Caistor Lane, Caistor St Edmunds Executive Summary

GNLP Regulation 18.C Consultation Representations Document Site Reference GNLP0485 Caistor Lane, Caistor St Edmunds Executive Summary

These representations are submitted to the Greater and tenures, to add to the existing adjoining and properties through facilitating improvements Norwich Local Plan Regulation 18, Stage C Consultation settlements and enhance their sustainability to local footpath and cycle links. process on behalf of site promotor, Glavenhill Limited. whilst enabling the delivery of the above five items without cost to the public purse. The wider socio-economic benefits of the proposed The proposed allocation to the north of Caistor allocation are evidential and justify its early Lane, Caistor St Edmund (reference GNLP0485) is These representations have also demonstrated, development, not least: shown within these representations and those that contrary to the Council’s current spatial strategy (set have preceded them to be a suitable, available and out in Policies 1 and 7.3 of the Regulation 18, Stage C • ~£338,000 Council Tax (based on £1,876.92 (band deliverable development opportunity to provide: consultation), that it is both appropriate and necessary D for Caistor & Bixley) per dwelling, (in order to address current unmet schooling and • A notable amount (24ha) of new Green green infrastructure requirements) to allocate this site • ~£1,262,000 CIL (based on CIL Zone A, Infrastructure (GI) by way of a proposed country for the uses proposed. £105.70/m2 charge over a total 11,940m2 of park, as a substantial measure towards meeting market housing) – of which 15% will be directed a significant district-wide (and county-wide) In direct rebuttal of officer’s previous concerns over to the parish council, shortfall which fails to be effectively addressed the environmental suitability of the site, it is also within both current planning policy and the new demonstrated that: • ~£335,650 New Homes Bonus (based on 180 band Local Plan Regulation 18, Stage C Document. D dwellings, assuming 33% affordable provision), • The site can be accessed safely and in a manner • A serviced site for a new 420 place primary school that respects the area’s local landscape character. • Delivery of environmental net gains in line with and associated car park / drop off area, as a national policy objectives, solution to a local shortage in child places, which • That the proposed uses can be effectively again is not planned for within the Regulation 18, accommodated within the capacity of local • Connecting people with the environment, and the Stage C Document. services and infrastructure and new provision greening of development to improve health and made (including utilities, drainage and flood risk well-being, • A serviced site for a new Community Building for and highways). Caistor St Edmund and Bixley, adjacent to the • Provision of much needed community and proposed school site. • Linked to the above, the proposed development educational infrastructure, enabling social mobility offers a solution to overcoming locally identified and wider employment opportunities. • New on-site open spaces, including play and deficits in Green Infrastructure (GI) and primary sports pitches and recreation facilities in addition school provision. In these and all other respects, there is a strong and to the proposed Country Park. compelling case for land to the north of Caistor Lane • The site is well connected to a range of local to be allocated within the emerging Greater Norwich • Additional infrastructure in the form of new foot services and a significant number of dwellings, Plan. and cycleway provision, improving accessibility meaning that it is a suitable and sustainable across the local area more generally. location for future development. The provision of new development within this location can further • New housing (180 dwellings) in a range of sizes improve upon the accessibility of adjoining land CONTENTS |1.0| Introduction 4 |2.0| Representation to GNLP Reg. 18, 7 Stage C Strategy Document |3.0| Suitability and Deliverability of GNLP0485 8 |4.0| Summary of Opportunities and 19 Constraints to Development |5.0| Masterplan Strategy 20 |6.0| Statement of Deliverability 21 |7.0| Case for Allocation 22

Published March 2020

Caistor Lane, Caistor St. Edmunds | 3 1.0 Introduction

1.1 These Representations This representations report provides comment significant district-wide (and county-wide) • The ability for the proposed development to on behalf of Glavenhill Limited to the Greater shortfall which fails to be effectively addressed be accommodated within the capacity of local Norwich Local Plan (GNLP) Regulation 18, Stage C within the Regulation 18, Stage C documentation. services and infrastructure. Consultation process (January-March 2020). • A serviced site for a 420 place primary school and • The promotor has recently taken ‘control’ of The representations relate to a proposal to the associated car park / drop off area, as a solution Skittles Wood to the east of the site, which can north of Caistor Lane, Caistor St Edmund (GNLP site to the local shortage of child places, which again be offered as part of the scheme to additional reference GNLP0485) and respond directly to the is not planned for within the Regulation 18, local benefit. Greater Norwich Development Partnership Board’s Stage C documentation. (GNDB) and South Norfolk District Council’s (SNDC) • Linked to the above, the proposed development’s decision not to allocate the site for a new country • A serviced site for a new community building for solution to overcoming locally identified deficits park, primary school and in the order of 180 new Caistor St Edmund with Bixley (Arminghall). in Green Infrastructure (GI) and primary school homes within the Regulation 18, Stage C Document. provision, whilst acknowledging the additional • New onsite open spaces totalling 2.22ha potential opportunity for the site to provide a SNDC categorise the site as an ‘unreasonable’ site (5.49 acres), including play, playing pitch and serviced site for a much-needed new community for development, stating: recreation facilities in addition to the proposed building and sports pitch. Country Park. “This site is not considered to be suitable for • The ability to deliver improved local connectivity, allocation due to highways constraints. Access from • New housing in a range of sizes and tenures, to through providing new foot and cycle links. the west of the site would be very detrimental to the add to the existing adjoining settlements and rural character of that section of Caistor Lane and enhance sustainability whilst enabling delivery • The socio-economic benefits of the proposed the surrounding landscape. It is not clear what access of the above four items without cost to the development, including its ability to trigger arrangements exist to the east, via the development public purse. income from the New Homes Bonus and under construction (ref: 2012/0405). In addition, high Community Infrastructure Levy (CIL). amounts of existing commitments and environmental/ These representations have been provided in infrastructure constraints limit the potential for response to the Regulation 18, Stage C consultation These representations also document Glavenhill’s additional new housing in Poringland.” and to assist officers in their understanding of: comments on the Draft Local Plan Growth Strategy and Strategic Planning Policies, where relevant to the To the contrary, and with reference to additional • The proposed site access strategy, including proposed allocation (see Section 2). information contained within this representations its suitability (in both highway safety and report, Glavenhill continue to assert that the site landscape character terms) and its deliverability. presents a suitable and deliverable development These representations confirm the promotor’s opportunity to deliver: ownership of additional land adjacent to the eastern access point, ensuring sufficient width • 24.0ha (59.3 acres) of new Green Infrastructure and visibility. (GI) by way of a proposed country park, as a substantial measure towards meeting a

4 | Caistor Lane, Caistor St. Edmunds 1.2 The Site The site adjoins the linked Framinghams, Caistor St Edmund with Bixley (including Arminghall), Upper Stoke and Poringland urban area within the District of South Norfolk.

The site, comprising some 36.8ha (90.9 acres), lies on the north side of Caistor Lane in close proximity to Framingham Earl High School together with its Community Sports Centre. The site is immediately adjacent to longstanding and new residential areas, including the Bennett Homes ‘Milestones’ site of some 40 dwellings off Norwich Road that is currently nearing completion to the east; plus to the south- 7 east, the David Wilson Homes’ development at Brickle Wood Avenue (which in turn leads through to their ongoing ‘Clement Gate’ development and the new Old Mill Surgery medical centre).

The site is bound to the east by Skittles Wood (under THE SITE the control of the site promotor), to the south by the rear gardens of existing residential dwellings 1 along Caistor Lane, and to the north and west by countryside, including woodland areas. The site is located 4.5 km to the south of the City Centre of Norwich, and lies within the former

Norwich Policy Area.

1332

Figure 1: Location of Caistor Lane, Caistor St Edmunds

Caistor Lane, Caistor St. Edmunds | 5 1.0 Introduction

1.3 Planning Context The site was first promoted into the GNLP process in subject site will deliver a Woodland Country Park response to the ‘call for sites’ exercise in 2016 and of the right scale to be a sufficiently attractive assigned reference GNLP0485. The submission, made alternative visitor destination. on behalf of Glavenhill, suggested that the site was capable of accommodating residential development Glavenhill refined the document with the addition of approx. 180 dwellings with 24.0ha (59.3 acres) set of masterplanning, access and viability information aside for a new Caistor County Park. and resubmitted it to the GNDB in December 2019. It is appreciated that these further submissions were The site was then promoted to the Local Plan at a stage where the GNDB had likely completed Regulation 18, Stage A consultation process in March the Regulation 18, Stage C Consultation document, 2018). The representations at this time suggested and as such, the GNDB’s conclusions on the that the site could accommodate circa. 300 new site’s suitability are not based on the full suite of dwellings, including affordable housing, and a 24.5ha information available. (60.5 acres) area of permanent green infrastructure in the form of the Caistor Country Park. The scheme It is hoped that this latest formal submission will was promoted as a highly sustainable mixed-use assist in clarifying officer’s technical queries on development that delivered major environmental the site’s sustainability, confirming the extent of gains for nature and improved public health and its development offer and significant community community wellbeing within the Framingham Earl/ benefits, not least the ability to secure an appropriate Caistor St Edmund/Upper Stoke/Poringland urban access solution and to clarify the extent of land area. The new Country Park was further promoted under the promotor’s control. as an attractive recreation and leisure destination that was a realistic alternative to visiting The Broads to managing Habitat Regulations issues associated with delivering new large scale planned housing growth across the district and wider Greater Norwich area.

Additional information on the deliverability of the proposed new Country Park was submitted to the GNGB in August 2019. The submitted document confirmed that South Norfolk Council has a serious deficiency of publicly accessible natural and semi- natural public open spaces which is having a harmful effect on the environment, sites of acknowledged importance, SSSI and Natura 2000 sites, including The Broads National Park. It confirmed that the

6 | Caistor Lane, Caistor St. Edmunds 2.0 Representation to GNLP Reg. 18, Stage C Strategy Document

2.1 Response to Draft Spatial Strategy Policies 1 and 7.3 Glavenhill support the inclusion of Caistor St With specific reference to draft Policy 7.3 of the Edmund within the Key Service Centre of Poringland/ Regulation 18, Stage C Consultation Document, Framingham Earl as indicated by draft Policies 1 Glavenhill object to the Council’s decision not and 7.3 of the Regulation 18, Stage C consultation to allocate any additional sites for residential Document, and the site assessment documents development within the Poringland / Framingham relating to Poringland, Framingham Earl and Earl Key Service Centre. This decision appears to be Framingham Pigot, including well related parts of neither justified or positively prepared, nor to have Caistor St Edmund & Bixley, and Stoke Holy Cross been sufficiently tested and is therefore considered (hereafter refered to as Poringland / Framingham ‘unsound’. Earl). To the contrary, and as demonstrated in later Caistor St Edmund, is, as shown on the opportunities sections of these representations, the settlement and constraints plan at Figure 7, physically and and its existing services can accommodate additional functionally connected to the wider urban area with development and in the case of the Land to the its residential population supporting and benefiting North of Caistor Lane can, through its allocation, from it. actively assist in the provision of new infrastructure, including a new Primary School, which Norfolk The Poringland / Framingham Earl urban area County Council as the Local Education Authority occupies a considerable number of services and confirm is required; a site for a new community facilities which have deemed the location an building and playing pitch, which the Parish Council appropriate one for additional growth over recent have requested; and a Country Park, to meet the years and continue to support the vitality of the needs of the existing population. These needs can local area. arguably only be met in the short to medium term through enabling residential development of the Key Service Centers such as Poringland / Framingham sort proposed at Caistor Lane. Earl are identified under draft Policy 1 of the Regulation 18, Stage C Consultation Document as a third-tier settlement, with growth proposed to these areas after the ‘Norwich Urban Area’, and the ‘Main Towns’.

