GNLP2094

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Object

New, Revised and Small Sites

Representation ID: 17746

Received: 25/11/2018

Respondent: Dr Alan Sissons

Representation Summary:

Raised issues:
- Transport
- planning application
- sustainable development regarding social, economic and environmental
- visual appearance
- etc...

Full text:

I wish to comment on the following proposals:

GNLP 2124 - Model Farm on the South side of Poringland Road

GNLP 2111 - Brickle Road

GNLP 2094 - Stoke Road

The comments below apply equally to each of the proposed developments because they are all a matter of a few metres away from my house:

There have already been the following new developments within a couple of miles of Stoke Holy Cross in the last year or so
1. Salamanca, Long Lane - 24 dwellings
2. Watermill Gardens, Long Lane - 53 dwellings
3. The Ridings, Stoke Road - 263 dwellings
4. Mulberry Park, Caistor Lane - 150 dwellings
5. Rosebury Park, Shotesham Road - 57 dwellings
6. Clements Gate, Stoke Road (behind Old Mill surgery) - 270 dwellings
7. Chandler Road, opposite the Poringland Road bus shelter - 12 dwellings
8. Earlsmead, Pigot Lane - 100 dwellings
9. New building site opposite the Octagon Barn on the B1332 - 60 "plots" on the planning application
10. Land south of stoke Holy Cross primary School - 53 dwellings
This is 1,042 dwellings in total which, at 4 persons each and at least two cars per home, is 4,168 people and 2084 vehicles.
Add to these the proposed 80 houses behind Model Farm, the 60 houses along Brickle Road and the 110 houses along stoke Road and there will be 1,292 new dwellings, 5168 new residents and 2584 more vehicles.
There used to be a half hourly bus service that connecting Upper (and Lower) Stoke Holy Cross to Norwich which was reduced to just one journey per hour from 1st July this year (that is when it actually rans because, as those who live here know, since Konnect Bus took over the service from Anglian, the buses often run late or don't even turn up at all) and, at the time of writing this document, Konnectbus have announced that there will be no service whatsoever from the end of 2018.
How will the hundreds of new residents commute into and out of Norwich? They will have to use their cars down Long Lane, Poringland Road and Stoke Road thus increasing the already unacceptable volume of traffic down this narrow 30mph road (no street lights and only a footpath down one side in the built up areas).
Vehicles have been measured travelling at over 90mph down this road in recent traffic surveys.
The schools and healthcare facilities in Stoke Holy Cross are already running beyond designed capacity.

We recently had a planning application (Application 2017/2871 - Land to the rear of 16, Poringland Road, SHX) for 54 dwelling in the field behind our garden on Poringland Road (within metres of GNLP 2124 - Model Farm on the South side of Poringland Road and GNLP 2111 - Brickle Road and GNLP 2094 - Stoke Road) and I reproduce the reasons given by South Norfolk District Planning which, I submit, will also apply to the three proposals upon which I am commenting:

"The proposed development does not represent a sustainable development, having regard to the three tests (social, economic and environmental) set out in the NPPF, by virtue of the harmful impact to the character and visual appearance of the area and encroachment into the open countryside, together with the detrimental impact on the amenities of the existing neighbouring properties which significantly and demonstrably outweigh the benefit of housing in the Norwich Policy Area where there is not an up to date 5 year housing land supply, which is diminished by virtue of the evidence contained in the SHMA. Accordingly, the proposal fails to comply with policy DM1.1 of the South Norfolk Local Plan and Paragraph 14 of the NPPF.
It is considered that the proposal would be harmful to the character and visual appearance of the area; is incompatible with the existing grain of development and would not make a positive contribution to the village, in terms of integrating itself appropriately into the settlement form and character and its surroundings. Consequently, the proposal would result in the erosion of the rural undeveloped character of the site and lead to an encroachment on the open countryside. The proposal in view of the above is therefore contrary to policies DM 3.8, DM4.5, Policy 2 of the JCS, together with Section 7 of the NPPF and the design principle 3.4.1 of the South Norfolk Place-Making Guide requires new development to relate well to the character of the local area which this proposal does not do."

