GNLP0284

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.

This is in the River Tud Valley and outside the development boundary and should not be built on under any circumstances, there is also very bad access on to Town House Road.

River valley. Surely better places to build. Poor road access.

The Friends of the Tud Valley is a community based group in Costessey set up to protect and enhance the River Tud valley. We have the following comments on the proposals in the local plan:

GNLP0039
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey.
GNLP0489
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley.
GNLP0284
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey.
GNLP0206
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey.
GNLP0510
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey.
GNLP0238
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey. There have been two recent planning applications which have both been refused because of the adverse impact on the Tud river valley.
GNLP0243
We object to this as a development site. The site is inn the Tud River valley and hosing development would adversely affect the visual and landscape character of the valley. It is also outside the settlement boundary of Old Costessey.
GNLP0266
We support this site for housing development as it is outside the Tud valley
GNLP0581
We support this site for development as it is outside the Tud valley

TUD VALLEY BOUNDARY

The boundary of the Tud river valley should be adjusted in Old Costessey to include the Farmland Road site (GLDP 0238) and to go up to the boundary of East Hills woods. There should also be an explicit policy statement in the plan with the objective of enhancing the character of the river valley and stating that there will be a presumption against new development in the Tud valley.

I will be grateful if these comments can be considered as part of the GNLP review

John Newby
Chair Friends of the Tud Valley

We would like to make the following comments on the GNLP consultation document.

As residents of Costessey we must make the strongest possible objections to GNLP 0039/0206/0238/0243/0284 and 0510. All of these sites are within the Tud Valley which should be protected as an area of landscape importance and, in any case, being a chalk river valley it is NOT suitable for SUDs as was discovered (too late, unfortunately) at the Woodlands site on Townhouse Road, currently being developed by Bennett Homes.

With respect to GNLP 0238, this site has been rejected twice recently (25th May 2016 and 6th December 2018) by South Nofolk DMC as being an unsuitable location for development. The reasons for refusal, ie LVIA and unsuitable highways access won't go away! The Costessey Town Council is, quite rightly, endeavouring to get an amendment to the current River Tud boundary designation with a view to this site being included within the properly recognised valley.

On the question of development in Costessey, over the past ten years or so several thousand homes have been, and are being, constructed at Queens Hills and Lodge Farm. This has had huge consequences for the local highway network, particularly the A1074, with concomitant problems of increased pollution. Doctors surgeries, dentists and schools are all operating at maximum capacity. Ergo no more development in Costessey.

On the Plan generally we would like to know what investigations were carried out which led to proposals to provide 43,000 homes in the Greater Norwich Area by 2036. We would also question where the occupants of these properties would find employment. The once large manufacturing base of Norwich has shrunk to a small number of small businesses operating out of industrial estates. The main white collar employer, Aviva, has greatly reduced its local workforce in recent years. As with Costessey, the current infrastructure in the GNLP Area ie, hospitals, doctors, schools and the highways system are not coping well with the existing population. So heaven knows what will happen if this population increases by another 100,000 people.

The City of Norwich is recognised both nationally and internationally as a beautiful City and there is a serious danger that development on the scale being proposed in the GNLP will result in its character being irretrievably harmed.

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.

GNLP0172: Land to the west of Green Lane West, Rackheath
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. An outline planning application for 205 dwellings has been submitted (Ref. 2017/2208). In these representations we will refer to the findings of the technical reports submitted with the planning application. We will provide the Local Plans Team with a CD containing all of the technical work that has been submitted in support of the current planning application.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: The main site access to the proposed development will be provided either via one or two new priority junction(s) off the eastern edge of Green Lane West. This is still being discussed with the County Highways Team, but deliverability can be achieved in either situation. A new pedestrian/cycle access point on Newman Road will provide access to the surrounding pedestrian network. We request that the access score for this site should be changed to 'green'.

Access to Services: The Site is within close proximity of the existing facilities within Rackheath, which are accessible by walking and cycling. The proposed strategic development at the North Rackheath Urban Extension, located to the east of the site, will provide additional services and facilities in the future. The site is served by existing bus services along Green Lane West, providing connections to Wroxham, Norwich City Centre, and the Norfolk and Norwich University Hospital. Salhouse Station is approximately 1.5km from the site, providing rail services to Norwich. The site is well-related to the employment opportunities at Rackheath Industrial Estate. We request that the close proximity of the primary school, employment opportunities, bus services, and the future new facilities at North Rackheath should be taken into account in the assessment of the site; the new facilities at North Rackheath would be located opposite the site on Green Lane West and therefore the site would score 'green' for this topic in the near future.

