Site Proposals document

On behalf of the owners of Site GNLP0358, The Mackintosh Trust, we strongly recommend this Site should be allocated for Employment Development. The Site is considered to be entirely deliverable, and capable of making a significant contribution towards satisfying the Councils' need for employment land during the period to 2036.

In accordance with the National Planning Policy Framework's (NPPF) definition of 'deliverable', set out in footnote 1 to paragraph 47, the Site represents a suitable location for development now, is available immediately, is achievable with a realistic prospect of employment space being delivered on the Site, and is viable.

We note the comments regarding the Site, provided in the Settlement Summary. We agree that industrial use may be the most appropriate type of development for that part of the Site to the west, but suggest that other classes of employment use would also be quite suitable at this location and others within the Site boundary, particularly in light of the employment needs of the increased local population in this locality due to residential development taking place nearby.

Whilst it is noted that part of the Site is covered by the Strategic Gap, we suggest that both the existing developments and permitted development to take place within this designated area, means this designation should no longer be considered relevant in its current form.

The Site should be taken forward as an allocation for Employment Development in the emerging Local Plan, and would represent sustainable development.

GNLP 0526 - Land off High Road, Roydon, IP22 5RB

On behalf of G.N. Rackham and Sons Ltd (hereafter referred to as 'the Landowner'), we strongly recommend that site GNLP 0526 be allocated for residential development, associated open space and infrastructure. The site is considered to be entirely developable, and capable of making a significant contribution towards satisfying the Councils' housing needs during the period to 2036.
In accordance with the National Planning Policy Framework's (NPPF) definition of 'developable', set out in footnote 12 to paragraph 47, the site represents a suitable location for housing development, and there is a reasonable prospect that the site is available and could be viably developed within 1-5 years. These points are addressed in further detail below, and within the supporting technical documentation that accompanies this Representation.
Assessment of Developability
Suitable
The site is located within the parish of Roydon, one of the neighbouring parishes of Diss. The Adopted Joint Core Strategy identifies Roydon as a Service Village, suitable for accommodating smaller scale developments up to 20 dwellings. However, there are no existing allocations with the main constraints being the potential impact on the Waveney Valley landscape and avoiding coalescence with neighbouring Diss. Since the publication of the JCS, no other sites within Roydon have been identified for development. Consequently, there is an unmet demand for residential development irrespective of any future growth identified for the village.
The Greater Norwich Local Plan Regulation 18 Consultation document states that in identifying sites to accommodate the additional 7,200 homes required during the period up to 2036, consideration will be given a range of settlements, including Service Villages (of which Roydon is one), will need to accommodate a minimum level of growth of 1,000 units, irrespective of which of the six growth options is identified. On this basis, Roydon is considered to be a location that is, in principle, a suitable location for additional development.
The site is immediately adjoining the current settlement boundary of Roydon. As such, it will be immediately adjacent to residential development and consequently represents a logical extension to the settlement boundary to the south. The eastern boundary is in line with the current edge of the settlement boundary The site is well related to a number of services currently offered in Roydon which include a village hall, primary school, petrol station with shop and a pub. Roydon is also located within 1km of Diss, which as a Main Town provides a good range of shops and services, including two supermarkets and schooling up to and including a High School. It is also well connected via existing pathways.
In terms of more detailed site-specific considerations, the Housing and Employment Land Availability Assessment (HELAA) identifies the site as a suitable location for residential development. It confirms through a 'Green' rating, that there are no constraints or impacts anticipated in relation to accessibility to services, utilities infrastructure, historic environment, open space and GI, transport and roads or compatibility with neighbouring uses. Issues which are identified as potential constraints to development are landscape setting, coalescence to Diss and access. These are addressed below.
Landscape
The HELAA identifies that the landscape in the vicinity of the site needs careful consideration in terms of the existing linear development along High Road, the proximity to Roydon fen and that the site is situated within the Waveney Rural River Valley landscape character area. Key characteristics of the area include a relatively large-scale open valley landscape, arable and pastoral farming and diversity of land cover, together with discrete woodland blocks.
This representation is supported by a Landscape Statement and a Townscape Statement, prepared by Hudson Architects. They have used their findings to underpin the indicative proposed layout and design strategies which are also submitted in support of this representation.
The main conclusions of the Landscape Statement are as follows:
● The field to the east of the site should remain un-developed to maintain the gap between Roydon and Diss.
● Existing water tower is a visible landmark so nearby buildings will be restricted in height to maintain views.
● Development near the eastern boundary should be low and set back. The boundary should remain "open" but enhanced with individual trees to enclose the site and contain the development.
● Buildings close to the western boundary should be kept below the height of the trees so they do not break the skyline.
● The southern boundary should be enhanced with trees and low level planting to screen development.
The Townscape Statement identifies the design strategies which could be brought forward on the site and how these will be incorporated into the final scheme. The main conclusions are as follows:
● Vehicular access to the site from High Road should be via the existing gap between bungalows, with a secondary pedestrian/cycle access past the Water Tower.
● The public footpath should be strengthened with new connections to and from the site.
● Existing rear gardens to be protected with regards amenity, privacy and security and the layout should prevent overlooking.
● The final development should respond to both the existing settlement form of Roydon, and to the wider Waveney Valley.
