Former Lingwood First School, Chapel Road, Lingwood Repton Property Developments and Torrington Properties Ltd. Iain Hill July 2020

PLANNING STATEMENT

FORMER LINGWOOD FIRST SCHOOL, LINGWOOD Former Lingwood First School, Chapel Road, Lingwood

Table of Contents

1.0 Introduction 1

2.0 Site and Surroundings 2

3.0 Outline Planning Permission and Development Parameters 4

4.0 The Proposal 5

5.0 Planning Policy 7

6.0 Statement of Community Involvement 8

7.0 Affordable Housing Statement 9

8.0 Planning Analysis 10

9.0 Conclusion 16

Appendix 1 POLICY REVIEW

Appendix 2 LINGWOOD & BURLINGHAM PARISH COUNCIL PRESENTATION

Page i Former Lingwood First School, Chapel Road, Lingwood

1.0 Introduction

1.1 This Planning Statement, incorporating a Statement of Community Involvement and an Affordable Housing Statement, has been prepared by Bidwells on behalf of Torrington Properties, in support of an application for the approval of Reserved Matters pursuant to Condition 2 of outline planning permission ref: 20190278 (the outline planning permission).

1.2 The full description of the proposal is: ‘Reserved matters application with full details of appearance, landscaping, layout and scale of development for 23 residential units together with associated highway works’

The purpose of this Statement is to provide a detailed overview of the proposed development and how it has been developed to accord with the outline planning permission, having regard to key Planning Policies and site characteristics, so as to enable a full assessment of the proposed development to be made.

1.3 The Statement should be read in conjunction with the following Reports which are submitted as part of the Reserved Matters application: ● Design and Access Statement, incorporating the Energy / Sustainability Statement, prepared by Ingleton Wood LLP, August 2020; ● Soft Landscape, prepared by CJ Yardley Landscape Survey and Design, August 2020; ● Flood Risk Assessment and Drainage Strategy, prepared by Ingleton Wood LLP, July 2020; ● Tree Survey, Arboricultural Method Statement, prepared by Wildlife Services, July 2020.

The Applicant

1.4 Torrington Properties Ltd is a private sector development partner, with a focus on high-quality design and sustainability. Torrington Properties emphasise natural light and wellbeing in their design phase, placing high importance on the curation of place and community. As a result, all of their developments are of an extremely high quality and specification, incorporating renewable technologies to provide modern designs with a low carbon impact. 1.5 This application is being submitted in partnership with Repton Property Developments Ltd, the development company of Norfolk County Council.

Page 1 Former Lingwood First School, Chapel Road, Lingwood

2.0 Site and Surroundings

2.1 The application site extends to approximately 1.28 hectares (3.16 acres) and is situated within the defined settlement boundary of Lingwood. The full extent of the site is as follows:

Figure 1: Site Location Plan

2.2 The site is roughly rectangular in shape and comprises the location of the former first school. The existing school buildings are located in the western half of the site fronting Chapel Road and much of the front of the site is remnants of the hard-surfaced playground and parking areas. The eastern half of the site forms the previous grassed playing field with tree planting. A thin strip of land extends north from the north-eastern corner of the site. The site contains a number of trees that are protected by tree preservation orders (TPO).

2.3 Bordering the site to the north are a mix of bungalows and chalet bungalows with rear gardens facing the site. The boundary consists of a mix of boundary fencing and hedgerows to gardens with trees. The eastern boundary consists of bungalows and rear gardens. Garden fences and dense vegetation and trees form the boundary between the site and neighbouring dwellings. The southern boundary consists of a mix of bungalows and two storey houses parallel to the site boundary with rear gardens facing the site. The site boundary comprises timber closed board fences and dense trees and vegetation largely protected by a tree preservation order.

2.4 Chapel Road forms the western boundary of the site with the existing school layby forming a setback site entrance. A pedestrian pavement runs adjacent to the road long the site boundary.

Page 2 Former Lingwood First School, Chapel Road, Lingwood

The frontage is enclosed with tall metal railing fences and gates with some areas of soft landscaping behind.

2.5 The site provides direct access to the principal road network being less than 200m form the A47. A bus stop is located immediately adjacent to the site’s southern boundary, which provides access to bus routes to and other local destinations. A Railway Line also provides access to Norwich and other local destinations, located 0.7 miles from the site.

2.6 The principal amenities of Lingwood, including the schools (Primary School and a Short Stay School), Fish Shop, Hair Salon, café and pub are all located within close proximity of the site.

