GNLP0140

I have previously objected to the relocation of Norwich Rugby F C to this location; it will be a further blight in the Yare river valley and be detrimental to local established.clubs.

The original request didn't fully take account of the flood issues. Nor was it based on accurate data about the likely amount of traffic - the current ground has a serious overspill parking problem, so the numbers used were clearly an under-estimate.
If there is any chance to reject this developmnent as a result of this planning exercise please do so.

The Yare Valley Corridor should be protected at all costs. The value of this green space to the community cannot be underestimated and is integral to a growing population for all aspects of health. The destruction proposed in various sites around the UEA and Bluebell Road will have dramatic consequences for the next generation. The rugby club proposals are scandalous as are the development of the current paddocks used by Little Tinkers. This area should be left to the local people as was the original intention.

This area where the rugby club development plan has been granted was a protected space and permission to develop should never have been granted in the first place. the plan met with significant local objections that were practically ignored by the planners. Granting further status as a development site under the GNLP would open the door to further development beyond what has already been agreed and could also facilitate plans for other development should the present one not go ahead (it is facing significant difficulties.) A line needs to be drawn now. This is right near the River Yare and the impact on wildlife could be significant. It is an area in danger of flooding and the river could be in danger of pollution from the building if there were floods.

This proposal will affect me, my family and my friends personally. We all enjoy this land for its natural beauty and wildlife. I know many of the people who walk here and I know how much this green space has on the wellbeing and mental health, myself included. I walk here everyday, turning this into carpark would upset so much of the wildlife habitat. The loss of this space would impact so much of the amazing wildlife that I see here on a daily basis. Whether it is through a direct loss of habitat or a severe disruption to the area surrounding their habitat. The entire Yare Valley is well used by the public. Please preserve this green space for us all to continue to enjoy. I strongly object to: Colney 0158, 0253, 0514, 0140 A and B (this should not be granted status as a 'Development
Site'); Cringleford 0244, 0461; Norwich 0133 E and F (Little Tinkers *not only a rescue home for the animals, but a place for humans to visit and interact with them daily), 0184"

I have previously objected to a sports club to being built so near to the river. I object to GNLP0140-A but am happy for the existing pavillion to be developed. A huge number of people enjoy this area as a car free journey to and from work. The green corridor of the Yare valley should be completely protected from development, very important for wild life and for people in the local area to enjoy as they already do in great numbers. Green areas as important as this one with a river and wild areas still remaining near to a city should be completely protected for now and future generations.

Development for the Rugby Club on this PROTECTED SITE has already - to my mind, erroneously - been given. Further development that lies within striking distance of city centre would have yet more detrimental impact on wildlife that's already been threatened by the Rugby Club, not to mention the impact on the lives of many Norwich residents who regularly use the precious green space to walk and relax in. A line needs to be drawn now; no further development in this area.

This proposal will affect me personally as I enjoy this land for its calm, beauty, and wildlife. I run through the Yare Valley 3-4 times a week and regularly spot cormorants, herons, cattle egrets, kingfishers, ducks, swans, and squirrels that all make this area their home. The loss of this space would impact this wildlife whether it is through a direct loss of habitat or a severe disruption to the area surrounding their habitat. Many other people walk alone or with dogs on these same paths: the entire Yare Valley is well used by the public. Please preserve this green space for us all to continue to enjoy. I strongly object to: Colney 0158, 0253, 0514, 0140 A and B (this should not be granted status as a 'Development Site'); Cringleford 0244, 0461; Norwich 0133 E and F (Little Tinkers *not only a rescue home for the animals, but a place for people to visit and interact with them daily), 0184. Permission should never have been granted to the Rugby Club to develop this 'protected' land and it should certainly not now be extended.

The rugby building and pitch is too close to the river, will mean putting in a road in place of a well-used used car free, cycle/pedestrian path currently exists from UEA across to John Innes and the hospital.
A better option would be to extend the current pavillion and parking by Colney Lane oppositeJohn Innes.

The Yare Valley should be preserved as a green corridor for ecological and quiet recreational purposes. The granting of the rugby club permission is a travesty; that development could have taken place at any number of less damaging locations. GNLP0140 / 0133 / 0244 mark the start of a creeping development that would destroy this beautiful area.

