GNLP0520

This is a huge number of homes to absorb in addition to the existing new development of houses on adjacent land. The proposed site acts as a natural absorbant of rainfall, and properties and land that lie below the site will undoubtedly suffer from flooding. At present, a large amount of water already gathers in Seamere Road. Secondly, the area currently acts as a haven for wildlife, including wild deer and barn owls. Thirdly, irrespective of location, this is an excessive amount of homes for a small village to absorb and will place unreasonable burden on local services.

The existing HIN 1 development has added 96 dwellings, the occupants of which will find little local employment within walking distance so considerable extra traffic will be entering the B 1108 road. The extension of this development to four times its size under GNLP0520 will increase traffic access very significantly. There are very considerable surface water flooding issues already existing in Seamere Road and my own property has been flooded twice since the HIN 1 development has been ongoing. South Norfolk Council and the NCC Lead Flood Authority have been made aware of this.

I would like to raise a number of objections to the future housing development currently under consideration in the village of Hingham, and specifically the eastern development area of GNLP0520.

My particular concern is how these proposals may impact detrimentally upon both the character and rural quality of this easternmost area of Hingham village as well upon the historically important dwelling, The Meeting House, 42 Seamere Road.

The house is located at the eastern end of Seamere Road. It is a Grade II Listed building and its relatively isolated location reflects its previous function as a Quaker Meeting House (active 1680 to 1926). The earlier attached building dates probably from the late 16th or early 17th century and was at one time the home of Samuel Lincoln - who after his journey to the New World was to be the forbear of Abraham Lincoln.

My specific concerns about potential house development within the proposed area of GNLP0520 are:

1. The development area is disproportionally out of scale with the rural quality and character of this eastern side of the village. Permission is being sort by the land agent for GNLP0520 to site 250-300 dwellings. The construction zone would extend hard against the northern boundary of The Meeting House, and if the adjacent development of GNLP0310 was also to proceed the property would be surrounded entirely on two sides of its boundaries.

2. Seamere Road provides very significant amenity value to dog walkers and hikers alike. The route extends along Seamere Road leading away from the village, then turns south on a footpath before heading back to Hingham.

The unimpeded view walkers currently enjoy looking north across farmland towards the church tower of St Andrew's church will be entirely lost if the development plans for GNLP0520 and GNLP0310 were to proceed. Such a loss to the value of this amenity would be significantly detrimental to the quality of life enjoyed by many in the village.

3. If both GNLP0520 and GNLP0310 were to proceed this would potentially introduce a combined total of 472 dwellings, which in addition to the 93 currently being built on land adjacent to these two new sites (HIN10) would produce a total of nearly 600 houses.

Such a vast estate grafted on to the east side of Hingham would unquestionably create an unsustainable level of development entirely inverting the current ecological equilibrium prevalent throughout the village between the highly significant historic centre and a gentler and more appropriate increment of new dwellings infilling available appropriately scaled sites around the perimeter.

While the need for new homes is a pressing issue, in this instance the potential harm likely to be caused to the current balanced rural ecology of Hingham were these over- sized plots to be developed would result in irreversible damage to those very qualities that both present and future residents of this important Norfolk village so rightly cherish.

