GNLP2032

This is the latest of several schemes submitted over the years by the applicant to develop this piece of land. On every occasion planning permission has been refused by South Norfolk Council. On two occasions the applicant has appealed to the Planning Inspectorate but the appeal has been dismissed.

After visiting the site in March 2017 (as part of the appeal process) the Inspector's report in April 2017 concluded that development should not be allowed for the following key reasons:

1. The appeal site is a long and roughly rectangular area of land, located off Beccles Road. Residential development surrounds the site to the north, east and west, however the site lies outside (but adjacent to) the defined development boundary for Loddon.

2. Due to its length, as well as the presence of a number of trees, vegetation and soft boundaries, I consider that the appeal site forms part of the transition from the surrounding built up areas, into the agricultural landscape beyond. It provides a 'green finger' linking the open into the main settlement, and a visual break between development along Beccles Road. I therefore find that the appeal site makes a positive contribution to the rural character of the area.

3. While the appellant submits that the site is infill and would not represent any encroachment, the loss of this area to development would intensify and consolidate the built form. This would erode the break between the settlement and the rural environs and would have an urbanising effect. I acknowledge that, views of the wider countryside from Beccles Road could be maintained through a sensitive layout, based upon the indicative layout plan. Nonetheless, the character of this open area would be transformed by the introduction of residential development and any retention of longer distance views would not overcome my concern in respect of the rural character.

4. I recognise the benefits of the proposals, related to its accessibility to Loddon and the self-build nature of the development. The issue of brownfield land attracts little weight in favour of the development. However, I have found harm in respect of the character and appearance of the area and to the conservation area. I am also mindful that the Council says that it can demonstrate a significant housing land supply of 16.94 years.

5. Taking all of the above into account, on balance, I do not consider that the development would provide overriding benefits which would justify the development outside of the defined settlement boundary. The development would not therefore accord with DMP Policy 1.3 which seeks to secure sustainable development.

Nothing has changed since this ruling by the Planning Inspectorate 18 months ago. Importantly it does not address any of the issues raised by the Planning Inspectorate.

Passing mention is made by the applicant's agent in respect of the Conservation Area saying that the land is overgrown and "does not contribute positively to the appearance of the Conservation Area". This is because the applicant has systematically and deliberately transformed a green and attractive water meadow that is fed by underground springs (and is still classified as flood plain), into an eyesore. It is now recovering, but only after intervention by South Norfolk Council who insisted the applicant remove the building materials and rubbish accumulated on the land. Left alone, nature will do its work. This Spring and Summer has seen it "fight back" and once again the important "green finger" referred to by the Planning Inspector is making a positive contribution to the rural character of the area.

Since this report by the Planning Inspector another application was submitted in summer 2018 for four homes (subsequently reduced to a single dwelling) and again it was turned down by the parish council and South Norfolk Council with over 25 objections.

I write again to lodge my strong objections to the proposed planning application for the piece of land next to Beccles Road.
The new proposal is a clear attempt to fly in the face of the previous decisions by South Norfolk Council to refuse planning permission on the grounds that any plan to build on the piece of land in question would not be compatible with its stated policy on sustainable development.
I urge the Council to hold firm, to reject the proposal and to stand by its commitment to the Planning Inspector's clearly stated view of the importance of the land in the overall townscape and the Loddon conservation area.
I hope very much that this will bring to an end the continuous stream of speculative planning proposals regarding this piece of land.

Since South Norfolk District Council has refused planning permission, on this site up to four times in the last few years, due to possible flooding, green issues, and being out side the development area, it would reflect badly on the council if they we agreeable to this at this stage, especially as it has also been to appeal twice and refused permission.

This field has been subject to numerous planning applications, all of which have been turned down by the parish council and the district council, and twice on appeal by the national planning inspectorate. It forms an important part of the Loddon townscape and should be preserved according to the planning inspectorate.

Eastern and southern areas of the site in flood zones 2 & 3 and at risk of flooding from surface water.
Low risk of surface water flooding affecting much of the site with depths generally below 300mm but some ponding above 300mm

These representations have been sent post as we currently experiencing internet problems. A copy of these submissions together with supporting information will be provided by email on Monday 17th December when our internet services are due to be restored.
The Suitability Assessment published at page 315 of the HELAA capacity assessment identifies a number of potential constraints to the development of the site. The landowner has commissioned the technical assessments necessary to establish that the site is suitable for development. A summary of the findings is provided below. Copies of the full reports can be provided if required.

Access
There is a suitable access in place this was approved by planning permissions 2011/1174 and varied by 2013/1846. The access has been implemented.

Ecology and biodiversity
A site survey was undertaken on 24th April 2018. The site survey included an assessment of the habitats found within the site and the likely impact of the proposed development on habitats of ecological value and protected and notable species. In particular the survey considered the likely presence of bats, birds, badgers, water vole, amphibians and reptiles and potential impacts on wildlife and designated wildlife sites as a result of the development.