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3.0 Outline Planning Permission and Development Parameters

3.1 District Council granted outline planning permission on 15 October 2019 for:

‘Residential Development Including Demolition of School and Associated Buildings’

3.2 With the exception of access, all matters were reserved for future determination.

3.3 The application is subject to 17 conditions. Of these, 5 relate to the submission of the Reserved Matters application. As well as the standard requirements that the Reserved Matters application must be submitted within three years i.e. by 14th October, 22 and provide information on scale, layout, appearance and landscaping (Condition 2), the conditions require arboricultural (Condition 5), surface water drainage (Condition 6) and energy efficient design (Condition 16) information to be submitted as part of an application.

3.4 Condition 3 requires the development to come forward in accordance approved drawings which includes a Parameters Plan (Ref: Dwg No 01_01_14_2_1103_10A Parameters Plan).

3.5 In addition, there are 7 pre-commencement conditions relating to, amongst other things, archaeology, highway design, construction management plan and fire hydrants.

3.6 A Section 106 legal agreement attached to the planning permission requires:

• Provision of an Affordable Housing Scheme (28% of the total number of dwellings on site to be affordable, split 67% affordable and 33% Intermediate Housing)

• Provision of open space, including, if required, a Green Infrastructure and Off-Site Open Space contribution.

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4.0 The Proposal

4.1 The application seeks the approval of Reserved Matters (appearance, landscaping, layout and scale) for the development of 23 residential dwellings, together with associated improvements to the highway network. The key elements of the scheme which accord with the parameters established by the outline planning permission are detailed below.

Residential Units 4.2 The development proposes 23 residential units. The mix of units will be:

MARKET Type Quantum 3 bed House 4 Bungalow 5 Chalet 8

TOTAL MARKET 17

AFFORDABLE RENT Type Quantum 2 bedroom House 3 3 bedroom House 1

TOTAL AFFORDABLE RENT 4 SHARED OWNERSHIP Type Quantum 2 bedroom House 1 3 bedroom House 1

TOTAL SHARED OWNERSHIP 2 TOTAL AFFORDABLE 6

OVERALL TOTAL 23 UNITS

4.3 The proposal will provide a split between market and affordable housing of 72% and 28% respectively. Further detail in relation to affordable housing provision is provided elsewhere in this Statement.

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4.4 A detailed overview of the residential element of this scheme is included within the Design and Access Statement, prepared by Ingleton Wood and submitted in support of this application.

Figure 2: Layout Plan

Associated Highway Infrastructure 4.5 In accordance with the outline planning permission, the principal vehicular access to the site will be taken from Chapel Road, utilising the infrastructure adjacent to this site. This will also provide a pedestrian route to the site.

4.6 A new highway is constructed to adoptable standards and will provide a turning head at the end of the new access road to provide adequate turning space for vehicles. The Site Layout Plan shows the layout of the main internal road of the development site. The roads will be constructed to appropriate standards to include footpaths as necessary.

4.7 Each of the proposed dwellings has been provided with dedicated on-plot parking spaces. All plots have external parking areas with space for two vehicles per dwellings. Additionally, all plots with the exception of plots 14-19 have single garages to provide additional parking areas if required by occupants.

Landscaping 4.8 A detailed Landscaping Strategy is proposed as part of the development, and can be broken into the following key elements: ● Domestic open space; each plot contains generous private gardens; ● Non-domestic open space; including an area of open space extending to 1,406sqm located towards the centre of the site.

4.9 A detailed overview of the various elements of the proposed open space is included within the Design and Access Statement, which is submitted in support of this application.

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5.0 Planning Policy

This Section provides an overview of the planning framework within which the proposed development is to be assessed, and further identifies other material considerations relevant to the proposal. In identifying the planning framework, consideration has been given to Section 38(6) of the Planning and Compulsory Purchase Act 2004, which states that:

“If regard is to be had to the Development Plan for the purpose of any determination to be made under the Planning Act, the determination must be made in accordance with the Plan, unless material considerations indicate otherwise”.

5.1 A full Planning Policy Overview is provided within Appendix 1.

The Adopted Development Plan 5.2 In accordance with Section 38(6), consideration has been given to the Adopted Development Plan for this site, which comprises: ● Joint Core Strategy for Broadland, Norwich and (2011); ● Development Management DPD (2015); ● Site Allocations DPD (2016); and ● Strumpshaw Neighbourhood Plan (2014).

5.3 The site is located within ’s settlement limit, but does not hold a site- specific allocation within the Site Allocations DPD. The full extent of the site allocation is highlighted in orange below:

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6.0 Statement of Community Involvement

6.1 Torrington Properties recognise the importance of community involvement in the planning process, and this document outlines, in accordance with the Council’s Statement of Community Involvement document, that, where possible, the appropriate ‘pre-application’ stages have been adhered to.