Utilities Capacity: The existing residential and commercial areas are connected to utilities services, and the proposed development at the site will also connect to those services. As such we request that the utilities capacity score for this site should be changed to 'green'.

Contamination: A Phase 1 and 2 Ground Investigation Report has been undertaken of the site and was submitted with the planning application. The Report identifies the potential for asbestos containing materials within the vicinity of the small structures in the southern portion of the site. It is recommended that the asbestos should be assessed in advance of clearing this material, and following clearance of the site further testing should be undertaken to determine the potential for asbestos in the soil. A planning condition would ensure that this further assessment and investigation work is completed in advance of development.

Flood Risk: The site lies within Flood Zone 1 and as such it is at low risk of flooding. A Flood Risk Assessment and Drainage Strategy has been prepared for the proposed development and was submitted with the planning application. The site has no history of flooding. The proposed development includes attenuation ponds to create a sustainable drainage system and control surface water drainage at the site. We request that the flood risk score for the site is changed to 'green'.

Significant Landscapes: A full Landscape and Visual Impact Assessment (LVIA) has been prepared for the proposed development site and was submitted with the planning application. To the north of the site, lies an area of residential development at Trinity Close and Sir Edward Stacey Road. To the south, lies an area of existing commercial development. The proposed strategic development at the North Rackheath Urban Extension is located to the east of the site. The site is enclosed by a dense hedgerow and hedgerow tree planting to the east, which forms a natural green boundary and screens the site in views from the east. The Norwich Northern Distributor Road (NNDR), which is currently under construction, is located to the west of the site. The majority of the existing vegetation within the site will be retained within the proposed development. The proposed residential areas will include landscaping and structural planting. The proposed development includes a substantial area to the east of the new NNDR for landscape enhancement and new wildlife habitats. The overall conclusion from the LVIA is that the site is a suitable location for residential development in terms of landscape and visual impacts, provided the landscape mitigation and enhancement measures are implemented. We request that the landscape score for this site is changed to 'green'.

Compatibility with Neighbouring Uses: The proposed site is located between an existing residential area to the north and an established commercial area to the south. The proposed development includes new planting at the northern and southern boundary to protect residential amenity and provide privacy. As such the proposed development would be compatible with the neighbouring uses. A woodland buffer will be provided on either side of the new NNDR. The proposed development will include a landscape bund and acoustic fence on the western boundary to provide an additional buffer between the new road and residential uses. Therefore, the proposed development includes mitigation measures to address the relationship between the new NNDR and proposed residential uses. We request that the compatibility with neighbouring uses score is changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.

GNLP0284: Land at Townhouse Road, Costessey
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. Costessey is recognised as a sustainable location for growth. A pre-application advice request has been submitted, and options for development remain under discussion with the local authority. The potential scheme sizes range from 100 to 200 units, utilising either one or two parcels of land at the site. We believe there is a logical development parcel between Longwater Lane and Limetree Avenue, and south to the final property of Limetree Avenue.

It should be noted that the site now promoted is smaller than the one considered through the Site Specific Allocations & Policies Document process (adopted October 2015); Site Ref. 0750a related to a 16Ha site for 480 dwellings. Therefore, there is a material difference in the current development options compared with those previously considered, and the potential impacts will be reduced because the site is smaller and less dwellings are now proposed.

In these representations we will refer to the findings of the technical reports undertaken for the site.
The following documents are submitted with these representations:
 Concept Masterplan Option 1 - 100 dwellings (Dwg No. CSA/3022/112)
 Concept Masterplan Option 2 - 130 dwellings (Dwg No. CSA/3022/113)
Concept Masterplan Option 1 - 200 dwellings (Dwg No. CSA/3022/114)
 Landscape & Visual Summary Note (CSA - March 2018)
 Photomontage 1 - Illustrative Winter View from East Hills Wood (Year 1 and Year 10)
 Photomontage 2 - Illustrative Summer View from East Hills Woods (Year 10)

There are three concept plan options for the site providing 100, 130 and 200 dwellings; the three options are shown on the submitted Concept Masterplans. All three scheme options would avoid extending the line of the settlement further south into the River Tud Valley, and include significant green buffers and corridors to mitigate the impact of new development at the site and integrate it into the landscape setting.

