Site Proposals document

GNLP0133-A - University Drive North

This site is promoted for additional Sportspark related development(e.g. New sports pitches, car parking or other ancillary uses).

Assessment of Deliverability

Suitable

The site lies to the north of the UEA campus and comprises 1.30 hectares. The site constitutes previously undeveloped land and falls within the defined Settlement Boundary. The site has been assessed in the HELAA:

● Access, Accessibility to Services, Transport and Roads: all Green rated. The site benefits from frontage onto Earlham Road, though it is recognised that the local road network is unsuitable at present, but that this can be addressed through development.
● Utilities Capacity and Infrastructure: both Green rated.
● Flood Risk: Green rated. The site is situated within Flood Zone 1.
● Historic Environment: Green rated. The site is situated beyond the vicinity of the Earlham Conservation Area and the Earlham Hall Listed Buildings.
● Townscapes, Biodiversity and Geodiversity, Significant Landscapes: Amber rated. The HELAA assessment asserts that development may impinge on the setting of this part of the Campus, and will result in the loss of mature trees within a locally protected landscape belt. However, from a review of Norwich City Council's database, the site does not contain any TPOs. Nevertheless, the landscaping of any development here will be carefully considered to incorporate the local woodland into any development. This would be informed by detailed arboricultural assessments to determine the health and significance of trees on site.
● Compatibility with Neighbouring Uses: Green rated. The site adjoins the Sportspark.

From this, it is apparent that the most significant planning constraints for this site relates to Biodiversity and Townscape, relating to the threat to woodland fronting Earlham Road. The design of the site would aim to retain as much of the tree belt as possible, and would be subject to further discussions with the GNLP team.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is available for development immediately.

Achievable

The achievability of the site for Sportspark related uses is dependent upon the mitigation works that can be undertaken to reduce impacts upon the tree belt fronting Earlham Road. This will be subject to further discussions with the City Council, to ascertain whether development in this location would be feasible, and whether the enhancement of the Sportspark would outweigh the harm to the tree belt.

The achievability of development, in principle, will be determined by the outcomes of a detailed arboricultural evaluation of the condition/quality of trees on site. Pending the outcomes of such evaluations, any development on site would provide a landscaped setting, using existing trees to frame development.

Viable

Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

The site would represent a logical extension to the Sportspark to the north of the site. However, it is appreciated that this site has the potential to have an adverse impact upon the existing tree belt. Further arboricultural work would be undertaken at the appropriate time to inform any proposals, to ascertain the full implications the trees/landscape may have on the development. This arboricultural information would accompany any subsequent planning application. Notwithstanding this, these constraints alone would not render the site undevelopable, as the site remains suitable for all the other reasons outlined above.

GNLP0133-B - University Drive West - Undeveloped Part of the Earlham Hall Allocation

This site comprises the existing undeveloped part of the Earlham Hall allocation. Policy R39 of the Norwich Site Allocations and Site Specific Policies Plan allocates Earlham Hall for business use, including a new exemplary low carbon building, which has been provided with the development of the Enterprise Centre on the former CityCare depot site.

The principle for development on site, therefore, has been established with the construction of the Enterprise Centre (Phase 1). This representation endeavours to provide an updated assessment of the site's deliverability, to justify the case for carrying forward the undeveloped portion of the allocation (Phase 2), which currently benefits from an outline consent (ref: 12/02266/F). However, this has not yet been brought forward for UEA related development, and the outline permission is due to lapse. The retention of this site for UEA related development is important for the long-term, sustainable growth of this part of the UEA Campus.

The Earlham Hall Vision and Delivery Document (prepared by Bidwells, 2011) recognises the importance of the spatial, functional and intellectual relationships between the UEA, the rest of the NRP, the local community, Norwich and beyond. The intention to provide a pedestrian/cycle link from the Earlham Hall development to the NRP Triangle Car Park site offers a unique opportunity to create further linkages with the wider NRP.

