Site Proposals document

GNLP0172: Land to the west of Green Lane West, Rackheath
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. An outline planning application for 205 dwellings has been submitted (Ref. 2017/2208). In these representations we will refer to the findings of the technical reports submitted with the planning application. We will provide the Local Plans Team with a CD containing all of the technical work that has been submitted in support of the current planning application.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: The main site access to the proposed development will be provided either via one or two new priority junction(s) off the eastern edge of Green Lane West. This is still being discussed with the County Highways Team, but deliverability can be achieved in either situation. A new pedestrian/cycle access point on Newman Road will provide access to the surrounding pedestrian network. We request that the access score for this site should be changed to 'green'.

Access to Services: The Site is within close proximity of the existing facilities within Rackheath, which are accessible by walking and cycling. The proposed strategic development at the North Rackheath Urban Extension, located to the east of the site, will provide additional services and facilities in the future. The site is served by existing bus services along Green Lane West, providing connections to Wroxham, Norwich City Centre, and the Norfolk and Norwich University Hospital. Salhouse Station is approximately 1.5km from the site, providing rail services to Norwich. The site is well-related to the employment opportunities at Rackheath Industrial Estate. We request that the close proximity of the primary school, employment opportunities, bus services, and the future new facilities at North Rackheath should be taken into account in the assessment of the site; the new facilities at North Rackheath would be located opposite the site on Green Lane West and therefore the site would score 'green' for this topic in the near future.

Utilities Capacity: The existing residential and commercial areas are connected to utilities services, and the proposed development at the site will also connect to those services. As such we request that the utilities capacity score for this site should be changed to 'green'.

Contamination: A Phase 1 and 2 Ground Investigation Report has been undertaken of the site and was submitted with the planning application. The Report identifies the potential for asbestos containing materials within the vicinity of the small structures in the southern portion of the site. It is recommended that the asbestos should be assessed in advance of clearing this material, and following clearance of the site further testing should be undertaken to determine the potential for asbestos in the soil. A planning condition would ensure that this further assessment and investigation work is completed in advance of development.

Flood Risk: The site lies within Flood Zone 1 and as such it is at low risk of flooding. A Flood Risk Assessment and Drainage Strategy has been prepared for the proposed development and was submitted with the planning application. The site has no history of flooding. The proposed development includes attenuation ponds to create a sustainable drainage system and control surface water drainage at the site. We request that the flood risk score for the site is changed to 'green'.

Significant Landscapes: A full Landscape and Visual Impact Assessment (LVIA) has been prepared for the proposed development site and was submitted with the planning application. To the north of the site, lies an area of residential development at Trinity Close and Sir Edward Stacey Road. To the south, lies an area of existing commercial development. The proposed strategic development at the North Rackheath Urban Extension is located to the east of the site. The site is enclosed by a dense hedgerow and hedgerow tree planting to the east, which forms a natural green boundary and screens the site in views from the east. The Norwich Northern Distributor Road (NNDR), which is currently under construction, is located to the west of the site. The majority of the existing vegetation within the site will be retained within the proposed development. The proposed residential areas will include landscaping and structural planting. The proposed development includes a substantial area to the east of the new NNDR for landscape enhancement and new wildlife habitats. The overall conclusion from the LVIA is that the site is a suitable location for residential development in terms of landscape and visual impacts, provided the landscape mitigation and enhancement measures are implemented. We request that the landscape score for this site is changed to 'green'.

Compatibility with Neighbouring Uses: The proposed site is located between an existing residential area to the north and an established commercial area to the south. The proposed development includes new planting at the northern and southern boundary to protect residential amenity and provide privacy. As such the proposed development would be compatible with the neighbouring uses. A woodland buffer will be provided on either side of the new NNDR. The proposed development will include a landscape bund and acoustic fence on the western boundary to provide an additional buffer between the new road and residential uses. Therefore, the proposed development includes mitigation measures to address the relationship between the new NNDR and proposed residential uses. We request that the compatibility with neighbouring uses score is changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.

