Draft Local Plan-Part 2 Site Allocations

The Towards a Strategy document identifies that 2,000 dwellings in total should be provided between all the village clusters. A development of around 20-50 dwellings is sought within the Salhouse cluster, although this could potentially be higher if expansion of the primary school can be realised.

Site GNLP0188 is identified as a preferred option for allocation. The allocation includes approximately 0.52ha for residential development. The site is expected to accommodate between 12 – 15 dwellings. It is our client’s view that this is the most suitable site for allocation for this number of dwellings and accepts that more homes may be accommodated subject to an acceptable design and layout as well as infrastructure constraints.

Our client has an exclusive option agreement with the landowner and there are no physical or legal impediments to making the site available for development now. The site is deliverable and developable and is suitable for the proposed residential use.

Policy 5 of the Greater Norwich Draft Local Plan sets a general requirement for on-site affordable housing provision of 33%. Our client has confirmed that a policy complaint level of affordable housing will be provided and is aware that the policy requires affordable housing sizes, types, and tenures in agreement with the local authority, taking account of the most up to date local evidence of housing need.

Pedestrian and vehicular means of access can be addressed via Norwich Road. The part of Norwich Road which runs along the front of the site comprises a relatively straight and flat stretch of highway and currently subject to 40mph speed restriction, access onto Norwich Road would allow for provision of an acceptable and safe means of access, without requirement for third party land. Whilst there is existing landscaping along the site’s northern boundary, including hedging and intermittent semi-mature trees, it is expected that removal of specimen trees is unlikely to be required to provide required visibility. There would be a need for some existing hedgerow to be removed, however, our client is keen in the first instance to retain as much as possible, and for any lost hedgerow to be replaced with mixed native species, to ensure landscape impact is kept to a minimum.

The site is single plot depth, the proposed scheme would provide frontage development which will fit in well and maintain a similar pattern to existing built form opposite and bordering the site to the west. As set out in the allocation, the proposed scheme would provide a footway along Norwich Road between the existing development to the west and Honeycombe Road. Further, it is proposed to provide roundabout improvements to facilitate a pedestrian crossing in its vicinity. It is considered that this could be provided without the need for significant loss of existing landscaping and full details of replacement planting would be included as part of any future planning application. Our client accepts that the development of this site would need to meet the costs of these highway improvements. It is expected this would be secured by legal agreement as part of any future planning application.

The provision of the footway and the pedestrian crossing would connect the site to the village and provide safe and easy pedestrian access site to the Primary School along its entire route. Bus stops which provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich) and a daily service to Acle are within 400m of the site, providing an alternative form of transport for future residents other than by car. The site is well related to the Salhouse Settlement Boundary and existing building form within the village. The existing Settlement Boundary to the main part of Salhouse is immediately opposite the site and there are dwellings bordering the site to the west. The proposal in terms of scale and form fits in with the built surroundings, is well related to the existing settlement pattern and represents a logical extension to the settlement boundary.

In terms of screening, the site is visually contained due to the extensive hedgerows and trees along its norther and eastern boundaries. More distant views of the site are set against the backdrop of existing residential development. This reduces potential harm and mitigates its visual impact when viewed in this wider context. There is a gentle fall across the site southwards from Norwich Road which further assists in ameliorating potential adverse landscape and visual impacts whilst travelling along Norwich Road.

Within the Salhouse Assessment Booklet concern is raised that the allocation potentially sets a precedent for the encroachment of the village south of Norwich Road where presently there is very little development. The land represents a logical site for residential development and is contained by existing dwellings to the west which counteracts this concern particularly when considered in light of existing built form on the opposite side of Norwich Road. On this basis, the site fits in well with its surroundings. Other constraints highlighted include biodiversity and geodiversity which can be satisfactorily mitigated as part of any planning application.