Object

New, Revised and Small Sites

Representation ID: 17811

Received: 25/11/2018

Respondent: Mr Nicholas Dennis

Representation Summary:

Stoke Holy Cross/Poringland/The Framinghams/Caistor St. Edmund have seen a huge amount of housing developments over the last few years. If the three sites(GNLP 2094/2111/2124) under consideration are given permission to be developed then that will be a total of 1292 new houses, and equates - at 4 persons per houses and 2 cars per house) to 5168 new residents and 2584 more cars. because I am a resident of Poringland Road, Stoke Holy Cross and am well aware of the current over use of this road. Stoke Road and Poringland Road are in a 30MPH zone, but cars regularly speed along here, and vehicles have been recorded during speed monitoring phases of grossly exceeding the 30 mph limit, with one vehicle reported as doing 95mph in the afternoon. In short then, the proposals, GNLP 2094;GNLP2111;GNLP2124 are unsustainable and should be rejected.

Full text:

I am writing to you directly because my comments which will not fit in the allowable space in the comments box on the web-site, will apply equally to the following three sites:-

GNLP 2094, Stoke Road, Poringland 110 Proposed houses
GNLP 2111, Brickle Road, Stoke Holy Cross 60 Proposed houses
GNLP 2124, Model farm on the South Side of Poringland Road. 80 Proposed houses

Stoke Holy Cross/Poringland/The Framinghams/Caistor St. Edmund have seen a huge amount of housing developments over the last few years:-

1. Salamanca, Long Lane - 24 dwellings
2. Watermill Gardens, Long Lane - 53 dwellings
3. The Ridings, Stoke Road - 263 dwellings
4. Mulberry Park, Caistor Lane - 150 dwellings
5. Rosebury Park, Shotesham Road - 57 dwellings
6. Clements Gate, Stoke Road (behind Old Mill surgery) - 270 dwellings
7. Chandler Road, opposite the Poringland Road bus shelter - 12 dwellings
8. Earlsmead, Pigot Lane - 100 dwellings
9. New building site opposite the Octagon Barn on the B1332 - 60 "plots" on the planning application
10. Land South of stoke Holy Cross primary School - 53 dwellings
If the three sites(GNLP 2094/2111/2124) under consideration are given permission to be developed then that will be a total of 1292 new houses, and equates - at 4 persons per houses and 2 cars per house) to 5168 new residents and 2584 more cars.

The developments I have highlighted in red text will all access from and exit to Stoke Road, Poringland; Poringland Road, Stoke Holy Cross; and Long Lane, Stoke Holy Cross.
These developments in red text comprise 925 houses, which at the above occupancy and car use equates to 3,700 new residents and 1850 cars.

The reason I am highlighting the developments in red text is because I am a resident of Poringland Road, Stoke Holy Cross and am well aware of the current over use of this road. It has become a rat-run for vehicles trying to access Norwich by avoiding the already congested B1332. Stoke Road, Poringland; Poringland Road, Stoke Holy Cross; and Long Lane, Stoke Holy Cross is treated as if it's a race track. Stoke Road and Poringland Road are in a 30MPH zone, but cars regularly speed along here, and vehicles have been recorded during speed monitoring phases of grossly exceeding the 30 mph limit, with one vehicle reported as doing 95mph in the afternoon. Residents have to pull out of their drives to face this sort of excess speed and traffic. The traffic speed monitoring data is available on the SHX parish council web site.

Almost a year ago South Norfolk Council received an application to demolish a property at 16, Poringland Road - 2017/2871, on South Norfolk Council planning portal. -The Parish Council recommended refusal, which South Norfolk Council agreed with and consequently this application was refused.

NHS England, Midlands and East commented that:- There are 2 GP practices within a 2km radius of the proposed development, Heathgate Medical Practice and Old Mill Surgery. The practices do not have sufficient capacity for the additional growth resulting from this proposed development and cumulative development in the area. ..... The proposed development would have an impact on primary healthcare provision in the area and its implications, if unmitigated, would be unsustainable.

If the current GP practices would not be able to meet the demand 54 houses would produce, then surely the extra 250 houses proposed in the GNLP document would also not be able to access GP services!

South Norfolk Council refused planning for 2017/2871 on the grounds that:-

Conclusion and reasons for refusal

The proposed development does not represent a sustainable development, having regard to the three tests (social, economic and environmental) set out in the NPPF, by virtue of the harmful impact to the character and visual appearance of the area and encroachment into the open countryside, together with the detrimental impact on the amenities of the existing neighbouring properties which significantly and demonstrably outweigh the benefit of housing in the Norwich Policy Area where there is not an up to date 5 year housing land supply, which is diminished by virtue of the evidence contained in the SHMA. Accordingly, the proposal fails to comply with policy DM1.1 of the South Norfolk Local Plan and Paragraph 14 of the NPPF.
The proposed housing is not supported by any specific Development Management Policy which allows for development outside of the development boundary and nor does it represent overriding benefits when having regard to the harm caused in relation to the impact on the form and character of the area and as such does not satisfy the requirements of either 2 c) or d) of Policy DM1.3 of the South Norfolk Local Plan.
It is considered that the proposal would be harmful to the character and visual appearance of the area; is incompatible with the existing grain of development and would not make a positive contribution to the village, in terms of integrating itself appropriately into the settlement form and character and its surroundings. Consequently, the proposal would result in the erosion of the rural undeveloped character of the site and lead to an encroachment on the open countryside. The proposal in view of the above is therefore contrary to policies DM 3.8, DM4.5, Policy 2 of the JCS, together with Section 7 of the NPPF and the design principle 3.4.1 of the South Norfolk Place-Making Guide requires new development to relate well to the character of the local area which this proposal does not do.

