Site Proposals document

Site Ref: GNLP1056

The GNLP Analysis for the HELAA advised that the site is poorly located with regards to access and accessibility to services.
Part of the site has been considered through a planning application and appeal process. The Planning Inspector on appeal decision APP/K2610/W/16/3165420 states the following:

Para 14
Paragraph 55 of the Framework encourages housing in rural areas where it will maintain or enhance the vitality of rural communities but requires isolated new homes in the countryside to be avoided unless there are special circumstances. The proposed dwellings would be close to the village of Horstead, which benefits from a range of services and facilities and public transport connections to larger settlements. Thus, I do not consider the occupants of the proposed dwellings would be isolated.

The application 20161100 was also referred to the Norfolk County Council Highway Authority who confirmed that the site was capable of providing a vehicular access which would be compliant with their standards. The site would also provide highway benefits by relocating speed limit signs to incorporate the existing dwelling to the west and providing a footpath along the frontage of the site which would also connect the western dwelling to the footpath network.

Taking the above matters into consideration it is concluded that the site is not remote from services or facilities and that the site could be safely accessed, with additional highway connectivity/safety benefits provided by the allocation. Therefore, the negative (amber and red) results which the GNLP Team have concluded on their site assessment for Access, Accessibility to Services, Transport and Roads can now be considered as positive (green) outcomes.

It should be noted that the services and facilities in the settlement can be accessed on foot or by bicycle. Horstead and Coltishall are part of the Norwich Housing Market Area which will inevitably result in some commuting by car to Norwich for employment, services etc. Car journeys to and from the site to access Norwich would not require travelling through the centre of the village, unlike the other sites in Coltishall which have been promoted. The allocation of site GNLP1056 would allow for growth in the settlement without automatically increasing car movements through the settlement centre that are for commuting reasons. The centre of the settlement is constrained by a single car width bridge and none of the sites put forward for allocation would provide a contribution of the scale which would resolve this constraint. Therefore, the location of site GNLP1056 on the western side of the settlement would allow growth to occur and also ensure that there is not an automatic increase in traffic movements through the village centre.

The site has no historic environment issues beyond that which would be associated with archaeology and this could be addressed via normal investigations, therefore the HELAA assessment for that matter should also be green.

The site is not considered to be within a significant landscape area, as confirmed through the appeal decision.

The Planning Inspector raised concerns that the development, by virtue of its linear form, would remove views from the road through to the south and remove a connection with the open countryside. With regards to these matters we consider that by utilising all of the land in the ownership of our client a design could be developed which would provide for visual connections from the roadside through to the south to be maintained. This could be achieved with a significant portion of open space being provided and landscaped in accordance with the character area. A landscape led design solution would also mitigate against any concerns that the proposal would result in negative townscape outcomes.

The site is in one ownership and the landowner has clearly shown intention to deliver dwellings. The site is available, deliverable and viable with no constraints which would cause delays or result in non-completion of the allocation.

It is considered that the site GNLP1056 is suitable for further inclusion/assessment in the GNLP and is the most appropriate location in the settlement to accommodate growth.

These comments are made on behalf of the land owner.

This site is still available for consideration for residential development. Development of the site for residential purposes could come forward for either private or self-build/custom build dwellings. Dwellings could be positioned within the northern part of the site to relate well to the existing housing. An access point could be proposed off Hawkes Lane which will connect into the existing PRoW which runs along the western boundary. There is scope to introduce widening of parts of Hawkes Lane which will be of benefit to the development and existing residents.

GNLP0068

Norwich City Council Planning Officers recommended approval to planning application 17/1078/F. The application proposed 152 student bed spaces in a building which would have been 8 storeys in height on the Duke Street frontage and reducing along the river frontage to 6 storeys. The development also proposed to provide a section of the missing riverside walk and be car free.

The constraints of the site have been considered through the planning application process and consultees have confirmed that issues associated with flood risk, contamination, ecology, air quality and noise can all be satisfactorily addressed.

Historic England have accepted that a building of significant scale is appropriate on the site and Norwich City Council Planning Officers have agreed to that position.