Development of the site for residential use would provide an attractive development in this part of Salhouse and one that would appeal to the housing market. It is our client’s view that the site represents a suitable site for the development proposed and should be considered favourably as part of the ongoing assessment of sites for housing. The allocation of Site GNLP0188 within the Local Plan would contribute positively to meeting the evidenced minimum levels of housing need of an additional 20-50 dwellings within the Salhouse cluster.

The Towards a Strategy document identifies that 2,000 dwellings in total should be provided between all the village clusters. A development of around 20-50 dwellings is sought within the Salhouse cluster, although this could potentially be higher if expansion of the primary school can be realised.

It is our client’s view that Site GNLP0175 is a suitable site for residential development which would bring forward additional housing to meet the identified need within the Salhouse cluster. The preferred allocation (GNLP0188) would provide 12 to 15 dwellings and there is therefore a potential shortfall of at least 35 dwellings.

The Salhouse Assessment Booklet discusses the preferred option GNLP0188. Comments made by Development Management officers highlight concerns that the number of dwellings that can be accommodated on the preferred option site may not fulfil the housing requirement for Salhouse. It is our client’s view that GNLP0175 represents a suitable allocation to meet the identified shortfall of additional housing need within the Salhouse cluster. Our client has an exclusive option agreement with the landowner of the site and there are no physical or legal impediments to making the site available for development now. The site is deliverable and developable and is suitable for the proposed residential use.

The site is proposed for residential development, open Space and some limited employment use comprising offices and light industrial. The site also offers opportunity for community benefits. Our client has an option agreement on the land, and along with the landowner is keen to work with the community and District to improve Salhouse and the community facilities within it.

Policy 5 of the Greater Norwich Draft Local Plan sets a general requirement for on-site affordable housing provision of 33%. Our client has confirmed that a policy complaint level of affordable housing will be provided in accordance with policy 5 of the Greater Norwich Draft Local Plan. The mix in terms of sizes, types, and tenures will agreed with the local authority, taking account of the most up to date local evidence of housing need. In addition to affordable housing, our client is keen to offer a substantial part of the site for provision of public open space, or for any alternative community use that would be beneficial to the local community.

It is our client’s view that means of access can be provided via an existing agricultural access from Bell Lane, which would be designed to meet with the requirements of Norfolk County Highways. This part of Bell Lane is subject to 30mph speed restriction. Access from Bell Lane would allow for provision of a safe means of access, without a requirement for third party land to facilitate its provision. There is existing landscaping along the site’s western boundary, some of which may need to be removed to allow for visibility splays, although every effort would be made to retain as much as possible, and for any lost hedgerow to be replaced with mixed native species, to ensure any potential landscape impacts are minimised.

Within the Salhouse Assessment Booklet, Norfolk County Highways have commented that it does not appear feasible to construct a footway at Bell Lane to link with the village. There is an existing footway that runs along site’s western boundary, and other than a gap of approximately 15m just to the south, the site is already linked to the village centre by continuous footway. This 15m gap appears to fall within highway land and the proposed scheme could therefore provide a footway along this small stretch to link the site to the Village centre. Our client accepts that development of the site would need to meet the costs of this footway improvement, which is expected would be secured by legal agreement of Section 278 agreement as part of any future planning application. The provision of this additional small section of the footway would enable good pedestrian access to the Village centre where there are services and facilities within a safe and easy walking distance along footways, including the Primary School at approximately 500m from the site. There are bus stops which provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich) and a daily service to Acle are within 200m of the site, providing an alternative form of transport for future residents other than by car. The pub, village hall, post office and playground are all within easy walking distance from the site along a footway.

The site is well related to the Salhouse Settlement Boundary and existing building form within the village. The Settlement Boundary to the main part of Salhouse is immediately to the south, and there are dwellings opposite the site fronting Bell Lane. The proposal in terms of scale and form fits in with the built surroundings, is well related to the existing settlement pattern and represents a logical extension to the settlement boundary.

Development Management officers allege that development of the site would create significant landscape and heritage issues. Reference is made within the HELAA to the effect on the setting of the Grade I listed Church of All Saints to the north of the site and impact on the Broads Authority Landscape. Salhouse Conservation Area lies to the south and to the west of the site and Church of All Saints is approximately 500m to the north of the site. Our client is aware of the sensitivities of the landscape surrounding the site and between the site and the church. Existing development along this part of Bell Lane is considered in the Salhouse Conservation Area Character Statement 2013 to be ‘unremarkable C20’ and is not highly sensitive compared to Lower Street. Within the Salhouse Assessment Booklet concern is raised that the allocation would extend the built form of the village further northwards into open countryside at an important approach point to the village, and that development would also be harmful to the setting of a number of heritage assets along Lower Street, particularly the Grade II listed Grange. The importance of these heritage assets is recognised by our client, although listed buildings along Lower Street are orientated towards Lower Street itself and are generally detached from the site. Salhouse Conservation Area Character Statement also refers visual connections between the Church and the village along this part of Lower Street. Any future development proposals would have regard to the Historic environment including existing visual connections between the church and the village along this part of Lower Street.

It is our client’s view that the substantial plot size of the proposed allocation will enable development to be undertaken paying full regard to these constraints and providing suitable and effective mitigation that would significantly reduce any potential harm resulting from the scheme. The site provides opportunity to develop away from sensitive receptors. It is worth noting that existing surrounding built form comprises of a mixture in house types and layout and our client is keen to provide development which takes into consideration the sensitivities of the site and fits in well to its surroundings.

In terms of screening, the site is contained by established hedgerows along its western boundary.
More distant views of the site from along Bell Lane are set against the backdrop of existing residential development. This reduces potential harm and mitigates its visual impact when viewed in this wider landscape context. There is a gentle fall across the site southwards towards Lower Street. This further assists in ameliorating potential adverse landscape and visual impacts whilst travelling along Bell Lane.

It is our client’s view that Site GNLP0175 is a suitable site for allocation. Development for housing with open space and some limited employment use would provide an attractive development in this part of Salhouse and one that would appeal to the market. The site represents a suitable site for the development proposed and should be considered favourably as part of the ongoing assessment of sites for housing. The allocation of Site GNLP0175 within the Local Plan would provide significant community benefits and represent a positive form of development, helping to meet the evidenced shortfall of housing within the Salhouse cluster.

It should be noted our client is submitting a further site for allocation which lies immediately to the east of this site, currently used as an equestrian facility, which they also have an option agreement on. Whilst these sites have been put forward separately, and the equestrian site will not be discussed in detail within this site representation, the sites could come forward as one larger development proposal. Linkages could be provided across the two sites with the option to take vehicular access for Site GNLP0175 via the equestrian site off Lower Street. These options would be explored prior to submitting a detailed application, which would be supporting by information to address technical constraints with appropriate mitigation measures incorporated as part of any development proposal.

The Towards a Strategy document identifies that 2,000 dwellings in total should be provided between all the village clusters. A development of around 20-50 dwellings is sought within the Salhouse cluster, although this could potentially be higher if expansion of the primary school can be realised.

It is our client’s view that Site GNLP0189 is a suitable site for residential development which would bring forward additional housing to meet the identified need within the Salhouse cluster. The preferred allocation (GNLP0188) would provide 12 to 15 dwellings and there is therefore a potential shortfall of at least 35 dwellings.

The Salhouse Assessment Booklet discusses the preferred option GNLP0188. Comments made by Development Management officers highlight concerns that the number of dwellings that can be accommodated on the preferred option site may not fulfil the housing requirement for Salhouse. It is our client’s view that GNLP0189 represents a suitable allocation to meet the identified shortfall of additional housing need within the Salhouse cluster. Our client has an exclusive option agreement with the landowner of the site and there are no physical or legal impediments to making the site available for development now. The site is deliverable and developable and is suitable for the proposed residential use.

Policy 5 of the Greater Norwich Draft Local Plan sets a general requirement for on-site affordable housing provision of 33%. Our client has confirmed that a policy complaint level of affordable housing will be provided in accordance with policy 5 of the Greater Norwich Draft Local Plan. The mix in terms of sizes, types, and tenures will be in agreement with the local authority, taking account of the most up to date local evidence of housing need. In addition to affordable housing, our client is keen to offer a substantial part of the site for provision of public open space, or for any alternative community use that would be beneficial to the local community.

It is our client’s view that means of access can be provided via Lower Street, which runs along the southern boundary of the site, which would be designed to meet with requirements of Norfolk County Highways. This part of Lower Street is subject to 30mph speed restriction and provides a footway along its entire length to the north side of the highway. The road is relatively straight along this stretch and access from Lower Street would allow for provision of a safe means of access, without a requirement for third party land to facilitate its provision. There is existing landscaping along the site’s southern boundary, some of which would need to be removed to allow for the access, although every effort would be made to retain as much as possible, and for any lost hedgerow to be replaced with mixed native species, to ensure any potential landscape impacts are minimised.

The whole of the site is included within the Salhouse Conservation Area and the Grade II listed Shrublands Farmhouse lies beyond the site to the north. The site falls approximately 400m west of the Broads Authority Landscape and 1000m from the Broads Special Area of Conservation. Our client recognises these constraints and the sensitivities of the site. It is our client’s view that the substantial plot size of the proposed allocation will enable residential development to be undertaken paying full regard to these constraints and providing suitable and effective mitigation that would significantly reduce any potential harm resulting from the scheme. The site provides opportunity for development to be directed away from these assets. It is worth noting that existing surrounding built form comprises of a mixture in house types and layout and our client is keen to provide development which takes into consideration the sensitivities of the site and fits in well to its surroundings.

Within the Salhouse Assessment Booklet, Development Management officers have commented that the size of the site is too large to accommodate envisaged growth and allege that its development would result in very significant landscape and heritage issues. It is not the intention of our client to develop the entire site for housing, our client wishes to work with the local community and the District Council to provide a range of community benefits, such as open and recreational space provision with the aim of delivering a quality sustainable development that is responsive to and improves the community facilities of the village.

Site GNLP0189 connects well to the existing Village centre where there are services within a safe and easy walking distance along footways, including the Primary School at approximately 700m from the site, Salhouse Post Office and a bus stop which are both located on Lower Street opposite the site. This bus stop provides a daily service to Acle, additional bus stops within 400m of the site also provide an hourly service to Norwich (Bus no. 5B. Hoveton – Salhouse – Norwich), this provides an alternative form of transport for future residents than by car. The site therefore represents a sustainable location in respect of access to services and facilities.

The site relates well to the existing Settlement Boundary and built form within the village. The Settlement Boundary is on the opposite side of Lower Street, and there are dwellings bordering the site to the north and east. Any future development would be designed to ensure the scheme fits in well with the surrounding built environment and is well related to the existing settlement pattern, thereby representing a logical extension to the existing boundary.

In terms of screening, the site is contained due to established hedgerows along its south and western boundaries. This reduces potential harm and mitigates its visual impact when viewed in this wider landscape context. There is a gentle fall across the site to the south east towards Lower Street which further ameliorates the impacts of development on this site.

Other constraints highlighted in the Site Assessment Booklet include biodiversity and geodiversity which can be satisfactorily mitigated as part of any planning application. Identified surface water flood risk is minimal and contained to just a small part of the site, and this can be satisfactorily dealt with as part of any future planning application.

Development of the site for residential use would provide an attractive development in this part of Salhouse and one that would appeal to the housing market. The site represents a suitable site for the development proposed and should be considered favourably as part of the ongoing assessment of sites for housing. The allocation of Site GNLP0189 for residential within the Local Plan would provide significant community benefits and represent a positive form of development, helping to meet evidenced shortfall of housing within the Salhouse cluster.