Land South of Road,

Supporting Statement March 2016 Land South of Salhouse Road, Sprowston Supporting Statement

Issue Sheet

Report Prepared for: RK Properties Limited, John Faircloth, Janet Faircloth and David Smith

Land South of Salhouse Road, Sprowston

Supporting Statement

March 2016

Prepared by: Signature:

Name: Jane Hunting

Title: Senior Planner (MRTPI)

Date: March 2016

Approved by: Signature:

Name: Ian Douglass

Title: Head of Planning Date: March 2016

March 2016 1 Land South of Salhouse Road, Sprowston Supporting Statement

1 Introduction 1.1 This supporting statements is submitted alongside an outline planning application, with all matters reserved, for a section of the link road (‘orbital link’) which is proposed between Airport International Industrial Estate and Business Park. The section of link road proposed in this application is to facilitate access between Salhouse Road and Plumstead Road (see Location Plan). 1.2 A separate application is being submitted for an outline planning application with all matters reserved, with the exception of access, for the proposed development of approximately 36.87 ha site comprising a minimum of 803 dwellings with access roads and associated infrastructure; a site for a new primary school; land for a Bus Rapid Transit (BRT) scheme; a section of orbital link road; retained areas of woodland; and creation of areas of open space. The site is situated 5km to the north east of Norwich City Centre. The subject application provides road, pedestrian and cycle links between the eastern and western parts of the larger application. 1.3 A planning statement has been prepared which covers both development proposals and addresses the Development Plan and material planning considerations. This is included in Appendix 1. In addition, the development has been assessed under The Town and Country Planning (Environmental Impact Assessment) (Amendments) Regulations 2015 and is considered by the local planning authority (LPA) to constitute EIA Development. Consequently, this application is supported with the following documents: • Environmental Statement (ES);

• Design and Access Statement; and

• Statement of Community Involvement.

1.4 The EIA process, and consequently the ES, addresses the development proposals of both the subject application and the parallel application for the link road. 1.5 The application has been subject to pre-application discussions / meetings with Broadland District Council (Development Management and Planning Policy) and other statutory and non- statutory consultees. This statement should be read in conjunction with the relevant scheme masterplan and other planning application drawings, submitted with this application.

March 2016 2 Land South of Salhouse Road, Sprowston Supporting Statement

Appendix 1 – Planning Statement

March 2016 3

Land South of Salhouse Road, Sprowston

Planning Statement March 2016 Land South of Salhouse Road, Sprowston Planning Statement

Issue Sheet

Report Prepared for: RK Properties Limited, John Faircloth, Janet Faircloth and David Smith

Land South of Salhouse Road, Sprowston

Planning Statement & Planning Obligations Statement

March 2016

Prepared by: Signature:

Name: Jane Hunting

Title: Senior Planner (MRTPI)

Date: March 2016

Approved by: Signature:

Name: Ian Douglass

Title: Head of Planning Date: March 2016

Contents

1 INTRODUCTION 1

2 SITE CONTEXT AND EXISTING USE 2

3 THE DEVELOPMENT PROPOSAL 3

4 PLANNING POLICY CONTEXT 4

5 PLANNING ASSESSMENT 7

6 PLANNING OBLIGATIONS STATEMENT 18

7 SUMMARY AND CONCLUSIONS 20

Appendix 1 – Location Plans

Land South of Salhouse Road, Sprowston Planning Statement

1 Introduction 1.1 This planning statement supports an outline planning application with all matters reserved, with the exception of access, for the proposed development of approximately 36.87 ha site comprising a minimum of 803 dwellings with access roads and associated infrastructure; a site for a new primary school; land for a Bus Rapid Transit (BRT) scheme; a section of orbital link road; retained areas of woodland; and creation of areas of open space. The site is situated 5km to the north east of Norwich City Centre (see Location Plan). 1.2 The application is submitted in parallel with a separate application for a section of the Industrial Estate to Broadland Business Park link road (‘orbital link’). The section of link road proposed in the separate application is between Salhouse Road and Plumstead Road and provides road, pedestrian and cycle links between the eastern and western parts of the subject application (see relevant application plan in Appendix 1). 1.3 This planning statement addresses the Development Plan and material planning considerations. In addition, the development has been assessed under The Town and Country Planning (Environmental Impact Assessment) (Amendments) Regulations 2015 and is considered by the local planning authority (LPA) to constitute EIA Development. Consequently, this application is supported with the following documents: • Environmental Statement (ES);

• Design and Access Statement; and

• Statement of Community Involvement.

1.4 The EIA process, and consequently the ES, addresses the development proposals of both the subject application and the parallel application for the link road. 1.5 The application has been subject to pre-application discussions / meetings with Broadland District Council (Development Management and Planning Policy) and other statutory and non- statutory consultees. This statement should be read in conjunction with the relevant scheme masterplan and other planning application drawings, submitted with this application.

March 2016 1 Residential Development, Low Road, Keswick Planning Statement

2 Site Context and Existing Use 2.1 The application site (‘the site’) is 36.87 hectares, and is situated about 3 miles (5km) north east of Norwich City Centre. 2.2 The site consists predominantly of a series of agricultural fields which are divided by areas of woodland and tree belts. Within the north of the site there is Grange Farm which comprises horse paddocks and a racetrack. There is also a used car dealership in the north adjacent to Grange Farm and two residential dwellings along Salhouse Road (see Location Plan). 2.3 The site lies between existing housing, to the west at Harrisons Drive/Greenborough Road, and at Thorpe End to the south east. To the north lies an area known as The Breck, and Bulmer Coppice, whilst to the south is Racecourse Plantation which is a County Wildlife Site. The northern boundary of the site fronts onto Salhouse Road. Plumstead Road runs east/west to the south of the site. 2.4 The nearest Conservation Area is in Thorpe End and is located approximately 750m away. 2.5 The topography of the site is generally flat with a gentle fall towards the south-east corner. There are no Public Rights of Way (PRoW) or bridleways crossing it. 2.6 Salhouse Road has a speed limit of 40mph and has no footpaths along its. There are overhead lines running parallel to Salhouse Road.