Development of proposed site would be highly inappropriate due to several constraints:
Flooding - site is sloping and on high ground, meaning it would cause similar and worse flooding to lower lying land and houses as seen with the 'Hops' development adjacent to this site.
Safety - road/traffic speed and curves mean this would be a dangerous place to create side roads or increase traffic. Hopsack Road and Seamere road would be the only options for approach, both of which are too narrow for a substantial increase in volume of cars.
Industry - The site is boundaried on 2 sides by agricultural works and heavy plant industry, both of which cause significant noise and air pollution, but which also allow for significant employment in the area and any further residential growth would likely curtail these industrial businesses and thus affect the local economy. These industrial areas also have large amounts of HGV traffic approaching from East and West, and so would not be a suitable place to create large numbers of dwellings and increased traffic to mix with these vehicles. Land is opposite a strategically designated industrial and employment site, and creation of large amounts of residential housing stock would endanger the future of these sites, as well as exacerbating the HGV/domestic car mix safety problems.
Conservation - Land forms part of the view upon the approach to Hingham form the East, which is protected in by-laws which were observed in the planning process for the 'Hops', which was considered acceptable as the site sloped downward allowing for the tree-line and church view to be maintained from the Eastern approach. Development here would create a corridor approach to Hingham which would permanently alter the aesthetic of a historic town and damage tourism, and thus employment, both present and future. The site is also boundaried by historic listed buildings of significance to Hingham's tourism trade, and due to it's high and sloping position, is visible from a considerable distance around, including lanes, footpaths and bridleways connecting Deopham, Attleborough, Wicklewood and Wymondham and beyond. As a result, development would be highly visually impacting upon the rural environment for many miles around, as well as the view from many historic listed buildings, such as the Water Mlill and Lilac Farm (previously occupied by the Wodehouse family and the Lincolns). The most recent development, the 'Hops' is largely hidden from view by trees and the topography of the land, but any extension of this to the East would create a truly monolithic expanse of housing which would be dramatically out of character for such a beautiful historic town. The site also contains a historic pond, which has been untouched and protected as a wildlife haven, home to rare species of bats and newts, as well as breeding pares of moorhens.
Impact - the East of Hingham has recently experienced the largest volume of new houses in Hingham for 20 years, bringing with it significant disruption, noise and air pollution, building site debris, and massive loss of view and rural aesthetic. To further extend the town in this direction would be disproportionate and unbalanced, especially considering that more subtle and suitable sites, both in location and size, have been proposed.

GNLP Regulation 18 Consultation Response

GNLP0520 - Land South of Norwich Road, Hingham

On behalf of Abel Homes, we strongly recommend that Land South of Norwich Road, Hingham (GNLP0520) should be allocated for residential development. The site is considered to be entirely deliverable, and capable of making a significant contribution towards satisfying the Councils' housing needs during the period to 2036.

In accordance with the National Planning Policy Framework's (NPPF) definition of 'deliverable', set out in footnote 11 to paragraph 47, the site represents a suitable location for development now, is available immediately, is achievable with a realistic prospect of housing being delivered on the site, and is viable.

The suitability of the site has already been assessed in the Housing and Economic Land Availability Assessment (HELAA) (2017). Whilst the assessment determined the site to be 'suitable', it raised a variety of site-specific constraints. These points are addressed in further detail below.

Assessment of Deliverability

Suitable
Hingham is identified in the Joint Core Strategy for Broadland, Norwich and South Norfolk (JCS) (2011) as a Key Service Centre. Key Service Centres are identified as locations that due to the range of amenities they provide, as well as the employment and transport links to Norwich and the Main Towns, are capable of accommodating small to moderate levels of new housing.

The Greater Norwich Local Plan Regulation 18 Consultation document states that in identifying sites to accommodate the additional 7,200 homes required during the period up to 2036, consideration will be given to a range of settlements, including Key Service Centres (of which Hingham is one), which will need to accommodate a minimum level of growth of 1,000 units, irrespective of which of the six growth options is identified. On this basis, Hingham is considered to be a location that is, in principle, a suitable location for additional development.

The site lies to the east of Hingham, and is situated outside of the existing Settlement Boundary. However, the site lies immediately adjacent to The Hops, a new development of 88 dwellings by Abel Homes, on land allocated under Policy HIN 1 of the adopted South Norfolk Local Plan, Site Specific Allocations and Policies Document (2015). The site would provide a logical extension to the Settlement Boundary, immediately adjacent to a site that has been considered suitable for development, and, as detailed on the attached 'Concept Masterplan Village Context', has the potential to create a clear and defensible boundary to the village of Hingham. The development would be immediately to the south of an existing employment area, and would provide a natural 'rounding off' of the village.

The attached illustrative plans prepared by Feilden & Mawson demonstrate that, if developed in its entirety, the site, which extends to 12.7ha could, based on a density of 19.7 dwellings per hectare, could be developed to provide approximately 250 units. To ensure it provides an accurate indication as to what can be provided on the site, the indicative development plan has been prepared having regard to key planning policy requirements, notably parking and open space provision. However, the scale of development accommodated on the site will ultimately depend on the quantum of growth allocated to Hingham.

