GNLP0278

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Support

Site Proposals document

Representation ID: 16777

Received: 22/03/2018

Respondent: Brown & Co

Representation Summary:

Site 0278 is subject to a Promotion Agreement with ESCO Developments Ltd. The site is classified as suitable for housing development in the Council's HELAA assessment however a number of technical issues are identified as potential constraints on development which are addressed in full representation attached. These include highways safety, access to services, local character, heritage assets, flooding and delivery of development.

Full text:

Greater Norwich Local Plan: Land at Church Road, Woodton [Site Ref:GNLP0278],
1. The land is subject to a Promotion Agreement with ESCO Developments Ltd who are being advised by Brown & Co alongside Savills on behalf of the landowners. The following comments are submitted in support of the suggested allocation of the land at Church Road (ref GNDP0278) for housing.
2. It is noted that the site is classified as being suitable for housing development in the Council's Housing and Economic Land Availability Assessment (HELAA) 2017. However, a number of technical issues are identified as potential constraints on development, and these issues are addressed below.
Highway safety
3. Access to the site is available directly off Church Road (B1527). There is provision already in place for pedestrian movement along Church Road. The road is subject to 40mph speed limit and is constructed to a good standard, providing two -way traffic. Nearby, The Street provides a direct link to the village centre.
4. Good visibility would be available from the proposed access onto Church Road in both directions. There is an existing footway on the opposite side of Church Road which continues along Norwich Road, where it meets with the Street. The speed limit reduces to 30mph and leads directly to the village centre.
Access to services
5. Woodton is identified in the current Joint Core Strategy as a Service Village. It benefits from a pub, local church, post office, village hall, primary school and playing field. A farm shop and café are being developed on the outskirts of the village which will provide employment opportunities. The village centre is approximately 965m from the access to the site off Church Road, and would be readily accessible from it on foot or by bicycle.
6. There are frequent bus services running from the village to Norwich City Centre, Bungay and Halesworth (Konect Service 87, 88 and 88X), with some services running on Sunday. The nearest bus station to the site is located approximately 320m on Norwich Road, opposite and adjacent to Woodton Primary School. With further bus stations located in the village centre. Norwich train station is located approximately 16.7km, and the railway station in Beccles is located approximately 17.9km from the site, both offering services operating to London.
7. The B1527 provides a link to the A140 and Long Stratton to the west, whilst the B1332 to the east of the village provides links to Norwich and Bungay.
8. Woodton is located a short distance to the north-west of Bungay and provides a range of other local services including a number of churches, a doctors surgery, a supermarket, library, fire station and a swimming pool and gym. Bungay is approximately 8.5km away from the proposed site. Hobart High School is the catchment high school which is located approximately 11.1km from the site in Loddon.
9. Accordingly, it is considered that the proposal development would benefit from good access to local services, and would accord with local and national planning policies which indicate that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Given their accessibility, existing local businesses and services would be likely to derive support from the development due to the addition to the local economy of the spending power of new residents. In these respects, the proposal would support the social and economic dimensions of sustainability as defined in the NPPF. The proposed development will bring benefits to the local area including local housing, amenity area and a community area.
10. It is acknowledged that due to the site's rural location, residents of the proposed development would be reliant to a degree on car travel for their main shopping and leisure trips. However, a number of sustainable transport options would nonetheless be available to access local services, including walking, cycling and public transport.
Local character
11. The land proposed for development comprises an open field located on just of Church Road to the north of the village. The proposed development would be established slightly to the east opposite to existing residential development and is well related to the school, so would not appear out of place. From Norwich Road, views of the proposed houses would be limited as the site will be screened by a series of established hedgerows and trees. Consequently, whilst the proposal would inevitably result in a loss of openness, its impact on the landscape setting of the village and the character of the area generally would be limited.
12. The established pattern of development in the vicinity is mixed but is made up predominantly of detached and semi-detached houses and bungalows set in good sizes plots. The village has a predominantly nucleated settlement pattern based around Hempnall Road, The Street, Triple Plea Road and Chapel Hill. Some limited estate scale development has taken place in the village. (There has been recent housing allocation for 21 dwellings on Land North West of The Street- 2016/0466). The proposal would be consistent in form with these developments and so would not appear out of place. The development will be well screened.
Heritage assets
13. There is two listed buildings in the vicinity of the site, The Manor Farmhouse, which is located approximately 195m away to the north, and The Old Rectory, which is located 195m away to the north east of the site on Norwich Road. The significance of these Grade II listed brick and timber framed houses appears to derive principally from their architectural form/details and historic fabric, together with its setting in grounds on the edge of the village. Given the separation of the listed buildings from the site and the screening effects of vegetation, it is considered that the proposed development would not have a material impact on the setting of either of the listed buildings. Several other listed buildings north and south off Norwich Road have sufficient screening effects of vegetation.
Flooding
14. The site falls with Flood Risk Zone 1 (low risk). Further technical work, including a site-specific flood risk assessment, is being commissioned to demonstrate that the proposed development would not be a risk of flooding or be likely to result in an increased flood risk elsewhere in the locality. This will submitted in support of the proposed development as soon as possible.
Delivery of development
15. No significant infrastructure constraints have been identified to date which would be likely to delay or impede the development of the site for housing. The site is in a single ownership and no further land is needed to enable the land to be brought forward for development. The land is currently available for development and so, subject to approval being given, could delivery housing in the short term.
16. The proposed development would make a positive contribution to the supply of market and affordable housing in the area. The proposal would also add to the range of housing sites available in the locality, providing flexibility and a wider choice of development opportunities to the market, and thus strengthening the local supply of housing land. Pedestrian access to this site could be enhanced by the council as it owns the land adjoining this site and Woodward square. By providing sufficient land of the right type in the right place to support growth the development would address the economic dimension of sustainable development, as defined in the NPPF. The proposal could also include small commercial units for work/home style offices, if there is local demand from small businesses.