March 2016 2 Land South of Salhouse Road, Sprowston Planning Statement

3 The Development Proposal 3.1 Outline planning permission is sought for proposed development of approximately 36.87 ha site comprising a minimum of 803 dwellings with access roads and associated infrastructure; a site for a new primary school; land for a Bus Rapid Transit (BRT) scheme; a section of orbital link road; retained areas of woodland and creation of areas of open space. 3.2 The application includes details of access and all other matters are reserved. 3.3 The application is submitted in parallel with an outline application for a link road between Salhouse Road and Plumstead Road. 3.4 Overall design principles are set out in detail in the Design and Access Statement accompanying the planning application. 3.5 The development parameters for which outline planning permission is sought are shown on Drawing No. 203 Illustrative Masterplan, Drawing No. 204 Parameters Plan- Building Frontages, Densities and Drawing No. 209 Green Infrastructure/ Recreation Plan and include: • The use proposed by the development;

• The maximum extent of the areas within the site to be developed;

• The maximum height of development; and

• The total maximum area of the residential blocks (including amenity space), public open space (including landscaping and strategic drainage) and strategic roads.

3.6 Although the housing layout shown is indicative at this stage it is envisaged that the application proposals will deliver a mix of house types at a range of densities. The indicative development mix is shown on Drawing No. 204 Parameters Plan- Building Frontages, Densities and on Drawing No. 205 Building Heights.

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4 Planning Policy Context 4.1 Under Section 38 of The Planning and Compulsory Purchase Act 2004 (‘The 2004 Act’), the determination of planning applications must be in accordance with the approved development plan unless material considerations indicate otherwise. This chapter identifies the national and local planning policies that provide the framework in which this application has been made.

National Planning Policy and Guidance 4.2 National planning policy is set out in the National Planning Policy Framework (NPPF) which was published in March 2012. This provides a framework within which regional and local policy is set. The publication of the Planning Practice Guidance (PPG) in March 2014 gives further guidance to the provisions of the Framework. 4.3 The central theme of the NPPF is the presumption in favour of sustainable development, described as the 'golden thread' running through both plan-making and decision-taking. Paragraph 14 states that development proposals that accord with the development plan should be approved without delay and that where plans are absent, out of date, silent or indeterminate, applications should be approved unless the adverse impacts of allowing development would significantly and demonstrably outweigh the benefits. 4.4 In addition to the overarching theme of sustainable development, the following key areas of guidance contained in the NPPF are of particular importance to the development now proposed by this application. 4.5 At paragraph 17 the NPPF sets out a series of core planning principles which underpin plan- making and decision-taking. Inter alia, it encourages: • Planning is to not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives;

• The proactive support for sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places;

• High quality design and a good quality of amenity;

• Transition to a low carbon future in a changing climate, taking account of flood risk, and encouraging the use of renewable sources;

• Contribute to conserving and enhancing the natural environment and reducing pollution;

• Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling and focus significant development in locations which are or can be made sustainable; and

• Encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as wildlife, recreation and flood risk mitigation).

4.6 The NPPF requires local planning authorities to positively seek opportunities to meet the development needs of their area. Paragraph 47 sets out an obligation on local planning authorities to identify a five year supply of deliverable sites and adds the requirement to provide an additional buffer of 5%. Local planning authorities with a 'record of persistent under delivery' of housing should increase the buffer to 20%. 4.7 Paragraph 49 states that housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five year supply of deliverable housing sites.

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4.8 Paragraph 52 states that new homes can be best achieved through planning for larger scale development such as new settlements or extensions to existing villages. 4.9 Conserving and enhancing the natural environment is a key consideration of the NPPF. Paragraph 109 requires the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes, geological conservation interests and soils. 4.10 Paragraph 118 advises that local planning authorities should aim to conserve and enhance biodiversity and opportunities to incorporate biodiversity in and around developments should be encouraged. 4.11 Paragraph 114 states that local planning authorities should plan positively for the creation, protection, enhancement and management of networks of biodiversity and green infrastructure.

The Development Plan 4.12 The Development Plan consist of: The Joint Core Strategy (JCS) for Broadland, Norwich and South (adopted in March 2011 with amendments adopted in January 2014). The JCS sets out the long-term vision and objectives for the area, including strategic policies for steering and shaping development. The site is shown within the JCS as an area of change characterised by mixed use development sites with improved public realm. The Broadland District Council Development Management DPD (Adopted August 2015). comprises the relevant Development Plan. Norfolk County Council Core Strategy and Minerals and Waste Development Management Policies Development Plan Document 2010-2026. 4.13 The policies which are considered of particular relevance to this proposed development are: JCS: • Policy 1: Addressing Climate Change and Protecting Environmental Assets

• Policy 2: Promoting Good Design

• Policy 3: Energy and Water

• Policy 4: Housing Delivery

• Policy 6 Access and transportation

• Policy 7 Supporting communities

• Policy 9 Strategy for growth in the Norwich Policy Area

• Policy 10 Locations for major new or expanded communities in the Norwich Policy Area

• Policy 12 The remainder of the Norwich urban area, including the fringe

Development Management DPD • GC1 Presumption in favour of sustainable development

• GC2 Location of new development

• GC4 Design

• EN1 Biodiversity and Habitats

• EN2 Landscape

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• EN3 Green Infrastructure

• RL1 Provision of formal recreation space

• TS2 Travel Plans and Transport Assessments

• TS3 Highway Safety

• TS4 Parking Guidelines

• CSU3 Provision of community facilities or local services within large scale residential development

• CSU4 Provision of waste collection and recycling facilities within major development

• CSU5 Surface water drainage

4.14 The site is proposed to be allocated for mixed use development within the emerging Broadland Growth Triangle Area Action Plan (GTAAP) which will form part of the Development Plan once adopted. The GTAAP has been submitted to the Planning Inspectorate and was subjected to a Hearing in mid 2015. Modifications to the plan are being consulted upon by Broadland Council. Those modifications do not affect the proposal to allocate the site in the plan. Relevant weight can therefore be afforded to the GTAAP in accordance with paragraph 216 of the NPPF. Relevant emerging Policies contained within the Growth Triangle Area Action Plan are: • GT1 Form of Development

• GT2 Green Infrastructure

• GT3 Transport

• GT7 Land South of Salhouse Road (proposes 56 Ha of land for mixed use development).