6.2 Notwithstanding the COVID19 pandemic, Torrington Properties have taken action to engage with the local community prior to the submission of an application. More specifically, the proposed development was presented by Torrington Properties and representatives from Ingleton Wood and Bidwells, to Lingwood & Burlingham Parish Council’s virtual meeting on 2nd July. The meeting was open to the public and was advertised locally, including details of the Agenda being posted on notice boards and on the Parish Council’s website. A copy of the presentation given to the Parish Council is attached as Appendix 2. 6.3 Following the presentation, Council Members and members of the public were given the opportunity to raise questions with the Project Team. Feedback received related to: • Overlooking, particularly from 2 storey houses • Options for the strip of land to north of the site • The preference for a medical facility: & • The use of the lay by on Chapel Road as a potential bus stop / pull-in. 6.4 These comments have been used to inform the preparation of the planning application, in addition to those comments received during the determination of the outline planning permission (Ref:20190278) granted in 2019.

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7.0 Affordable Housing Statement

7.1 In accordance with the Section 106 legal agreement, 28% of the units will comprise affordable housing. Based on a total of 23 units, 6 affordable units will be provided.

7.2 The tenure of the affordable units will, as per the Section 106 legal agreement. will comprise 67% rented housing and 33% intermediate housing.

7.3 An Affordable Housing Scheme, outlining, amongst other things, the timescales and implementation of the affordable housing scheme and the details of the provider, will be submitted to an approved by the Council prior to construction starting on the site.

7.4 The affordable units are dispersed to the south-eastern part of the site, adjacent to the public open space and open market homes. Accordingly, this ensures that the affordable units are spread throughout the development, helping to create a diverse and inclusive community.

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8.0 Planning Analysis

8.1 This Section provides an assessment of the proposed development against the planning framework and material considerations identified earlier in this document. Consideration is also given to matters which are addressed by discharge of condition applications, given that they have influenced the detailed development.

Principle of Development 8.2 The principle of development is firmly established by the outline planning permission (ref: 20190278). The use proposed as part of the Reserved Matters Application, residential (Class C3), is entirely in accordance with the use established by the outline planning permission.

Density of Development 8.3 The Reserved Matters application proposes 23 units. Based on a site area of 1.3 hectares, this equates to a density of 17 dwellings per hectare. The density proposed ensures that, in accordance with planning policy at all levels, effective use is made of the land whilst having regard to site specific constraints and the parameters of the outline planning permission.

8.4 More specifically, the proposed density represents the maximum number of residential units that can be accommodated on the site having regard to local context and character and key planning considerations. In particular, the density has been strongly influenced by the need to respect mature trees on the site, provide adequate highway infrastructure, and sufficient amenity standards for existing and proposed residents that accords with the policies of the Adopted Development Plan.

8.5 On this basis, the proposed development is entirely consistent with the outline planning permission and planning policy at all levels, including Policy GC4 of the adopted Development Plan.

Layout & Scale 8.6 The layout has been designed to maximise the opportunities afforded by the site in the context of the various constraints on the site, as well as the requirements of the outline planning permission.

8.7 The focal point of the development is an area of public open space located toward the centre of the site, with properties located around the space, to provide a communal area.

8.8 Careful consideration has been given to the design of the proposal to ensure that in terms of scale it relates well to the surrounding area. A mix of 1and 2 storey dwellings is proposed as part of the development, reflecting the scale of properties within the locality. The gentle curvature of the access road enables dwellings to be placed further away from the boundary and at varying angles to negate concerns with overlooking. In all cases, sufficient distances are provided between existing and proposed properties to ensure there is no adverse impact on existing properties.

8.9 On this basis, the proposal will, due to careful consideration in relation to layout and scale, result in a development which is appropriate for a central settlement location and which reinforces and complements the character and townscape of the surrounding area. Further commentary on the approach to the layout and scale of the development is included within the Design and Access Statement submitted as part of this application.

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8.10 The proposed development is consistent with the outline planning permission and the objectives of planning policy, specifically Policy GC4 of the adopted Development Plan.

Housing Mix & Unit Sizes 8.11 The proposed development will provide a mix of units as detailed in Section 4 of this Statement. The mix of units proposed has been formed by the applicants understanding of the local housing market and their desire to create a sustainable community within Lingwood. The mix has also been informed by discussions with the Council’s Housing Enabling Officer to ensure that the proposed affordable units meet local need.

8.12 On this basis, the proposal is consistent with Policy 7 and Policy GC4 of the Adopted Development Plan.

Design 8.13 In accordance with both the Adopted Development Plan and the NPPF, careful consideration has been given to the detailed design of the proposal to ensure that is represents a high-quality design which will establish a strong sense of place, creating an attractive and comfortable place to live.