The development is for a maximum of 54 dwellings and it is considered that the volume of vehicular movements associated with the proposal, with the access situated in such close proximity to the two neighbouring bungalows would give rise to a situation detrimental to the amenities of the occupiers of the existing dwellings via noise and disturbance. As a result, the proposed development would be harmful to existing neighbouring property's amenity, contrary to policy DM 3.13 of the South Norfolk Local Plan 2015

I will also point out that the local bus service along Stoke Road, Poringland Road, and Long Lane through to Caistor St. Edmund and then Norwich is not relaible.
This bus service has had a chequered history and currently is only hourly through most of the day assuming the buses run. Evening services are poor. It is currently operated by Konnect Bus, route No. 87. Konnect are discontinuing this service as from the start of 2019 :-Due to continuing unsustainable losses we have made the difficult decision to withdraw route 87 (Bungay - Poringland - Upper Stoke - Stoke Holy Cross - Caistor St Edmund - Trowse - Norwich), except in the evenings and on Sundays & bank holidays. Copied from their Website. First bus are going to run the service that Konnect are discontinuing, but if Konnect make unsustainable loses, then how will First be able to make the service sustainable, and will they eventually withdraw, leaving these new proposed developments without a bus service.

In short then, the proposals, GNLP 2094;GNLP2111;GNLP2124 are unsustainable and should be rejected.

Object

New, Revised and Small Sites

Representation ID: 17890

Received: 29/11/2018

Respondent: John Henson

Representation Summary:

A development on this site would follow that of David Wilson Homes to the east which has had to pile the footings of the homes nearest to this site due to the underlying failure of the land to support buildings. . As part of the Poringland Sustainable Drainage area, drainage of surface water would not be possible unless by drainage to surface water seIrs and it will add significantly to the flow rates of surface water to Boundary Way a known flood risk area. It is Ill off regular bus routes and would be car dependent for travel to work and school. It offers no planning or social opportunities to the village - it would be semi-detached from the village and be nothing more than a dormitory. It is UNSUSTAINABLE

Full text:

Regulation 18 sites being offered in and around Poringland:

Poringland needs time to consolidate and absorb anything up to 1400 homes and their inhabitants. That being my submission, I should maintain the development boundary for a significant time and then ensure that developments are integrated and permeable with the rest of the village - otherwise I end up with what are no more than atomised, gated communities with a consequent effect upon community resilience and cohesion.

Most of these sites tend to merge Poringland with surrounding villages. There are major governance issues associated with this trend and should be addressed by the Local authority with some urgency. If Poringland is to be treated to 'con-urbanisation' then there should be a public inquiry about it as the surrounding villages will be physically absorbed but not contributing to the overall precept, leaving Poringland residents to carry the fiscal burden alone.

GNLP2093 Land to the south of Caistor Lane
This land has no natural or planned connection with the settlement of Poringland except through a substandard junction on the B1332. It will be 'semidetached' with no planned or existing connection to either Caistor which offers no facilities or to Poringland serving only to expand the village area with no environmental or community gain. The drainage would be dependent upon system installed by David Wilson Homes and is part of the Poringland Sustainable Drainage scope. Therefore it would need to positively drained to seIr or it would otherwise pose a flooding risk to Highlands and other properties in the area. This site would certainly be exclusively dependent upon car for travel to work and school. It offers no planning or social opportunities to the village - it would be semi-detached from the village and be nothing more than a dormitory. It is UNSUSTAINABLE.