GNLP0284: Land at Townhouse Road, Costessey
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. Costessey is recognised as a sustainable location for growth. A pre-application advice request has been submitted, and options for development remain under discussion with the local authority. The potential scheme sizes range from 100 to 200 units, utilising either one or two parcels of land at the site. We believe there is a logical development parcel between Longwater Lane and Limetree Avenue, and south to the final property of Limetree Avenue.

It should be noted that the site now promoted is smaller than the one considered through the Site Specific Allocations & Policies Document process (adopted October 2015); Site Ref. 0750a related to a 16Ha site for 480 dwellings. Therefore, there is a material difference in the current development options compared with those previously considered, and the potential impacts will be reduced because the site is smaller and less dwellings are now proposed.

In these representations we will refer to the findings of the technical reports undertaken for the site.
The following documents are submitted with these representations:
 Concept Masterplan Option 1 - 100 dwellings (Dwg No. CSA/3022/112)
 Concept Masterplan Option 2 - 130 dwellings (Dwg No. CSA/3022/113)
Concept Masterplan Option 1 - 200 dwellings (Dwg No. CSA/3022/114)
 Landscape & Visual Summary Note (CSA - March 2018)
 Photomontage 1 - Illustrative Winter View from East Hills Wood (Year 1 and Year 10)
 Photomontage 2 - Illustrative Summer View from East Hills Woods (Year 10)

There are three concept plan options for the site providing 100, 130 and 200 dwellings; the three options are shown on the submitted Concept Masterplans. All three scheme options would avoid extending the line of the settlement further south into the River Tud Valley, and include significant green buffers and corridors to mitigate the impact of new development at the site and integrate it into the landscape setting.

A scheme of 200 homes would enable the creation of a new public footpath and cycle path along the southern edge of the Site. This would create new views into the river valley;

A scheme of between 100 and 130 dwellings would arguably have less landscape impact, from views from East Hills Wood. A photomontage of Years 1 and 10 (Summer and Winter) has been created for the smaller scheme option, and is submitted with these representations. It should be noted that this view has been taken from the northern edge of the woods, which are not publicly accessible. Therefore it is likely that the views would be further interrupted by foreground vegetation.

Taylor Wimpey are therefore applying a flexible approach in the promotion of land here: a larger scheme would generate greater economic and social benefits, but might result in a greater level of perceived landscape impact. However, this could be balanced against improvements to public accessibility along the southern edge of the site and views into the River valley.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: Depending on the scale of development progressed, the site has capacity to accommodate a single junction on to Townhouse Road, and a second access onto Longwater Lane if required. The proposed footway will extend east to provide a connection to the existing footway and bus stop. To the west, the footway will extend to a proposed pedestrian crossing point to provide a connection to the existing footway on the northern side of Townhouse Road. A traffic calming scheme is proposed to reduce speeds in the vicinity of the site access and to improve the pedestrian environment to the west of the site. We request that the site access score is changed to 'green'.

Transport and Roads: A draft Transport Assessment has been prepared. The highway capacity has been assessed and demonstrates that the proposed development would have a negligible impact on the local highway network. The proposed development includes new footways to connect with the existing footway network. Townhouse Road is designated as a local cycle route. The site is well-related to the wide range of services and facilities within Costessey all of which are within suitable walking distance. We request that the transport and roads score is changed to 'green'.

Utilities Capacity: An initial draft Utilities & Wastewater Assessment has been prepared. The existing residential areas are fully serviced, and the proposed development will connect to the local utility services. We request that the utilities capacity score is changed to 'green'.

Significant Landscapes: A draft Landscape & Visual Impact Assessment has been prepared. The site is well-related to the existing built-form in Costessey and represents a natural and logical continuation of the settlement. The majority of the existing vegetation at the site boundary will be retained within the proposed development. The proposed development will enhance the boundaries to the site, with new tree planting on the western boundary and a new woodland belt on the southern boundary, alongside green corridors, planting and areas of open space within the development. The significant green buffers and corridors are provided to mitigate the impact of new development at the site and integrate it into the landscape setting. Methodology scoping discussions remain ongoing with the local authority's Landscape Officer in order to ensure the LVIA is comprehensive and robust. We request that, provided the landscape mitigation and enhancement measures are implemented, the landscape score for this site is changed to 'green'.

