Full text:
Barracks Meadow, Hawkes Lane, Bracon Ash - Site reference: GNLP0549
I am writing after our discussion a few weeks ago where I expressed our concerns on behalf of the Bracon Ash Residents Group about the suitability assessment for Barracks Meadow (site reference GNLP0549). Thank you for taking the time to speak with me.
As you know, it is our contention that the suitability assessment is misleading. The way the assessment is structured attempts to create an inaccurate impression that the site is suitable for development.
Although we understand a more detailed assessment will be carried out in due course, we request the traffic light analysis is corrected before any next steps in the planning process.
Bracon Ash Residents Group (BARG) is a group of villagers which was formed in 2016 to oppose the development of 52 houses (SNDC planning ref: 2016/0713) in Bracon Ash. This application, which was directly adjacent to Barracks Meadows, was refused. However, there is no reference to that decision of refusal in the assessment of Barracks Meadow. It is surely important and relevant to note within the assessment conclusions that the impact on heritage assets was specifically one of the reasons for refusal of the previous, adjacent, planning application ref 2016/0713. As a result of the decision made by the South Norfolk Development Management Committee, Barracks Meadow (marked with a blue cross in the photo below) should, in fact, be classified as red - not amber - under the Historic Environment analysis.
Having taken professional advice from a leading Conservation Architect and Historic Built Environment Consultant it should be noted that development of this proposed site has the potential to cause harm to the setting of several listed buildings and to the character of Bracon Ash.Site constraints to be taken into account are:
Home Farm House (circled yellow) - Grade 11 listed and immediately adjacent to the western boundary of Barracks Meadow. Mergate Farm (circled green) - Grade 11 listed (one of only two thatched buildings left within Bracon Ash) and adjacent to the south east of Barracks Meadow on Hawkes Lane. A further three listed buildings (circled red) to the south on Mergate Lane' which are separated from the site by Bracon Common a County Wildlife Site, Mergate Hall, Grade 11* listed (*which denotes its high status), The Dower House and Mergate Hall Cottages are both Grade 11 listed buildings.
The above listed buildings have an historic relationship within an agricultural community all being in the ownership of the manorial estate of Mergate Hall until 1946. This site is part of that historic relationship and within the setting of two of those buildings.
All development proposals must have regard to the historic environment and take account of the contribution which heritage assts make to the significance of an area and its sense of place. Development of this site will cause harm to the significance of these heritage assets, whose settings and historical relationships will be adversely affected.
The Form and Character description for Bracon Ash, included within the South Norfolk Local Plan, makes reference to Barracks Meadow:
'Within the village, there is an important gap to the north of Mergate Farm, which maintains the segregation between the farm and the village '
Given the importance of this existing open, greenfield space, development of the site will join the existing built-up core of the village to the older, significant historic buildings which sit in more open spaces and will have a negative impact on the character of Bracon Ash.
Any development on Barracks Meadow will not be sustainable. Barracks Meadow is not located within walking distance of local services in Mulbarton. With this in mind, the proposed scheme does not promote Government or local authority aims for sustainable travel.
The suitability assessment for GNLP0549 is also inaccurate in the section relating to Accessibility to Services. This is currently identified as amber within the constraints analysis and states in the conclusion that the 'GP surgery, schools and employment opportunities are within 2km. This is incorrect. The distance is actually >2.25km, therefore the assessment should be red not amber.
The conclusion within the suitability assessment also fails to address the accepted and significant highway safety issues along the B1113 from Bracon Ash to Mulbarton. The narrowness of the footpath facilities are substandard, not continuous and do not comply with 'inclusive mobility' standards.The B1113 is a busy main distributor road/designated HGV route and measures just 5.6 metres wide in some places (also substandard). In conjunction with a narrow footpath of just 1.2 metres wide this footpath is hazardous for people who will walk it.
As was previously demonstrated, the speed of vehicles on the B1113 is often well in excess of the 30mph limit. Vehicle speed measurements which were conducted found the 85th percentile speeds to be 39.4mph travelling northbound and 42.2mph travelling southbound along this stretch of road.
An extract of an email exchange between John Shaw (NCC Highways) and Tim Barker (SNDC) regarding planning application ref 2016/0713 highlighting pedestrian intimidation and the substandard footpath is attached at the end of this report.
The limitations of Hawkes Lane were mentioned in the suitability assessment but we want to draw your attention to the recent refusal to build a further eight houses on the Nurseries site, off Hawkes Lane - SNDC planning ref: 2017/2807. see attachment for further info
A further example of the inaccuracy of the suitability assessment for GNLP0549 is under the Flood Risk section. Barracks meadow is frequently waterlogged with localised flooding. Throughout the year flooding is also evident along Hawkes Lane and the adjoining Marsh Lane and Mergate Lane.
Significant negative impacts would arise from a development that is inappropriately placed and is widely out of context with a rural environment. we therefore contend that as a result of evidence from experts we have commissioned over the past two years in relation to the previous application (2016/0713), that the harm to the environment would be significant and would outweigh any benefits of future development on Barracks meadow.
Also sent in further evidence that the flood risk on Barracks Meadow (GNLP0549), categorised as amber within the HELAA report, is incorrect.
The photographs were taken in April with flooding on all areas of the field. This is a regular occurrence.