Sprowston Neighbourhood Plan: 4.14.1 The part of the application which contains the housing, school and open space is located within this Neighbourhood Plan area. Great Plumstead, Little Plumstead and Thorpe End Garden Village Neighbourhood Plan: 4.14.2 Part of the orbital link road falls within this Neighbourhood Plan area. Norfolk County Council Core Strategy and Minerals and Waste Development Management Policies Development Plan Document 2010-2026: • Policy CS16: Safeguarding mineral and waste sites and mineral resources

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5 Planning Assessment 5.1 The Principle of Development

Sustainable Development 5.1.1 The central theme of the NPPF is the presumption in favour of sustainable development, described as the 'golden thread' running through both plan-making and decision-taking. Paragraph 14 states that development proposals that accord with the development plan should be approved without delay and that where plans are absent, out of date, silent or indeterminate, applications should be approved unless the adverse impacts of allowing development would significantly and demonstrably outweigh the benefits. 5.1.2 In addition to the overarching theme of sustainable development, the following key areas of guidance contained in the NPPF are of particular importance to the development now proposed by this application. 5.1.3 At paragraph 17 the NPPF sets out a series of core planning principles which underpin plan- making and decision-taking. Inter alia, it encourages: • Not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives;

• The proactive support for sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places;

• High quality design and a good quality of amenity;

• Transition to a low carbon future in a changing climate, taking account of flood risk, and encouraging the use of renewable sources;

• Contribute to conserving and enhancing the natural environment and reducing pollution;

• Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling and focus significant development in locations which are or can be made sustainable; and

• Encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as wildlife, recreation and flood risk mitigation).

5.1.4 The JCS, adopted on 22nd March 2011 / 2014, contains an allocation for the North East Growth Triangle (NEGT). The application site is located within the defined NEGT. The site is consistent with the extent of the land proposed to be allocated in GT7 of the GTAAP, albeit the application is not for the whole allocation but the master plan has been prepared so it takes into account the other parcels of land within it and does not prejudice those coming forward in a separate application. The AAP has been subject to examination by the Secretary of State and currently the Council is now consulting on further possible modifications, following the public hearing. The results of this consultation will assist the Inspector in deciding whether or not the document is sound and legally compliant. At the time of writing there have been no specific objections raised to GT7, therefore significant weight can be attached to the status of the site as a proposed allocation. 5.1.5 Policy GC1 sets out how the Council will take a positive approach to the ‘presumption in favour of sustainable development’. It states inter alia: “When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy framework. It will always proactively with applicants jointly to find solutions which mean that

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proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this DPD (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise.” 5.1.6 Paragraph 7 of the NPPF outlines the three dimensions of sustainable development which are economic, social and environmental. Economic 5.1.7 The NPPF highlights the economic role as “contributing to building a strong, responsive and competitive economy, by enduring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation: and by identifying and coordinating development requirements, including the provision of infrastructure.” 5.1.8 The site is located within the Growth Triangle area which has been identified as being a location which can deliver a significant number of housing to meet the rising need for homes in the Greater Norwich area. The implementation of the proposed development is expected to be phased over a number of years in response to market demand. The employment impacts associated with the construction phase of the proposed development will therefore be spread over a predicted 15 years. The value of contracts to be let locally during construction is unknown at this time but this is a locally significant project and the number of construction jobs that could be supported over the duration of the project is expected to be substantial. 5.1.9 The construction industry is known for having a transient nature to its catchment area for construction workers, but it can be assumed that a percentage of the construction jobs would be filled by local people. During construction, some employment will come from the local population, either currently unemployed or employed in other activities, although a significant proportion is likely to come from outside the area. 5.1.10 Within this application a site for a new primary school is proposed. The school will be delivered as and when deemed suitable by the local education authority. This will generate a need for a number of jobs. At this stage it is not known the type of primary school it will be but based on a 2 form entry primary school is likely to comprise 420 pupils and there is a national average pupil/teacher ratio of 17 pupils to each teacher1. Therefore, for a 420 pupil primary school a minimum of 25 teachers would be needed. In addition, it is anticipated that a further four additional support staff would be required (administrative support and teaching assistants). Therefore, in total the primary school cold generate the need for 29 jobs. 5.1.11 The proposed development of around 803 dwellings could yield a population of some 1855 residents. These residents will spend a proportion of their household income both locally and within the wider Broadland district. 5.1.12 The spending generated will help to support local retail employment within other service sectors. These employment impacts will be determined by where residents spend their income and what type of products and services they spend their income on. It should also be noted that there will be multiplier effects from household expenditure through indirect and direct effects. 5.1.13 The proposal would result in some limited short term economic benefits as part of any construction work and in the longer term by local spending from the future occupants contributing to the local economy and viability of local services. It is considered that the scheme would bring forward economic benefits, and fulfils the economic role set out in the NPPF. Social 5.1.14 The site is located within the Growth Triangle which has been identified as a focus of sustainable development through the JCS, along with the delivery a minimum of 7000 new

