Full text:
Ref: GNLP0209 Rushall Road
The proposed site is a pasture of 1.27 Ha. It is bounded along the south by social housing of Terrence Airey Court, along the eastern boundary by a listed building and its curtilage, along its western boundary by an environmental element of an earlier application. The northern boundary comprises a roadside hedge with a row of fine oak trees. This roadside feature creates the best remaining roadside approach to the town of Harleston.
Our view on the proposals:
This site is owned by South Norfolk Council on behalf of the community.
We note that the introduction to your website points out that environment forms part of the ethos of the Council.
Disappointingly, in the land use allocations, there are provisions for additional housing which are putatively beneficial socially and economically, but there are no land use proposals for environmental benefit.
This site has been the subject of considerable community input working with South Norfolk Councils' Community Area Neighbourhood Board to create a unique community facility. With the support of local councillors and officers a report was finalised, only to be forced to be withdrawn on the evening prior to submission for ratification.
This land is not suitable for development of this scale having been rejected previously on highways and environmental grounds. (See SNDC Planning Ref: 2016/1766)
There had been subsequent suggestions that a mix of development and environmental benefit might provide an ideal way forward. It is therefore disappointing to see that the proposal has made no allowance for this.
Such homes at this density are likely to be purchased by younger people and thus it is unlikely that they will walk to town, thus exacerbating the traffic problems. Also the close proximity to Terence Airey Court residents, who will be overlooked by such a large development and the noise and light pollution that comes with it.
It must be borne in mind, that this number of houses will generate a significant extra number of vehicles. Harleston has an acute traffic pressure in the town centre and car parking capacity is limited. SNDC, NCC Highways and Harleston Town Council are currently working together to seek to gain a better balance. This scheme and further new housing in addition to the already significant allocations will only exacerbate this problem.
It is also the case that with large mature oak trees, if houses are built close to these trees; it is almost inevitable that pressures from insurance company requirements on height of trees, in proximity to a building, demands to lop the tops and branches would follow. Ancient hedgerow would be ripped out and a lovely approach to the town would be turned from a country market town to feeling like suburbia. This part of Harleston is also home to a large colony of bats.
Ideally, we would like to have seen this land allocated to a quality community environmental purpose. However, being realistic we recognise that there would be value in providing much-needed housing, with the social and economic benefits this would offer.
Therefore, taking into account the traffic problems and weighing up the options, we suggest that a more imaginative approach be taken to the use of this land as follows:
* The use of the land should be limited to the provision of retirement complex building of modest sized units, either for private occupancy or as social/almshouse housing, for which there appears to be an ever-increasing need. This could then be combined with providing a community environmental/orchard/ woodland area to the Rushall Road side of the site. A good example of this is Malthouse Court in Harleston. Such a scheme on the proposed site could bring together an exemplar of integrating, social, economic and environmental benefits in line with the fundamental principles of a healthy society.
An important advantage of this approach is that occupants are less likely to have so many vehicles and by down-sizing to these residences, wherever the occupants come from, they will free up a home for others.