Ecology
The HELAA identifies that the site is within 200m of Roydon Fen Local Nature Reserve and there is the possibility of adverse impact on ecological networks in the area. The Ecological Appraisal undertaken by Hopkins Ecology in support of this Representation, concludes that the likely impacts on the majority of species can be mitigated via appropriate landscaping and scheme design, with the potential to deliver net ecological enhancement.
Most species of conservation concern are scoped-out but widespread declining species including Species of Principal Importance maybe present as components of larger local populations. There will be loss of semi-habitat but it will be low and mitigation via soft landscaping is appropriate. From a strategic viewpoint, such landscape would offer new habitat area potentially relevant to local landscape-scale conservation projects.
The impact of additional numbers of residents and the potential for recreational disturbance to nearby protected areas will be managed through the provision of on-site mitigation as an integral part of the development. Impacts on the nearby Roydon Fen are thought likely to be negligible by virtue of the likely low and absolute and relative numbers of new users. In addition, provision of on-site greenspace with walking routes that are attractive to local residents, particularly dog walkers, will assist in preventing any increased pressure in the vicinity.
The Appraisal concludes that the likely impact on the majority of species can be mitigated through appropriate landscaping and scheme design, which has the potential to deliver a net ecological enhancement.
Access
A review of the access points has been prepared by Richard Jackson Engineering Consultants. This demonstrates that Vehicular access to the site can be achieved from High Road (A1066) with two alternative access options. The favoured option is a current access point off High Road which is between the properties known as Flettons and Linden. This provides a Type 3 access road, taken from the Norfolk Residential Design Guide and can easily accommodate the required visibility splays of 2.4m x 70m without the need for third party land. The alternative option is an access to the east of the site which will propose a 6.0 m wide carriageway with 1.8m wide footways either side of the road. This will involve minor tree, hedge and fence removal but will accommodate the required visibility splays at both 2.4m and 4.5m setback. Both proposed access points would provide safe, effective, vehicular access and egress in accordance with current highway design standards.
The other current access point to the site is situated between the properties known as Owl House and Lynn Haven. This has been identified as a potential pedestrian/cycle link with the site, and provides good sustainable interconnectivity between the existing settlement and the site.
Richard Jackson have also taken the opportunity to review the Utilities on site. There are no known existing utilities apparatus within the site with the exception of a high voltage overhead electricity pole which is unlikely to be affected by the proposed development. With regards proposed utilities required, the assessment concludes that all of the main statutory utility companies can supply the site and that sufficient capacities exist.
With regards flood risk and surface water drainage, the accompanying assessment (prepared by Richard Jackson) concludes that the site is suitable for development. Surface water drainage from the development can be adequately managed in accordance with National and Local Planning Policy and provided the necessary measures are put in place, no detrimental effects from the development would occur downstream.
In conclusion, therefore, it is clear from the above that the site is entirely suitable for residential development. The technical evidence submitted alongside this Representation, demonstrates that there are no constraints to the delivery of the site in a sympathetic manner.
Available
The site is currently in agricultural use, and is under the sole ownership of the landowner. There is a short term agricultural tenancy which has break clauses inserted. There are no known third party ownerships, access rights or restrictive covenants. It is anticipated that it would become available for development in 1-5 years.
Achievable
Based on the suitability assessment above, there are no site-specific constraints which could threaten the delivery of residential development on the site. Therefore, residential development on the site is deemed to be entirely achievable. It is a relatively small site which can be delivered quickly and due to size are attractive to a range of developers. As a result, there is an opportunity for quick delivery of housing, making a positive contribution to housing delivery.
Viable
Development of the site for residential purposes is considered viable, taking into consideration the various policy requirements in relation to matters such as affordable housing provision and CIL contributions, as well as potential abnormal costs, which include the provision of landscaping, and infrastructure upgrades/reinforcement.
Summary
As outlined above, the site is suitable, available and viable, and is therefore developable. Development in this location would represent sustainable development, as defined within the National Planning Policy Framework. Roydon and nearby Diss, are already acknowledged as highly sustainable locations, and a preferred location for growth, and the foregoing text demonstrates that this specific site is a suitable location for further development in all respects.
Economically, the site represents the right land in the right place at the right time. Residential development here would help support the planned long-term economic growth of the Greater Norwich Area, providing high-quality and desirable homes within easy reach of key employment areas in the town and further afield.
Socially, the scale of development envisaged is such that it will enable the creation of a strong, vibrant and healthy community, with easy access to existing and planned local services and facilities, as well as enhanced Green Infrastructure. A wide mix of dwelling types, sizes and tenures will be provided to meet local needs, and CIL payments will ensure the provision of the necessary health and cultural facilities. The site is located immediately adjacent to the built-up area of Roydon, which should assist in achieving social integration between the existing and new residents.
The site is located close to the employment opportunities within Diss, and enjoys excellent access to a range of sustainable transport options providing easy access via the mainline railway, to the extensive array of facilities and services available within Norwich.
On this basis, the site should be taken forward as an allocation, and is capable of making a significant contribution to the planned growth of the Greater Norwich Area in the period to 2036.