Assessment of Deliverability

Suitable

The suitability of the site for UEA related uses was assessed in the HELAA:

● Access, Accessibility to Services, Transport and Roads: Green rated. The site is served by University Drive and enjoys excellent connectivity to the wider Campus. The Earlham Hall Vision and Delivery Document (2011) states that areas for parking/servicing will be discouraged on site, in favour of higher-order uses that are ancillary to the Enterprise Centre or the wider UEA. Further highways evidence would be provided at the planning application stage to substantiate any proposals. Furhtermore, the proposed pedestrian/cycle link will enhance connectivity between the UEA and the wider NRP, in line with the Earlham Hall Vision and Delivery Document.
● Utilities Capacity and Utilities Infrastructure: Green rated.
● Contamination and Ground Stability and Flood Risk: Green rated. The site is within Flood Zone 1.
● Market Attractiveness, Compatibility with Neighbouring Uses: Green rated. The site is well related to the existing Campus.
● Biodiversity and Geodiversity: Green rated.
● Open Spaces: Green rated.
● Significant Landscapes, Townscapes, Historic Environment: Amber rated. Development at this location has the potential to impact upon the setting of the Listed Buildings within Earlham Hall and the Conservation Area to the west. Any development here would enhance the setting of the heritage assets with more appropriate uses.

Furthermore, the site is brownfield, which was previously occupied by a nursery. The retention of the site allocation for business uses will help bring disused land back into productive use.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is available for development immediately.

Achievable

As referred to above, the site has been previously allocated for business use, and no changes to the existing allocation are proposed in carrying this allocation forward. Limited weight can, therefore, be afforded to concerns around impacts upon heritage assets when the principle of development has been established, with the UEA maintaining a commitment to preserving heritage assets. Development at the site is considered highly achievable, in line with the Earlham Hall Vision and Delivery Document (2011) and the existing consent.

Viable

The development of Phase 2 of the Earlham Hall allocation (ref: 12/02266/F) for further UEA related uses is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary, when the exact use of the site is determined.

Summary

This representation seeks to retain site allocation R39 for business uses, with no changes proposed to the principle of UEA related development on the site. The potential impact on heritage assets is recognised, though the principle of UEA related development has been established on the site. The design of the remaining land will offer a considerable improvement to the current setting of the area. Any planning application for the site would be informed by a Heritage Impact Assessment to determine the significance of heritage impacts.

GNLP0133-C - Cow Drive North

The former Blackdale School was allocated under Policy R40 of Norwich Site Allocations and Site Specific Policies Plan for further student accommodation. Part of the existing allocation has been completed (planning ref: 15/00121/F). Phase 1 of the development, comprising blocks A & B, delivered 514 bedrooms, which opened for Semester 1 of the 2016-2017 academic year.

This site comprises the existing undeveloped part of the Blackdale allocation to be carried forward, currently consented as Phase 2 of the 15/00121/F planning consent, which will deliver further student accommodation within two blocks (C & D). The site consists of the remaining teaching buildings associated with the former Blackdale School, which were repurposed as a site office for the construction of Phase 1 of the site. The retention of the site allocation would secure land for further student accommodation on Campus to 2036.

Assessment of Deliverability

Suitable

The suitability of the site was assessed in the HELAA. The assessment indicated that there were no planning constraints/impacts that would impede the development of the site, with all variables achieving a Green rating. The site, therefore, remains suitable for its allocated use, and should be carried forward in the next Plan period.

Additionally, the allocation would deliver student accommodation within the Campus. This will reduce the need for student accommodation in the City Centre, and around the wider area.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is readily available for development in the short-term.

Achievable

The delivery of student accommodation at the site is considered achievable in the short-term.

Viable

Further evidence on viability for Phase 2 of the existing allocation can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

The site benefits from a site allocation for student accommodation. Furthermore, development at the site is not constrained in planning terms, so there is little justification for not carrying the remaining portion of the allocation over into the next Local Plan period to safeguard the potential site for further student accommodation within the Campus.

GNLP0133-D - Land South of Suffolk Walk (Strategic Reserve)

This site, situated on the southern edge of the Campus, south of Suffolk Walk, is allocated for Campus expansion under Policy R41 of the Norwich Site Allocations and Site Specific Policies Plan. Similarly, the UEA Development Framework Strategy (DFS) identified that the site may be needed to meet growth needs up to 2030, potentially for student accommodation, or other UEA related uses.

This representation aims to retain this allocation into the next Local Plan period to 2036, to secure the long-term sustainable growth of the UEA Campus, following the development of the Blackdale School site (R40) and Earlham Hall site (R39). The case for retaining the allocation is explored in further detail below.