1 Department for Education (2015) School workforce in : November 2014

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homes by 2026 rising to 10,000 thereafter. There will be new services and facilities that will be needed by the new residents and working population of the Growth Triangle. As mentioned previously the GT7 allocation requires the provision of a site for a new primary school (included within this application) along with a local centre which will provide an appropriate range of facilities, services and employment uses. There will also be social infrastructure which will include nursery facilities, a community hall (or appropriate alternative) and an appropriate site for a police beat office. 5.1.15 There are currently no formal bus stops located on the section of Salhouse Road which fronts the proposed site. The closest bus stops to the site are located on Plumstead Road at Green Lane North when entering the nearby village of Thorpe End. The stop on the southern side is flagged with a shelter and the stop on the northern side opposite is flagged only. 5.1.16 A major strand of the Norfolk Area Transportation Strategy (NATS) is a bus based public transport system linking major facilities called the BRT. Salhouse Road/Gurney Road has been identified as one of six BRT routes and it is required through the AAP, to provide land to enable the delivery of the BRT. Within the application proposals a 10m strip has been left along the southern side of Salhouse Road. The application seeks to encourage the use of bus services by the new residents, the layout of the masterplan has been designed to encourage direct pedestrian links to existing bus stops. There have been discussions undertaken with the First Group to expand their existing 24 service into the site. The main link road which is proposed through the site has been designed to allow for public transport. Environmental 5.1.17 The NPPF confirms the environmental role as “contributing to protecting and enhancing our natural, built and historic environment: and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.” 5.1.18 The site is located on the edge of the existing urban fringe and therefore the proposal would result in a degree of encroachment on the open countryside. The site is one part of the Growth Triangle which will result in significant extensions to the existing settlements and the character of this part of north east Norwich is going to change significantly with the proposed growth but there is significant amounts of migratory planting and retention of large areas of woodland and landscape structures to break up the new built form. This is further supported within the Growth Triangle by the Green Infrastructure Network which mitigates future recreational impact on international wildlife sites. This will be delivered through the coordinated provision of landscaping and open spaces which form part of the developments. 5.1.19 Within the GT7 allocation there is an identified landscape buffer which is proposed around the eastern/southern edge of the site which provide a landscape setting to Thorpe End. There is also a secondary GI corridor which is required. These areas will form areas of open space for the new residents to use whilst also maintaining separation between Thorpe End and the new development. 5.1.20 The EIA undertaken in relation to the application establishes that the development is acceptable in environmental terms. Summary 5.1.21 For the above reasons, when taken as a whole, the proposal accords with the three strands of sustainable development as defined within the NPPF, and complies with the Development Plan.

5.2 Housing 5.2.1 The NPPF requires local planning authorities to positively seek opportunities to meet the development needs of their area. Paragraph 47 sets out an obligation on local planning authorities to identify a five year supply of deliverable sites and adds the requirement to

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provide an additional buffer of 5%. Local planning authorities with a 'record of persistent under delivery' of housing should increase the buffer to 20%. 5.2.2 The latest Annual Monitoring Report for Broadland, Norwich and (December 2015) states that the Norwich Policy Area (NPA) can only demonstrate a 4.39 years housing land supply. Specifically in the Broadland part of the NPA there is only a 3.11 years supply (using the Sedgefield calculation method). It is calculated based on the application of a 20% buffer given the consistent under delivery. The approach to calculating the five year land supply is much debated through the courts i.e whether to apply Liverpool or Sedgefield. The PPG implies that the Sedgefield approach is the methodology to use in paragraph 35 by stating: “Local planning authorities should aim to deal with any undersupply within the first 5 years of the plan period where possible.” 5.2.3 This means that Broadland and the NPA cannot demonstrate a 5 year housing land supply. Land supply is a dynamic measure and therefore it is important to increase resilience in the housing land supply figures when suitable and sustainable development sites are put forward for development. It is considered that significant weight should be given to the contribution this site could make to providing resilience in the NPA housing land supply and addressing ongoing deficits in the Broadland NPA. 5.2.4 This position means that in line with paragraph 49 of the NPPF: “Housing application should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five year supply of deliverable housing sites.” 5.2.5 The development will deliver a range of types and tenures of housing which will contribute towards the supply of housing in the area. JCS policy 4 requires 33% of the dwellings to be affordable with 85% a social rent and 15% intermediate tenures. At this point it is unknown the exact mix of dwellings which will make up the affordable units, this will be determined through the reserved matters stage once the mix of dwellings is decided. The applicant acknowledges policy 4 and GT7 which requires 33% of the site to be affordable housing. Through the determination period of the application the applicant proposes to discuss the level of affordable homes that can be provided within the scheme with the local planning authority taking into account scheme viability once the full suite of obligations has been established. 5.2.6 Although the application is only in outline form, the application does give an indication of the range of densities and building heights across the site. There is no indication of numbers within the GT7 policy but it is considered that the proposals represent a well planned development. The average density across the site is 36 dwellings per hectare. This is considered to be low density and means that the housing can be easily integrated with the proposed informal and formal landscaping and open space. 5.2.7 The proposals will contribute to housing land supply within Broadland and the Greater Norwich area where there is demonstrable under provision. The NPPF is a substantial material consideration that weighs in favour of the proposals. 5.3 Ecology 5.3.1 The nearest sites of nature conservation interest are which is a local and 1.8km west and St James Pit which is a SSSI and 2.9km south west of the site. Given the distance between the proposed development site and these sites the development is not anticipated to have any direct impact on them. 5.3.2 Several of the fields which make up the site comprise poor semi-improved grassland. The most westerly field comprises semi-improved acidic grassland and the most easterly field is a horse paddock with improved grassland. There are areas of woodland which comprise of broad-leaved plantation woodlands and mixed plantation woodland. There are hedgerows present on the boundaries of the site and bisecting the site on the boundaries of existing fields.

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5.3.3 An extended Phase 1 survey was undertaken to establish what species may exist on site and the potential for any protected species. The survey found that the site contained potential for the presence of badgers, , bats, great crested newts, breeding , invertebrates which all require phase 2 surveys to be carried out in the appropriate season. Specific phase 2 surveys were undertaken in respect of bats and great crested newts (GCN) whilst it was agreed with the County Ecologist that the other phase 2 surveys could be conditioned. The results of the GCN survey found that there was the presence of GCN in one of the ponds which was located 495m from the development site, it is considered unlikely that any newts would have travelled from the pond to the site and therefore a GCN development licence is not considered necessary. The results of the bat surveys identified 10 British bat species, recommendations within the report suggested that foraging grounds within neighbouring woodland blocks should be maintained. These corridors as well as creation of foraging ground will provide suitable mitigation. 5.3.4 The scheme will deliver a number of ecological enhancements which will deliver a net increase in opportunities for biodiversity at the site. These include new native planting, creation of wetland features and grassland swathes. 5.3.5 Policy EN1 on biodiversity and habitats states: “Development proposals will be expected to protect and enhance the biodiversity of the district, avoid fragmentation of habitats, and support the delivery of a co-ordinated green infrastructure network throughout the district. “ 5.3.6 One of the key aims of the AAP is for it to deliver green infrastructure through the delivery of the allocated sites as stated in policy GT2. Within GT7, the provision of green infrastructure should include links between Thorpe Woodlands, Harrisons Plantation and Park. There is proposed to be two primary and seven secondary green infrastructure corridors, one of the secondary corridors runs through the application site. These will provide biodiversity and habitat connectivity across the Growth Triangle area. One of the corridors which is to be retained for bats is along the line of the secondary GI corridor. The proposals are consdred to be in accordance with the Development Plan in regard to ecological issues. 5.4 Landscape 5.4.1 In accordance with the Council's Landscape Character Assessment (LCA) the site is located within the Wooded Estatelands, and the Central National Character Area. 5.4.2 Policy EN2 in the Development Manmagement DPD states that: “In order to protect the character of the area, development proposals should have regard to the Landscape Character Assessment SPD and, in particular, consider any impact upon as well as seek to protect and enhance where appropriate:  Gaps between settlement;  Visually sensitive skylines, hillsides and valley sides and important views including the setting of Area;  Nocturnal character;  Conservation Areas;  Scheduled Ancient Monuments; and  Historic Parks and Gardens; and  Green spaces including natural and semi-natural features as well as geological/geomorphological features which make a significant contribution towards defining the character of an area.

5.4.3 This character area forms a narrow belt of land abutting the northern settlement of Norwich. Although land use within the area is influenced by its close proximity to Norwich, a large proportion of the area is still in arable cultivation, especially in western parts. Other more urban fringe uses have developed on converted farmland in central and western parts, such as golf

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courses and sporting fields. The other major land use in this area is Norwich Airport. Although the majority of airport infrastructure is located south of the District boundary, the northern section of the airport’s runways encroach on central parts of this character area. 5.4.4 Although the area abuts the urban edge of Norwich, the landscape generally comprises a semi- rural character. Its strength of character has been diluted by substantial fragmentation to the hedgerow structure in western parts. Here, the landscape is large-scale and open in character, with remnant patches of hedge boundaries and mature hedgerow trees adding interest, allowing only filtered views to settlement edges. Further east the influence of the Airport is substantial and greatly dilutes the area’s rural character. In eastern parts of the area, parcels of land form a patchwork of rectangular fields and woodland. Robust blocks of woodland generally contain views across this flat landscape, at times, forming distinct coniferous skylines. Part of the land has allowed medium sized estates to develop around large houses and halls. 5.4.5 The design principles of the site have put the protection and enhancement of the landscape and ecological environment at the forefront. The plans include for significant areas of green infrastructure and a recreational/landscape to form a landscape setting to Thorpe End. 5.4.6 Due to the topography, dense vegetation and limited public access and limited public access to vantage points significantly restrict potential views of the site. 5.4.7 A Landscape and Visual Impact Assessment has been submitted with the application and assesses the full impact of the proposals and concludes that overall the development is acceptable in landscape terms and as such, there is no conflict with planning policy. 5.5 Traffic 5.5.1 Policy TS2 requires a Transport Assessment and/or Travel Plan to be submitted with major developments. It also goes onto say that: “Developers will need to include proposals to deal with any consequences of their development in terms of maximising access by foot, cycle and public transport and the means by which this will be secured in perpetuity.” 5.5.2 This application is submitted with a Transport Assessment (TA) and a Framework Residential Travel Plan. The TA evaluates the impacts the proposals may have on the local transport network over time and in consideration with other development proposals and transport infrastructure interventions. This was prepared following the approval of a scoping report with Norfolk County Council Highways. The TA assesses development across the whole of the GT7 allocated site and all of the uses which are proposed across the site and not just the site as applied for in this application, so that a comprehensive and inclusive approach is taken to ensure a robust assessment. 5.5.3 The transport assessment takes into account the Northern Distributor Route (NDR) as a committed scheme. The site is listed as one of the development sites that “can be accommodated ahead of the NDR”. The TA also took into account the cumulative impact of the committed developments of North Sprowston and , White House Farm and Brook and Laurel Farm as required by Norfolk County Council Highways. 5.5.4 The TA modelled several junctions as requested by NCC Highways within a number of scenarios and it found that all junctions had sufficient capacity to accommodate the demand from the development. The only exception to this was the Salhouse Road/ Mousehold Lane/Gurney Road/ Heartsease Lane junction where there are existing capacity constraints. However, the proposed implementation of the NDR would see junctions return to a ‘within capacity’ situation or at worse a nil detriment. 5.5.5 The application seeks to create 5 new access points from Salhouse Road into the development. There will also be a 6th access point which is for the orbital link road (subject to a separate planning application). The development of the orbital link road between Norwich Airport Industrial Estate, Salhouse Road and Plumstead Road is an aspiration of the AAP and is no

March 2016 12 Land South of Salhouse Road, Sprowston Planning Statement

longer an essential piece of infrastructure. Nevertheless, this application makes provision for this within the site and does not prejudice its future development beyond the sites boundaries within allocated site GT8. Within the supporting text of GT7 it states that the development of this site is not contingent upon completion of the link road. 5.5.6 Policy GT7 requires that any development promotes and provides a package of appropriate measures to support sustainable transport which include cycling links through the development to the wider cycle network, a cycle link between Salhouse Road and Plumstead Road and extended local bus services. These matters have been addressed through the preparation of a framework residential travel plan which is submitted in support of this application. Within the travel plan it identifies design measures which have then been incorporated into the masterplan submitted with this application and will also be maintained through the detailed design stages. These measures include having minimum footways of 2m within the site and 2.4m width footways linking onto Salhouse Road, five pedestrian links into the site, a good level of street and path lighting, reduced junction mouth widths to promote slower speeds and signage to direct pedestrians and cyclists to key facilities and places of interest (including distances). The full range of on-site and off-site measures can be found in the accompanying travel plan. 5.5.7 In relation to public transport accessibility, the internal site layout has been designed to encourage pedestrian links to the existing bus stops located along Salhouse Road, all residents will be located within 500m of the existing bus stops on Salhouse Road and existing bus stops within 500m will be upgraded to match the existing bus stops at the southern end of Salhouse Road. There will also be promotion of car sharing and promotional material will be available to all new residents. 5.5.8 The level of car parking to be provided will be determined as part of a future reserved matters application when the exact mix of housing is determined. It is anticipated that the car parking standards as set by the Council will be adopted however so as to avoid over-provision of car parking and hence a tendency for residents on the site to become car dependent, an appropriate balance between access to the private car and access to other modes will be created. These are detailed within the accompanying travel plan. 5.5.9 The TA accompanying the planning application concludes that the development is acceptable in highways terms and as such there is no conflict with planning policy.

5.6 Drainage and Flooding 5.6.1 The site is situated within flood zone 1 as shown on the Environment Agency flood zone mapping but the site is over 1 hectare so a flood risk assessment was carried out. The flood risk assessment which was carried out seeks to evaluate the level of flood risk on the site and elsewhere from all sources; identify the extent to which mitigation measures are required to manage any potential flood risk and water pollution; and provision of an illustration of the surface water mitigation measures for managing surface water drainage and flood risk on site so that any risk of flooding and water pollution can be evaluated. 5.6.2 Development Mamagement DPD policy CSU5 on surface water drainage states that: “Mitigation measures to deal with surface water arising from development proposals should be incorporated to minimise the risk of flooding on the development site without increasing flood risk elsewhere.”

5.6.3 The flood risk assessment determines that the risk of flooding is considered to be low at the site as the topography of the site and surrounding area is relatively flat and the underlying has generally been good or moderate drainage. The development is considered to be at low risk of flooding from groundwater flooding, surface water, sewer or reservoir flooding. 5.6.4 The mitigation measures which have been recommended to include within the detailed design stages are finished floor levels at a minimum of 150mm above the surrounding final ground levels and that there is a slight fall from plot finished levels to footpaths to avoid any possible

March 2016 13 Residential Development, Low Road, Keswick Planning Statement

issues with surface water flooding. Paved area will be kerbed along the edges of the development and the development will contain a positive drainage system designed to prevent surcharge flooding under 1 in 30 year conditions. 5.6.5 The development will incorporate a Sustainable Drainage System (SuDS) that suits the site conditions and location. The proposed surface water drainage strategy seeks to replicate the existing green field run-off by returning the rainfall run-off generated by the development to the ground via infiltration devices. Two infiltration basins are proposed, one located in the north western extent of the site and the other located in the south east corner. These infiltration basins have been designed to accommodate the critical 100 year plus 30% climate change rainfall event. The development of the site will incorporate a sustainable surface water drainage strategy to drain the proposed development impermeable area and ensure flood risk is not increased. 5.6.6 As such, the development is in accordance with the development plan in regard to flood risk and drainage issues. 5.7 Green Infrastructure and the Habitats Regulations 5.7.1 One of the main aims of the AAP is to ensure that development is brought forward along with areas of green infrastructure which provide protection to the existing residents and settlements in terms of separation between the new and existing development along with open space for the new residents. 5.7.2 Paragraph 58 of the NPPF states that “Planning policies and decisions should aim to ensure that development optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks.” Paragraph 73 states that “Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.” 5.7.3 Policy GT2 relates to green infrastructure and states, inter-alia: “An area surrounding Thorpe End which would form an appropriate landscape setting to the garden village is identified on the polices map. Development will not be permitted that would significantly intrude on the sense of separation between Thorpe End and the new development.”

5.7.4 The masterplan follows the principles of providing this buffer between the built development, subject to this application, and Thorpe End. This area also forms part of one of the GT2 secondary GI corridors as identified on the AAP proposals map. There is also another of these corridors which runs north to south through the site. Policy GT2 states that: “Biodiversity and habitat connectivity will be achieved through the delivery of two primary and seven secondary green infrastructure corridors.” 5.7.5 This additional secondary corridor has been retained. This was also recommended in the ecological / bat surveys which identified two corridors which should be retained as they were used for foraging. These three green corridors have been retained, which will allow for protection of existing habitats to allow biodiversity connectivity and act as informal open space. 5.7.6 Policies RL1 and EN3 are the relevant development plan policies relating to formal and informal open space and green infrastructure. Policy RL1 sets the standards for the formal recreation space which is split between sports provision and children’s play space. The policy requirement is on five or more dwellings and equates to 1.68ha per 1000 population on formal recreation space and 0.34ha per 1000 population of children’s play space. Based on these standards and an assumed population generated by the development of 1855 (803 x 2.31 average household size in Broadland)) this development should provide 3.12 ha of formal recreation and 0.63 ha of children’s play space, totalling 3.75ha. Policy EN3 requires 4ha per 1000 population of informal open space and 0.16ha per 1000 population of allotments. Based on these standards this

March 2016 14 Land South of Salhouse Road, Sprowston Planning Statement

development should provide 7.42ha of informal recreation and 0.30ha of allotments, totalling 7.72ha. In total there would need to be 11.47ha across the site. 5.7.7 Based on the current outline masterplan for the proposed development there is currently a total of 7.47ha of GI proposed within the application red line boundary. It should be noted that this does not include the potential provision which would come from the new primary school. This would rise to 9.86ha when taking into account the proposed cricket pitch (2.39ha) which is proposed to be developed within the southern part of the GT7 allocation site and will be subject to a separate planning application by the other consortium of landowners. There is a shortfall of 4ha within the red line application boundary. 5.7.8 [Given that the whole GT7 allocation has been masterplanned and there is likely to be an additional 280 dwellings to those proposed inn this application along with the other community/mixed uses as required by policy GT7. The non-residential uses will not generate a need for open space, therefore a requirement of approximately 4ha would be required which would generate a total requirement across the whole GT7 allocation site of 15.46ha. Through the requirements of the AAP and the areas of protected GI corridor and landscape setting of Thorpe End we can calculate that there is 4.8ha of informal space within the other consortiums land. Combined with the 2.39ha cricket pitch there is a total of 7.19ha. This is an oversupply based on the predicted housing numbers. Taking the subject application and any future application for 280 dwellings, when the two sites are combined there would be a total of 14.66ha across the whole GT7 site which is a small deficit of 0.8ha. It is acknowledged within the supporting text of both policies RL1 and EN3 which states that open spaces created should be multi-functional serving a variety of purposes so they could incorporate both formal and informal spaces. Under supporting text for policy EN3 it also states that “It is acknowledged that a flexible approach will need to be adopted in applying the policy.” The individual circumstances of each site will be taking into account by the Council and what existing provision there is within the area.] 5.7.9 Whilst it is acknowledged that there is a deficit within the subject application site it is considered that the spaces provided represent high quality, flexible spaces that can be designed and detailed further through the detailed reserved matters applications. In regards to the on- site deficit the mechanism of how best to address this will be discussed with officers through the determination period of this application but it is proposed that the following options are available: • The application is viewed in the context of the whole GT7 allocation and the sports provision and informal spaces which will be provided across the whole allocation site;

• A site is found close to the application site of the identified deficit size to deliver the remaining space; or

• An off-site contribution is provided.

5.7.10 In addition, policy EN3 aims to ensure that the recreational needs of future residents is met and to mitigate the potential impacts of visitor pressure upon sensitive internally designated sites. Within 15km of the site there are 4 European ecological designations which are the Broads Special Area of Conservation (SAC), Broadland Special Protection Area and Ramsar site, Norfolk Valley Fen SAC and River Wensum SAC. At the EIA scoping stage the potential pressures on the Broads designations was identified so an assessment to inform a Habitats Regulations Assessment has been carried out by Aspect Ecology and accompanies this application. 5.7.11 The applicant has considered the likelihood of any significant effects on these European-level ecological designations, which could arise from the proposed development (see accompanying ES and associated Appendices). This work undertaken by the applicant also assesses the need for further work to be undertaken by the Competent Authority at the application stage, in the form of an Appropriate Assessment. 5.7.12 The issues effectively relate to the potential for any recreational pressure on the Broads. There are a considerable number of studies and a documented evidence base to inform local policy on

March 2016 15 Residential Development, Low Road, Keswick Planning Statement

how visitor pressures on The Broads resulting from growth in the Norwich area can be adequately mitigated. Whilst acknowledging the inherent draw of The Broads, provision of high quality formal and informal GI to a quantum of 2.02 and 4.16ha per 1,000 population respectively should result in no likely significant effects, by drawing visitors to alternative sites for everyday recreation. If possible the quantum should be met on-site but off-site provision can also be considered, in line with the NEGT AAP. Due to a predicted shortfall of on-site GI, off-site GI should be provided in order that the quantum is fulfilled, ideally as close to the site as possible. This should be secured in the planning process for example via Section 106 agreement. Provision of on-site GI could also be secured via Section106 to ensure the final design offers a high quality recreational resource for residents. With the above measures in place, the Proposed Development would be in pursuance with local Policy and as such no likely effects on The Broads designations are anticipated. 5.7.13 As such, if the above measures are secured at the outline planning stage, it is not considered that a Stage 3 Appropriate Assessment is required to be undertaken by the Competent Authority. 5.8 Infrastructure 5.8.1 Policy CSU3 requires large-scale residential development to provide appropriate community facilities. Specifically in policy GT7 it requires that a site for a new primary school, a community hall (or appropriate alternative) and an appropriate site for a police beat office. A local centre adjacent to Salhouse Road should be provided with a range of appropriate range of facilities, services and employment uses. 5.8.2 Within this application it is proposed to contain the primary school site (approx. 1.7 ha), the other social infrastructure and commercial uses will be applied for within the subsequent application which is made by the other consortium of landowners who own the remaining land within the GT7 allocation. This was agreed through the masterplanning process. 5.8.3 The school has been positioned so it is located close to where the local centre will be and the size and position has been agreed with Norfolk County Council as the local education authority. The timing and delivery of the school will be decided by the local education authority. 5.8.4 The application allows for the orbital link road through the site which is in accordance with policy GT7 and GT3. A separate application is being submitted for the orbital link access from Salhouse Road but this application provides sections of this road. In previous consultations on the AAP this road was classified as being an ‘essential’ piece of infrastructure. In the recent main modifications this has been reclassified to being ‘desirable’ but this application seeks to provide part of this link to ensure that it is fully compliant with policy GT7. 5.8.5 The application site also makes allowance for the proposed bus rapid transit which is proposed to run along Salhouse Road/Gurney Road, in accordance with policy GT3. A 10m buffer is being provided along the sites frontage with Salhouse Road. This is a protected area to allow the BRT to be accommodated as and when it is considered appropriate to deliver it. 5.9 Heritage 5.9.1 The site is not located within a Conservation Area and it does not contain or is close to any listed buildings. The nearest Conservation Area is Thorpe End garden village which is located close to the eastern part of the application site. The vast majority of the application site is screened from the Conservation Area by intervening development. There are two listed buildings within 1km of the site. Neither of these are considered sensitive to development of the site as they are screened from the site by intervening topography. Policy EN2 on landscape states: “….any impact upon as well as seek to protect and enhance where appropriate: iv. Conservation Areas; v. Scheduled Ancient Monuments; and