Site Reference GNLP0182, Land to the north and south of Mill Road, Little Melton

On behalf of The Lombe Estate (hereafter referred to as 'the Landowner'), we strongly recommend that site GNLP0182 be allocated for residential development, associated open space and infrastructure. The site is considered to be entirely developable, and capable of making a significant contribution towards satisfying the Councils' housing needs during the period to 2036.
In accordance with the National Planning Policy Framework's (NPPF) definition of 'developable', set out in footnote 12 to paragraph 47, the site represents a suitable location for housing development, and the site is available and could be viably developed within 1-5 years. These points are addressed in further detail below.
Assessment of Developability
Suitable
The site is located within the parish of Little Melton. The Adopted Joint Core Strategy identifies Little Melton as a Service Village, suitable for accommodating smaller scale developments up to 20 dwellings.
The Greater Norwich Local Plan Regulation 18 Consultation document states that in identifying sites to accommodate the additional 7,200 homes required during the period up to 2036, consideration will be given a range of settlements, including Service Villages (of which Little Melton is one), which will need to accommodate a minimum level of growth of 1,000 units, irrespective of which of the six growth options is identified. On this basis, Little Melton is considered to be a location that is, in principle, a suitable location for additional development.
The site is immediately adjoining the current settlement boundary of Little Melton. As such, it will be immediately adjacent to residential development and consequently represents a logical extension to the settlement boundary to the south and west. The site is well related to a number of services currently offered in Little Melton which include a village hall, primary school, pub and a shop.
In terms of more detailed site-specific considerations, the Housing and Employment Land Availability Assessment (HELAA) identifies the site as a suitable location for residential development. It confirms through a 'Green' rating, that there are no constraints or impacts anticipated in relation to access, utilities infrastructure, contamination and ground stability, market attractiveness, significant landscapes, biodiversity and geodiversity, open space and compatibility with neighbouring uses. Issues which are identified as potential constraints to development are accessibility to services, utilities capacity, flood risk, townscapes, historic environment and transport and roads.
These concerns mostly relate to the scale of the initial submission and the impacts it could have on the local road network, and heritage assets such as the church. It is therefore proposed to reduce the site in size and split it into two. The first portion of the site is to the north of Mill Road and wraps around to the north of the existing playing field in line with the existing edge of the built up area. The second portion of the site is to the south of Great Melton Road. The edge of this proposed site is in line with a current commitment and it will provide a clear and defensible edge to the settlement. This is shown on the attached red line plan reference A.48.744.a.
It is anticipated that these amendments will give the sites better relationship to the existing built form and will have a lesser impact on the local road network, services and infrastructure.
Available
The site is currently in agricultural use, and is under the sole ownership of the landowner. There are no known third party ownerships, access rights or restrictive covenants. It is anticipated that it could become available for development in 1-5 years.
Achievable
Based on the suitability assessment above, there are no site-specific constraints which could threaten the delivery of residential development on the sites. Therefore, residential development on these sites is deemed to be entirely achievable. They are relatively small sites which could be delivered quickly and due to size are attractive to a range of developers. As a result, there is an opportunity for quick delivery of housing, making a positive contribution to housing delivery.
Viable
Development of the sites for residential purposes is considered viable, taking into consideration the various policy requirements in relation to matters such as affordable housing provision and CIL contributions, as well as potential abnormal costs, which include the provision of landscaping, and infrastructure upgrades/reinforcement.
Summary
As outlined above, these sites are suitable, available and viable, and is therefore developable. Development in this location would represent sustainable development, as defined within the National Planning Policy Framework.
Economically, the sites represent the right land in the right place at the right time. Residential development here would help support the planned long-term economic growth of the Greater Norwich Area, providing high-quality and desirable homes within easy reach of key employment areas.
Socially, the scale of development envisaged is such that it will enable the creation of a strong, vibrant and healthy community, with easy access to existing and planned local services and facilities, as well as enhanced Green Infrastructure. A mix of dwelling types, sizes and tenures will be provided to meet local needs, and CIL payments will ensure the provision of the necessary health and cultural facilities. The sites are located immediately adjacent to the built-up area of Little Melton, which should assist in achieving social integration between the existing and new residents.
On this basis, the sites should be taken forward as an allocation, and are capable of making a significant contribution to the planned growth of the Greater Norwich Area in the period to 2036.

