Full text:
Executive Summary
This submission is made in respect of Land West of Ipswich Road, East of B1113 (Ref: GNLP0497) on behalf of MAHB Capital the promoters of the site. The submission is made by Ian Douglass, Head of Planning, Lanpro Services, Brettingham House, 98 Pottergate, Norwich, NR2 1EQ ian@lanproservices.co.uk
In order to make our submission representation we have set out our response on this proforma. We have extracted the questions from the consultation document that are relevant to our site and the case for its allocation, and provided written answers supported by plans and other material contained in the Appendices where necessary.
The site presents the opportunity, in combination with an existing allocation (KES2), to provide land for additional employment floorspace in a sustainable location and contribute to the challenge of providing 45,000 jobs in the Greater Norwich Area over the plan period. It is considered that the site, in combination with KES2, would have the capacity to deliver in the region of 30, 000 sq. meters of employment floorspace. A development of this nature could deliver circa 1000 new jobs.
KES2 requires the delivery of a link road between the A140 and the B1113. An expanded KES2 allocation as envisaged by this submission, would facilitate the delivery of this link load (whereas in isolation, KES2 cannot deliver the link road). This has been established through a Viability Assessment (VA).
We note that the evidence base (Employment Land Review) supporting the Reg 18 consultation acknowledges that whilst on paper, there may be a large quantity of potential employment land for development, the quality of this supply is untested. We submit that, going forward, it should be recognised that there are weaknesses within the identified employment land supply pipeline across the Greater Norwich Area and as set out within the GNLP Reg 18 document, and the opportunity to capitalise on sustainably located and deliverable employment land, that can be
made available to the market promptly (such as the site subject of this submission), should not be lost.
An expanded KES2 allocation has been tested and would be viable and deliverable both in respect of delivering a link road between the A140 and the B1113 (providing wider public benefit); and the infrastructure necessary to provide servicing to the site. This means an expanded KES2 allocation could be made available to the market quickly and would not be fettered by infrastructure burdens (as other allocations experience).
In respect of demand, the promoter of the site has a had substantial interest in it from operators from within the B1, B2 and B8 use classes since 2014. The land is available for development and as such, we submit that the site should be included in the emerging local plan.
SEE ALSO ATTACHED REPORT