Townscapes: The Roman Catholic Church of Our Lady and Saint Walstan, located to the west of the site, is a Grade II Listed Building. A draft Built Heritage Assessment has been prepared. The Church is surrounded by extensive tree cover which limits the setting of the heritage asset, and means that the surrounding area and the site do not contribute towards the significance of the heritage asset. In any event, a generous buffer between the heritage asset and new built development in the form of an area of open space could be provided. The site frontage includes open space and new planting. We request that the townscape score for the site is changed to 'green'.

Biodiversity and Geodiversity: A draft Phase 1 Habitat Survey has been prepared. The Survey recommended that the hedgerows at the boundaries of the site should be retained and enhanced to create corridors and shelter/foraging areas for wildlife including birds, bats, badgers and hedgehogs. In addition native hedgerow species should be planted in gaps, for example along the southern and eastern boundaries, to provide further opportunities for these species and enhance their value as ecological corridors. The addition of bat boxes to any new buildings or retained trees within the site would provide additional bat roosting opportunities. The addition of a range of bird boxes would provide additional nesting opportunities. A reptile hibernaculum into the landscape design will enhance the area for reptiles in the future. Therefore, the proposed development will include a range of biodiversity mitigation and enhancement measures, and as such, we request that the biodiversity score for the site should be changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.

GNLP0172: Land to the west of Green Lane West, Rackheath
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. An outline planning application for 205 dwellings has been submitted (Ref. 2017/2208). In these representations we will refer to the findings of the technical reports submitted with the planning application. We will provide the Local Plans Team with a CD containing all of the technical work that has been submitted in support of the current planning application.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: The main site access to the proposed development will be provided either via one or two new priority junction(s) off the eastern edge of Green Lane West. This is still being discussed with the County Highways Team, but deliverability can be achieved in either situation. A new pedestrian/cycle access point on Newman Road will provide access to the surrounding pedestrian network. We request that the access score for this site should be changed to 'green'.

Access to Services: The Site is within close proximity of the existing facilities within Rackheath, which are accessible by walking and cycling. The proposed strategic development at the North Rackheath Urban Extension, located to the east of the site, will provide additional services and facilities in the future. The site is served by existing bus services along Green Lane West, providing connections to Wroxham, Norwich City Centre, and the Norfolk and Norwich University Hospital. Salhouse Station is approximately 1.5km from the site, providing rail services to Norwich. The site is well-related to the employment opportunities at Rackheath Industrial Estate. We request that the close proximity of the primary school, employment opportunities, bus services, and the future new facilities at North Rackheath should be taken into account in the assessment of the site; the new facilities at North Rackheath would be located opposite the site on Green Lane West and therefore the site would score 'green' for this topic in the near future.

Utilities Capacity: The existing residential and commercial areas are connected to utilities services, and the proposed development at the site will also connect to those services. As such we request that the utilities capacity score for this site should be changed to 'green'.

Contamination: A Phase 1 and 2 Ground Investigation Report has been undertaken of the site and was submitted with the planning application. The Report identifies the potential for asbestos containing materials within the vicinity of the small structures in the southern portion of the site. It is recommended that the asbestos should be assessed in advance of clearing this material, and following clearance of the site further testing should be undertaken to determine the potential for asbestos in the soil. A planning condition would ensure that this further assessment and investigation work is completed in advance of development.

Flood Risk: The site lies within Flood Zone 1 and as such it is at low risk of flooding. A Flood Risk Assessment and Drainage Strategy has been prepared for the proposed development and was submitted with the planning application. The site has no history of flooding. The proposed development includes attenuation ponds to create a sustainable drainage system and control surface water drainage at the site. We request that the flood risk score for the site is changed to 'green'.