On this basis, the plans prepared by Feilden & Mawson demonstrate how the site could be developed in three phases to accommodate a range of growth options from approximately 39 to 250 dwellings. (It should be noted that in order to ensure a robust submission, the technical information prepared to support these representations assumes the maximum quantum of development on the site.). In spite of this, the client has adopted a flexible approach to bringing forward development on the site, and is willing to take both direction and advice from the GNLP; in regards to the phasing and the quantum of development which could be provided on the site. Thus, development on the site could be constituted of a variety of phases, to meet the future housing needs of Hingham.

In terms of more detailed site-specific considerations, the HELAA identifies the site as a suitable location for residential development. It confirms through a 'Green' rating, that there are no constraints or impacts anticipated in relation to Accessibility to Services; Utilities Infrastructure; Contamination and Ground Stability; Flood Risk; Market Attractiveness; Significant Landscapes; Open Space and Green Infrastructure. Whereas, the following site-specific constraints are rated 'Amber': Access; Utilities Infrastructure; Townscapes; Biodiversity and Geodiversity; Historic Environment; Transport and Roads; and Compatibility with Neighbouring Uses. These are addressed below.

Access, Transport and Roads
Vehicular access to the site would be achieved through a combination of an extension to the access road which serves The Hops, and a new junction from Norwich Road. In terms of the former, it is considered that this access road could serve approximately 125 units in total, if agreed with Norfolk County Highways. Through the creation of a second access point, and a 'loop' created through connecting with The Hops, the access could serve up to 700 dwellings, in accordance with the Norfolk Residential Design Guide.

A Highways Report produced by Richard Jackson Engineering Consultants and submitted in support of this Representation demonstrates that sufficient access to the site could be created via Norwich Road, which would provide for adequate visibility in accordance with the 30mph speed limit, whilst avoiding the existing mature trees.

The Highways Report also details how improved pedestrian and cyclist connections via The Hops could be implemented to provide sufficient access into the centre of Hingham; which would provide access to the local services available in Hingham, particularly the school. By providing pedestrian and cycle access through The Hops and not on the Norwich Road frontage, the Tree Preservation Order which covers the mature trees on the Norwich Road will not be impacted upon. The Highways Report summarises that: Site Access; Local Junction Assessment; Accessibility to Services; Pedestrian Links; Cycle Facilities and Public Transport are all rated 'satisfactory'. In terms of public transport, Konectbus provide frequent services, which offer a good service for both commuting and social facilities.

The location of the site to the east of Hingham is also beneficial in highway terms. Hingham is connected to Norwich via the B1108, which enters Hingham from the east. The B1108 serves both Norwich, and a variety of surrounding areas. Therefore, the location of the site would enable those commuting to and from Norwich, and other locations, to not have to pass through the centre of the village.

At present, a Public Right of Way passes through the site, along the eastern boundary of The Hops. The Public Right of Way would be retained, in its entirety, and would be incorporated into a landscape buffer, as demonstrated on the plans produced in support of this Representation by Feilden & Mawson.
The foregoing text demonstrates that there are no constraints to development in terms of access, transport and roads.

Utilities Capacity
To justify residential development on the site, it is necessary to demonstrate that sufficient utilities can be provided. A Utilities Report provided by Richard Jackson Engineering Consultants concludes that Cadent Gad Ltd, UK Power Networks and BT could all provide apparatus into the site. UKPN would potentially require an onsite substation, whilst connection to Anglian Water foul water sewers and the disposal of surface water through infiltration techniques appear, based on the research undertaken, to be feasible. The report demonstrates that there are existing services adjacent to the site, which are likely to have capacity to serve the potential development, subject to statutory undertaker network capacity analysis. Existing services which cross the site can be diverted and would not prevent development, with the location of existing services likely to be deliverable for new connections to take place for construction of any future development on the site.