Support

Site Proposals document

Representation ID: 19668

Received: 14/12/2018

Respondent: Brown & Co

Representation Summary:

Submitted during Stage B Consultation

Please find attached additional information for GNLP reference GNLP0278, site south of Church Road, Woodton, relating to the Regulation 18 Consultation. Additionally, please find attached the initial Site Plan.

The site has been submitted by the "Call for Sites" undertaken in May/July 2016. In response to the Housing and Economic Land Availability Assessment (HELAA) undertaken in December 2017, additional information was provided in the Regulation 18 Consultation in March 2018. The purpose of this submission is to be provided greater clarity on the delivery of this site as part of its contribution to the future growth of Greater Norwich.

The proposal consists of 60 dwellings, of which 40 would be open market houses and 20 would be affordable housing. In addition, it is intended that provision would be made for a village shop with an office above at first floor within the site. The landowner currently runs a farming business adjacent to the site and is keen to run a shop in the village. Outside the site, but in close proximity to the east, the intention is to provide an additional classroom for Woodton Primary School. There would be a pedestrian/cycle link through the site, connecting Woodton Primary School with the rest of the village to the south through the proposed development. It is intended to link through the recently completed development on The Woodyard Square close to the south-east corner of the proposed development. This would provide an off-road route to the school and playing field.

We believe that the site has no significant constraints or impacts which would preclude its delivery. The site is in a single ownership and it is immediately available for development and, therefore, subject to approval being given, can deliver housing within a short timescale. As part of the development, we can provide substantial additional facilities to the village, namely a shop/office, link to the school and playing field, together with potentially funding and expansion of the primary school.

See attachments for details of full submission.

Full text:

Submitted during Stage B Consultation

Please find attached additional information for GNLP reference GNLP0278, site south of Church Road, Woodton, relating to the Regulation 18 Consultation. Additionally, please find attached the initial Site Plan.

The site has been submitted by the "Call for Sites" undertaken in May/July 2016. In response to the Housing and Economic Land Availability Assessment (HELAA) undertaken in December 2017, additional information was provided in the Regulation 18 Consultation in March 2018. The purpose of this submission is to be provided greater clarity on the delivery of this site as part of its contribution to the future growth of Greater Norwich.

The proposal consists of 60 dwellings, of which 40 would be open market houses and 20 would be affordable housing. In addition, it is intended that provision would be made for a village shop with an office above at first floor within the site. The landowner currently runs a farming business adjacent to the site and is keen to run a shop in the village. Outside the site, but in close proximity to the east, the intention is to provide an additional classroom for Woodton Primary School. There would be a pedestrian/cycle link through the site, connecting Woodton Primary School with the rest of the village to the south through the proposed development. It is intended to link through the recently completed development on The Woodyard Square close to the south-east corner of the proposed development. This would provide an off-road route to the school and playing field.

We believe that the site has no significant constraints or impacts which would preclude its delivery. The site is in a single ownership and it is immediately available for development and, therefore, subject to approval being given, can deliver housing within a short timescale. As part of the development, we can provide substantial additional facilities to the village, namely a shop/office, link to the school and playing field, together with potentially funding and expansion of the primary school.

See attachment for full details of submission.

Attachments: