Draft Greater Norwich Local Plan – Part 1 The Strategy

I would like to thank you again for letting Network Rail have the time to respond to the consultation, Greater Norwich Local Plan Regulation 18 Draft Consultation, 29 January – 16 March 2020.

NR would like to ensure this site stays part of the GNLP as the site is becoming an important part of NRs wider plans for this area to deliver housing and improved station parking. Using this land would also support the NPPFs default position of supporting the re-use of brownfield land and increasing the density around transport hubs.

A wider reaching concern is also that this de-designation could destabilise the emerging masterplan for land around Carrow Road and Canary Way, as site CC13 could have a significant role to play in the comprehensive planning of this wider area. I would therefore urge you to reconsider this de-designation.

NRs preferred development of this site would be to reduce the parking, freeing up the land to designate a proportion for housing and consolidate and rationalise the operational accommodation of NR maintenance.

The Norwich Lower Clarence Road plan attached shows the MDU left in situ on the Potter plan being the largest of the turquoise areas. The remaining grey blue is the current car park area.

NR are currently working on the feasibility of the options for this site. The plan attached ('draft plan') shows the level of development that may be possible on the site and whether this is deliverable within the GNLP plan period to 2038, which we currently believe it would be.

This option (attached), that has been worked up in guidance with the current policy in place on this site, is a residential scheme. The scheme is 83 units in total with a density of 77 units per hectare (65% flats & 35% houses). This is a higher density than the current policy, but this is supported by the Council.

The scale of the buildings is within the region of 2 to 4 stories across the site which ensures that the site flows and is reflective of that in the surrounding areas.

This area has been marked as a car park reduction area/retention area which this scheme reflects. As detailed plans are developed up there is scope to work up car share schemes, shared surfaces, low car use/ car free homes. Since this is an urban plot near a mobility hub reduced car ownership would be envisaged. The scheme would have decked carpark to the north for 80-100 cars which helps to support this.

This option doesn’t conclude our consolation of the maintenance use of the site however it is not thought that this will have an impact on providing a high standard scheme with similar densities.

The current policy CC13 states that:

“The site is close to a range of city centre facilities and the train station. It represents a good opportunity to provide housing development in a sustainable location.

Although the site is immediately adjacent to the railway line, in practical terms it is separated vertically by the slope on the southern boundary. Development of the site should address its constraints which include noise generated by the railway, and its topography.

The site is on the northern side of the river valley and development would be visible from a wide area and will affect the setting of the City Centre and potentially Bracondale Conservation Areas. Therefore the design, including height and layout of the development, should take this into account. Given its accessible location there is scope for some car free housing in this location.”

NR feel that this is still very relevant and that the proposals that are currently being put together reflect this policy.

I hope this is enough evidence for you to reconsider the de-designation of this site. NR are at the early stages in developing this site however we feel that this site is more than deliverable within the plan.