A scheme of 200 homes would enable the creation of a new public footpath and cycle path along the southern edge of the Site. This would create new views into the river valley;

A scheme of between 100 and 130 dwellings would arguably have less landscape impact, from views from East Hills Wood. A photomontage of Years 1 and 10 (Summer and Winter) has been created for the smaller scheme option, and is submitted with these representations. It should be noted that this view has been taken from the northern edge of the woods, which are not publicly accessible. Therefore it is likely that the views would be further interrupted by foreground vegetation.

Taylor Wimpey are therefore applying a flexible approach in the promotion of land here: a larger scheme would generate greater economic and social benefits, but might result in a greater level of perceived landscape impact. However, this could be balanced against improvements to public accessibility along the southern edge of the site and views into the River valley.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: Depending on the scale of development progressed, the site has capacity to accommodate a single junction on to Townhouse Road, and a second access onto Longwater Lane if required. The proposed footway will extend east to provide a connection to the existing footway and bus stop. To the west, the footway will extend to a proposed pedestrian crossing point to provide a connection to the existing footway on the northern side of Townhouse Road. A traffic calming scheme is proposed to reduce speeds in the vicinity of the site access and to improve the pedestrian environment to the west of the site. We request that the site access score is changed to 'green'.

Transport and Roads: A draft Transport Assessment has been prepared. The highway capacity has been assessed and demonstrates that the proposed development would have a negligible impact on the local highway network. The proposed development includes new footways to connect with the existing footway network. Townhouse Road is designated as a local cycle route. The site is well-related to the wide range of services and facilities within Costessey all of which are within suitable walking distance. We request that the transport and roads score is changed to 'green'.

Utilities Capacity: An initial draft Utilities & Wastewater Assessment has been prepared. The existing residential areas are fully serviced, and the proposed development will connect to the local utility services. We request that the utilities capacity score is changed to 'green'.

Significant Landscapes: A draft Landscape & Visual Impact Assessment has been prepared. The site is well-related to the existing built-form in Costessey and represents a natural and logical continuation of the settlement. The majority of the existing vegetation at the site boundary will be retained within the proposed development. The proposed development will enhance the boundaries to the site, with new tree planting on the western boundary and a new woodland belt on the southern boundary, alongside green corridors, planting and areas of open space within the development. The significant green buffers and corridors are provided to mitigate the impact of new development at the site and integrate it into the landscape setting. Methodology scoping discussions remain ongoing with the local authority's Landscape Officer in order to ensure the LVIA is comprehensive and robust. We request that, provided the landscape mitigation and enhancement measures are implemented, the landscape score for this site is changed to 'green'.

Townscapes: The Roman Catholic Church of Our Lady and Saint Walstan, located to the west of the site, is a Grade II Listed Building. A draft Built Heritage Assessment has been prepared. The Church is surrounded by extensive tree cover which limits the setting of the heritage asset, and means that the surrounding area and the site do not contribute towards the significance of the heritage asset. In any event, a generous buffer between the heritage asset and new built development in the form of an area of open space could be provided. The site frontage includes open space and new planting. We request that the townscape score for the site is changed to 'green'.

Biodiversity and Geodiversity: A draft Phase 1 Habitat Survey has been prepared. The Survey recommended that the hedgerows at the boundaries of the site should be retained and enhanced to create corridors and shelter/foraging areas for wildlife including birds, bats, badgers and hedgehogs. In addition native hedgerow species should be planted in gaps, for example along the southern and eastern boundaries, to provide further opportunities for these species and enhance their value as ecological corridors. The addition of bat boxes to any new buildings or retained trees within the site would provide additional bat roosting opportunities. The addition of a range of bird boxes would provide additional nesting opportunities. A reptile hibernaculum into the landscape design will enhance the area for reptiles in the future. Therefore, the proposed development will include a range of biodiversity mitigation and enhancement measures, and as such, we request that the biodiversity score for the site should be changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.