GNLP2094 land abutting 2093 to North of Stoke Road
A development on this site would follow that of David Wilson Homes to the east which has had to pile the footings of the homes nearest to this site due to the underlying failure of the land to support buildings. . As part of the Poringland Sustainable Drainage area, drainage of surface water would not be possible unless by drainage to surface water seIrs and it will add significantly to the flow rates of surface water to Boundary Way a known flood risk area. It is Ill off regular bus routes and would be car dependent for travel to work and school. It offers no planning or social opportunities to the village - it would be semi-detached from the village and be nothing more than a dormitory. It is UNSUSTAINABLE

GNLP2124 land to south of Poringland Road and Boundary Way
This area is detached for the urban area of Poringland and has a reducing bus service in the area. It will need to be drained according to the Poringland Sustainable Drainage Scheme and will add to the known flood risk area of Boundary Way. It will in no way be linked or provide a continuous flow from the existing - it will be only connected to the village by busy highways. It offers no planning or social opportunities to the village - it would be semi-detached from the village and be nothing more than a dormitory. NOT SUSTAINABLE

GNLP2127 Land off Burgate Lane towards Alpington
I have commented upon this sites neighbour GNLP 0003 and have noted its isolation from established settlements and its access along a severely substandard Burgate Lane and is therefore NOT SUSTAINABLE

GNLP2153 Land off Burgate Lane (Gladman's proposal) - being discussed under appeal:
Outside the development land boundary
Access along severely substandard lane
Severe effect on Gull Lane - substandard single track lane with springs emerging in the surface
Detached from village and so dependent upon car use
Limited safe access to schools
No drainage survey completed but subject to Poringland sustainable Drainage Scheme.
Drainage route highly likely to be into the headwaters of the Chet
UNSUSTAINABLE

Object

New, Revised and Small Sites

Representation ID: 18006

Received: 04/12/2018

Respondent: Poringland Parish Council

Representation Summary:

GNLP2094: land abutting 2093 to North of Stoke Road
This site is, in the opinion of the Poringland Parish Council, unsustainable due to the following constraints:
* a development on this site would follow that of David Wilson Homes to the west which has had to pile the footings of the homes nearest to this site, due to the underlying failure of the land to support buildings.
* As part of the Poringland Sustainable Drainage area, drainage of surface water would not be possible unless by drainage to surface water sewers and it will add significantly to the flow rates of surface water to Boundary Way - a known flood risk area
* It is well off regular bus routes and would be car dependent for travel to work and school
* it offers no planning or social opportunities to the village, it would be a semi-detached dormitory development

Full text:

Please see below feedback from Poringland Parish Council regarding both the site under discussion (GNLP2153) plus three other sites which have already been reviewed but which we'd like to comment on.

GNLP2153: Land off Burgate Lane (Gladman Proposal, under appeal)
This site is, in the opinion of the Poringland Parish Council, unsustainable due to the following constraints:
* it is outside the development land boundary
* access is along a severely substandard country land
* There would be a severe effect on Gull Lane - this is a substandard single track lane with springs emerging on the surface
* the site is detached from the village, and so would leave residents heavily relient on car use
* there is limited safe access to schools
* no drainage survey has been completed, but it would be subject to Poringland's sustainable drainage scheme
* the Drainage route is highly likely to be into the headwaters of the Chet


GNLP 2093: Land to the South of Caistor Lane
This site is, in the opinion of the Poringland Parish Council, unsustainable due to the following constraints:
* this land has no natural or planned connection with the settlement of Poringland except through a substandard junction on the B1332.
* It will be 'semi detached' with no planned or existing connection to either Caistor (which offers no facilities) or to Poringland, thereby serving only to expand the village area with no environmental or community gain
* the drainage would be dependent upon systems installed by David Wilson Homes, and is part of the Poringland Sustainable Drainage scope. Therefore, it would need to positively drain to sewer or it would otherwise pose a flooding risk to Highlands and other properties in the area
* This site would certainly be exclusively dependent upon car travel to work and school
* it offers no planning or social opportunities to the village

GNLP2094: land abutting 2093 to North of Stoke Road
This site is, in the opinion of the Poringland Parish Council, unsustainable due to the following constraints:
* a development on this site would follow that of David Wilson Homes to the west which has had to pile the footings of the homes nearest to this site, due to the underlying failure of the land to support buildings.
* As part of the Poringland Sustainable Drainage area, drainage of surface water would not be possible unless by drainage to surface water sewers and it will add significantly to the flow rates of surface water to Boundary Way - a known flood risk area
* It is well off regular bus routes and would be car dependent for travel to work and school
* it offers no planning or social opportunities to the village, it would be a semi-detached dormitory development


GNLP2124: Land to south of Poringland Road and Boundary Way
This site is, in the opinion of the Poringland Parish Council, unsustainable due to the following constraints:
* This area is detached from the urban area of Poringland and has a reducing bus service in the area.
* It will need to be drained according to the Poringland Sustainable Drainage Scheme and will add to the known flood risk area of Boundary Way
* It will not be linked or provide continuous flow from the existing developments, it will only be connect to the village by busy highways
* It offers no planning or social opportunities to the village


In closing, Poringland needs time to consolidate and absorb anything up to 1400 homes and their inhabitants. It is the Parish Council's belief that we should maintain the development boundary for a significant time and then ensure that developments are integrated and permeable with the rest of the village. We may consider land to the North of the village, around Octagon Barn, as an alternative option.