Flood Risk
Whilst the HELAA constraints analysis rates the site 'Green' in terms of Flood Risk, the associated comments section makes reference to parts of the site being susceptible to surface water flooding. In support of this representation, Richard Jackson Engineering Consultants have provided a Flood Risk Assessment and Drainage Strategy. The assessment demonstrates that indicative ground conditions demonstrate that infiltration is likely to be suitable. The Flood Risk Assessment also indicates that: the site falls within Flood Zone 1 and is suitable for residential development; there are no existing surface water flooding issues which cannot be accommodated within a drainage strategy; and that the proposals will conform to the SuDS Manual and LLFA guidance for the use of infiltration devices. Furthermore, the site layout produced by Feilden & Mawson allows for surface water flow paths to be accommodated within roads and open space areas.

Townscapes
The illustrative master plan prepared by Feilden & Mawson shows the main north-south access road from The Hops extending southward into the new development then looping round to the east and then north, to connect back to Norwich Road. The proposed development has a grain and density similar to that of The Hops, fitting well to the texture the existing residential 'suburbs' of Hingham to north of the site.

The proposed new entrance from Norwich Road is marked by a small green-space framed by new homes. This could be arranged to have an interesting relationship with the rather formal 'set piece' layout of the contemporary housing development around the southern end of Lincoln Avenue, on the north side of Norwich Road. The remainder of the site frontage is dominated by the retained mature oak trees and hedge, continuing the approach adopted on The Hops. The intention is to preserve the existing leafy character of the approach to Hingham from the east, particularly in this section which is dominated on the north side of Norwich Road by the rather disjointed frontage of the employment area.

A portion of the required public open space (POS) is arranged as an informal green space at the heart of the new development, but the majority is arranged around the eastern, southern and western margins of the new development. This will provide an attractive green margin for the new homes, and be well suited for informal play and dog-walkers from the new development and adjacent existing properties. New homes will be arranged to face outwards across this new 'linear park' to provide good levels of natural surveillance.

The eastern margin of the site is shown with a substantial screen planting zone to soften the impact of the new development in the limited views of the site from the east along Norwich Road. [Careful consideration will be given to the northern section of this planting zone, to preserve the glimpsed view of the church tower over the roofscape of the new development]. The southern section of the POS also contains a planted margin, to create a buffer for the existing properties to the south of the site, on Seamere Road (including two listed farmhouses - see 'Historic Environment' below). It also accommodates the necessary swales and infiltration basins for the sustainable drainage system. The western leg of the POS works with the open green-space running down the eastern flank of the Hops to provide an attractive setting for the existing public right of way that connects Norwich Road in the north to Seamere Road in the south.

Overall, the illustrative masterplan shows how site, whether developed in its entirety or in phases, offers good potential for an attractive, permeable and well-connected development, which fits neatly into its immediate and wider streetscape context.

Biodiversity and Geodiversity
A Preliminary Ecological Appraisal of the site was conducted by Parker Planning Services in support of this Representation. This report details that the site is typical of an intensive arable landscape, with habitat loss being considered the main adverse impact of development on the site. iIt is envisaged that the impact of the proposed development could be mitigated via appropriate landscaping and scheme design, with the potential for ecological enhancement.

Historic Environment
The site is in relatively close proximity to two Heritage Assets which lie to the south of the site: Blenheim Cottage and Lilac Farmhouse which are both Grade II Listed. The concept masterplan created by Feilden & Mawson in support of this Representation demonstrates how a landscape screening belt can be provided to the eastern and southern boundaries of the site. This belt would provide an area of public open space, along with the retention of existing vegetation and provision of new vegetation. The provision of a landscape screening belt will help to screen the development from the surrounding context, ensuring that development on the site will not adversely impact on the nearby Listed Buildings.

The site is also within proximity of both the Hingham Conservation Area and Hingham Church which is Grade I Listed. However, the site is approximately 650m from the Conservation Area, and 970m from Hingham Church. It is considered that a well considered design strategy with suitable mitigation, will ensure that the development of the site does not course harm to the identified heritage assets.