Significant Landscapes: A full Landscape and Visual Impact Assessment (LVIA) has been prepared for the proposed development site and was submitted with the planning application. To the north of the site, lies an area of residential development at Trinity Close and Sir Edward Stacey Road. To the south, lies an area of existing commercial development. The proposed strategic development at the North Rackheath Urban Extension is located to the east of the site. The site is enclosed by a dense hedgerow and hedgerow tree planting to the east, which forms a natural green boundary and screens the site in views from the east. The Norwich Northern Distributor Road (NNDR), which is currently under construction, is located to the west of the site. The majority of the existing vegetation within the site will be retained within the proposed development. The proposed residential areas will include landscaping and structural planting. The proposed development includes a substantial area to the east of the new NNDR for landscape enhancement and new wildlife habitats. The overall conclusion from the LVIA is that the site is a suitable location for residential development in terms of landscape and visual impacts, provided the landscape mitigation and enhancement measures are implemented. We request that the landscape score for this site is changed to 'green'.

Compatibility with Neighbouring Uses: The proposed site is located between an existing residential area to the north and an established commercial area to the south. The proposed development includes new planting at the northern and southern boundary to protect residential amenity and provide privacy. As such the proposed development would be compatible with the neighbouring uses. A woodland buffer will be provided on either side of the new NNDR. The proposed development will include a landscape bund and acoustic fence on the western boundary to provide an additional buffer between the new road and residential uses. Therefore, the proposed development includes mitigation measures to address the relationship between the new NNDR and proposed residential uses. We request that the compatibility with neighbouring uses score is changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.

GNLP0284: Land at Townhouse Road, Costessey
This site is promoted on behalf of a housebuilder. Therefore, the site is available and deliverable for residential development. Costessey is recognised as a sustainable location for growth. A pre-application advice request has been submitted, and options for development remain under discussion with the local authority. The potential scheme sizes range from 100 to 200 units, utilising either one or two parcels of land at the site. We believe there is a logical development parcel between Longwater Lane and Limetree Avenue, and south to the final property of Limetree Avenue.

It should be noted that the site now promoted is smaller than the one considered through the Site Specific Allocations & Policies Document process (adopted October 2015); Site Ref. 0750a related to a 16Ha site for 480 dwellings. Therefore, there is a material difference in the current development options compared with those previously considered, and the potential impacts will be reduced because the site is smaller and less dwellings are now proposed.

In these representations we will refer to the findings of the technical reports undertaken for the site.
The following documents are submitted with these representations:
 Concept Masterplan Option 1 - 100 dwellings (Dwg No. CSA/3022/112)
 Concept Masterplan Option 2 - 130 dwellings (Dwg No. CSA/3022/113)
Concept Masterplan Option 1 - 200 dwellings (Dwg No. CSA/3022/114)
 Landscape & Visual Summary Note (CSA - March 2018)
 Photomontage 1 - Illustrative Winter View from East Hills Wood (Year 1 and Year 10)
 Photomontage 2 - Illustrative Summer View from East Hills Woods (Year 10)

There are three concept plan options for the site providing 100, 130 and 200 dwellings; the three options are shown on the submitted Concept Masterplans. All three scheme options would avoid extending the line of the settlement further south into the River Tud Valley, and include significant green buffers and corridors to mitigate the impact of new development at the site and integrate it into the landscape setting.

A scheme of 200 homes would enable the creation of a new public footpath and cycle path along the southern edge of the Site. This would create new views into the river valley;

A scheme of between 100 and 130 dwellings would arguably have less landscape impact, from views from East Hills Wood. A photomontage of Years 1 and 10 (Summer and Winter) has been created for the smaller scheme option, and is submitted with these representations. It should be noted that this view has been taken from the northern edge of the woods, which are not publicly accessible. Therefore it is likely that the views would be further interrupted by foreground vegetation.