March 2016 16 Land South of Salhouse Road, Sprowston Planning Statement

vi. Historic Parks and Gardens;” 5.9.2 Through a review of the Historic Environment Record (HER) it was established that there were no heritage assets identified within (or partly within) the application site and there will be no impact on any designated heritage assets within the wider area. There were eight non- designated heritage assets recorded on the HER within the study area. These include an undated possible watercourse, the findspot of a Roman coin, the former extent of Mousehold Heath, Ranworth Way, a Medieval road shown on a 1585 map of Mousehold Heath and an ‘entrenchment’ also shown on this map. 5.9.3 A desk based assessment was carried out and it established that the site has a low/moderate potential for low concentrations of Prehistoric artefacts which are considered to be of limited archaeological interest and a low potential for prehistoric and Roman settlement remains. 5.9.4 Due to the uncertainty surrounding the location and survival of remains relating to the ‘entrenchment’ and the Medieval road, it would be appropriate for the Local Planning Authority to require a geophysical survey to more fully assess the archaeological potential of the site. Should this fail to identify significant archaeological remains, no further archaeological work should be required. The requirement for a geophysical survey can be secured through a planning condition, which has been agreed with Broadland District Council.

March 2016 17 Residential Development, Low Road, Keswick Planning Statement

6 Refuse Disposal and Waste 6.1 Policy CSU4 requires that major development includes appropriate provision for waste and recycling collection facilities. This planning application is only in outline form so the exact details of the provision within the residential dwellings will be confirmed through the reserved matters application stage, but it is considered that there will be sufficient space within the site to accommodate the required levels. 6.2 In regards to the commercial uses, again this will be determined through the reserved matters stage once the exact design, scale and type of uses are determined but, it is considered that there is sufficient space to accommodate the required standards. 6.3 If there is any wider requirement for facilities on-site this would need to be agreed through consultation with the waste and recycling team at Broadland District Council through the determination period of the application.

March 2016 18 Land South of Salhouse Road, Sprowston Planning Statement

7 Planning Obligations Statement 7.1 The application seeks permission for a minimum of 803 dwellings. Policy 4 of the JCS requires schemes of 16 or more dwellings or on sites of 0.6 ha or larger should provide 33% of the dwellings as affordable homes. 7.2 The applicant acknowledges the policy requirement but proposes to discuss the level of affordable homes that can be provided within the scheme with the local planning authority during the course of determination of the application taking into account scheme viability. 7.3 Contributions will be made to the provision of social and physical infrastructure through CIL payments which will be made at the reserved matters stage. The current rate of charges would be £91.74 per sqm of residential floor space. There is no charge under CIL for the erection of a school. 7.3.1 As noted under section 5.7 there may be a requirement to provide off-site open space contributions. 7.4 It is acknowledged that through the consultation period of the application responses will be received from statutory consultees who may request commuted sums. Once the full costs are understood heads of terms for any S106 can be prepared.

March 2016 19 Residential Development, Low Road, Keswick Planning Statement

8 Summary and Conclusions 8.1 Given that the site is part of an allocation within the emerging AAP and has therefore been identified by Broadland District Council as an appropriate strategic location for growth it is considered that the principle of development is agreed. The application is providing part of the development identified within policy GT7 of the AAP and meeting the requirements of that policy as far as it can within the restrictions of the land ownership. 8.2 The site has has been carefully masterplanned so that the proposals within this application do not prejudice development coming forward on the other parts of the allocation or allocations within close proximity to the site. 8.3 Broadland Council’ s part of the NPA and the NPA as a whole cannot demonstrate a five-year land supply and it is considered that the development meets the requirements of being in a sustainable location and should therefore be approved without delay. 8.4 The range of relevant planning policies that govern the development have been considered in this statement. It has been found that the development proposals accord with adopted development plan policies. In addition, numerous provisions of the NPPF are material considerations that weigh in favour of the proposals, which can be found to be inherently sustainable. Even if the LPA were to consider there to be any adverse impacts / conflict with policies (and the applicant believes there to be none as has been evidenced in this application) it would need to be demonstrated that those impacts significantly outweigh the benefits arising from the scheme. As such the application should therefore be approved ‘without delay’, in accordance with paragraph 14 of the NPPF. Accordingly, the application is commended to the Council.

March 2016 20 Land South of Salhouse Road, Sprowston Planning Statement

Appendix 1 – Location Plans

March 2016 21 Note Rackheath Park SUMMARY Application Site

Broad Ln

Bulmer Coppice

Blue Boar Ln

Salhouse Road The Breck

Harrison's Plantation

Thorpe End

PROJECT TITLE Salhouse Road GT7 Allocation

Plumstead Rd E PROJECT NUMBER DES001-0283 Racecourse Plantation CLIENT Grange Farm Salhouse

Woodside Rd Green Ln N Consortium

DRAWING TITLE 101 Location Plan

DRAWING NUMBER REV 101 -

SCALE 1/5000(a1) 1/10000(a3)

DATE MARCH 2016

DRAWN BY VK

N draft

Planning and Development Consultants

Thunder Ln Brettingham House, 98 Pottergate, Norwich, NR2 1EQ 101 Location Plan 01603 631 319 www.lanproservices.co.uk 1/5000(a1) 1/10000(a3) 0 200m 500m