Full text:
On behalf of the Consortium of developers comprising Hopkins Homes, Persimmon Homes and Taylor Wimpey (hereafter referred to as ‘The Consortium’), we strongly support the preferred allocation of GNLP0132, Land off Blue Boar Lane/Salhouse Road, White House Farm, Sprowston.
As has already been demonstrated through the Regulation 18 Stage A and B consultations, the site is deliverable in accordance with the National Planning Policy Framework’s definition. It is a suitable location for development, is available, and viable, and is capable of making a significant contribution towards satisfying the Councils’ housing needs during the period to 2038.
Confirmation of Deliverability
Suitable
The site has been demonstrated through the information provided during the earlier Regulation 18 consultations to be an entirely suitable location for further development.
Sprowston, as one of the Norwich Fringe Parishes and within the Growth Triangle, is acknowledged as a highly sustainable location, and a preferred location for growth. Residential development here will help support the planned long-term economic growth of the Greater Norwich Area, particularly in the strategic employment locations such as the Norwich Airport area and Broadland Business Park/Broadland Gate, through provision of high-quality and desirable homes within easy reach of these key employment areas.
The scale of development envisaged is such that it will enable the creation of a strong, vibrant and healthy community, with easy access to existing and planned local services and facilities, as well as on-site provision of a secondary school and extensive Green Infrastructure. A wide mix of dwelling types, sizes and tenures will be provided to meet local needs, together with appropriate infrastructure. The site is located in close proximity to established communities on the north-eastern edge of Norwich, which should assist in achieving social integration between the existing and new residents.
The site is located close to a wide range of employment opportunities, and enjoys excellent access to a range of sustainable transport options providing easy access to the extensive array of facilities and services available within Norwich city centre. Development in this location will assist in further enhancing the sustainable transport options available in the area, including the aspiration to create a Bus Rapid Transport corridor along Salhouse Road. Residents will be able to meet their day-to-day needs easily and without the need to use their car, assisting in reducing pollution and minimising the contribution to climate change.
The technical work previously submitted in relation to Archaeology, Ecology, Contaminated Land, Drainage, Trees, Transport and Highways and Utilities demonstrated that there are no technical constraints to delivery of the site.
Available
As previously detailed, an Option Agreement is in place with the landowners, and the site features in the medium- to long-term strategic plans of all three housebuilders, who have a proven track-record of delivery in the area, and are currently actively building and selling houses on the nearby Manor Park development in Sprowston (White House Farm Phase 1 – 1,179 dwellings).
An outline planning application for Phase 2 of the White House Farm development (456 dwellings) was submitted to Broadland District Council in August 2019 and is under consideration at present (2019/1370). The intention is for delivery of the dwellings to continue uninterrupted from Phase 1, onto Phase 2, and thereafter onto Phase 3.
The broad timescales set out in the Delivery Statement submitted in May 2019 remain relevant, and the full quantum of development will be delivered well within the Plan period.
Viable
We remain confident that the delivery of the site is viable having regard to the policy requirements of the draft GNLP and there are no factors that we are aware of, at this moment in time, that could prevent the delivery of the site.
This statement is, however, made in the context of a number of queries that have been raised in relation to Greater Norwich Local Plan Interim Viability Study (2019), the ongoing discussions with the Councils regarding the provision of land for a secondary school within the site, and mindful that consultation on an amended CIL regime is yet to take place.
Comments on proposed Policy wording
The draft Policy wording specifies that “The site is expected to accommodate 1,200 homes, of which 33% will be affordable”. The figure of 1,200 homes is lower than the number of dwellings that the site was originally promoted and demonstrated to be technically deliverable for (1,350), which reflects the Councils’ recent aspirations to secure land for a secondary school within the site. Whilst the Consortium are committed to continued engagement with the Councils on this matter, and are amenable to considering accommodating a secondary school within the site, it is requested that the wording is revised to indicate that this is a minimum (or approximate) figure and not an upper or absolute limit.
In addition, flexibility should be introduced in relation to the level of affordable housing provision. Whilst the site is viable on the basis of current policy requirements, further work is required to understand the implications of accommodating a secondary school, and given the timings of the CIL Review, the policy should provide flexibility to review the percentage of affordable housing, should this be necessary, or should the local need change.
In all other respects, the requirements of the policy are considered generally appropriate. For accuracy, in the second bullet point, ‘Mallard Way’ should be replaced with ‘Atlantic Avenue’. Similarly, the final bullet point contains a typing error and the word ‘approached’ should be replaced with ‘approved’.