Compatibility with Neighbouring Uses
The site lies immediately to the east of The Hops, a recent development of 88 dwellings constructed by Abel Homes (application reference: 2014/2322). Development on the site would constitute a logical and coherent extension to The Hops. To the north of the site is a further recent development of 40 dwellings (application reference: 2005/1787), along with Hingham Industrial and Business Centre, which comprises a mixture of business and industrial uses. To the east of the site is open farmland, and to the south is a limited number of dwellings with farmland beyond.

Therefore, it is evident that residential development on the site would be highly compatible with neighbouring uses, as demonstrated by the allocation and subsequent development of The Hops development. As detailed above and demonstrated on the supporting material prepared by Feilden & Mawson, the site provides a logical extension to the village and the provision of a landscape screening belt would aid the transition between the development and the surrounding environment; shielding views of the development from the surrounding countryside.

Summary
In conclusion, it is clear from the above that the site whether developed in part or in its entirety, is entirely suitable for residential and associated development. The technical evidence submitted alongside this Representation, including the indicative masterplan documents, demonstrates that there are no constraints to the delivery of the site.

Available
The site is controlled, in its entirety, by Abel Homes; and is leased to a local farmer on a temporary basis, which can be terminated with the agreed notice period at any time.

It is anticipated that development on the site would be both available and developable in 1 to 5 years.

Abel Homes are committed to providing contemporary, award winning homes across the region. Abel Homes have demonstrated this dedication, and their commitment to bringing new homes to Hingham, through the recently completed Hops development. The Hops development was submitted to South Norfolk's planning department in November 2014, approved in May 2015, and has nearly been entirely completed. The rate of delivery therefore for the Hops was three and a half years. A similar delivery rate would be assumed for this site.

Achievable
Based on the suitability assessment above, there are no site-specific constraints which could threaten the delivery of residential development on the site. Through the provision of The Hops, Abel Homes have demonstrated that they are committed and able to achieve the delivery of housing of large scale housing developments, within 5 years.

Therefore, residential development on the site is deemed to be entirely achievable.

Viable
Development of the site for residential purposes is considered viable, taking into consideration the various policy requirements in relation to matters such as affordable housing provision and CIL contributions. This was demonstrated through The Hops development, which delivered CIL and policy compliant levels of affordable housing. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary
As outlined above, the site is suitable, available, achievable and viable, and is therefore developable. Development in this location would represent sustainable development, as defined within the National Planning Policy Framework. Hingham, as a Key Service Centre, is identified as a suitable and sustainable location which can accommodate additional development and, as such, is likely to be identified as a location to accommodate some of the additional dwellings required during the period to 2036. The foregoing text demonstrates that this specific site is a suitable location for further development in all respects and is capable of accommodating development that ranges from approximately 40 to 250 units.

Economically, the site represents the right land in the right place at the right time. Residential development on the site would help to support and sustain the local economy in Hingham, and would support the long-term planned economic growth of the Greater Norwich Area. As well as providing jobs during construction, the development would provide high-quality and desirable homes within easy reach of key employment areas, notably Norwich and the Main Towns.

Socially, the scale of development envisaged is such that it will enable the creation of a strong, vibrant and healthy community, which is well related and connected to the existing facilities on offer in Hingham, such as the Primary School, Co-op Food, White Hart Pub, Library, and Doctors Surgery. A mixture of dwelling types, sizes and tenures will be provided, informed by local housing need, and CIL payments made will help to provide and enhance the local facilities on offer in Hingham. The provision of residential dwellings on the site will, therefore, help to meet the future housing needs of Hingham.

Environmentally, the site benefits from existing access to sustainable transport, with Hingham being well connected via bus. These bus services provide relatively frequent services into Norwich City Centre, Watton, Shipdham and Easton College. This provides residents the option to utilise sustainable transport methods, as well as connecting to a variety of employment opportunities, particularly to those on offer in Norwich City Centre.

On this basis, the site should be taken forward as an allocation for residential development in the emerging Greater Norwich Local Plan.