Despite their position in the hierarchy, only 515 new homes are proposed to come forward through new allocations within all nine Key Service Centres. This is considered unsustainable, disproportionate and unjustified.

Caistor Lane, Caistor St. Edmunds | 7 3.0 Suitability and Deliverability of GNLP0485

3.1 Access and Highways SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION BOX NOTES: THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE RISK

55.57 55.46 55.60 Pan 1.6h 55.46 ! P/W 1.0h REGISTER PRODUCED FOR INCLUSION IN THE HEALTH AND SAFETY EP 55.35 55.76 P/W 1.0h 55.39 55.54 55.66 PLAN. THE HAZARDS NOTED ARE IN ADDITION TO THE NORMAL 55.18 55.57 55.20 Private Gardens 55.21 Ditch SY 55.18 HAZARDS AND RISKS FACED BY A COMPETENT CONTRACTOR WHEN 55.63 54.67 55.31 55.55 55.09 55.04 55.47 54.91 55.38 55.59 DEALING WITH THE TYPE OF WORKS DETAILED ON THIS DRAWING. The Council has concluded in their assessment of the site 55.27 Ditch 55.29 55.61 Private Gardens 54.81 54.80 55.45 54.92 55.16 55.75 55.54 55.80 1.0h P/W 55.40 55.36 54.70 54.48 54.57 55.85 Ditch 55.91 EP 55.06 UK 7h 55.38 55.40 54.43 UK 5h 55.01 55.54 55.46 Dense Woodland CONSTRUCTION RISKS: Hedge 2.5h Dense Woodland Unable to Survey 12h Average 55.34 Unable to Survey 12h Average 55.25 UK 5h 55.57 Silver Birch 7h Hedge 2.5h Silver Birch 7h 55.50 Dense Woodland 55.26 Unable to Survey 12h Average 55.19 · 55.11 NO SIGNIFICANT RISKS. (contained in the Draft Local Plan Regulation 18, Stage C Gate 54.97 55.18 P/W 1.0h 55.38 54.91 54.80 55.41 55.58

Bushes / Woodland Ditch 54.83 54.92 55.02 54.79 Farm Track 54.93 P/W 1.0h 54.63 54.94 55.11 55.02 54.78 54.89 55.16 54.97 Ditch P/W 1.0h 55.12 55.11 Ditch Bottom 54.76 55.17 55.11

P/R 1.2h Hedge 1.5h 54.92 55.50 54.78 UK 5h 55.55 55.07 P/R 1.2h MAINTENANCE/CLEANING RISKS: 55.56 54.99 Stump 55.30 Root Line 55.24 Part 2: Site Allocations Document) that: P/R 1.2h Pan 1.8h · NO SIGNIFICANT RISKS.

54.87

55.05

55.55

55.52

Unmade TREES TO BE REMOVED Private Gardens Track AS REQUIRED. Private Gardens UK 5h Multi 55.69 Dense Woodland Unable to Survey 12h Average

55.47 55.70 DEMOLITION RISKS: · NO SIGNIFICANT RISKS.

55.85 54.99 55.02

55.86 “This site is not considered to be suitable for allocation due Hedge 1.5h 55.84 NOTE: 55.86

TYPE 2 55.68

Root Line EP 1. DO NOT SCALE, IF IN DOUBT ASK. to highways constraints. Access from the west of the site 6m CARRIAGEWAY + 3.0m FOOTWAY/CYCLEWAY EP

8m RADIUS ENTRANCE BELLMOUTH - SUBJECT TO 55.14

55.11

55.93

Bushes / Woodland 2. ANY DISCREPANCIES FOUND ON THIS OR ANY OTHER DRAWINGS ARE TO BE HIGHWAY AUTHORITY REQUIREMENTS 55.94

Building 55.94 REPORTED TO AND RESOLVED BY ROSSI LONG CONSULTING BEFORE THE 55.98 would be very detrimental to the rural character of that Farm Track COMMENCEMENT OF ANY WORK RELEVANT TO THE DISCREPANCY.

Root Line 3. THIS DOCUMENT HAS BEEN PREPARED IN ACCORDANCE WITH THE SCOPE

55.80

55.13 55.08

56.10 56.00 Uk 10h OF ROSSI LONG CONSULTING'S APPOINTMENT WITH ITS CLIENT AND IS 56.00 SUBJECT TO THE TERMS OF THAT APPOINTMENT. ROSSI LONG CONSULTING PROPERTY TO BE 56.07

56.05

Hedge 1.5h ACCEPTS NO LIABILITY FOR ANY USE OF THIS DOCUMENT OTHER THAN BY section of Caistor Lane and the surrounding landscape. It is Unmade DEMOLISHED. Track Dense Woodland Unable to Survey 12h Average ITS CLIENT AND ONLY FOR THE PURPOSES FOR WHICH IT WAS PREPARED AND PROVIDED. ONLY WRITTEN DIMENSIONS SHALL BE USED.

56.20

55.26 TREES/VEGETATION IN PUBLIC 6.0m54.98 56.12 Uk 10h 4. THIS DRAWING IS BASED ON A TOPOGRAPHICAL SURVEY CARRIED OUT BY

55.57 HIGHWAY TO BE REMOVED/TRIMMED IF

not clear what access arrangements exist to the east, via the Ditch Bottom 3.0m 56.12 REQUIRED. BB SURVEYS LTD AS DEPICTED ON THEIR DRAWING 2219-694-SU00 REV A, Private Dwelling RL Two Storey Brick Construction Private Gardens 56.11 64.26 Gate AND LANPRO SERVICES DRAWING 'SITE BOUNDARY'.

Bushes Bushes Hedge Gravel Bushes / Woodland Grass 55.15

55.15 VISIBILITY SPLAY Grass © ROSSI LONG CONSULTING 2019. EL UK 7h 56.31 61.17 = 2.4m x 90m Hedge STNBBS3 development under construction (ref: 2012/0405). 56.24 EP Grass 56.34 Stay 56.00 ” OHL Fence P/R Gravel Private Gardens

Root Line Farm Track SP Grass Hedge 1.5h SP Caistor Lane 30mph Speed Limit KO ELECTRICITY POLE TO BE RELOCATED. 2.4m EP EP Oak 8h FH 55.57 Fence P/R Grass 55.66 56.42 DK 56.00 DK BN25 1.8m LEGEND Fence P/R Fence P/R R8.0m P/R 1.2h EL DK Gravel PROPOSED60.42 NEW 1.8m FOOTWAY/CYCLEWAY TO MP MP 56.68 56.69 56.61 56.37 56.79 Grass BN25 56.69 MP DK Grass 56.48 Gravel Unmade Grass VISIBILITY SPLAY = 2.4m x 90m Grass 56.44 Track Bushes EPTP 56.55 LINK EASTERN ACCESS TO MIDDLE ACCESS Bushes Grass 56.40 Grass 56.52 BN25 DK Hedge Bushes 56.49 Grass 56.51 56.48 DK

56.54 NL02 56.50 Paved Grass Gravel 56.50 SV 5m

56.36 56.49 56.53 AV DK Grass

56.38 Grass 56.49 AV Gravel Gravel Grass 56.53 56.50 BN25 SITE BOUNDARY 56.38 56.32 56.35 W DK Hedge 2.0h 56.36 56.43 56.50 56.35 Hedge 56.36 Grass EP 56.34 56.39 Gravel 56.36 56.42 KO Hedge Grass 56.54 56.44 56.42 56.36 DK DK Gravel 56.34 SIGN POST TO BE RELOCATED AT THE BACK OF UK 10h 56.41 56.42 56.57 EP OHL Grass 56.43 Grass 56.39 KO DK BN25 Hedge OHL 56.40 56.41 Gravel Gravel Grass 56.29 56.41 Paved Grass 56.37 56.42 BN0 56.42 UK 10h 56.45 EP 56.50 DK Hedge 2.0h 56.39 56.36 Paved Concrete 56.35 56.40 56.51 56.50 56.50 56.46 Grass KO Hedge 56.39 56.38 56.51BT THE FOOTWAY 56.51 56.42 56.36 Grass 56.38 56.38KO 56.51 Gravel Grass Gravel 56.40 DK 56.46 Hedge An access appraisal of the site has been undertaken by 56.47 MH

56.45 56.38 56.54DK 56.50 56.38 BN25 56.52 CL 56.51 Grass 56.48 EP 56.48 56.39 56.40 56.34 KO DK G DK56.59 Grass EP Hedge 56.52 Gravel 56.48 56.51

UK 10h 56.60 56.59 56.45 56.37 BN25 Grass ELECTRICITY POLE TO BE RELOCATED AT THE

Grass 56.53 56.49 Grass Hedge 2.0h Gravel 56.37 GG 56.50 56.55 56.61 56.33 DK 56.47 56.65 56.68 BELOW Hedge 2.0h Gravel 56.51 KO BN25 56.43 56.42 56.59 56.44 56.63 56.56 Concrete 56.43 DK G BN0DK 56.51 56.60 56.63 56.74 Hedge 56.72 HedgeHedge 2.0h SP Grass 56.47 56.45 DK Concrete 56.44 56.53 Grass 56.63DK Asphalt 56.42 Paved 56.56 56.42 56.64 Grass 56.70 Gravel BN25EP BACK OF THE FOOTWAY. 56.50 56.48 TP

Hedge 2.0h Gravel 56.39 56.62 SP Track 56.51 56.48 56.50 56.51 Grass DK MH MH SI Gravel 56.58 56.45 BN25 56.61 Pan 1.8h 56.72Hedge 56.53 Grass Grass 56.43 56.47 CLGrass 56.67

56.48 DK 56.43 Grass 56.75 56.71 ASPHALT ROAD EP Grass DK 56.50 Hedge 56.84 56.52 56.47 56.64 56.63 56.52 56.58 BN25 56.45 56.47 56.80 Hedge 2.0h DK 56.53 DK 56.44 56.42 Gravel Grass 56.56 56.57 G 56.47 Grass 56.90 Grass 3.0m WIDE FOOTWAY/CYCLEWAY TO 56.53 56.52 GG 56.44 Gravel 56.55 56.81 56.72 Hedge 56.68

Grass 56.65 56.53 56.45 56.47 Hedge 2.0h 56.71

Grass 56.50 56.69 56.68 56.19 56.57 56.50 DK UK 8h Brick Setts GG 56.54 56.43 56.56 56.63 G Grass 3.0m 56.54 56.50 DKBN25 Gravel 56.99 56.53 56.47 Gravel 56.57 Hedge MH EXISTING FOOTWAY AT BRICKLEWOOD 56.44 56.57 Grass CL 56.79 Rossi Long Consulting to address this point and is included 56.57 56.45 Grass 56.72 56.53 8.79m GG 56.63 Hedge 2.0h Fir 12h 56.52 Grass 56.50 56.53 56.50 DK 56.60 56.47 56.47 56.53 Grass MH 56.51 Hedge 56.52

BN25 56.74

Pan 1.8h DK Ditch 56.60 56.50 56.49 CL 56.68 Hedge 2.0h AVENUE TO FACILITATE ACCESS TO