Assessment of Deliverability

Suitable

The suitability of the site for UEA related development has been assessed in the HELAA:

● Access, Accessibility of Services, Transport and Roads: Green rated. The site can be accessed via the existing pedestrian/road network, which is deemed unsuitable in the HELAA. It is anticipated that this can be overcome/mitigated through development, alongside any assessment of highway impacts which supports an application for development on this site in the future.
● Utilities Capacity and Utilities Infrastructure: Green rated.
● Contamination and Ground Stability and Flood Risk: Green rated. No contamination anticipated on site, and the site is within Flood Zone 1.
● Open Space: Green rated.
● Compatibility with Neighbouring Uses: Green rated. The site is well related to the wider Campus.
● Significant Landscapes and Townscapes: Amber rated. Development at the site has the potential to impact upon the UEA Broad and the River Yare Character Area. As the existing allocation demonstrates, the building line is anticipated to follow the curved architecture of surrounding buildings, thereby relating well to the existing buildings and preventing any encroachment on the landscape around The Broad, and significant views from Norfolk Terrace. Development in this location would endeavour to protect the visual setting of the south elevations of 'The Prospect', while maintaining Lasdun's original Campus vision.
● Biodiversity/Geodiversity: Amber rating. The proximity of the site to the UEA Broad County Wildlife Site means that the site may impact upon any wildlife in the area. During construction, measures will be established as part of any planning permission to ensure that the construction does not impact adversely upon local wildlife, and suitable management measures put in place to mitigate these.
● Historic Environment: Amber rating. There is evidence of prehistoric archaeological deposits on site. Any planning application for the site would be informed by thorough archaeological evidences, in accordance with a written scheme of investigation from the Council. Also, the proximity of the site to the Listed Campus Buildings is recognised, and the design of the site will remain sympathetic to the setting of these heritage assets.

This assessment of site constraints demonstrates that site-specific constraints can be addressed through development, and do not form constraints to the developable status of this site. Based on the above, there is no justification for the deallocation of this site in the Local Plan period to 2036.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is readily available for development.

Achievable

The existing site allocation appreciates that the majority of the existing R41 Site Allocation is allocated as strategic reserve land for long-term development, allowing flexibility should the site be required earlier. This representation promotes re-allocating this site in the emerging Local Plan, representing the importance this site provides for the long-term growth needs of the UEA. The retention of this site is imperative for the UEA to achieve its sustainable long-term growth objectives through the next plan period.

Furthermore, the planning permission granted for the sports pitches and associated structures (2016/0233) demonstrates that appropriate and proportionate development within the Yare Valley Character Area can be achieved.

Viable

The long-term development of the site is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary, at the planning application stage.

Summary

This site should be retained as an allocation for the strategic growth of the UEA Campus. There is no evidence to suggest that new planning constraints outweigh the benefits of retaining the allocation. The re-allocation of this land will ensure that the UEA has a sustainable area to expand in the long-term.

GNLP0133-E - Strawberry Fields

Land at Strawberry Fields would form a southern expansion to the UEA Campus, potentially forming an extension to the existing allocation at Land South of Suffolk Walk (R41). The deliverability of Campus expansion in this area is explored further below.

Assessment of Deliverability

Suitable

The HELAA assessment for the site has identified a number of key planning constraints that may compromise the suitability of the site for UEA related uses.

● Access, Accessibility to Services: Green rated. Excellent pedestrian/cycle links to the Campus, and potential for new access onto Bluebell Road.
● Utilities Capacity, Utilities Infrastructure and Contamination and Ground Stability: Green rated. The site comprises undeveloped land in close proximity to existing utilities services.
● Flood Risk: Amber rated. The site is situated within Flood Zone 1, though Flood Zones 2 and 3 adjoin the site to the east, comprising the floodplain of the UEA Broad. Any development in this location would be informed by a Flood Risk and Surface Water Drainage Assessment to ascertain the flooding and drainage issues at the site. This will inform the design and construction processes involved in any development.
● Market Attractiveness: Amber rated. The potential impact of the development upon the Townscape of Bluebell Road and the wider campus may impact upon the market attractiveness of the site, as the site may require exemplary design to outweigh landscape impacts. This is a matter to be discussed further with Norwich City Council, at the point of developing proposals for the site, alongside viability considerations.
● Significant Landscapes, Open Space and Townscapes: Amber and red rated. The site falls wholly within the protected open space/Yare River Valley Character Area. Development on this site is, therefore, visually sensitive. However, should the site form an extension to the Land South of Suffolk Walk strategic reserve site, the design of the site is anticipated to follow the curved architecture of the surrounding buildings, aiming to achieve a coherent large-scale development which relates well to the landscape. Discussions around the design of any development in this location, as a standalone development or as part of an extension to the existing R41 allocation, will be held to ascertain precisely how development on site should be designed to mitigate any impacts on landscape character.
● Historic Environment: Amber rated. Similarly, poor design at the site has the potential to impact adversely upon the Listed Campus Buildings. The design of the site will be carefully considered to ensure that development remains sympathetic to the historic character of the Campus.
● Transport and Roads: Amber rated. The site would require servicing links to the main Campus, which could be provided through the development of allocation R41. Alternatively, the site could be serviced from Bluebell Road. The suitability of this would be determined at the planning application stage.
● Biodiversity and Geodiversity: Amber rated. The site lies within close proximity to the UEA Broad County Wildlife Site. Ecological impacts of development in this location will be ascertained, and mitigation measures implemented, as part of any planning application.

Available

The site, in its entirety, is owned by the UEA, and there are no leases of restrictive covenants on the site. Consequently, the site is readily available for development.

Achievable

It is recognised that the site has some constraints. The allocation of the site for a UEA related development will result in the loss of 1.60 hectares of land allocated as protected 'Open Space', and within a significant landscape. It is felt that the loss of Open Space and any impact on the Yare Valley Character Area could be outweighed, with appropriate mitigation, by the significant benefits of utilising the site to enhance and improve the UEA, which will help the UEA maintain its role as one of the leading Universities in the country.

Viable

Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary, should the site come forward as part of a strategic Campus expansion.

Summary

This site offers an opportunity to extend the current R41 allocation, or to provide further strategic reserve land to secure land for the long-term expansion of the UEA Campus to 2036.

The site has some planning constraints. However, it is difficult to determine the impact these constraints may hold on development at this stage, and therefore, further technical advice would be required. The potential to extend the current R41 allocation is recognised, and we would welcome discussions with the GNLP team to determine whether this would be feasible in the long-term.

GNLP0133-F - Bluebell Road

The submission of this site seeks to establish UEA expansion to the south of the existing Campus. Development at this site would represent an extension to the Campus, potentially engendering a new access point from Bluebell Road. The deliverability of a southern Campus expansion is assessed below.

Assessment of Deliverability

Suitable

At present, the site is grazing land, with UEA owned allotments. The site totals approximately 5.72 hectares, and falls outside, but immediately adjacent to the Settlement Boundary. The planning constraints around the site have been recognised in the HELAA assessment:

● Access, Accessibility to Services and Transport and Roads: Green rated. The site can be accessed from Bluebell Road, and via pedestrian links within the Campus.
● Utilities Capacity, Utilities Infrastructure, Contamination and Ground Stability: Green rated.
● Flood Risk: Amber rated. The site is situated within areas of Flood Zones 2 and 3. With appropriate mitigation in the design of any development, this should not pose a constraint to the type of use proposed and, therefore, does not render the site as undevelopable.
● Historic Environment: Amber rated. The site has the potential to impact upon the setting of Listed Campus Buildings. Any development proposals for this site would be informed by an appropriate Heritage Impact Assessment.
● Significant Landscapes and Open Space: Amber rated. The site lies wholly within the Yare Valley Character Area and the Yare Valley Green Infrastructure Corridor, as outlined in JCS Policy 1. This site would form strategic reserve land for the long-term expansion of the Campus. Furthermore, the principle of development within the Yare Valley Character Area has been established with other large-scale UEA led planning permissions, though it is recognised that appropriate and proportionate design will be required to mitigate landscape impacts.
● Biodiversity/Geodiversity: Amber rated. The site adjoins the County Wildlife Sites at Violet Grove and The Heronry and the UEA Broad. Any development in this location would be informed by detailed Ecological Assessments, and appropriate ecological management processes to mitigate any harm to wildlife in the area.
● Townscapes/Compatibility with Neighbouring Uses: Red rated. The site is divorced from the main Campus, and would represent a significant change to the Townscape of Bluebell Road and the Yare Valley Character Area. The design of development in this location would be developed in conjunction with the GNLP team in the long-term to mitigate impacts upon the Townscape of the Campus, and to engender an exemplary design.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site, which would prevent development. Consequently, the site is readily available for development.

Achievable

The allocation of the site would significantly benefit both the UEA, and the wider economy of Norwich, by achieving the provision of a site for a major facility in the future. The exact specification of the use of the site would be determined in the long term, and may incorporate community uses or uses linked closely with the wider NRP.

