Full text:
Comments in respect of section 4 - The Strategy (paras 4.1 to 4.66)
On behalf of Pelham (South Wymondham) Ltd, hereafter referred to as 'Pelham we wish to reiterate the suitability of land within its ownership at South Wymondham (reference GNLP0515 hereafter referred to as 'the site'), which is currently included within the site consultation document for comment.
This representation should be read in accordance with Pelham's representation on the wider growth strategy.
Site Context
The site is situated within a sustainable location close to Wymondham Railway Station and Town Centre with excellent links to the many facilities and amenities that are provided within the settlement. It also benefits from good access to the strategic road network and would integrate with the ongoing expansion of the town. It is therefore highly accessible by multiple modes of transport.
We note that differing landowners have promoted growth in alternative directions around the town. In this regard, the south of Wymondham represents the most sustainable and accessible location for future expansion. We draw this conclusion for a number of sound planning reasons.
The existing orientation of the settlement puts the heart of the town centre and key transport hubs on the outer southern edge and as such expanding immediately to the south of the town centre around it will place it in the centre of the expanded urban area, strengthening the appeal of the town centre and improving economic conditions. In contrast, promoting growth to the north or west of Wymondham will place new residents in heavy reliance upon private vehicles and would suffer a complete lack of pedestrian access or links to public transport. Furthermore, future residents are just as likely to travel north away from the town to access key facilities.
The only area of land that is accessible to the eastern edge is too dramatically disjointed as a result of both the railway line and the established commercial operations that lie on Ayton Road.
From a strategic perspective, development to the north/north east will have an impact upon the separation of Wymondham and Hethersett and has the potential for causing the coalescence of the two settlements. Regard must also be had to natural boundaries and expansion beyond the plan period. Expansion to the south is both sustainable and restricted to the hard boundary provided by the A11 and so growth will not sprawl beyond this natural barrier.
Growth to the east and west would be restricted by the A11/railway line respectively, but the available land parcels are not of sufficient scale to provide long term or sustainable growth. There are no barriers to stop unrestricted growth north of the B1135.
In summary, the south of Wymondham is the heart of the settlement and offers the best links to transport hubs, jobs and services. Furthermore, its characteristics are such that it offers the best opportunity for plan led strategic growth. Parcel GNLPO515 therefore represents a logical area for future strategic and sustainable growth.
Pelham has previously promoted and is delivering major growth to the west and east of Silfield Road (Phase 1). Our client directly obtained the relevant outline permission for the existing planned growth and the detailed phases of development are subsequently now being delivered on the ground by national house builders including Taylor Wimpey and Bovis Homes. Pelham therefore has a good track record of delivery. The land now being proposed amounts to what would logically be considered as a second phase of the development and therefore the ability to properly integrate new development makes site GNLP0515 the ideal location for growth.
The Phase Location Plan 206-S-009 attached to this representation illustrates the combined effect of the Phase 1 development of 1230 houses currently underway at South Wymondham and the proposed Phase 2 adjoining development of a minimum of 1,375 houses re-balancing the position of the town centre and enabling sustainable growth to be delivered.
The Phase 2 land to which this representation relates is approximately 78 ha, half of which is proposed for residential led mixed use development. Initial concepts suggest 39 ha of the land could deliver a minimum of 1,375 new homes, a new school and associated retail and commercial floor space, all of which would complement the emerging area of growth. The residual 39ha would be retained as open space to enhance the wider green infrastructure network.
Whilst detailed proposals are yet to be advanced, and would be subject to meaningful dialogue with the LPA, the Local Community and key stakeholders, we attach to this representation Framework Plan 226-5-007 to provide an indicative masterplan illustrating what could reasonably be achieved.
The site is wholly suitable for residential development. From an environmental perspective, the land has extremely low landscape value and does not form any formal planning designation such as green belt or area of outstanding natural beauty. Furthermore, there are no overriding environmental constraints that would prevent development.
The site does not lie within or in immediate proximity to any nationally or European designated site such that development of the site would be contrary to the Habitat Regulations or adversely affect the integrity of any designated sites. The closest site of note is the Lower Wood Ashwellthorpe SSSI which is some 3km to the south east and will remain undisturbed.
The predominant land use within the site is agriculture the majority of which is arable in nature. There are no public records of any farming related Environmental Stewardship Schemes in existence within the site which confirms that the actively farmed areas of the site are likely to be of limited ecological value.
Full arboricultural investigations will be required. However, we do not envisage tree impact to be an absolute constraint to development. The majority of trees on the site are in groups that can be maintained and incorporated into landscape and open space features. Furthermore, substantially increased levels of planting are likely to be achieved as a result of a comprehensive landscape led approach to the master planning process. There are no areas of ancient woodland.
The site falls within an area that does not directly impact the setting of any listed building. Furthermore, given the locality of the land, the relative distance to the nearest listed building and Schedule [sic] Monuments and the findings, the archaeological potential of a site is considered to be low. However, the site consists of undeveloped land and therefore there remains some element of risk of an archaeological find and therefore a precautionary approach would be applied.
The site itself comprises a mixture of arable land and a number of perimeter trees. However, overall the site is considered to be of low or limited ecological value and this is not considered to represent a significant risk to its development potential. Nevertheless, as part of any formal application proposals it would be necessary to undertake both a phase 1 ecological walkover survey of the site area and a tree survey to identify any trees of value and their root protection areas. Should protected species be identified further survey work would likely be needed.
Site Potential
Based on the submitted Framework Plan, Phase 2. 1 of the proposed development could be progressed immediately with approximately 300 new homes being capable for delivery in the immediate first five years of the plan period. The emerging Bovis and Taylor Wimpey scheme delivers a new access link onto Park Lane which would form the principal access to the initial 300 units that can immediately be delivered to the west of Park Lane. A further emergency access could also be achieved adjacent to the Green Lane/Park Lane junction but would not be reliant on this for any through traffic.
Subsequent phases will require upgrading of the highway network, including the rail underpass at the north end of Si/field Road, the provision of a subway under the rail line, walking and cycling infrastructure along Si/field Lane and Station Road and upgrade works at the Station Road/London Road junction to the north. The precise nature of the infrastructure upgrades will be subject to detailed discussions with key stakeholders as the plan making process progresses. However, we can confirm that all of the necessary upgrades can be delivered in the context of a scheme of the nature proposed and our client controls sufficient land to deliver wider upgrades within and around the site if they prove necessary.
Deliverability
In respect of deliverability, the land has no planning history of relevance nor any history of unimplemented permissions and there are no known impediments to the site being phased for early commencement within the 0 -5 year period.
No unexpected financial restrictions are anticipated that would impact upon the viability of the site nor that would prohibit development coming through within the early stages of the plan period. To the contrary, we consider there to be an opportunity to deliver a high quality and exemplar scheme.
The site is in control of a single land owner and there are no complicated legal agreements or covenants that would prohibit the ability to bring the site forward early in the plan period.
Taking all of the above into account, we consider the site represents the most suitable location for the growth and expansion of Wymondham.