Grass VEHICULAR 56.49 56.69 Gravel 56.55 Caistor Lane 56.56 56.53 Grass Gravel 56.64EP TP 56.62 56.62 Grass MH 56.62 Hedge 30mph Speed Limit 56.66 56.53 Hedge 2.0h Root Line Gravel 56.60 56.55 Hedge Track 56.58 Grass 56.53 Hedge 2.0h CROSS OVER. THE EAST. FOOTWAY CROSSOVERS 56.75 GG Gravel 56.67 Grass 56.58 56.55 Grass Hedge 56.59 Private Gardens Hedge 2.0h 56.15 56.61 56.77 NL01 56.62 Gravel 56.62 56.58 56.65 Grass 56.71 56.56 Grass 56.69 SIGN POST TO BE REQUIRED AT ALL PRIVATE ACCESSES. NEW FOOTWAY MH 56.63 56.69 Hedge DROP KERB/TACTILE 56.92 56.86 56.65 CL 56.74 56.67 56.57 56.64 56.68 Hedge 2.0h Footway - Asphalt 56.71 56.28 56.65 Hedge 56.84 Hedge Asphalt Gravel 56.76 Grass 56.71 56.75 RELOCATED AT THE Grass 56.71 MH 56.62 56.69 CROSSING. Fence C/B at Appendix 1 of this document. Grass Private Gardens

MH 56.64 56.75 BACK OF THE FOOTWAY 56.74 CL 56.66 Footway - Asphalt 56.78 56.62 56.71 Grass 8.97m

Private Gardens

57.00 EMERGENCY ACCESS

Hedge

Building CL-02

Building

Root Line 62.07 SCALED HIGHWAY BOUNDARY

EL 57.00 62.07 9.07m

Private Dwelling FROM OS PLANS RECEIVED In summary, three vehicular access points are proposed Two Storey Brick Construction

RL 65.44 Root Line FROM NCC. RL 65.38 ROAD KERB

OHL

EP Root Line

for the proposed development as follows: Grass EP (HALF BATTERED - 100mm FACE)

8.99m

Hedge BACK EDGE OF FOOTWAY

Fence C/B

8.98m Hedge BULLNOSE KERB

Stump

Stump 57.50

Root Line ‘Eastern’ Access Stump DROP KERB

625700E 625725E 625750E 625775E 625800E Stump 625825E 625850E 625875E 625900E

53.98 54.68

54.09 55.06 54.91

303500N FLUSH KERB

Ditch Dense Woodland Unable to Survey 12h Average

54.64

54.58 55.04 54.85 VISION SPLAY 55.23 54.85 Pan 1.6h 55.37 This access is the most appropriate point of access to 55.41 55.46

Private Gardens PRELIMINARY DRAWING: the site, since not only is it the closest to the existing THIS DRAWING IS FOR PRELIMINARY PURPOSES ONLY AND MUST NOT BE READ AS A CONSTRUCTION ISSUE. settlement of Poringland and is most accessible being IT INDICATES DESIGN INTENT ONLY AND IS SUBJECT TO 303475N AMENDMENT DURING FINAL DESIGN DEVELOPMENT. directly connected to the existing pedestrian / cycle

P5 REVISED TO GSL COMMENTS 02.03.20 JL LF network on Caister Lane, it provides appropriate visibility. P4 REVISED TO NEW TOPOGRAPHIC SURVEY 24.02.20 JL LF P3 REVISED TO NEW TOPOGRAPHIC SURVEY 17.02.20 JL LF

P2 CYCLEWAY REVISIONS. 03.12.19 CEW LF

P1 PRELIMINARY ISSUE. 03.12.19 CEW LF

The proposed access is shown on drawing 191576/CL- 303450N REV DESCRIPTION DATE BY AUTH

1.22m RH 01 (see Figure 2) and would take the form of a Priority 55b T-junction connecting to a Type 2 road from Caistor Lane. 3.0m 16 Meridian Way, Norwich, Norfolk, NR7 0TA The access road would have a 6.0m wide carriageway T: 01603 706 420 F: 01603 706 421 www.rossilong.co.uk CLIENT Gate PROPOSED 3.0m WIDE Bushes Hedge Gravel Grass 303425N Grass STNBBS3 FOOTWAY/CYCLEWAY TO JOIN WITH STNBBS3 EXISTING FOOTWAY AT BRICKLE GLAVENHILL STRATEGIC and 3.0m wide shared use foot/cycleway. This can all be 56.00 WOOD AVENUE. Caistor Lane 30mph Speed Limit LAND LTD FH DK BN25 DK Gravel Grass accommodated within land within the control of the site Bushes Hedge Bushes PROJECT

promotor, or within highway land. ABOVE ELECTRICITY POLE TO BE RELOCATED AT THE LAND NORTH OF CAISTOR LANE CAISTOR ST EDMUNDS

303400N Internally, the majority of the proposed housing TITLE PROPOSED EASTERN ACCESS development will be served by a Type 3 loop road,

although the proposed school will require a continuation DRAWN AUTHORISED DATE SCALE AT A1 CEW LF 03.12.19 1:500

303375N PROJECT NO. DRAWING NO. REV of the Type 2 road to facilitate access by coaches. 0m 10m 20m 30m 40m

SCALE 1:500 191576 CL-01 P5

STAGE:- A1 Figure 2: Proposed Eastern Access and Foot/Cycleway Extension

8 | Caistor Lane, Caistor St. Edmunds SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION BOX

Ditch NOTES: THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE RISK 54.58 ! 54.74 54.83 54.58 54.87 REGISTER PRODUCED FOR INCLUSION IN THE HEALTH AND SAFETY 54.77 54.74 55.09 ‘Middle’ Access 54.71 54.53 54.73 PLAN. THE HAZARDS NOTED ARE IN ADDITION TO THE NORMAL 54.87 54.36 54.94 54.67 Pan 1.8h Ditch 54.86 HAZARDS AND RISKS FACED BY A COMPETENT CONTRACTOR WHEN Hedge 1.2h 54.39 54.92 DEALING WITH THE TYPE OF WORKS DETAILED ON THIS DRAWING. 52.54 54.64 Hedge 1.2h 54.83 CONSTRUCTION RISKS: · This access is proposed for emergency and pedestrian/ P/W 1.2h NO SIGNIFICANT RISKS.

Hedge 2.0h MAINTENANCE/CLEANING RISKS: · NO SIGNIFICANT RISKS. 54.49 53.37 53.82 cycle access only. Lockable bollards would be provided to 54.84

54.96 54.97 Private Gardens Pan 1.6h DEMOLITION RISKS: 54.69 54.92 ensure this is used solely by emergency vehicles. Whilst 54.59 Pan 1.6h · NO SIGNIFICANT RISKS. 54.32 54.12 P/W 1.2h

Private Gardens 53.97 P/W 1.2h NOTE: the eastern access alone would be appropriate to serve the 53.91 1. DO NOT SCALE, IF IN DOUBT ASK.

303450N 53.39 Private Gardens 2. ANY DISCREPANCIES FOUND ON THIS OR ANY OTHER DRAWINGS ARE TO BE REPORTED TO AND RESOLVED BY ROSSI LONG CONSULTING BEFORE THE proposed scheme, it is considered beneficial to provide a 53.82 COMMENCEMENT OF ANY WORK RELEVANT TO THE DISCREPANCY.

UK 6h 3. THIS DOCUMENT HAS BEEN PREPARED IN ACCORDANCE WITH THE SCOPE OF ROSSI LONG CONSULTING'S APPOINTMENT WITH ITS CLIENT AND IS further access for emergency vehicles and non-motorised Private Gardens SUBJECT TO THE TERMS OF THAT APPOINTMENT. ROSSI LONG CONSULTING

53.72 ACCEPTS NO LIABILITY FOR ANY USE OF THIS DOCUMENT OTHER THAN BY 53.85 ITS CLIENT AND ONLY FOR THE PURPOSES FOR WHICH IT WAS PREPARED users. 1.2h P/W AND PROVIDED. ONLY WRITTEN DIMENSIONS SHALL BE USED. P/W 1.2h © ROSSI LONG CONSULTING 2019.

Initial investigations show that a pedestrian footway link Pan 1.8h LEGEND 53.93 54.02 is also possible between the eastern and middle accesses 54.22 SITE BOUNDARY along the northern side of Caistor Lane (i.e. as far as ASPHALT ROAD 54.08

Private Gardens no.81). By utilizing existing highway verge a footway of 303425N NEW FOOTWAY

Pan 1.8h 54.30 1.8m width appears feasible, with local narrowing to 1.5m 54.49 54.33 EMERGENCY ACCESS

Private Gardens SCALED HIGHWAY BOUNDARY for a short section. This footway would also provide a Private Dwelling Single Storey Brick/Rendered FROM OS PLANS RECEIVED

Private Gardens FROM NCC. beneficial connection to Poringland for existing dwellings ROAD KERB 54.56 54.59 (HALF BATTERED - 100mm FACE)