1. Development would have a detrimental effect on the landscape which cannot be mitigated - impact assessment should be RED. Site was rejected as unsuitable during previous local plan consultations. Uninterrupted views over Seamere river valley can be enjoyed from both sides currently. The view from Moneyhill across fields towards Hingham church is beautiful. The landscape has special character - would be destroyed with 300 modern dwellings on the hillside opposite.

2. A development of this scale in a Conservation Area village with a population of ca. 2,500 is completely out of proportion and would fundamentally change its character forever.

Hingham is a small market town on the B1108 almost equidistant from Dereham, Watton, Attleborough and Wymondham. All of these towns are expanding rapidly and this growth is having a negative impact on the road system and quality of life for residents in Hingham.

Before there is any further development in the above towns or in Hingham the highways' authority must improve the junction between the B1108 and the Attleborough/Dereham Road. Widening of the pavements in the town is needed, especially those alongside the B1108, and also a pedestrian crossing is needed on the B1108.

Most of the sites put forward by land owners for consideration for future housing in Hingham would mean considerable development on one or two sites but the Hingham Town Council's expressed view is that if there must be further development then these developments should be small in scale, between 10 and 20 properties, and spread round the areas offered. The building of smaller developments can make it easier for new residents to integrate into the community. However, there are concerns that larger developments are often viewed in isolation by existing residents of the Town and those who come to reside in these new developments seem to become their own community rather than part of "the bigger picture"

If there is to be further development in Hingham then the Council believes that as well as the highway issues already mentioned, the Primary School will need to be enlarged and/or updated and in particular it will need the provision of a hall/gym so that the National Curriculum can be taught more easily. Also, while the surgery is considered to be one of the best in the country, if the Town expands, then this too will need to be extended further.

The current playing field situated on the Watton Road, Hingham is an area of 8.8 acres which was purchased by Hingham Town Council nearly 40 years ago, when the population of Hingham was considerably less than it is now. Within this 8.8acres there is a 3 badminton court sized sports' hall, with changing rooms etc, a car park, tennis courts, a children's' play area and a skate park, as well as a football and cricket pitch.

The recommendation of the National Playing Field Association (NPFA) is that there should be a minimum standard for 'outdoor playing space' of 2.4 hectares per 1,000 population, of which 3 acres per 1000 population should be for pitch sports.

While there are a few other play areas, for children, in Hingham, the only sports' pitches in the town are those located on the Playing Field on Watton Road. It is clear that the present field does not currently meet the minimum standard as regards size as recommended by the NPFA and is not sufficient for the current population let alone any future increase. So it is proposed that an area of land directly to the North of the current playing field on Watton Road including sites GNLP 0502 and GNLP 0501 should be allocated for the future extension of the current playing field and a larger car park, and not allocated for the provision of housing.

The land available in Hingham Cemetery for burials may run out during the lifetime of the next local plan. It is therefore proposed that all that area of land directly to the north of Hingham Cemetery, on the Attleborough Road, including site GNLP0395 should be allocated as land for an extension to the current cemetery and not for housing. This site could also include the provision of a car park to be used in conjunction with the cemetery, for users of the Church, Hingham residents/workers and visitors to the town. Part of this area could also be turned into small nature area that would enhance the biodiversity in the Town.

The most recent housing development in Hingham, 'The Hops', which is still under construction, has added considerable extra load on the drainage system especially after heavy rain and any additional housing in GNLP0520 and GNLP0310 would only exacerbate this problem.

Again with the above suggested sites there would considerable issues regarding safe walking routes including controlled crossings along the B1108. These safety issues would also arise if housing were to be built on sites GNLP0298 and GNLP0335. There are already concerns being raised by residents living in Rectory Gardens about the lack of safe walking and crossing of the B1108 and more houses would magnify these concerns.

In addition to concerns about large scale development in Hingham, Hingham Town Council considers that small scale housing developments should be allowed in those smaller communities which have had little if any development in recent years. Enabling growth in these small villages would bring in much needed finance via CIL payments, thus helping to maintain services but would also allow local people to stay in their own communities.

Concerns have also been expressed about the appearance of many modern developments in that they are all very formulaic and when they are the first thing that visitors see on entering the Town then more consideration needs to be given to the look of the properties and not just their functionality.