In addition, a desk based survey search was undertaken to highlight any records of relevant notable protected species within the 2 kilometre grid square containing the site. This was completed using records from the Norfolk Biodiversity Information Service as well as previous survey data and local knowledge in the immediate vicinity.

In summary, no statutory protected habitats were identified on the site, or within close proximity. Whilst development of the site would result in the loss of some poor semi-improved grassland and herb vegetation the introduction of new landscaping within any new development would provide the potential for ecological enhancements of the site through the introduction of gardens and landscaping across the site. The report recommends a number of mitigation measures to ensure that impacts during the construction phase are minimised as well as a range of biodiversity enhancements to be incorporated within any proposed development.

Flood risk
A Flood Risk Assessment and Flood Modelling Report were prepared in April 2018. The Flood Assessment identifies that site characteristics, and considers the impacts of the 1 in 20 year, 1 in 100 year and 1 in 1,000 year flood events, in accordance with National Planning Policy Framework requirements; it includes a review of literature and guidance specific to the local area and determines the extent of Flood Zones across the site.

The assessment investigates the possibility of ground water flooding and flooding from other sources at the site. It concludes that there will be a low risk of groundwater flooding across the site. The report recommends that the finished floor levels of development be set at 150mm higher than existing ground levels to ensure that any risk of surface water flooding is minimised and safe access and egress can be achieved during the peak of any potential surface water flood event.

The Flood Risk Modelling report estimates the fluvial flood flows within the watercourse at the east of the site using appropriate and up-to-date Flood Estimation Handbook methods for a range of return period events and up-dated UK climate change allowances. The modelling shows that the majority of the site falls within the present day and future Flood Zone 1 and also outside of the climate change 1 in 100 year floodplain.

Trees
A tree survey has also been undertaken. This confirms that there are no significant trees within the interior of the site. The report identifies that the trees on site are of low quality and value when assessed individually. Five of the trees have been recommended for removal because of their poor structures, health or condition. These trees are deemed to be in such poor condition that they should be removed irrespective of the whether any development is proposed. The report shows that a suitable scheme could be designed to ensure that there would be no infringements to any Root Protection Areas of remaining trees.

Site reference GNLP2032
Location: Land south of Beccles Road, Loddon
The Suitability Assessment published at page 315 of the HELAA capacity assessment identifies a number of potential constraints to the development of the site. The landowner has commissioned the technical assessments necessary to establish that the site is suitable for development. A summary of the findings is provided below. Copies of the full reports can be provided if required.

Access
There is a suitable access in place this was approved by planning permissions 2011/1174 and varied by 2013/1846. The access has been implemented.

Ecology and biodiversity
A site survey was undertaken on 24th April 2018. The site survey included an assessment of the habitats found within the site and the likely impact of the proposed development on habitats of ecological value and protected and notable species. In particular the survey considered the likely presence of bats, birds, badgers, water vole, amphibians and reptiles and potential impacts on wildlife and designated wildlife sites as a result of the development.

In addition, a desk based survey search was undertaken to highlight any records of relevant notable protected species within the 2 kilometre grid square containing the site. This was completed using records from the Norfolk Biodiversity Information Service as well as previous survey data and local knowledge in the immediate vicinity.

In summary, no statutory protected habitats were identified on the site, or within close proximity. Whilst development of the site would result in the loss of some poor semi-improved grassland and herb vegetation the introduction of new landscaping within any new development would provide the potential for ecological enhancements of the site through the introduction of gardens and landscaping
across the site. The report recommends a number of mitigation measures to ensure
that impacts during the construction phase are minimised as well as a range of
biodiversity enhancements to be incorporated within any proposed development.

Flood risk
A Flood Risk Assessment and Flood Modelling Report were prepared in April 2018 .
The Flood Risk Assessment identifies the site characteristics, and considers the
impacts of the 1 in 20 year, 1 in 100 year and 1 in 1,000 year flood events, in
accordance with National Planning Policy Framework requirements; it includes a
review of literature and guidance specific to the local area and determines the extent
of Flood Zones across the site.

The assessment investigates the possibility of groundwater flooding and flooding
from other sources at the site. It concludes that there will be a low risk of
groundwater flooding across the site. The report recommends that the finished floor
levels of development be set 150mm higher than existing ground levels to ensure
that any risk of surface water flooding is minimised and safe access and egress can
be achieved during the peak of any potential surface water flood event.

The Flood Risk Modelling report estimates the fluvial flood flows within the
watercourse at the east of the site using appropriate and up-to-date Flood Estimation Handbook methods for a range of return period events and up-dated UK climate change allowances. The modelling shows that the majority of the site falls within the present day and future Flood Zone 1 and also outside of the climate change 1in 100 year floodplain.

Trees
A tree survey has also been undertaken. This confirms that there are no significant
trees within the interior of the site. The report identifies that the trees on site are of
low quality and value when assessed individually. Five of the trees have been
recommended for removal because of their poor structures, health or condition.
These trees are deemed to be in such poor condition that they should be removed
irrespective of the whether any development is proposed. The report shows that a
suitable scheme could be designed to ensure that there would be no infringements to any Root Protection Areas of remaining trees.