GNLP0468

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Object

Site Proposals document

Representation ID: 13057

Received: 14/02/2018

Respondent: Costessey Town Council

Representation:

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.

Full text:

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.

Object

Site Proposals document

Representation ID: 16755

Received: 12/03/2018

Respondent: Ms Hilary Elias

Representation:

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.

Full text:

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.