Taylor Wimpey are therefore applying a flexible approach in the promotion of land here: a larger scheme would generate greater economic and social benefits, but might result in a greater level of perceived landscape impact. However, this could be balanced against improvements to public accessibility along the southern edge of the site and views into the River valley.

The site was assessed in the HELAA. Appendix A in the HELAA sets out the site assessment criteria for a range of topics and the scoring system for the assessment. The scoring system is based on whether a topic for a site is scored as 'red', 'amber' or 'green', which results in an overall conclusion about the suitability of a site for development.

Our representations are focussed on those topics with a score of 'amber' for the site; there are no 'red' scores for the site.

Access: Depending on the scale of development progressed, the site has capacity to accommodate a single junction on to Townhouse Road, and a second access onto Longwater Lane if required. The proposed footway will extend east to provide a connection to the existing footway and bus stop. To the west, the footway will extend to a proposed pedestrian crossing point to provide a connection to the existing footway on the northern side of Townhouse Road. A traffic calming scheme is proposed to reduce speeds in the vicinity of the site access and to improve the pedestrian environment to the west of the site. We request that the site access score is changed to 'green'.

Transport and Roads: A draft Transport Assessment has been prepared. The highway capacity has been assessed and demonstrates that the proposed development would have a negligible impact on the local highway network. The proposed development includes new footways to connect with the existing footway network. Townhouse Road is designated as a local cycle route. The site is well-related to the wide range of services and facilities within Costessey all of which are within suitable walking distance. We request that the transport and roads score is changed to 'green'.

Utilities Capacity: An initial draft Utilities & Wastewater Assessment has been prepared. The existing residential areas are fully serviced, and the proposed development will connect to the local utility services. We request that the utilities capacity score is changed to 'green'.

Significant Landscapes: A draft Landscape & Visual Impact Assessment has been prepared. The site is well-related to the existing built-form in Costessey and represents a natural and logical continuation of the settlement. The majority of the existing vegetation at the site boundary will be retained within the proposed development. The proposed development will enhance the boundaries to the site, with new tree planting on the western boundary and a new woodland belt on the southern boundary, alongside green corridors, planting and areas of open space within the development. The significant green buffers and corridors are provided to mitigate the impact of new development at the site and integrate it into the landscape setting. Methodology scoping discussions remain ongoing with the local authority's Landscape Officer in order to ensure the LVIA is comprehensive and robust. We request that, provided the landscape mitigation and enhancement measures are implemented, the landscape score for this site is changed to 'green'.

Townscapes: The Roman Catholic Church of Our Lady and Saint Walstan, located to the west of the site, is a Grade II Listed Building. A draft Built Heritage Assessment has been prepared. The Church is surrounded by extensive tree cover which limits the setting of the heritage asset, and means that the surrounding area and the site do not contribute towards the significance of the heritage asset. In any event, a generous buffer between the heritage asset and new built development in the form of an area of open space could be provided. The site frontage includes open space and new planting. We request that the townscape score for the site is changed to 'green'.

Biodiversity and Geodiversity: A draft Phase 1 Habitat Survey has been prepared. The Survey recommended that the hedgerows at the boundaries of the site should be retained and enhanced to create corridors and shelter/foraging areas for wildlife including birds, bats, badgers and hedgehogs. In addition native hedgerow species should be planted in gaps, for example along the southern and eastern boundaries, to provide further opportunities for these species and enhance their value as ecological corridors. The addition of bat boxes to any new buildings or retained trees within the site would provide additional bat roosting opportunities. The addition of a range of bird boxes would provide additional nesting opportunities. A reptile hibernaculum into the landscape design will enhance the area for reptiles in the future. Therefore, the proposed development will include a range of biodiversity mitigation and enhancement measures, and as such, we request that the biodiversity score for the site should be changed to 'green'.

We request that the site assessment is amended to take into account the above comments. The site is assessed as 'suitable' in the HELAA; we agree with the overall conclusion and request that this site is allocated in the Greater Norwich Local Plan for residential development.