Viable

More information on the viability of the site would be provided at the planning application stage on a strictly private and confidential basis.

Summary

This site offers an opportunity to secure land for the expansion of the Campus in the long-term. The allocation of this site as a strategic reserve may focus growth to the south of the Campus, thereby relieving development pressures from other sites, while creating a distinctive new district within the Campus.

GNLP0140-A - Colney Lane/Earlham Road (Clubhouse/Pavilion)
GNLP0140-B - Colney Lane/Earlham Road (Car Park Extension)

Both sites have been promoted for sports pitches and associated parking and a clubhouse/pavilion. The sites benefit from an existing planning permission (ref: 2016/0233). The planning permission gives consent on the wider site for the following:

● New sports pitches (Inc. artificial grass and floodlighting, reprofiling of existing pitches, infilling/re-profiling of areas uses as existing grounds maintenance facility);
● New pavilion/clubhouse;
● 168 car parking spaces, 60 overflow parking spaces, 100 cycle spaces, 2 coach parking spaces);
● Storage facilities;
● Extension of the existing Colney Lane car park (from 37 to 87 spaces and overflow parking for up to 24 cars).

The application was granted planning permission in February 2017. This representation serves to update the progress of sites GNLP0140-A and GNLP0140-B.

These sites should therefore receive a site allocation for the full extent of the consented scheme, to represent the growth of this area of the wider Campus in the Plan period to 2036.

GNLP0140-C - Triangle Site

The representation for the Triangle site aims to secure the medium-term development of the site for UEA or NRP related uses. The site is currently allocated as COL 2 in the South Norfolk Site Allocations and Policies Document (2015) for principally science park development, hospital expansion, or other development which would complement these uses. This representation seeks to maintain this allocation for these uses within the next Plan period to 2036.

Assessment of Deliverability

Suitable

The site is 4.23 hectares and is currently used as the 'UEA Triangle Car Park'. The site had existing planning permission for an Innovation Centre (application reference: 2008/0736) and currently has temporary planning permission for the continued use as a car park up to 2027 (application reference 2017/1422). Whilst the HELAA states that the analysis of the site comes out with a result of 'suitable', the fact that development on the site would not provide any further capacity to the area, the HELAA has to conclude that the site is 'unsuitable', as it is already allocated for development and would not benefit the purpose of the report. The HELAA provided an assessment of the planning constraints at the site:

● Access, Accessibility to Services, Transport and Roads: All rated as Amber. As part of the development of the site, an access onto Watton Road may be sought. Should this be the case, any access would be substantiated by appropriate evidence to demonstrate that the access is suitable for use. Furthermore, the previous application for an Innovation Centre at the site achieved a suitable access, meaning that the principle of suitable access has been established on site.
● Utilities Capacity: Amber rating. Any planning application for the site would be accompanied by a robust Utilities Assessment to demonstrate how the development would connect with utilities and the capacity of these to accommodate the proposed development.
● Flood Risk: Amber rating. The site is within Flood Zone 1, with areas of Flood Zone 2 and 3 adjoining the site to the east. It is anticipated that development would be concentrated towards the west of the site, and potentially at the frontage of Watton Road, thereby taking development away from the eastern boundary of the site.
● Significant Landscapes and Biodiversity/Geodiversity: Amber rating. The site borders Earlham Conservation Area and is within the Yare River Valley. Due to flood risk, development on site is likely to be concentrated towards the west of the site, thereby maintaining a Green buffer with the River Valley and Conservation Area. Despite the proximity to the Conservation Area, the HELAA rates Historic Environments as Green, thereby suggesting that development in this location would not harm heritage assets.
● Market Attractiveness and Compatibility with Current Uses: Green rating. The site is situated within the NRP area, thereby offering high potential for science/tech led businesses or UEA related uses. Similarly, links to the UEA could be enhanced further with the potential pedestrian link that may accompany the build out of the undeveloped portion of the Earlham Hall allocation (R39). Currently, there is no direct physical link between the northern areas of the UEA Campus and the wider NRP. The reallocation of this site, with the added potential of a physical link with the UEA, should be encouraged to promote the connectivity of the NRP.
● Townscape and Open Space: Green rating. The site is not anticipated to have negative implications upon the NRP townscape.

While the HELAA has raised planning constraints at the site, it is envisaged that they can be mitigated through development.