Both applicant and planning staff accepted that the amenity impacts in terms of loss of daylight and overshadowing on surrounding uses would be acceptable.
However, Norwich City Council Planning Committee refused the application on subjective grounds. The members decided that the significant benefits of the scheme did not outweigh the less than substantial harm to heritage assets and they disagreed with officer opinions on the seriousness of the loss of light to neighbouring land and property.

Lanpro have been instructed to review the situation and it is likely that we will appeal the Council's decision and also engage with the Council to ascertain if some amendments to the scheme could overcome the members concerns.

Despite this current setback we consider that the site is still available and viable. Delivery of student accommodation on the site will take longer than we would have wished for, but we are confident that a development on site will be completed by 2021.

GNLP1057
The site is considered to provide the most logical option for housing development in Tacolneston. The western part of the site contains a series of residential buildings and former agricultural buildings which could be removed and/or converted to provide for a high quality development close to the services and facilities of Tacolneston.

The site could be designed to retain the open frontage and provide for open space if that was the Councils preferred design outcome, with the majority of development focused on the redundant farm steading and residential properties.
The site continues to be available and deliverable and there are no constraints which would make it unviable.

The site has become removed from any functioning farm unit and therefore the redevelopment of the site would provide economic and social benefits to the rural community.

In order to meet the significant requirement for new homes, and to ensure a bright and prosperous future for the Greater Norwich area, an ambitious strategy is essential. It is our view that a new Garden Village settlement at Hethel in the Cambridge-Norwich Hi-tech corridor is key to that.
The proposed allocation site comprises 351 hectares of land straddling the B1135
Wymondham Road to the south west of the Lotus Car Works site and the Strategic
Employment allocation at Hethel. It is well related to and within easy travel distance of, the A11 to the west. The site is within single ownership and under the control of Glavenhill Strategic Land. It is available for development now.
The site offers a sustainable location for the delivery of up to 2000 homes within the plan period to 2036 at sufficient scale to support its own range of services whilst minimising the impacts of additional housing growth upon established settlements in the Greater Norwich plan area. It is an ambitious strategy that can deliver clear benefits over and above the other growth options.
Through its strategic location and scale, the site presents a unique opportunity to deliver on the ambitions of the Cambridge-Norwich hi-tech Corridor. It can help to ensure that housing and employment opportunities are closely aligned with the ambitions of the New Anglia LEP Strategic Economic Plan which aims to deliver economic growth within Greater Norwich, including in-particular, the A11 corridor. This location is specifically identified in the Strategic Economic Plan for its high impact sector activity and is expected to grow over the plan period.
By planning at scale to the Garden Village model, there is an opportunity to not only
provide high quality housing, long term stewardship and land value capture, but also to understand the needs of the wider local area, which through a Development Corporation or local development agreement, can mean that the local authority is at the heart of the development process, providing leadership and reassurance around delivery.
A new Garden Village can ensure a range of local facilities and infrastructure e.g. new and improved school provision, including a new High School which could serve the new settlement and Wymondham, and also grasp the opportunity for Further Education, potentially linked to the Hethel Technology Park.
Glavenhill Strategic Land broadly support Growth Option 3 to support the Cambridge- Norwich hitech corridor. However, the overall housing requirement number of 7200 dwellings derived from an OAN of around 39,000 is not supported and is considered to be too low. It is considered that a properly assessed housing requirement is in the region of 11,000 to 14,000 new homes.
The New Settlements Topic Paper accompanying the Growth Options Document sets out a list of broad criteria for assessing the suitability of locations for new settlement development. We have used this list as a broad basis for assessing the suitability of the Hethel Garden Village Site and the results show that the site is suitable for development of a new settlement.
The GNLP HELAA assessment concludes that the site is suitable for accommodating new residential development. Glavenhill Strategic Land also conclude that there are unlikely to be any over-riding constraints to development of the site. Glavenhill Strategic Land are committed to undertaking more detailed technical assessment work on key topics, if there is a firmer commitment given to pursuing a new settlement in this location.
Glavenhill Strategic Land respectfully request that the proposed allocation site be considered for allocation within the Greater Norwich Local Plan.