In response to the above consultation, we would like to take this opportunity on behalf of our client, to further promote a site for residential development. We strongly recommend that land at Wood Hall, Hethersett should be allocated for residential development of an unspecified number. The site is considered to be entirely deliverable, and capable of making a contribution towards satisfying the Councils' housing needs during the period to 2036 by developing in a highly sustainable location. In accordance with the National Planning Policy Framework's (NPPF) definition of 'deliverable', set out in footnote 11 to paragraph 47, the site represents a suitable location for development now, is available immediately, is achievable with a realistic prospect of housing being delivered on the site, and is viable. These points are addressed in further detail below.

Assessment of Deliverability
Suitable
The site totals 1.98 hectares, and lies within the grounds of Wood Hall. The site falls outside of, but is immediately adjacent to the Development Boundary, and was submitted as part of the initial 'Call for Sites' consultation in 2016. The suitability of the site in terms of planning constraints has been assessed within the Housing and Economic Land Availability Assessment (HELAA). The summary below addresses the points raised within the HELAA Assessment of the site:
● Access, Transport and Roads: Amber rated. The HELAA outlines that whilst there is existing access available to the site, access to/ from the B1172 is not sufficient and would require improvements. Further technical advice would be sought to detail the improvements required, which could be delivered as part of any development.
● Accessibility to Services: Green rated. The HELAA Assessment recognises that the site has footpath links to a range of local services.
● Utilities Capacity, Utilities Infrastructure, Contamination and Ground Stability: All Green rated.
● Flood Risk: Green rated. The site is situated within Flood Zone 1.
● Significant Landscapes: Green rated. Residential development in this location is not anticipated to have any impact upon significant landscapes.
● Historic Environment and Townscapes: Both Amber rated. The site falls within the land associated with Wood Hall. Wood Hall and attached Garden Wall are both Grade II Listed. It is anticipated that the design of any residential development on site can be delivered in a manner that enhances heritage assets on site, informed by an appropriate Heritage Impact Assessment.
● Biodiversity and Geodiversity: Green rated. A large area of the site is covered by a Tree Preservation Order (SN125). The TPO is situated to the North, West and South of Wood Hall,
and includes various species. The preservation of this TPO will be factored into any planning application. Substantial works have been consented to SN125 in recent years, with the felling of 16 trees on site permitted in accordance with application ref: 2014/0045/TPO, and the felling of 9 trees consented in 2010 (2009/2021/TPO).
● Open space and GI: Green rated. Residential development on site will not result in the loss of open space. Green infrastructure within the site will be retained wherever possible as part of any development.
● Market Attractiveness, Compatibility with Neighbouring Uses: Both Green rated. The site is situated within a desirable residential area, with excellent connectivity to Norwich and the wider area.

Available
The site is available for development.

Achievable
The site contains a large TPO, and falls within the grounds of a Listed Heritage Asset. However, the site is well-related to the local context, and would form a desirable location for residential development.
Additionally, the extensive works to the TPO in recent years indicates that it should not preclude development, and can be incorporated within any development. This is informed by the Green HELAA rating for Biodiversity and Geodiversity. Therefore, it is not anticipated that any constraints on site would preclude the delivery of residential development in the Plan period to 2036.
Viable
Development of the site for residential uses is considered viable, taking into consideration the various policy requirements in relation to matters such as affordable housing provision and CIL contributions.
Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary
As outlined above, the site is suitable, available, achievable and viable, and is therefore deliverable. On this basis, the site should be taken forward as an allocation for residential development in the emerging Local Plan, and would represent sustainable development.
The site's key planning constraints, namely heritage assets and the tree protection order, can work to frame residential development on site. The size of the site in relation to the local area lends itself to a residential development in a sustainable location, which would be achievable in the medium-term.

To conclude, the allocation of this site for residential development will engender a high-quality residential development that is exceptionally well-related to the local context.