Site Proposals document

1. introduction

These representations are submitted by Barton Willmore LLP ("Barton Willmore") on
behalf of Regional and City Airports, in respect of land known as Site 4, Norwich Airport. A site location plan is provided at Appendix 1. These representations are provided in response to the Greater Norwich Local Plan Regulation 18 Consultation (January 2018).The aim of this document is to assist the Greater Norwich Development Partnership (GNDP) in formulating their Local Plan, having particular regard to the provision of suitable employment land. These representations should be read in conjunction with the attached initial Objective Evidence Report (Appendix 2).

2. Site Description

2.1 Site 4 is approximately 46 ha in size and is located to the north-east of Norwich Airport, within its operational boundary. The Site is located approximately 7km north of Norwich city centre. To the east, west and north lie predominantly agricultural land and villages. To the south of the Airport is the Airport Industrial Estate (NAIE) and other commercial land uses.
2.2 The Site is classed as 'brownfield' land. It comprises managed grass, disused taxiway and apron. To the west of the apron, there is a fire training ground, which is proposed to be relocated to another location in the airport. Along the western boundary of the Site there are a number of buildings and structures, comprising Petans Offshore Fire Training and Britannia Fire Limited, which are accessed via Bullock Hill to the north.
2.3 The Site is located within the administrative boundaries of Norwich City Council (NCC) and Broadland District Council (BDC).

Planning History
2.4 In 2013, NCC and BDC granted permission for the following development:
"(1) Full Planning Permission for development of the
Northern Apron to include detailed planning permission to
provide 15,035 sqm of Aviation related B1(c), B2 and B8
floorspace including associated access to Holt Road,
Security Hut, Storage Building, Parking and Landscaping
and
(2) Outline Planning Permission for up to 80,000 sqm of
Aviation related B1(b), B1(c), B2, B8 and D1 use floorspace
with permission for access sought in detail and all other
matters reserved.)"
2.5 The pre-let occupier (Maintenance, Repair, Overhaul, MRO, company, Air Livery) that formed the first phase of the development and which was required to enable the upfront site-wide infrastructure, subsequently pulled out.
2.6 In 2016, permission was amended to change the point of access to the site from the NDR and remove the pre-let detail. A new permission was granted but without an aviation occupier / enabler. The site therefore remains undeveloped.

Vision for the Site
2.7 Regional and City Airports is seeking to provide around 100,000 sqm of high quality general employment floorspace (B1(c), B2, B8, D1 with ancillary, A1-A3 Use Classes) to serve the growing East Anglia economy with direct access from the new NDR.
2.8 The Airport has struggled to attract occupiers to the Site due to an aviation-related occupier restriction which has left it undeveloped and underused.
2.9 A more flexible allocation is sought that would allow general employment uses to come forward, without precluding potential aviation occupiers, that benefit from the NDR and to bring Site 4 back in to economic use. The employment offer would provide a unique opportunity for businesses that wish to be located close to the airport or that benefit from direct access onto the NDR. Whilst there is not considered to be a need for aviation related development on Site 4 given the considerable land available to the south of the runway, it has been determined by Aviation specialist York Aviation (Appendix 2) that a strip of
land to the south of approximately 20% of the total site area should be set aside for
future airport related expansion.
2.10 The flexibility between aviation and non-aviation uses is sought so that it is an
employment destination for occupiers that benefit from:
* Direct access onto the NDR and the wider strategic network; or
* A strategic location suitable for regional distribution that requires a certain size
of plot and building combined with strategic highway access; and/or
* Close proximity to the airport for business convenience / travel requirements;
and /or
* Synergistic clustering (that may or may not be aviation-related) with other
businesses that are on the Site or close by.
2.11 The Site benefits from an outline planning permission which has established the principle for employment development on the site, albeit for aviation-related uses. It has direct access off the NDR, which is due to be fully opened in March 2018, increasing connectivity to the wider Greater Norwich region. The Site is large enough to accommodate strategic B2 and B8 Uses (warehouse and distribution) for which there is a proven demand and a lack of comparable space in the region (Appendix 2).

Further evidence attached