Do not allow grant the status of Development Site above and beyond what has already been granted re Norwich Rugby club. These sites are in a protected area. The Rugby Club development has already eroded this protection Don't erode it further by granting Development Site status and opening up the possibility of creeping further development.

I objected to the plans to site the new rugby club on the UEA grounds however like most residents our concerns were ignored. Norwich rugby sold their site to property developers & had other site options. However the wish's of the majority were over ruled. Since they now have permission it is vital it is not granted a ''development site'' so any work is contained & the protected area is respected.

Development of a large clubhouse and inappropriate car parking on land that is recognized as part of the Yare Valley flood plain is an unacceptable risk.
Removal of land use for the local non-rugby playing community,felling of trees and removal of walking facilities for purely financial gain is unacceptable.

The loss of green space and its impact on the wellbeing of humans/wildlife. The large number of development sites outside of the valley being proposed should more than meet the expected growth needs for housing and employment, without risking damage to what local plans identify as a Strategic Green Infrastructure Corridor. The present green corridor is much used and, in some places, overused, as evidenced by the worn condition of some of its paths. Rather than reduce its size, every effort should be made to increase its extent to meet the needs of a growing population from adjacent housing developments.

Sport England supports this allocation which is the subject of an existing planning consent for new sports facilities.

Preservation of the Yare Valley Green Infrastructure corridor is essential.
The large number of proposed development sites outside the valley should meet the expected demand for new housing and other development. The Yare valley must therefore be maintained as a vital green space to meet the needs of the growing population of this area and local wildlife.
In particular, sites 0140 A and B. Status as a Development Site for this area would open the door to further development of what has already been approved for the Rugby club ( itself a huge mistake.) This must be rejected.

Losing the woods would be heartbreaking. They are beautiful all year round and a wonderful place for dog walkers and nature lovers alike. Many families use the woods as well. I strongly object to the plans!

I am sincerely disappointed to learn of the proposed development sites in
The Yare Valley, UEA lake and Bluebell Road areas which I enjoy with my dog
on a daily basis. The beautiful areas of Newfound Farm and the surrounding
woods are a fantastic wild home to rabbits, squirrels, jays and woodpeckers
as well as bats. I have regularly seen kingfishers and muntjac deer in
these areas too. It's rare to be able to explore wooded areas so close to
the city without having to follow allocated paths, letting our children
build dens, spot wildlife and appreciate the peace of nature. Shouldn't
woodland such as this be protected? It's ridiculous to strip an area with
such established diversity of species in fauna, especially one so cherished
and enjoyed by a huge range of local people. Wouldn't it be more sensible
to seek out areas with minimum impact on existing beautiful surroundings or
redevelop brownfield sites? I see this as a knock on effect from the Rugby
Club's successful expansion approval in the area, which I consider to be a
shameful decision. I truly hope that the planners and local council see
sense instead of profit and prevent our fine city losing it's identity to a
hive of urbanisation. The flora, fauna and wildlife need to be protected. This is a precious area
of the city which is enjoyed and explored by such a huge range of people.
It's fantastic to be able to walk in woods without having to follow a path
and let our children build dens, wildlife spot and appreciate the peace of
nature.

Development too large for the area, leading to much increased traffic on already over used road. Probable delays to hospital traffic.

The Rugby Club development which includes a large clubhouse, road and car parking. Permission has already been granted for a strictly conditioned development on these sites in spite of them being in a "protected" area. Granting status as a "Development Site" would open the door to further development beyond what has already been approved. It could also facilitate another application for a different development should the present approved development not go ahead.

I objected to the plans to site the new Rugby Club by the river in the UEA grounds, raising concerns about loss of green space, detrimental effects on wildlife, flooding risk and intrusion into the heart of the Yare Valley. Unfortunately, these concerns were ignored. Norwich Rugby Club now has permission to go ahead with this damaging development. It is vital that this is not granted the status of a ''development site'', otherwise there will be no onus on the Rugby Club to contain its work and respect the site.