Pan 1.8h

on Caistor Lane. Pan 1.8h 54.84 BACK EDGE OF FOOTWAY

54.63 RL 60.60 Private Gardens Private Dwelling Single Storey Brick/Rendered Brick Garage BULLNOSE KERB

55.06 UK 10h 56.51

Hedge 2.0h RL EL 56.42 56.95 EL MP The proposed access and footway arrangements for the 59.61 54.89 57.67 HEDGE WITHIN THE HIGHWAY 56.57 Brick Garage 56.60 DROP KERB Grass BOUNDARY TO BE TRIMMED. UK 10h Grass HEDGE WITHIN THE HIGHWAY Gravel 56.68 56.47 56.50 56.72 56.69 RL BOUNDARY TO BE REMOVED/TRIMMED. 56.57 56.63 60.19 Hedge 2.0h EL 56.56 56.61 54.88 57.89 LOCALISED NARROWING OF 56.65 EP 56.58 Grass 56.66 WM middle access are shown on drawing 191576/CL-02 at 56.62 FLUSH KERB FOOTPATH TO 1.5m. 56.59 ELECTRICITY POLE TO BE 56.32 56.35 Hedge 2.0h 56.69 303400N 56.54 Grass Gravel 56.63 56.61 4m WIDE EMERGENCY ACCESS. Grass RELOCATED AT THE 1.8m 56.35 56.61 56.64 55.25 56.31 56.44 56.61 56.33 Pan 1.2h 56.40 Grass 56.61 OHL BACK OF THE FOOTWAY. OHL 56.38 56.43 1.5m 56.40 56.56 4.0m OHL Pan 1.2h Grass Grass Hedge 2h Grass CL-01 VISION SPLAY Figure 3. 56.33 56.41 56.78 56.53 EP 56.32 1.8m OHL WM 56.68 56.57 Private Gardens 56.26 Concrete 56.38 56.15 56.70 DEMOUNTABLE BOLLARD 56.11 56.13 ToW 56.65 TC Grass 56.33 56.35 56.65 56.67 Hedge 0.8h OHL Gravel 57.14 56.66 55.95 ToW 56.19 56.59 56.62 56.69 55.25 WM 56.09 56.24 56.74 56.73 MH Hedge 1.4h 56.02 57.15 56.74 56.67 CL 56.63 55.94 56.10 56.17 56.66 Grass 56.80 OHL Pan 1.8h Gravel Grass 56.64 56.69 55.80 55.83 55.86 DK 56.38 56.49 56.75 MH 56.64 Hedge 1.6h EP 55.99 56.77 56.73 Footway - Asphalt CL 56.66 56.03 56.05BN25 56.57 56.74 55.59 55.88 TC Grass 55.98 DK Grass 55.80 TC 56.80 Hedge 1.6h 55.56 Asphalt DK 56.30 56.58 Grass Grass 56.74 56.74 56.78 55.41 55.87 56.04 55.92 56.51 56.54 56.82 55.80 BN25 56.25 MH 56.62 56.71 55.2855.36 55.78 DK OHL 56.76 54.38 55.14 OHL FH CL 56.65 Grass 56.83 Wall Grass PRELIMINARY DRAWING: 54.42 55.09 55.88 56.48 EP EP Grass 55.89 55.85 56.11 56.40 56.48 56.67 DK 56.33 56.68 56.79 56.87 56.75 55.20 BN25 MH Grass 55.14 NL50 55.74 Caister Lane 56.23 56.51 Gravel 56.73 C/B 1h 55.71 DK CL 56.16 56.22 54.47 Hedge 1.5h EP 55.15 Asphalt - 30mph 56.46 Gravel Grass THIS DRAWING IS FOR PRELIMINARY PURPOSES ONLY Concrete 55.20 56.01 56.17 56.67 55.34 DK 56.24 56.52 54.94 SY 55.08 56.16 56.26 Grass 56.51 GV 56.67 56.76 Wall 54.59 Grass DK BN25 OHL SV 56.66 55.92 56.02 56.26 Grass Hedge 2.0h AND MUST NOT BE READ AS A CONSTRUCTION ISSUE. 54.73 56.00 56.17 56.67 54.93 55.97 56.42 MP 56.52 55.75 MH TC Hedge 2.0h CL 55.90 56.07 56.02 56.23 56.45 56.59 56.67 56.70 54.57 56.21 GG Private Gardens IT INDICATES DESIGN INTENT ONLY AND IS SUBJECT TO 54.30 GG 55.95 56.18 56.23 Grass TP Wall 55.45 55.86 56.07 GG OHL 56.15 56.06 55.99 Bx. 56.47 55.03 55.93 56.21 MP AMENDMENT DURING FINAL DESIGN DEVELOPMENT. 55.76 Asphalt 56.42 55.87 Grass 56.34 54.41 Asphalt 56.27 56.18 Wall 0.5h Caister Lane 56.10 OHL 54.65 55.98 56.03 56.11 56.26 56.28 UK 6h 55.82 56.15 South Wood Drive UK 5h Asphalt - 30mph 55.53 55.88 56.23 WM Gravel 56.21 55.91 56.16 Asphalt - 30mph 55.11 55.73 Grass 56.07 54.45 Gravel 56.14 UK 8h Private Gardens 54.70 Grass 55.94 S.Birch 10h 54.46 55.34 MP 56.06 TC MC01 MH 55.82 56.11 CL 55.85 55.96 54.55 54.52 54.57 55.94 55.81 Wall 0.4h 55.90 55.88 55.59 ToW Wall 1h Concrete 55.82 P4 REVISED TO GSL COMMENTS 02.03.20 JL LF 54.65 54.67 TC 55.20 TP 55.81 57.00 Grass 54.69 Asphalt BU 54.79 55.73 B/W 1.3h 55.86 54.77 ToW 54.94 55.29 P3 REVISED TO NEW TOPOGRAPHIC SURVEY 24.02.20 JL LF 54.19 54.83 Hedge 1.2h 54.84 54.98 55.73 ToW SI Ditch 54.89 UK 13h P2 REVISED TO NEW TOPOGRAPHIC SURVEY 17.02.20 JL LF Beech 11h Beech 12h Cobbles 54.97 Beech 10h OHL 54.90 Ditch OHL 54.91 P1 PRELIMINARY ISSUE. 03.12.19 CEW LF UK 9h REV DESCRIPTION DATE BY AUTH 303375N

EL 58.77

Single Storey Brick/Rendered Private Dwelling

RL 61.40 16 Meridian Way, Norwich, Norfolk, NR7 0TA T: 01603 706 420 F: 01603 706 421 www.rossilong.co.uk

CLIENT GLAVENHILL STRATEGIC LAND LTD

PROJECT LAND NORTH OF CAISTOR LANE CAISTOR ST EDMUNDS

303350N TITLE PROPOSED MIDDLE ACCESS (EMERGENCY/PEDESTRIAN/ CYCLE ONLY)

DRAWN AUTHORISED DATE SCALE AT A1 CEW LF 03.12.19 1:250

PROJECT NO. DRAWING NO. REV 191576 CL-02 P4 0m 5m 7.5m 15m 20m STAGE:- SCALE 1:250 A1 Figure 3: Proposed Middle Access

Caistor Lane, Caistor St. Edmunds | 9 3.0 Suitability and Deliverability of GNLP0485

SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION BOX NOTES: THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE RISK ! REGISTER PRODUCED FOR INCLUSION IN THE HEALTH AND SAFETY ‘Western’ Access PLAN. THE HAZARDS NOTED ARE IN ADDITION TO THE NORMAL HAZARDS AND RISKS FACED BY A COMPETENT CONTRACTOR WHEN DEALING WITH THE TYPE OF WORKS DETAILED ON THIS DRAWING.

Private Land 44.67 CONSTRUCTION RISKS: · Hedge 1.5h NO SIGNIFICANT RISKS.

45.17 It is proposed that this access is only used for access 44.59 45.31 MAINTENANCE/CLEANING RISKS: · NO SIGNIFICANT RISKS.

to the car park for the proposed country park. Internal P/W 1.2h 44.50 DEMOLITION RISKS: 44.80 45.47 · NO SIGNIFICANT RISKS. pedestrian and cycle links can be provided from this area 44.82

NOTE: of the site to connect to the proposed eastern access. OHL 1. DO NOT SCALE, IF IN DOUBT ASK.

2. ANY DISCREPANCIES FOUND ON THIS OR ANY OTHER DRAWINGS ARE TO BE EP 45.91 REPORTED TO AND RESOLVED BY ROSSI LONG CONSULTING BEFORE THE COMMENCEMENT OF ANY WORK RELEVANT TO THE DISCREPANCY.

45.58 45.88 Private Dwelling EL 3. THIS DOCUMENT HAS BEEN PREPARED IN ACCORDANCE WITH THE SCOPE Due to its location (see section on landscape character) Two Storey Brick Construction 49.10 OF ROSSI LONG CONSULTING'S APPOINTMENT WITH ITS CLIENT AND IS SUBJECT TO THE TERMS OF THAT APPOINTMENT. ROSSI LONG CONSULTING 46.22 ACCEPTS NO LIABILITY FOR ANY USE OF THIS DOCUMENT OTHER THAN BY P/W 1.2h 45.65 ITS CLIENT AND ONLY FOR THE PURPOSES FOR WHICH IT WAS PREPARED AND PROVIDED. ONLY WRITTEN DIMENSIONS SHALL BE USED.

and its proposed use, it is intended that the western Picket 1.1h

46.22 © ROSSI LONG CONSULTING 2019. 47.25 47.43 PROPOSED LOCATION FOR NEW SIGN EL 45.91 49.71 POST TO INDICATE START/END OF 30mph 46.80 ZONE. access road would take the form of a 4m wide informal 47.31 46.29 Dense Vegetation Unable to Survey 3h Average

47.36 47.45 Block Paving 47.05 Dilapidated Wall 0.2h 47.47 47.48 47.53 road. This would be tarmacked for the first 15m to accord 47.57 S.Birch 10h Hedge 1.6h 47.58 47.52 Grass 46.37 47.66 Uk 8h LEGEND 47.60 47.69 with NCC Highway’s requirements, but would be treated 47.21 47.66 OHL 47.45 Gravel 47.81 FH OHL S.Birch 11h SITE BOUNDARY Multi 47.64 Grass 47.81 EP SY Ditch Pine 11h 46.36 47.96 47.05 EP informally thereafter. 47.78 Hedge 1.3h 46.80 46.70 Sapling 47.87 SY 46.76 OHL 47.67 46.24 47.88 47.89 Ditch ASPHALT ROAD 47.51 46.69 Willow 8h 47.87 46.12 47.02 48.24 48.08 VISIBILITY SPLAY. 47.07 47.85 48.09 48.14 EP 47.36 Grass Dense Vegetation 2.4mx50m 46.26 Ditch B/W Fence Unable to Survey 3h Average 4.8m Hedge 1.2h 47.48 46.88 48.15 47.87 Ditch U.GroundP/W 1.4h48.37 48.15 47.25 Hedge 3h 47.77 UK 5h NEW FOOTWAY SI(Pub.Path) 46.97 47.72 46.98 48.21 As shown on Figure 8 (illustrative masterplan) and as 48.20 EP 48.55 Hedge 1.2h Grass 46.94 47.33 48.68 47.56 OHL UK 8h 46.90 47.51 48.20 48.67 47.46 48.46 EMERGENCY ACCESS UK 8h 47.65 47.99 48.50 INFORMAL ACCESS ROAD. 47.62 Hedge 1.5h 47.59 47.67 advised by Lanpro as landscape consultants, new native OHL 48.46 48.05 47.99 48.17 48.19 48.00 47.79 48.27 SCALED HIGHWAY BOUNDARY

48.55 48.82 Dense Vegetation FROM OS PLANS RECEIVED Unable to Survey 3h Average hedge-planting will be provided behind the visibility Sapling FROM NCC. 48.64 48.55 AsphaltCaister - National Lane Speed Limit 49.15 Private Gardens 48.62 Top of Fence 48.75 48.80 51.09 P/R 1.4h ROAD KERB Sapling 48.52 Hedge 1.2h (HALF BATTERED - 100mm FACE) splays. 48.76 48.25 OHL 49.25 Grass 48.81 2.4m 48.47 49.28 48.38

B/W Fence EP Ditch BACK EDGE OF FOOTWAY 48.77 49.26 Hedge 1.5h 49.00 49.07 MC05 VISIBILITY SPLAY. 48.99 48.76 Grass 2.4mx120m Sapling 49.02 49.77 BULLNOSE KERB

Top of Fence In association with this proposed access point, it is 51.73 P/R 1.4h

49.01 P/R 1.4h 49.26 REPLACEMENT HEDGE TO BE LOCATED DROP KERB UK 4h 49.67 BEHIND SPLAYS 48.90 Private Gardens Single Storey Brick 50.22 Private Dwelling proposed to extend the existing 30mph speed limit from 49.15

49.38 FLUSH KERB 49.42 UK 8h RL 53.68 UK 4h its existing location on Caistor Lane to the western end 49.58 EP 49.92 49.35 EL OHL 49.72 51.42 VISION SPLAY RL 50.06 54.38 49.27

of the visibility splay for the western access, to ensure Single Storey Brick Private Dwelling 49.79 Hedge 1.5h Sapling 49.82 Grass 50.02 Grass 50.43 B/W Fence Private Gardens that vehicular speeds past the accesses are appropriate. Ditch 50.18 49.83 50.01 50.08 PRELIMINARY DRAWING: 50.08 50.09 50.02 EL 52.15 THIS DRAWING IS FOR PRELIMINARY PURPOSES ONLY UK 5h 49.64 50.11 Gravel 50.11 Further traffic calming measures can be provided as 50.07 AND MUST NOT BE READ AS A CONSTRUCTION ISSUE. Top of Fence 50.17 52.35 EP 50.20 IT INDICATES DESIGN INTENT ONLY AND IS SUBJECT TO 50.31

50.20 50.32 AMENDMENT DURING FINAL DESIGN DEVELOPMENT. OHL 50.60 considered appropriate. 50.60 UK 3h U.GroundSI(Pub.Path) 50.31 50.54 Grass S.Birch 9h 50.38 50.08 50.52 P3 REVISED TO GSL COMMENTS 02.03.20 JL LF 50.85 Timber Bridge UK 10h Grass

S.Birch 9h P2 REVISED TO NEW TOPOGRAPHIC SURVEY 17.02.20 JL LF 50.92 50.52 Brick Garage 50.54 EL P1 PRELIMINARY ISSUE. 03.12.19 CEW LF 50.16 50.72 52.96 50.59 RL Links would also be provided from the western access OHL 55.16 Ditch 50.74 REV DESCRIPTION DATE BY AUTH 50.88 50.83 50.93 50.71 50.91 Gravel 50.81 50.77 50.63 to the existing Boudicca Way footpath (see illustrative 51.01 51.01 50.10 51.00 51.20 51.12 50.88 50.90 51.44 MC04 EP masterplan at Figure 8). 50.98 51.25 50.40

50.41 51.30 51.60 51.01 Hedge 2.5h 16 Meridian Way, Norwich, Norfolk, NR7 0TA T: 01603 706 420 F: 01603 706 421 www.rossilong.co.uk 51.33 51.23 Grass CLIENT 51.54 51.28 51.30 51.69 51.54 OHL 51.63 The proposed access arrangements for the western access 51.36 GLAVENHILL STRATEGIC 51.64 51.55

51.51 51.67 51.91 LAND LTD EP are shown on drawing 191576/CL-03 at Figure 4. 51.68 Grass

51.78 PROJECT RP I/R 1.1h Grass OHL 51.70 LAND NORTH OF CAISTOR LANE

52.01 51.94 51.87 RP CAISTOR ST EDMUNDS 51.78

Hedge 2h

RP TITLE 52.00 Grass OHL 52.19 52.33 52.24 52.30 PROPOSED WESTERN ACCESS AsphaltCaister - National Lane Speed Limit52.02 EP 52.18 (COUNTRY PARK) Gravel 52.39 52.07

52.45 52.35 52.24 52.47 52.45 DRAWN AUTHORISED DATE SCALE AT A1 52.47 52.38 52.53 CEW LF 03.12.19 1:250 RP I/R 1.1h OHL 52.50 Grass PROJECT NO. DRAWING NO. REV

RP 0m 5m 7.5m 15m 20m 52.42 52.75 52.87 191576 CL-03 P3 52.83 SCALE 1:250 52.53 52.52 STAGE:- A1 Figure 4: Proposed Western Access

10 | Caistor Lane, Caistor St. Edmunds Site Accessibility is within 700m walking distance from the site’s eastern proposed access, with a shared pedestrian/cycle link The site is well positioned and an appropriate location for provided all the way from Caistor Lane to the centre of a new primary school and a community building being Poringland. within in a highly accessible location with good access to the settlement of Poringland. The site’s accessibility is summarized on drawing 191576/ CL-04 at Figure 5.

The majority of existing dwellings and services within SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION BOX NOTES: THIS DRAWING IS TO BE READ IN CONJUNCTION WITH THE RISK ! REGISTER PRODUCED FOR INCLUSION IN THE HEALTH AND SAFETY PLAN. THE HAZARDS NOTED ARE IN ADDITION TO THE NORMAL HAZARDS AND RISKS FACED BY A COMPETENT CONTRACTOR WHEN Poringland are located along Norwich Road and The Street DEALING WITH THE TYPE OF WORKS DETAILED ON THIS DRAWING.

SITE BOUNDARY

BUS STOP

SCHOOL

EXISTING FOOTWAY/CYCLEWAY PROPOSED FOOTWAY/CYCLEWAY CONSTRUCTION RISKS: to the south of the site. Therefore, by providing safe, · NO SIGNIFICANT RISKS.

MAINTENANCE/CLEANING RISKS: convenient pedestrian and cycle links to this ‘corridor’, · NO SIGNIFICANT RISKS. existing local residents will have a simple, safe route to DEMOLITION RISKS: · NO SIGNIFICANT RISKS. the proposed facilities. NOTE: 1. DO NOT SCALE, IF IN DOUBT ASK.

2. ANY DISCREPANCIES FOUND ON THIS OR ANY OTHER DRAWINGS ARE TO BE REPORTED TO AND RESOLVED BY ROSSI LONG CONSULTING BEFORE THE COMMENCEMENT OF ANY WORK RELEVANT TO THE DISCREPANCY.

3. THIS DOCUMENT HAS BEEN PREPARED IN ACCORDANCE WITH THE SCOPE The proposed residential population will also have good OF ROSSI LONG CONSULTING'S APPOINTMENT WITH ITS CLIENT AND IS SUBJECT TO THE TERMS OF THAT APPOINTMENT. ROSSI LONG CONSULTING ACCEPTS NO LIABILITY FOR ANY USE OF THIS DOCUMENT OTHER THAN BY ITS CLIENT AND ONLY FOR THE PURPOSES FOR WHICH IT WAS PREPARED access to the existing commercial facilities located within AND PROVIDED. ONLY WRITTEN DIMENSIONS SHALL BE USED. © ROSSI LONG CONSULTING 2019. the village, thus supporting their continued vitality. SITE LOCATION PLAN (1:20) KEY SITE BOUNDARY In terms of connectivity to public transport facilities, BUS STOP SCHOOL existing bus stop facilities are provided on Norwich Road EXISTING FOOTWAY/CYCLEWAY PROPOSED adjacent to the junction with Caistor Lane, within 500m of FOOTWAY/CYCLEWAY the proposed eastern access. From these bus stops regular services are provided to Bungay and stops in between to the south, and Norwich city centre to the north. ENABLE PEDESTRIAN/CYCLE LINK It may also be possible, through the proposed development, to enable access for pedestrians/cyclists through to the eastern adjoining ‘Bennet Homes’ site and also through Skittles Wood to the south-east (which in turn connects into ‘Highland’), and possibly ’The Ramblers’ estate – all The Workshop ENABLE PEDESTRIAN/CYCLE LINK PRELIMINARY DRAWING: THIS DRAWING IS FOR PRELIMINARY PURPOSES ONLY 49.1m of which connect back to either Caistor Lane or Norwich Caister Lane AND MUST NOT BE READ AS A CONSTRUCTION ISSUE. IT INDICATES DESIGN INTENT ONLY AND IS SUBJECT TO Road. ENABLE PEDESTRIAN/CYCLE LINK AMENDMENT DURING FINAL DESIGN DEVELOPMENT.

Caister Lane P2 REVISED TO GSL COMMENTS 02.03.20 JL LF WESTERN P1 PRELIMINARY ISSUE. 17.02.20 JL LF These potential points of access along with the proposed REV DESCRIPTION DATE BY AUTH ACCESS 3.0m wide foot/cycleway facilities on Caistor Lane will connect the site to existing foot and cycleway facilities. BT 16 Meridian Way, Norwich, Norfolk, NR7 0TA Caister Lane T: 01603 706 420 F: 01603 706 421 www.rossilong.co.uk Caister Lane AS PER CL-03. South Wood Drive BRICKLE EASTERN CLIENT WOOD GLAVENHILL STRATEGIC MIDDLE ACCESS AS PER CL-01. Thereafter, there are existing appropriate foot/cycleway EXTEND 30 mph AVENUE LAND LTD ACCESS facilities to Framlingham Earl High School and along VILLAGE LIMIT AS PER CL-02. PROJECT WESTARDS LAND NORTH OF CAISTOR LANE Norwich Road to the north and Poringland to the south. CAISTOR ST EDMUNDS Indeed, Framingham Earl High School and Sports Centre TP TITLE SITE LOCATION AND Figure 5: Proposed Western Access ACCESSIBILITY PLAN

DRAWN AUTHORISED DATE SCALE AT A1 Caistor Lane, Caistor St. Edmunds |JL 11 LF 17.02.20 1:2000 PROJECT NO. DRAWING NO. REV 191576 CL-04 P2

STAGE:- A1 3.0 Suitability and Deliverability of GNLP0485

3.2 Landscape Character South Norfolk District Council has referenced the alleged in character, transitioning to suburban in character some Conclusion landscape impact of the proposed western access point to 300m to the east where a 30mph speed limit marks the the proposed allocation site as a reason for not allocating settlement edge. Overall, the aforementioned design measures would the site. minimise the impact of creating a new entrance on the character of Caistor Lane and the surrounding landscape. Specifically, the Council has suggested that: Suggested Design Approach Whilst not raised as a concern or area for review by South “Access from the west of the site would be very detrimental The new access should be designed to be discreet and to Norfolk in their assessment of the proposed allocation, to the rural character of that section of Caistor Lane and the minimise the introduction of further suburban features to Glavenhill has also demonstrated on the illustrative surrounding landscape.” Caistor Lane, such as kerbing and lighting. masterplan how the positioning of development areas and open spaces and the provision of substantial new planting In response, Landscape Architects, Pro:works have The proposed access drawing at Figure 4, shows that some along the boundaries of the site can assist in assimilating reassessed the potential impact of the western most hedgerow removals are necessary to create the correct the proposed development within the surrounding access point on local landscape character and have made visibility splays. These should be replaced and reinforced landscape and minimising visual and landscape impacts a series of recommendations on its potential treatment at an early stage with an enhanced species-rich mix of (see Figures 7 and 8). and positioning to help mitigate any potential effects. native shrubs, set back behind the required visibility splays (see Figure 4 for annotated site access drawing). Their assessment and recommendations are documented as follows: The materials palette to create the access should be rural and informal in appearance to give the aesthetic of rural farm track used for field maintenance. The use of self- Current Views binding gravel or reinforced grass could be considered. Areas of long grass and meadow to be created either side As seen in Plate 1, (see Figure 6 for plate/viewpoint of the access track, would obscure views of the access track locations) the character of Caistor Lane is contributed to from a distance, whilst keeping landscape views open as by a mixture of rural and suburban features. Caistor Lane viewed from the Boudicca Way (see Figure 8). exhibits rural features such as narrow grass verges, and there is an absence of pavements, street lighting and kerbs, This access will provide access to the proposed country respectively (with the exception of where private driveways park car park only and as such does not need to be have been created). It also features low native hedgerows. ‘domestic in appearance’.

However, several suburban characteristics have been Furthermore, and in order to minimise its visibility from the introduced alongside these rural features such as parallel surrounding landscape, the parking area will be located electricity pylons (running both side of the Lane), close away from the Boudicca Way to the east behind existing board fencing, visible in short range views from the properties and screened from view by a dense, informal highway; and the introduction of areas of non-native arrangement of trees and scrub or hedgerow to blend in Leylandii hedging abutting the highway verge (see Plates with the surrounding landscape (see proposed illustrative 2 and 3 overleaf). Due to the introduction of several masterplan at Figure 8). This could be a linear parking suburban elements, it cannot be said that Caistor Lane arrangement so as to keep views as open as possible. has an ‘unspoilt’ rural character, but rather it is semi-rural

12 | Caistor Lane, Caistor St. Edmunds Approximate location of proposed site entrance

Plate 1: Caistor Lane looking west at the approximate location of the proposed country park site entrance. Plate 2: Caistor Lane looking east, photo taken from 130m east of the proposed Country park entrance showing Leylandii hedging to property on opposite side of Caistor Lane.

KEY Site boundary

1 Photograph viewpoint 1. Proposed site entrance Caistor Lane, looking west 3 2. Caistor Lane, c.130m east of proposed site entrance looking west

3. Caistor Lane, c.85m west of proposed site 1 entrance looking east

30mph speed limit zone approx 300m east of propsed site entrance

IN- Information 2

S2 Fit for Information

2034 Caistor St Edmunds

Glavenhill Strategic Ltd Figure 6: Current Landscape Views and Viewpoint Locations Plate 3: Caistor Lane looking east, photo taken from 85m west of the proposed Country park entrance Caistor Lane Viewpoints As dwg showing Leylandii hedging and kerb edging to private driveways. Caistor Lane, Caistor St. Edmunds | 13 02.2020 AO HS HS

2034 00 01 3.0 Suitability and Deliverability of GNLP0485

3.3 Capacity to Accommodate Development The Council has suggested in their commentary on to understand whether there is capacity within the local Education Facilities all proposed allocation sites within the Poringland/ provision to accommodate the additional residents that Framingham Earl Key Service Centre that: the development may deliver. There is a known and documented unmet need for a new Primary School for the Poringland / Framingham Earl Area. “...high amounts of existing commitments and The assessment has concluded that the Patient GP ratios environmental/ infrastructure constraints limit the potential for the local practices are very favorable when compared Norfolk County Council has acknowledged the need most for additional new housing in Poringland.” to other surgeries in other Greater Norwich Key Service recently in their consultation response to the Poringland Centres, the National Average and the South Norfolk CCG Neighbourhood Plan (Regulation 16) Consultation It is this view that has led the Council to conclude that averages and as such there is no evidence of a lack of local (September 2019) as follows: the Key Service Centre should not take any new additional GP provision. growth and that there should be no additional sites “The neighbourhood plan mentions that school expansion is necessary as there are pressures for school places for local allocated, beyond existing commitments. Practice Location No. of No. of No. of Patients/GP & Reference Patients GPs GPs (FTE*) Ratio children. But it should be noted that there are constraints at the existing school site and it is unlikely that it can be In objection to this strategy (set out under draft Policy 7.3), Acle (D82104) 9,291 8 6.10 1,523 expanded. It is likely that primary school place demands will Glavenhill demonstrate that the proposed development Blofield (D82080) 7,027 8 4.00 1,757 continue, therefore, the neighbourhood plan should include at Caistor Lane can be effectively accommodated within Brundall (D82080) 8,064 4 3.30 2,444 wording referencing the following: the neighbourhood plan the environmental capacity of the local area. Furthermore, Hethersett (D82064) 20,357 0 0.00 2,262 supports the Local Authority in providing a new school to and contrary to the Council’s view, there are no social Hingham (D82085) 6,405 6 3.90 1,642 deliver additional primary school places for Poringland. infrastructure constraints precluding new development at Loddon (D82006) 8,727 8 6.50 1,343 ” the site, or perhaps more importantly, that the proposed Long Stratton 11,152 7 6.90 1,616 development cannot solve through the provision of (D82037) A strategy to address this need was presented to Norfolk serviced land for new facilities where needed. Poringland – 9,598 7 5.75 1,669 County Council’s Cabinet on 13 January 2020. Members Heathgate (D82078) endorsed the County Council’s Schools Local Growth and These conclusions are explained more fully within the Poringland – Old Mill 8,355 8 7.00 1,194 Investment Plan which acknowledges the need for new following section and with reference to technical studies & Millgate (D82036) provision within Poringland. that have been undertaken by third party consultants. Reepham & Aylsham 9,047 4 3.70 2,445 (D82030) Whilst the need is acknowledged and a plan for investment Reepham – Market 9,746 9 5.50 1,772 Surgery agreed, there remains an unmet and urgent need for the Health Facilities Wroxham (D82025) 9,017 6 4.30 2,097 County Council to secure a suitable site for the school. Table 1: Comparison with Medical Practices in Key Service Centres An assessment of local Primary Care Provision within the *FTE: Full Time Equivalent The proposed allocation site at Caistor North is well Caistor St Edmund, the Framinghams and Poringland area located within easy walking and cycle distance of the has been undertaken by Wheatman Planning Limited and Looking at the ratio of patients to GPs for other surgeries local population and can provide the necessary land to is included at Appendix 2 to this report. in Key Service Centres, these range from 1,343 (Chet accommodate a new serviced site. Valley Medical Practice, Loddon) to 2,445 at the Reepham The assessment examines various parameters, including and Aylsham Medical Practice. The Old Mill and Millgate The proposed site can be fully funded through the the level of GP provision against the number of registered Medical Practice in Poringland has the lowest ratio of all provision of 180 dwellings on site and with no additional patients for the medical practices serving the area in order the KSC settlements. cost to the public purse.

14 | Caistor Lane, Caistor St. Edmunds With reference to the proposed illustrative masterplan at been published alongside the Local Plan Regulation 18, to mitigate the impact of its growth strategy, this site Figure 8, the school site can be: Stage C Consultation Document. This deals specifically with remains undelivered. The Joint Core Strategy for Norwich, the potential impact of the draft Local Plan Growth Strategy Broadland and South Norfolk Annual Monitoring Report • Located within easy walking and cycle distance of and on designated ecological habitats, including the Broads strategy 2016-2017 published April 2018 (AMR) has since on a safe route from, existing and future housing. and the Norfolk Coast in accordance with the NPPF. confirmed that there has been no net increase inthe amount of natural and semi-natural open spaces delivered • Supported by a drop-off pick up area within the site The HRA identifies a range of mitigation measures that may within the South Norfolk area since the 2007 assessment which can be located away from residential properties assist in alleviating recreational pressure from new housing and thus, the impact of the existing Local Plan growth on Stoke Road in order to minimise impacts on sites identified in the Regulation 18, Stage C Consultation strategy remains unmitigated. residential amenity. Document. These include (i) the provision of new, alternative green space (referred to in the HRA as SANGS) Despite this and the requirement for new SANGs to mitigate • Positioned adjacent to any additional proposed and (ii) a program of improvements to existing areas of the additional recreational pressure to be created by the community facilities, including a new Community infrastructure. The HRA confirms that the SANG could take emerging Local Plan, there is no site identified within the Building and playing pitch provision to create a new the form of a new country park containing woodland and Regulation 18, Stage C Consultation Document for a new community hub and to allow for sharing of services. waterbodies. Country Park. To the contrary, footnote 74 of the Regulation 18, Stage C Consultation Document defers consideration of • Located within areas of new greenspace and planting This need for additional, useable and attractive green potential sites for a new Country Park to the Regulation 19 to create a beneficial and healthy environment for infrastructure within Greater Norwich in order to mitigate stage. pupils and staff, whilst encouraging children to be proposed growth is not a new one. The Greater Norwich closer to nature in direct response to Norfolk County Development Partnership (GNDP) undertook an Open In the absence of any identified deliverable sites for a Council’s Draft Environmental Policy (25 November Spaces Indoor Sports and Community Recreation Country Park within the Regulation 18, Stage C Consultation 2019). Assessment (OSISCRA) using Planning Policy Guidance 17 Document, draft Policy 3 requests that new development (PPG17) assessment methodology in September 2007. provide onsite infrastructure as necessary. In addition, and • Delivered as an early phase of development. rather than allocating sites, the plan suggests that new This OSISCRA concluded that there was a requirement in country parks can be identified through green infrastructure 2007 to deliver 87.5 sqm of combined formal, seminatural, strategies and be funded in the most part, by CIL. Green Infrastructure amenity, play, sports and outdoor spaces per person resident in South Norfolk Council area. The OSISCRA went Glavenhill Limited contend that the GNDB’s approach to the 1. Country Park on to conclude that South Norfolk Council did not have a natural environment as set out in Policy 3 of the Regulation large enough network of public open spaces (at the start of 18, Stage C Consultation Document, specifically the lack of Draft Strategy the adopted Joint Core Strategy review) to meet the needs any discernible or deliverable site for a new country park, of the District. is ‘unsound’. The National Planning Policy Framework (the NPPF) places great weight on protecting and enhancing the natural Since 2007, this Habitat Regulations problem within South Glavenhill request that before any further strategic scale environment. It seeks to ensure that development not Norfolk has worsened due to large scale housing growth growth can be planned through the Greater Norwich Local only avoids harm to natural environmental assets but also and the Council’s failure to implement a strategy to deliver Plan, that South Norfolk Council establish a proposal for a encourages Local Plans to actively protect, promote and new natural and semi-natural green spaces to manage this realistic and deliverable new network of SANG’s. This could enhance biodiversity so that development results in net impact. be achieved in part, through the allocation and early release gain (paragraph 174). of the Country Park at Caistor Lane. Whilst the current Joint Core Strategy identifies the An Interim Habitats Regulations Assessment (HRA) has potential to create a new country park at Bawburgh Lakes

Caistor Lane, Caistor St. Edmunds | 15 3.0 Suitability and Deliverability of GNLP0485

A Solution but would be restored; and some of which could 2. Play and Sports Provision be designed to make use of surface run-off. In this The proposed woodland Country Park at Caistor Lane respect the developer aspires to deliver a water The proposed residential dwellings will need to be can be delivered at a scale and in a form that ensures its positive housing development where suitable surface supported by sufficient onsite recreation and play facilities. attractiveness to new visitors, thus diverting visitors away and roof waters will be captured and used to manage The need for new onsite facilities to be generated by the from The Broads and existing Natura 2000 sites, SAC’s and the Woodland County Park. scheme, has been assessed with reference to existing SSSI’s present within the District. standards set out in the South Norfolk’s Guidelines for • Contain a mixture of surfaced and unsurfaced paths Recreation Provision in New Residential Developments The suitability of the proposed allocation site for a new to give site users a choice between wheelchair and Supplementary Planning Document (‘the SPD’). Country Park and the characteristics and form of the Park pushchair accessible routes and a ‘wilder’ walking when delivered, have been described in detail within experience. Benches and tables would also be Whilst the mix of residential units is unknown at this previous representations submitted on behalf of Glavenhill provided to create seating areas. stage, we have assumed for the purpose of calculating the Limited to the GNGB in August 2019. development’s open space requirements, a housing mix in • Include a woodland belt to be planted around the line with the current (2017) SHMA identified needs. However, in summary and with reference to the proposed entire site periphery in order to maximise connectivity illustrative masterplan at Figure 8, the new Country Park at with woodland habitats in the surrounding area. The number of dwellings (by house type) has then been Caistor St Edmund will: compared to the Council’s open space standards to • Deliver a minimum of two pedestrian links with the generate the amount of open space required (see Table 2). • Be delivered on a site of unique and beneficial Boudica Way to the west, giving access to walks within character. Its position within a cluster of ancient the wider countryside, and vehicle and pedestrian Dwelling Type No. of Open Space Requirement woodland sites, less than 3km across, creates a one- links would be created along Caistor Lane to the Units (m2) off opportunity to deliver a further woodland habitat south of the site. to link and buffer these sites. 1-bed flat 7 545.8 Importantly, the set-up and long-term maintenance of this 2-bed flat 4 3,056.7 • Be a mosaic of woodland and grassland habitats new park will be funded by housing delivery across the 2-bed house 28 interspersed by ponds, some of which already exist, same site and would not be reliant on the public purse. 3-bed house 97 11,889.3 4-bed house 35 5,128.4 5-bed house 9 1,617.3 Totals 180 22,237.4 (2.22ha) Table 2: Open Space Requirements

