways to help discourage car use. Any development here would need a MINIMUM of TWO exits. Hills were the result of spoil heaps from Bawburgh pits being dug.
Square of land adjacent to south-west of GNLP 0581: Abandoned solar farm: CTC suggests this could be offered as suitable building land.
GNLP 0593: Engineering Works: APPROVE for residential development. Cllr T East declared a pecuniary interest as he lives in St Walstan's Close which backs onto the site. Access should be off Millcroft Close, rather than directly from Dereham Road which is too busy and congested. Tree belt along back of St Walstan's Close was established to protect residents from engineering works and should be retained.
GNLP 0270. Land South of Costessey Lane: REFUSE. Not a suitable site. Technically this is in Drayton, but the southern part of this site backs onto the river and Marriott's Way. This part of 0270 is in flood plain and floods regularly. Impact on the river valley.

I am writing to object to all of the above, the shear volume of houses being proposed south of Taverham Road is unsustainable for the area with traffic already at a stand still in peak times at the junction of Fakenham Road and difficulty in passing the school with a long line of parked cars dropping of and then picking up children after school, in parts the road is very narrow and often large vehicles have to go onto footpath to pass other road users. Are our doctors, dentist and schools going to be able to cope with the influx of this amount of extra people in the village of Taverham and Drayton, I don't think so.
Joint Nature Conservation Committee which is a statutory adviser to UK Government has designated the River Wensum a Special Area of Conservation it would be a great shame to loose this area forever.

I sincerely hope that common sense will prevail and these application will fail.