Executive Summary
This site at the end of Mereside on the eastern side of the village of Brooke is being promoted as a strategic housing site delivering circa. 17 dwellings. The proposed site will deliver some 0.76ha of new permanent public open space as a benefit to meet existing green infrastructure deficiencies in this part of South Norfolk District.
This site is within the Central Norfolk Housing Market Area (CNHMA) that is the focus for Norwich's housing growth within the emerging Greater Norwich Local Plan area. This part of the CNHMA is particularly sensitive due to the proximity of The Broads. Specific parts of The Broads are designated Site of Special Scientific Interest, Special Protection Area, Environmentally Sensitive Area, National Nature Reserve and Ramsar. The green space proposed to be delivered in this instance is over‐and‐above normal requirements and will go some way to reducing visitor
pressure on more sensitive sites including The Broads.
The scheme proposed is highly sustainable as it will deliver net environmental gains for nature as well as improving public health and community wellbeing within the village of Brooke.
SEE ATTACHED REPORT

Submission in support of site GNLP0487 Rackheath North (Land north of Norwich Road, Salhouse) - refer to full submission documentation attached

Executive Summary
This large site on land to the south of Norwich Road, Salhouse is being promoted as a strategic housing site delivering circa. 85 dwellings. The site has been previously promoted through the emerging Greater Norwich Local Plan and assigned the reference GNLP0491. [sic. Email confirmed this relates to GNLP0493]. The promoted scheme is further designed to enable delivery of 6ha of additional green infrastructure to extend the new Salhouse Country Park to the north of Norwich Road to meet existing green infrastructure deficiencies in this part of the Norwich Policy Area.
The site is located on the northern edge of the Growth Triangle that is main focus for new housing growth within the Broadland District part of the Norwich Policy Area. This part of the Norwich Policy Area is particularly sensitive due to the proximity of The Broads. Specific parts of The Broads within this part of the Norwich Policy Area are designated Site of Special Scientific Interest, Special Protection Area, Environmentally Sensitive Area, National Nature Reserve and Ramsar.
The new Country Park proposed is sufficiently large and can be made attractive for recreation and leisure to be a realistic alternative to visiting The Broads.
As such the mixed‐use scheme proposed is highly sustainable as it will deliver net environmental gains for nature and improve public health and community wellbeing within the Growth Triangle area.
SEE ATTACHED REPORT

As advised previously there are no obvious constraints to development that would prevent the delivery of circa. 70 new dwelling units within the emerging Plan period.
The scheme is financially viable and as such affordable housing and some self-build plots can be delivered as part of the scheme to meet a known demand locally.
The opportunity also exists to share access, drainage and servicing costs with the developers of the allocated NHF1 site to the south. This would also ensure that allocated site NHF1 is able to come forward without further delay.
The opportunity also exists to retain and develop existing lines of mature tree and hedgerow planting within the site as part of the final scheme design. As such the scheme will also deliver net environmental gains for nature and improve existing and future residents' quality of life.

The HELAA capacity assessment December 2017 has assessed the suitability and availability of sites for residential development in broad terms by means of a desk top assessment and advice from a range of technical consultees. It identifies potential constraints to development and/or impacts of developing a site which may need further investigation and additional measures to facilitate development e.g. additional infrastructure or mitigation.
We have commissioned more detailed technical assessments on a range of issues from specialist consultants which have been summarised in Section 4 above. These have enabled us to draw more detailed conclusions on the suitability of this site as set out below:
[HELAA constraints and impacts analysis reviewed - Historic Environment and Transport and Roads impact assessed by the representor as Green rather than the Amber scores given in the GNLP assessment - see attached submission document for tabulation]
Lanpro considers that the individual merits of this housing site has been wrongly assessed in the published HELAA scoring. We suggest the above alternative scoring as it better reflect the sites close proximity to the new NNDR, the fact that no listed buildings or historic landscapes are located in close proximity to the site and that the access design although safe has not yet been approved by the Highway Authority.