16 | Caistor Lane, Caistor St. Edmunds Comparing this to the open space typologies prescribed 3. Step 7 Level Playing Pitch Community Building by the SPD, the proposed development triggers a need for: It has been highlighted by Caistor St Edmund with Bixley It is understood that there is a need for a new community Parish Council that there is a need locally for an FA Step 7 hall for Caistor St Edmund with Bixley and that financial • Children’s Play facilities: 2,723 sq. m (0.27ha) level standard playing pitch within the village. In order to contributions towards such a facility may have been meet this need and subject to discussions with the District secured through recent planning permissions locally, • Older Children / Adult Open Space: 1,362 sq. m Council there is the potential for part of the policy required including the Bennett Homes scheme that is currently (0.14ha) playing pitch provision (64m by 100m or 6,400m2) to be under construction on Norwich Road and boarders the set up as a Step 7 level facility. proposed allocation site to the east. • Playing Pitches: 7,262 sq. m (0.73ha) In order to meet the relevant standards of a Step 7 Level Glavenhill are offering a serviced site for such a facility to • Informal Recreation: 10,892 sq. m (1.09ha) pitch, the facility would need to have sufficient access to the Parish Council or its Trustees as part of the proposed car parking, an emergency access provision and access development. The new facility may, with reference to the The illustrative masterplan at Figure 8, shows how these to toilets and changing facilities which is shown to be illustrative masterplan at Figure 8, be beneficially located areas may be effectively accommodated on the site. feasible on the illustrative masterplan at Figure 8. to close to the site of the proposed primary school, such that any proposed parking and drop off facilities can be shared. It is also suggested that the new hall is best located adjacent to any proposed playing pitch provision so to allow for the sharing of toilet, changing and kitchen facilities (see Figure 8).

Caistor Lane, Caistor St. Edmunds | 17 3.0 Suitability and Deliverability of GNLP0485

Flood Risk and Drainage Utilities

An initial (screening) assessment of the site’s flood risk Rossi Long civil engineering consultancy have appraised and drainage potential has been undertaken by Rossi Long the utility infrastructure provision at the site, contacting all Consulting and is included at Appendix 3 to this report. relevant providers to confirm both presence and capacity: for a new school of 420 places, community building and In summary, the assessment demonstrates that the site is approximately 180 new homes. Responses from the utility situated in Flood Zone 1. This is a low probability flood providers are provided at Appendix 4. All services are zone with a less than 1 in 1000 annual probability of available and without capacity limitation. Rossi Long’s flooding. The site is a low risk of fluvial flooding both now findings are as follows: and over the lifetime of any development, taking climate change into account. • Electricity UKPN confirm the site can be serviced from the The site is generally at very low risk of flooding from surface local network and will require some local diversions water, however, some low risk flooding has been identified of existing apparatus (common practice with new which is directed offsite. An appropriately designed SuDs development, to be picked up as part of overall scheme will be able to manage such flows if they continue network planning for the new development). to be derived post development and where necessary, surface routing corridors can be reserved for appropriate • Gas water compatible uses. Cadent confirm that the site can be serviced from the local network. There is a high pressure main It is likely that the drainage scheme will be a mixture through part of the site with a no-build easement of features using infiltration where it is viable and also strip, however, its existence was known prior to utilising positive discharge points. Following the hierarchy the enquiries and has informed the illustrative of drainage options, off-site discharge of surface water will Masterplan at Figure 8. be required, to be attenuated to the existing greenfield run-off rates. This will ensure that there is no increase in • Water flooding both on or off the site. Where appropriate, space Anglian Water confirm that the site can be serviced can be made available for the installation of SuDs and the from the local network. site layout can be developed in response to these features. • Sewerage The off-site discharge will follow the natural fall of the Anglian Water confirm that the site can be serviced land into the river catchments already serving the site. from the local network, and gravity flows is The topography allows falls that are conducive for the envisaged. installation of surface water drainage. • Telecommunications There are no known matters associated with onsite BT confirm the site can be serviced from the local drainage that would prevent the site from coming forward network. for the uses or quantums specified or that would adversely affect adjacent land.

18 | Caistor Lane, Caistor St. Edmunds NOTES Do not scale from this drawing electronically or manually, use written dimensions only.

All dimensions are in millimetres unless stated otherwise.

This drawing is produced for use in this project only and may not be used for any other purpose. Lanproservices Ltd. accept no liability for the use of this drawing other than the purpose for which it was intended in connection with this project as recorded on the title fields 'Purpose for Issue' and 'Drawing Status Code'.

This drawing may not be reproduced in any form without prior ��O ��e� written agreement of Lanproservices Ltd. © Crown copyright and database rights 2017. Summary of Opportunities & Constraints to Development Ordnance Survey Licence Number 0100031673 4.0 CDM 2015 The Construction (Design and Management) Regulations 2015 (CDM 2015) makes a distinction between domestic O�p��i�� t� �� and commercial clients and outlines the duties you, as client, have under Health and Safety Law (HSE). t� B�u�i�c� W�� These duties can be found at. http://www.hse.gov.uk/construction/cdm/2015/responsibilities.htm

It is your responsibility as client to make yourself aware of your role within CDM 2015 and act accordingly.

NOTES Do not scale from this drawing electronically or manually, use written dimensions only.

All dimensions are in millimetres unless stated otherwise.

This drawing is produced for use in this project only and may not be used for any other purpose. Lanproservices Ltd. accept no liability for the use of this drawing other thanSite the purpose forBoundary which it was intended in connection with this project as recorded on the title fields 'Purpose for Issue' and 'Drawing Status Code'.

Ordnance Survey Licence Number 0100031673Additional Site Area

CDM 2015 (Skittles Wood) The Construction (Design and Management) Regulations 2015 (CDM 2015) makes a distinction between domestic O�p��i�� t� �� and commercial clients and outlines the duties you, as client, have under Health and Safety Law (HSE). t� B�u�i�c� W�� P��m�� u� r�u��: F�rs�Bu� 40/41/X41 These duties can be found at. http://www.hse.gov.uk/construction/cdm/2015/responsibilities.htm

It is your responsibility as client to make yourself aware + 51.5� of your role within CDM 2015 and act accordingly.LAND USE Site BoundaryAgricultural Land Additional Site Area (Skittles Wood) P��m�� u� r�u��: F�rs�Bu� 40/41/X41 Woodland + 51.5� LAND USE Agricultural Land

Woodland Other (Grazing/Orchard)

Other (Grazing/Orchard)

Residential HousingResidential Housing

Residential Housing under construction Residential Housing + 36.5� ACCESSIBILITYunder construction Roads

Footpaths

Boudicca Way Footpath + 36.5� ACCESSIBILITY Bus Route

SITE CONSTRAINTSRoads Significant Vegetation Trees Footpaths Important Trees (to be retained) Gas Main EasementBoudicca Way Footpath O�L Overhead Power Line Long Views intoBus Site Route O�p��i�� t� �� + 49.5� Spot Site Levels (AODM) t� B�u�i�c� W�� SITE + ACCESSIBILTY + 48.0� B 1�32 OPPORTUNITIES SITE CONSTRAINTS O�L Landscaping Buffers

Footpath Connections

New Foot/CycleSignificant Vegetation + 53.4� Infrastructure Rough seperation between Development Treesand Country Park Opportunity Areas E�is��n� ��-na��r�� n��n� w�o�l�n�: Important Trees C�ist�� W�o� C��n�� (to be retained) W�l��i�� Si�� Gas Main Easement O�L Overhead Power Line

+ 49.5� ��L�S��N�S Long Views into Site + 35.0� O�p��i�� t� �� + 49.5� Spot Site Levels (AODM) t� B�u�i�c� W�� O�p��i�� f�� x��n�i�� S O�p��i�� t� �� SITE + ACCESSIBILTY t� B�� H��e� s�� + 48.0� ��r�u�� r��e� p��l�n� B 1�32 OPPORTUNITIES

O�L Landscaping Buffers

Footpath Connections + 51.4� New Foot/Cycle + 42.0� S � Infrastructure E + 53.4� ��IT�L�S ��D L � � Rough seperation between � Development and Country � O�p��i�� f�� l��n� E Park Opportunity Areas TH E�is��n� ��-na��r�� O�L �n��n� w�o�l�n�: O�p��i�� f�� r�u�� n� ��n� + 49.0� C�ist�� W�o� C��n�� S��e� W�o� ��G��D W�l��i�� Si�� O�p��i�� f�� t� R��n�’� Pi� + �5.5�          

PURPOSE OF ISSUE RIBA STAGE PL - For Planning Submission

DRAWING STATUS + 53.5� S2 - Fit for Information

PROJECT TITLE Land at Caistor Lane, Caistor St. Edmunds

CLIENT Glavenhill + 49.5� ��L�S��N�S DRAWING TITLE SCALE ��G’S Opportunities and Constraints Plan 1:1000 @ A1 �IT ��S�OR ��NE DATE DRAWN BY CHECKED BY APPROVED BY B Mar 2020 SF HS HS

�

DRAWING NUMBER I � PROJECT NO TYPE UNIQUE NO REVISION � - -- O�p��i�� f�� 3� f��/�y�� w�� r�� i�� n�r�n�� t� B�i��w�o� A�� L 1354 00 005 O�p��i�� f�� f��w�� l�n� C�ist�� L�� + 35.0� � � � D A |Architecture and Urban Design| � . Norwich Office: Brettingham House, 98 Pottergate, Norwich, NR2 1EQ Tel 01603 631 319 www.lanproservices.co.uk Figure 7: Constraints and opportunities plan Caistor Lane, Caistor St. Edmunds | 19 O�p��i�� f�� x��n�i�� S O�p��i�� t� �� r�u�� r��e� p��l�n� t� B�� H��e� s��

+ 51.4�

S + 42.0� � E ��IT�L�S ��D L � � � � O�p��i�� f�� l��n� E TH

O�L O�p��i�� f�� r�u�� n� ��n� + 49.0� �� S��e� W�o� ��G��D

O�p��i�� f�� t� R��n�’� Pi� + �5.5�          

PURPOSE OF ISSUE RIBA STAGE PL - For Planning Submission

DRAWING STATUS + 53.5� S2 - Fit for Information

PROJECT TITLE Land at Caistor Lane, Caistor St. Edmunds

CLIENT Glavenhill

DRAWING TITLE SCALE ��G’S Opportunities and Constraints Plan 1:1000 @ A1 �IT ��S�OR ��NE DATE DRAWN BY CHECKED BY APPROVED BY B Mar 2020 SF HS HS

�

DRAWING NUMBER I � PROJECT NO TYPE UNIQUE NO REVISION � - -- O�p��i�� f�� 3� f��/�y�� w�� r�� i�� n�r�n�� t� B�i��w�o� A�� L 1354 00 005 O�p��i�� f�� f��w�� l�n� C�ist�� L�� D A |Architecture and Urban Design| � . Norwich Office: Brettingham House, 98 Pottergate, Norwich, NR2 1EQ Tel 01603 631 319 www.lanproservices.co.uk NOTES Do not scale from this drawing electronically or manually, use written dimensions only.

All dimensions are in millimetres unless stated otherwise.