Object

New, Revised and Small Sites

Representation ID: 18277

Received: 10/12/2018

Respondent: Mr Brian Folkard

Representation Summary:

This developement is not needed in this area as there have already been significant housing developements within the local area and this has started to turn the local village into a small town, local services and utilities already are at stretching point.

The road system would not suit the potential for additional road traffic which would be required for school run, and commuting

Full text:

I strongly object to the proposed developement of the site for the following reasons:-

1- significant recent developements in Stoke Holy Cross, Framingham Earl, Caistor and Poringland have grown these individual vilages and so they are losing their rural identities, slowly they are being merged into one large village which will eventually just be part of Norwich.
2- Stoke Holy Cross has already seen a large number of houses built which has grown the village size by over 30% a huge increase in what was origionally planned and agreed,
3- There would be a large loss of prime agricultural land, there would be loss of food production along with further loss to local wildlife which habitat the field currently.
4- This developement would encroach into the "rural Greenbelt" countryside
5- There would be a significant increase in the traffic within the area, The roads are alreday narrow and have multple bends, the potential developement would have an entrance on a potentially dangerous curve as the road bends round.
6- There are no footpaths or cycle paths linking this proposed developement with the schools in Lower Stoke or Framingham Earl High school, this would mean there would be potential additional school traffic for the school children within the devlopement.
7- The local services are already at saturation point, local primary and secondary schools are already full and over subscribed, the GP surgeries have already stated that they cannot cope with a further increase in the local population.
8- there is the effect on the the local infrastructure to cope with a further 110 houses, roads, sewage, drainage, education and health services

Object

New, Revised and Small Sites

Representation ID: 18354

Received: 10/12/2018

Respondent: Mrs Caroline Hayes

Representation Summary:

This development is too far from many services in Poringland so there will be a further increase of traffic on the roads, and commuters using the minor roads to get into the city. This field is currently a break in housing between Upper Stoke and Poringland. All the villages are in danger of merging into each other if development is allowes to continue.

Full text:

This development is too far from many services in Poringland so there will be a further increase of traffic on the roads, and commuters using the minor roads to get into the city. This field is currently a break in housing between Upper Stoke and Poringland. All the villages are in danger of merging into each other if development is allowes to continue.

Object

New, Revised and Small Sites

Representation ID: 18465

Received: 11/12/2018

Respondent: June Gentle

Representation Summary:

The following sites, 5.17 Caistor St Edmunds
5.21 Colney
Both sites fall within the Yare Valley corridor and are also covered by the NSBLPZ to give protection for a wildlife corridor.
Both sites should be rejected.

Full text:

I am writing to express my opposition to recent applications to further development in the Yare Valley Corridor.
The following sites, 5.17 Caistor St Edmunds
5.21 Colney
Both sites fall within the Yare Valley corridor and are also covered by the NSBLPZ to give protection for a wildlife corridor.
Both sites should be rejected.
I also strongly object to any more development by UEA . GNLP 2123 is yet another attempt by the University to encroach further into the valley and the application is very vague and would give yet another opportunity for building on the green corridor.
The Yare Valley is an important recreational area for the general public to enjoy. The pressures to develop this space are limitless.
A strong message should go out from the Planning Authority that this special landscape is not "up for grabs"and actively seek to conserve it for future generations.

Support

New, Revised and Small Sites

Representation ID: 19503

Received: 13/12/2018

Respondent: Durrants Ltd

Representation Summary:

With respect to site references GNLP21093 and GNLP2094 the applicant welcomes the Council's conclusions that the sites represent suitable sites for future residential development within Poringland. We highlight that there are no fundamental constraints or impacts that cannot be mitigated through the subsequent policy allocation, applications and development process

We would stress that the proposals put forward in contrast to recent speculative applications and individual piecemeal development represent an opportunity to help deliver a plan-led future for Poringland and wider local community. One that addresses the specific existing and future needs of the District and the local community in a sustainable and accessible location and at the same time seeks to minimise the environmental impacts of future development. We would therefore welcome your support for the inclusion of the above site in the emerging joint local plan.

Full text:

See attachment

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