This is a site which contains an extremely rare plant which only grows in Norfolk. This development is so close to a world leading plant research centre, that it will be highly damaging to the university and this research centres reputation if you destroy one of the sites where this plant grows. Not only that, it seems entirely unnecessary to destroy a perfectly good habitat in order to create artificial football pitches, when the UEA Sportspark is a mere walk away. Further to this, students and members of the public use these areas to unwind from the stresses of university and work, hence it is an important green space for peoples mental and physical health. As a university which appears to be eco-friendly and sustainable, it seems completely detrimental to remove the majority of green spaces to build an unnecessary club.

PLEASE, PLEASE do not destroy these woods. Our family absolutely love using these woods for walking our dog daily, sledging in the winter family walks and picnics in the summer.
Is there a way of still accomodating the proposal, as I'm all for sport and recreation, but keeping the woods as they are please?

The proposed loss of green area is unacceptable. This is protected area for a reason. We all breathe the air near here, we learn about nature, we walk and clear our thoughts around here every day. There are so many unquantifiable benefits and I am afraid that it will only be looked at in terms of profit and the quanitifiable. We NEED these areas to be kept intact.

Are we SURE that these developments are what the community wants? There will be no going back. The habitats and the atmosphere of the are will be lost forever.

Yet again the UEA are attempting to cover this beautiful valley with yet more concrete. We must resist the enlargement of this site and try and retain the integrity of the 'protected corridor of the Yare Valley.
Once all these beautiful green spaces are gone they are gone forever.

A and B Site lies in Yare Valley Green Infrastructure Corridor protected by River Valley Policies. More than some of parts. Any reduction in area could impact along the corridor and impair ability to function effectively.
Corridor vital to wellbeing of humans and wildlife.
Corridor much used (worn paths). Corridor should be increased to meet demands of growing population from adjacent house building.
Large number of sites outside of valley being proposed, these should meet expected growth need.
Granting status as a "Development Site" would open the door to further development beyond what has already been approved in controversial approval

GNLP0140-A - Colney Lane/Earlham Road (Clubhouse/Pavilion)
GNLP0140-B - Colney Lane/Earlham Road (Car Park Extension)

Both sites have been promoted for sports pitches and associated parking and a clubhouse/pavilion. The sites benefit from an existing planning permission (ref: 2016/0233). The planning permission gives consent on the wider site for the following:

● New sports pitches (Inc. artificial grass and floodlighting, reprofiling of existing pitches, infilling/re-profiling of areas uses as existing grounds maintenance facility);
● New pavilion/clubhouse;
● 168 car parking spaces, 60 overflow parking spaces, 100 cycle spaces, 2 coach parking spaces);
● Storage facilities;
● Extension of the existing Colney Lane car park (from 37 to 87 spaces and overflow parking for up to 24 cars).

The application was granted planning permission in February 2017. This representation serves to update the progress of sites GNLP0140-A and GNLP0140-B.

These sites should therefore receive a site allocation for the full extent of the consented scheme, to represent the growth of this area of the wider Campus in the Plan period to 2036.

GNLP0140-C - Triangle Site

The representation for the Triangle site aims to secure the medium-term development of the site for UEA or NRP related uses. The site is currently allocated as COL 2 in the South Norfolk Site Allocations and Policies Document (2015) for principally science park development, hospital expansion, or other development which would complement these uses. This representation seeks to maintain this allocation for these uses within the next Plan period to 2036.

Assessment of Deliverability

Suitable

The site is 4.23 hectares and is currently used as the 'UEA Triangle Car Park'. The site had existing planning permission for an Innovation Centre (application reference: 2008/0736) and currently has temporary planning permission for the continued use as a car park up to 2027 (application reference 2017/1422). Whilst the HELAA states that the analysis of the site comes out with a result of 'suitable', the fact that development on the site would not provide any further capacity to the area, the HELAA has to conclude that the site is 'unsuitable', as it is already allocated for development and would not benefit the purpose of the report. The HELAA provided an assessment of the planning constraints at the site:

● Access, Accessibility to Services, Transport and Roads: All rated as Amber. As part of the development of the site, an access onto Watton Road may be sought. Should this be the case, any access would be substantiated by appropriate evidence to demonstrate that the access is suitable for use. Furthermore, the previous application for an Innovation Centre at the site achieved a suitable access, meaning that the principle of suitable access has been established on site.
● Utilities Capacity: Amber rating. Any planning application for the site would be accompanied by a robust Utilities Assessment to demonstrate how the development would connect with utilities and the capacity of these to accommodate the proposed development.
● Flood Risk: Amber rating. The site is within Flood Zone 1, with areas of Flood Zone 2 and 3 adjoining the site to the east. It is anticipated that development would be concentrated towards the west of the site, and potentially at the frontage of Watton Road, thereby taking development away from the eastern boundary of the site.
● Significant Landscapes and Biodiversity/Geodiversity: Amber rating. The site borders Earlham Conservation Area and is within the Yare River Valley. Due to flood risk, development on site is likely to be concentrated towards the west of the site, thereby maintaining a Green buffer with the River Valley and Conservation Area. Despite the proximity to the Conservation Area, the HELAA rates Historic Environments as Green, thereby suggesting that development in this location would not harm heritage assets.
● Market Attractiveness and Compatibility with Current Uses: Green rating. The site is situated within the NRP area, thereby offering high potential for science/tech led businesses or UEA related uses. Similarly, links to the UEA could be enhanced further with the potential pedestrian link that may accompany the build out of the undeveloped portion of the Earlham Hall allocation (R39). Currently, there is no direct physical link between the northern areas of the UEA Campus and the wider NRP. The reallocation of this site, with the added potential of a physical link with the UEA, should be encouraged to promote the connectivity of the NRP.
● Townscape and Open Space: Green rating. The site is not anticipated to have negative implications upon the NRP townscape.

While the HELAA has raised planning constraints at the site, it is envisaged that they can be mitigated through development.

Available

The UEA are long-term leaseholders of the site. It is anticipated that the development of the site could reasonably take place in the period 2021-2026.

Achievable

A number of studies, submitted for the previous Innovation Centre scheme, demonstrated that development of this nature would be achievable on site. The establishment of an access route determined that access to the site was achievable, while a Phase 1 Habitat and Protected Species Survey was conducted. Similarly, this application was accompanied by a Flood Risk Assessment, which stated that the site had a low probability of flooding.

It is appreciated that these studies have limited weight due to their age. Therefore, any new planning application would be informed by a suite of technical studies to demonstrate that development on site would be achievable.

The site also benefits from being well located to existing transport infrastructure. There are multiple bus stops on Colney Lane and Watton Road, which provide frequent services to Norwich City Centre, New Costessey, Sprowston, Old Catton, Watton, Swanton Morley, Dereham and Wroxham. The site is also well related to Norwich City Centre, which is approximately 3.5 miles from the site. The site is also in close proximity to the Norfolk and Norwich University Hospital, wider NRP, and UEA. The site is highly accessible via foot, served by an existing network of footpaths.

Based on the above, it is felt that development on the site would be achievable.

Viable

Development of the site for UEA/NRP related use is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

The site falls within the defined Development Boundary and has an existing site allocation. The site also benefits from a historic planning permission for an Innovation Centre. Therefore, the principle for UEA/NRP related development is established. Updated technical evidence and appropriate design is likely to overcome planning constraints identified at the site.

The allocation for UEA/NRP related uses on site should remain to enable the sustainable growth of the UEA/NRP in the medium-term.

The loss of green space and its impact on the wellbeing of humans/wildlife. The large number of development sites outside of the valley being proposed should more than meet the expected growth needs for housing and employment, without risking damage to what local plans identify as a Strategic Green Infrastructure Corridor. The present green corridor is much used and, in some places, overused, as evidenced by the worn condition of some of its paths. Rather than reduce its size, every effort should be made to increase its extent to meet the needs of a growing population from adjacent housing developments.

This proposal would result in destruction of yet more green space in the river valley, in an area which is valued by those wishing for peaceful recreation, to appreciate wildlife and to escape from the increasingly developed urban area. The character of the river valley that has been protected until would be seriously damaged.

The loss of green space and its ipact on the wellbeing of humans and wildlife. The large number of development sites outside the valley being proposed should more than meet the expected growth needs for housing and employment, without risking damage to what local plans identify as a Strategic Green Infrastructure Corridor. Rather than reduce the size of the green corridor, every effort should be made to increase its extent to meet the needs of a growing population from adjacent housing developments.