This drawing may not be reproduced in any form without prior written agreement of Lanproservices Ltd.

© Crown copyright and database rights 2017. Masterplan Strategy Ordnance Survey Licence Number 0100031673 5.0 CDM 2015 The Construction (Design and Management) Regulations 2015 (CDM 2015) makes a distinction between domestic and commercial clients and outlines the duties you, as L�� t� client, have under Health and Safety Law (HSE). B�u�i�c� W�� These duties can be found at. http://www.hse.gov.uk/construction/cdm/2015/responsibilities.htm

It is your responsibility as client to make yourself aware of your role within CDM 2015 and act accordingly.

NOTES Do not scale from this drawing electronically or manually, use written dimensions only. Site Boundary All dimensions are in millimetres unless stated otherwise.

This drawing is produced for use in this project only and may not be used for any other purpose. Lanproservices36.8 Ltd. accept ha no (90.9 ac) liability for the use of this drawing other than the purpose for which it was intended in connection with this project as recorded on the title fields 'Purpose for Issue' and 'Drawing Status Code'.

This drawing may not be reproduced in any form without prior written agreement of Lanproservices Ltd.

Ordnance Survey Licence Number 0100031673

CDM 2015

The Construction (Design and Management) Regulations 2015 (CDM 2015) makes a distinction between domestic and commercial clients and outlines the duties you, as L�� t� client, have under Health and Safety Law (HSE). B�u�i�c� W�� These duties can be found at. LANDSCAPING http://www.hse.gov.uk/construction/cdm/2015/responsibilities.htm

It is your responsibility as client to make yourself aware of your role within CDM 2015 and act accordingly.

Site BoundaryExisting Woodland 36.8 ha (90.9 ac) Existing Hedgerows

LANDSCAPING Existing WoodlandNew Landscaping Existing Hedgerows New LandscapingOpen Areas Open Areas

Ponds/Water Features C��n�� P�� Ponds/Water Features BUILT FORM

Housing: 180 dwellings C��n�� P�� 6.8 ha (16.7 ac) 26.6 dw/ha (10.8 dw/ac)

Site for newBUILT primary school FORM 2.0 ha (4.9 ac)

Site for Community Centre 0.09 ha (0.22Housing: ac) 180 dwellings Car Parks 6.8 ha (16.7 ac)

Roads 26.6 dw/ha (10.8 dw/ac)

Emergency Access

Foot/Cycle SitePaths for new primary school Off-site infrastructure2.0 ha (4.9 ac) improvements

Boudicca Way Footpath Site for Community Centre

L�� t� OPEN SPACE0.09 ha (0.22 ac) B�u�i�c� W�� Children’s Play Areas 0.24 ha (0.59 ac) Car Parks Older Children/Adult Recreation Space 0.14 ha (0.35 ac)

Sports Pitches 0.73 ha (1.80Roads ac) Informal Recreation Space >1.09 ha (>2.69 ac) Emergency Access ta�� Lo�� Es Roa� - T�� COUNTRY PARK E�is��n� ��-na��r�� 3 s��e�: 5.5� c�r�ia��w�� + 1.5� �n��n� w�o�l�n�: f�� w�� Total Area 24.0 ha (59.3Foot/Cycle ac) Paths C�ist�� W�o� C��n�� Existing Woodland W�l��i�� Si�� 4.4 ha (10.9Off-site ac) infrastructure New Landscaping 6.5 ha (16.1improvements ac)

Boudicca Way Footpath Pl�� A�e� f�� l��n� �it��e� ��e� (�n��u��n� �n��n� �A S�� 7 f��b�� it��) L�� t� OPEN SPACE B�u�i�c� W�� Children’s Play Areas S��i�e� �i�� En�� e�es��i�� 0.24 ha (0.59 ac) f�� c�m��i�� t� B�� H�u��n� ��l��n� ��l��n� Sh��e� c�� p�� Older Children/Adult ~30 �pa�e� Recreation Space 0.14 ha (0.35 ac)

Sports Pitches 0.73 ha (1.80 ac)

Informal Recreation Space >1.09 ha (>2.69 ac) Pl�� S��i�e� �i�� e� f�� 420-�la�� sta�� Lo�� R ��m�� s�ho�� E oa� - T�� COUNTRY PARK 3 Ac�es� Roa� - T�� 2 s��e�: E�is��n� ��-na��r�� s� 6� c�r�ia��w�� + 3� c��e� f��/�y�� w�� e� �rfa�e� ac�e : � s� Inf��m�� rfa�e� c�� p�� 5.5� c�r�ia��w�� + �� 1.5� m ~30 �pa�e� f�� Total Area �n��n� w�o�l�n�: w � �� f n I P��n�i�� t� �e�� f�� ac�es� 24.0 ha (59.3 ac) C�ist�� W�o� C��n�� r�u�� n� �� S��e� W�o� f�� i� ac�es� Existing Woodland W�l��i�� Si�� 4.4 ha (10.9 ac)

New Landscaping 6.5 ha (16.1 ac)

         

PURPOSE OF ISSUE RIBA STAGE PL - For Planning Submission

DRAWING STATUS L�� t� S2 - Fit for Information PROJECT TITLE E��r��n�� ac�es� R��n�’� Pi� Land at Caistor Lane, Caistor St. Edmunds CLIENT ��l��i�� e� Glavenhill

DRAWING TITLE SCALE Indicative Masterplan 1:1000 @ A1

Pl�� A�e� f�� l��n� �it��e� DATE DRAWN BY CHECKED BY APPROVED BY Mar 2020 SF HS HS

DRAWING NUMBER (�n��u��n� �n��n� �A 3� f��/�y�� w�� r�� i�� n�r�n�� t� B�i��w�o� A�� PROJECT NO TYPE UNIQUE NO REVISION ��e� 0629 - 01-- 050 S�� 7 f��b�� it��) N�� f��w�� l�n� C�ist�� L��

|Architecture and Urban Design|

Norwich Office: Brettingham House, 98 Pottergate, Norwich, NR2 1EQ Tel 01603 631 319 www.lanproservices.co.uk Figure 8: Proposed Illustrative Masterplan – Caistor Lane, Caistor St Edmunds 20 | Caistor Lane, Caistor St. Edmunds

S��i�e� �i�� En�� e�es��i�� f�� c�m��i�� t� B�� H�u��n� ��l��n� ��l��n� Sh��e� c�� p�� ~30 �pa�e�

Pl�� S��i�e� �i�� e� f�� 420-�la�� m�� s�ho��

Ac�es� Roa� - T�� 2 s��e�: �rfa�e� ac�e 6� c�r�ia��w�� + 3� c��e� f��/�y�� w�� s� Inf��m�� rfa�e� c�� p�� m ~30 �pa�e� � � f n I P��n�i�� t� �e�� f�� ac�es� ��r�u�� n� �� S��e� W�o� f�� i� ac�es�

         

PURPOSE OF ISSUE RIBA STAGE PL - For Planning Submission

DRAWING TITLE SCALE Indicative Masterplan 1:1000 @ A1

DATE DRAWN BY CHECKED BY APPROVED BY Mar 2020 SF HS HS

DRAWING NUMBER 3� f��/�y�� w�� r�� i�� n�r�n�� t� B�i��w�o� A�� PROJECT NO TYPE UNIQUE NO REVISION 0629 - 01-- 050 N�� f��w�� l�n� C�ist�� L��

|Architecture and Urban Design|

Norwich Office: Brettingham House, 98 Pottergate, Norwich, NR2 1EQ Tel 01603 631 319 www.lanproservices.co.uk 6.0 Statement of Deliverability

The proposed allocation provides a viable and deliverable development solution to addressing local and County-wide deficiencies in primary education and green infrastructure. These community facilities are to be enabled by the sale of private housing to also be located within the proposed allocation site.

The financial model that underpins the proposed allocation was set out in representations that were submitted to the GNGB in December 2019. The model is built upon a financial appraisal which effectively demonstrates that the cost of laying out and maintaining the proposed Country Park and the provision of a serviced site for a primary school and adjacent community building can be effectively met through the provision of 180 new homes, of which a policy compliant proportion will be affordable.

A site for 180 homes is a very attractive proposition to a house builder, being of adequate size to attract large as well as medium developers. It is envisaged that the site could be built out within 4 to 5 years, with this location having proven popular with homebuyers. Furthermore, there are no notable abnormal infrastructure or other technical items to affect the site’s desirability or delay to commencement of development.

Caistor Lane, Caistor St. Edmunds | 21 7.0 Case for Allocation

The proposed allocation to the north of Caistor These representations have also demonstrated, that The socio-economic benefits of the proposed Lane, Caistor St Edmund has been shown within contrary to the Council’s current spatial strategy allocation are evidential. In addition, and through these representations and those that have preceded (set out in Policies 1 and 7.3 of Regulation 18, the provision of the enabling housing element, the them to be a suitable, available and deliverable Stage C consultation), that it is both appropriate scheme has the propensity to deliver the following development opportunity which can provide: and necessary (in order to address current unmet additional socio-economic gains. schooling and green infrastructure requirements) to • A notable amount (24ha) of new Green allocate this site for the uses proposed. • ~£338,000 Council Tax (based on £1,876.92 (band Infrastructure (GI) by way of a proposed country D for Caistor & Bixley) per dwelling, park, as a substantial measure towards meeting In direct rebuttal of officer’s previous concerns over a significant district-wide (and county-wide) the environmental suitability of the site it has also • ~£1,262,000 CIL (based on CIL Zone A, shortfall which fails to be effectively addressed been demonstrated that: £105.70/m2 charge over a total 11,940m2 of within both current planning policy and the new market housing) – of which 15% will be directed Local Plan Regulation 18, Stage C Document. • The site can be accessed safely and in a manner to the parish council, that respects the area’s local landscape character. • A serviced site for a new 420 place primary school • ~£335,650 New Homes Bonus (based on 180 band and associated car park / drop off area, as a • That the proposed uses can be effectively D dwellings, assuming 33% affordable provision), solution to a local shortage in child places, which accommodated within the capacity of local again is not planned for within the Regulation 18, services and infrastructure and new provision • Delivery of environmental net gains in line with Stage C Document. made (including utilities, drainage and flood risk national policy objectives, and highways). • A serviced site for a new Community Building for • Connecting people with the environment, and the Caistor St Edmund and Bixley, adjacent to the • Linked to the above, the proposed development greening of development to improve health and proposed school site. offers a solution to overcoming locally identified well-being, deficits in Green Infrastructure (GI) and primary • New on-site open spaces, including play and school provision. • Provision of much needed community and sports pitches and recreation facilities in addition educational infrastructure, enabling social mobility to the proposed Country Park. • The site is well connected to a range of local and wider employment opportunities. services and a significant number of dwellings, • Additional infrastructure in the form of new foot meaning that it is a suitable and sustainable In these and all other respects, there is a strong and and cycleway provision, improving accessibility location for future development. The provision of compelling case for land to the north of Caistor Lane across the local area more generally. new development within this location can further to be allocated within the emerging Greater Norwich improve upon the accessibility of adjoining land Plan. • New housing (180 dwellings) in a range of sizes and properties through facilitating improvements and tenures, to add to the existing adjoining to local footpath and cycle links. settlements and enhance their sustainability whilst enabling the delivery of the above five items without cost to the public purse.

22 | Caistor Lane, Caistor St. Edmunds Appendix 1 Appendix 2 Appendix 3 Appendix 4