Available

The UEA are long-term leaseholders of the site. It is anticipated that the development of the site could reasonably take place in the period 2021-2026.

Achievable

A number of studies, submitted for the previous Innovation Centre scheme, demonstrated that development of this nature would be achievable on site. The establishment of an access route determined that access to the site was achievable, while a Phase 1 Habitat and Protected Species Survey was conducted. Similarly, this application was accompanied by a Flood Risk Assessment, which stated that the site had a low probability of flooding.

It is appreciated that these studies have limited weight due to their age. Therefore, any new planning application would be informed by a suite of technical studies to demonstrate that development on site would be achievable.

The site also benefits from being well located to existing transport infrastructure. There are multiple bus stops on Colney Lane and Watton Road, which provide frequent services to Norwich City Centre, New Costessey, Sprowston, Old Catton, Watton, Swanton Morley, Dereham and Wroxham. The site is also well related to Norwich City Centre, which is approximately 3.5 miles from the site. The site is also in close proximity to the Norfolk and Norwich University Hospital, wider NRP, and UEA. The site is highly accessible via foot, served by an existing network of footpaths.

Based on the above, it is felt that development on the site would be achievable.

Viable

Development of the site for UEA/NRP related use is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

The site falls within the defined Development Boundary and has an existing site allocation. The site also benefits from a historic planning permission for an Innovation Centre. Therefore, the principle for UEA/NRP related development is established. Updated technical evidence and appropriate design is likely to overcome planning constraints identified at the site.

The allocation for UEA/NRP related uses on site should remain to enable the sustainable growth of the UEA/NRP in the medium-term.

GNLP0244 - Land at Colney Lane, Plantation and Observatory Site

This representation aims to gain an allocation for UEA related uses, NRP related uses and potentially residential development.

Assessment of Deliverability

Suitable

The suitability of the site has been assessed within the HELAA:

● Access, Accessibility to Services, Transport and Roads: rated Amber. The site benefits from direct access onto Colney Lane. The suitability of the site in terms of access would be addressed at the planning application stage, with full highways assessments.

● Contamination and Ground Stability: rated Amber. The site is partially brownfield, as Site C is the former observatory, which is currently used for grounds maintenance. Contamination on site will be investigated as part of any planning application for the site, informed by guidance from South Norfolk Council.

● Utilities: While Utilities Infrastructure is rated as Green, Utilities Capacity has received an Amber rating. A detailed assessment of the Utilities Capacity to serve the site will be undertaken to inform any planning application.

● Flood Risk: rated Green. The site is in Flood Zone 1; therefore, the site is not at risk from flood events.

● Biodiversity/Geodiversity: The site has received an Amber rating. The site is situated within the Yare River Valley and the associated ecological corridor. The design of development here would aim to maintain linkages to the ecological corridor, with potential routes for wildlife through the development. These can be determined at the application stage. Additionally, the site is separated by hedgerows at Colney Lane, interspersed in places by access gates to the site. It is anticipated that many of these hedgerows could remain as part of any development. None of the trees on site have TPO status, though the aim is to retain these trees as part of any development.

● Historic Environment: Green rating, sites are situated far from Listed Campus Buildings.

● Open Space: Red rating. The site encroaches within the Yare Valley Character Area and will impact upon the openness of the Area. The planning permission granted for the sports pitches and associated structures (2016/0233) demonstrates that appropriate and proportionate development within the Yare Valley Character Area can be achieved, subject to design proposals.

● Compatibility with Neighbouring Uses: Green. The site is situated adjacent to Cringleford's development boundary. The build-out of development north of Cringleford will bring the site within close proximity of the wider settlement. The development of the site will be undertaken in a manner that does not encourage coalescence with Earlham and Colney.

From this, it can be ascertained that the constraints on site can be mitigated through development with technical evidence and good design.

Available

The site, in its entirety, is owned by the UEA, and there are no leases or restrictive covenants on the site. Consequently, the site is readily available for development.

Achievable

If all planning constraints raised within the HELAA are addressed and suitably mitigated, then the site can be considered achievable for development.

Viable

The development of the site is considered viable, taking into consideration the various policy requirements in relation to matters such as CIL contributions. Further evidence on viability can be provided on a strictly private and confidential basis, should this be deemed necessary.

Summary

This site could form an important mixed-use development, comprising UEA related uses, NRP-related uses and potentially residential development. The planning constraints identified by the HELAA will inform any planning application for the site following allocation.