Full text:
Representation in respect of site GNLP0352, land north of Brecklands Road, Brundall. See attached documentation for full details.
Site Specific Comments on Site GNLP0352 (Land North of Brecklands Road - 14.67 hectares)
Pigeon has reviewed and considered the Settlement Site Summary for Brundall and also the Housing and Economic Land Availability Assessment (HELAA) summary for Site GNLP0352. Pigeon wish to make the following comments.
Brundall Settlement Summary
The Summary's acknowledgement that Site GNLP 0352 (Land North of Brecklands Road) is one of a range of site options available to accommodate new homes is supported. As detailed further within the response to the HEELA below, the Concept Plan (drawing no. 0077/005) submitted with these representations defines a design and landscape-led approach that is sensitive to the landscape and existing built form of Brundall as well as a maintaining a strong separation of built form from Run Dike and its ecology, through the provision of a Country Park along the northern and eastern boundary. This comprises a significant ecological and community benefit in a location where there is a long-standing deficit in open and recreational space, which has not been addressed through the allocations in the previous JCS. It also satisfactorily addresses any flood risk concerns with the area of flood risk limited to the extreme margins of the site at Witton Run, at a considerable distance from any new homes.
The Pigeon scheme provides a strong and distinct alternative to the other sites that are being promoted. The concept masterplan is based on a scheme of around 75 new homes, which would be of a more appropriate scale for the village and would have a limited impact upon the local highway network, with 2 points of access and a looped internal road arrangement. The scheme would include self-build plots, bungalows and also has the potential for assisted living, as well as abundant open space and enhanced connections to the local footpath network. The open space provision and enhanced landscaping will see a net gain in biodiversity with the land currently in arable production.
HELAA Site Suitability Assessment (GNLP0352)
In respect of the Site Suitability analysis, the conclusion that the site is suitable for new homes is welcomed and as set out above, the Pigeon scheme is for a high quality landscape and design led proposal of a scale and form that is entirely appropriate for the village of Brundall and the particular nature of the location, with a range of community benefits.
Addressing the Constraints and Impacts Analysis in detail, we are pleased to see the site score a 'green' rating for the following matters:-
* Accessibility to Services;
* Utilities Infrastructure;
* Contamination and Ground Stability;
* Market Attractiveness;
* Biodiversity and Geodiversity;
* Open Space and GI.
Pigeon support the above findings and would add that the scheme will see a significant enhancement of open space and green infrastructure through the provision of a country park, with enhanced access to Witton Run and the local footpath network in accordance with the aspirations of the Brundall Neighbourhood Plan. The open space, together with enhanced boundary planting also has the potential to deliver a net gain in biodiversity with the site currently in arable production with biodiversity largely restricted to the field margins.
The site and location scores well in terms of market attractiveness and provides a distinct offering to sites that are being promoted elsewhere in the village. This includes the provision of bungalows, largely along the southern and western boundaries to be in keeping with the existing built form in this part of Brundall as well as providing an appropriate scale of development in relation to these properties. This will limit impacts upon residential amenity together with landscaping enhancements and the provision of open space at the site entrance.
The 'red' rating applied to flood risk is not applicable to this site and the scheme shown on the submitted Concept Masterplan would not be precluded on flood risk grounds. Flood risk matters are restricted to Witton Run at the extreme northern and eastern boundaries of the site which are proposed for a Country Park and the proposed new homes would not be impacted upon, and indeed would be a significant distance from the flood zone.
Access is defined as amber but the conclusions define that the site is suitable for the provision of new homes and confirms that any constraints could be overcome through development as well as that any impact on the functioning of local roads could be mitigated. The scheme has been developed with access from both Brecklands Road and The Coingncroft and a looped main distribution road through the site between the two. The scale of the scheme and nature of the access provision ensures any highways impact is minimal and both access roads benefit from good visibility onto Strumpshaw Road.
With specific reference to townscape and landscape, the Concept Masterplan sets out a high quality, landscape led approach to ensure a sensitive design approach. The concepts have been informed by landscape appraisal establishing a number of principles for the scheme. This includes linear street patterns reflecting the existing character of built form to the south and west, with the new homes not extending further to the east and north than existing homes in the village. Accordingly, the scheme will be seen within the context of existing homes to the south and west and will not encroach any further into the river valley. This approach is further enhanced by the properties on the outer edge of the development being comprised of self-build homes, at a low density in a landscaped setting on the edge of the Country Park. This comprises a soft transition on the edge of Brundall and will provide an enhancement to the existing hard edge respecting views from the wider landscape as well as the setting of a number of churches on the opposite side of the valley.
It is intended that the density of development will be comparable to the existing properties on the eastern edge of Brundall and the provision of bungalows, landscaping and open space along the southern and western boundaries of the site will minimise any impact from the allocation of this
site. Further to discussions with Brundall Parish Council, the potential for assisted living as part of the scheme's mix is also being explored.
Finally picking up some of the further comments within the site suitability conclusions, reference is made to the Broads National Park but this is on the southern side of Brundall and the site is separated by the village so that allocation of this site would not have an impact. It is understood that the sewage works is to the south-east of the site but no odour issues have been identified, prevailing winds are south-westerly, other parts of the village lie between the site and the treatment works and from experience with similar small treatment works in other locations, the site is sufficiently distant that no issues would be raised by statutory consultees.
In summary, the Concept Proposals demonstrate a high quality, landscape-led development that is sensitive to the location and with no constraints that would prevent the delivery of new homes. In short, the scheme comprises sustainable development, with a range of community benefits including a country park and enhanced footpath and cycle links and is wholly appropriate for allocation.