8.14 The proposed architectural style for the development draws upon the local Norfolk vernacular and utilises this with a contemporary styling. The proposed material usage will provide the scheme with a rural feel similar to the rest of Lingwood but with its own unique identity to set the development apart. The multitask red and buff bricks closely reflect the materials of both the traditional and newer additions of housing in Lingwood and the surrounding areas. Contemporary details such as flat roof porches with redwood posts and chimneys with metal cowls add the overall character of the scheme and provide common features throughout.

8.15 The Design and Access Statement summitted as part of this planning application details how careful consideration has been given to the design of the proposed development to ensure that it utilises the opportunities put forward by the site, whilst respecting and complimenting the setting, character and identity of the locality.

8.16 On this basis the proposed development is in accordance with planning policy at all levels, including Policy 2 and GC2 of the adopted Development Plan.

Landscaping and Open Space 8.17 The landscape strategy has been designed to ensure that the proposal makes maximum provision for landscaping and enhances the environment of the site and wider area, together with amenity for residents and visitors. In addition, measures have been taking to ensure the ecological and biodiversity value of this site and surrounding area is enhanced.

Domestic Space 8.18 With regard to the domestic open space, each residential unit provided will have an element of private amenity space. These consist of grassed rear gardens which are supplemented with retained or new tree planting. Fully landscaped planted trees to the front and side of the dwellings is also provided with species suitable for the location. 8.19 Fencing with the site is predominantly 1.8m high timber closed board to separate common areas from rear gardens and provide separation between rear gardens or individual plots.

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Non-Domestic Space

8.20 A large soft landscaped public open space area is provided in the centre of the development and wider neighbourhood. Small areas of open space are formed at the front of the site to provide new local amenity, preserve existing prominent trees and provide a landscape buffer to the new development. All public open spaces will be managed by a maintenance company once the scheme is complete.

8.21 In total, 1,722 sq of open space is provided on site. This is slightly below the requirements of the Adopted Development Plan. In accordance with the Section 106 agreement associated with the outline planning permission, the shortfall will be off-set by a financial payment.

8.22 Fencing within the public open spaces is to be 1.2m high timber post and rail fencing. The adopted highway is to be finished with concrete block paving in accordance with the standards for Norfolk County Council Highways. The block paved finish provides texture and ensures lower driving speeds providing safe access the full length of the shared surface for pedestrians and drivers alike.

8.23 On this basis, the Landscape Strategy is entirely in accordance with the objectives of the outline planning permission and objectives EN2, EN3 and RL1 of the Adopted Development Plan.

Highways, Parking & Access

8.24 Site access can be taken from Chapel Road as established by the approved outline planning application. To ensure safe access, where the new access road meets Chapel Road, a 2.4x59m visibility splay is to be provided and maintained free from obstructions exceeding 0.225m in height in accordance with condition 10.

8.25 The new highway is proposed to be a Type 6 Mews Area. The highway will be 5.8m wide with a delineated 1m adoptable pedestrian margin which is to also be used as a service strip. A Type 3 turning head is provided at the end of the new access road to provide adequate turning space for vehicles, satisfying condition 7 of the outline planning permission.

8.26 Off-site highways works are required in accordance with planning conditions 12 and 13. These works involve the removal of the existing pull-in and the removal of the school keep clear markings and associated signage. The construction of a new continuous pedestrian footway across the site frontage is required to link with the existing footways.

8.27 Parking provision has been provided in full accordance with the standards required within the Parking Standards SPD (2007), as detailed in Section 4 of this report. In addition, provision for a 13x2.5m pull-in has been provided and presented to Norfolk County Council Highway for Consolation, as requested by Lingwood and Burlingham’s Parish Council.

8.28 On this basis, Highways and Access are in accordance with the objectives of the outline planning permission and Policy TS4 of the Adopted Development Plan.

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Sustainability

8.29 Condition 16 of the outline planning application requires a scheme to secure at least 10% of the energy supply of the development from decentralised and renewable or low-carbon energy sources (including a timeline for implementation) be submitted as part of the application for approval of reserved matters.

8.30 The proposed residential development has been designed to reduce energy over and above Building Regulations minimum requirements. The development utilises an energy efficient construction, enhanced thermal bridging details and low air test results to reduce energy demand. Overall, the development achieves a 19.4% reduction in energy demand compared to Building Regulations minimum standard, thus demonstrating compliance with the client aspirations of a minimum 15% reduction in energy demand.

8.31 The site utilises a low carbon heating system in the form of Air Source Heat Pumps. The efficiency of the heating system means 37.8% of the energy in the home has come from the external air rather than through the grid.

8.32 As an additional house buyer purchase option, photovoltaics are being considered to reap the benefits of further renewable energy generation. Please refer to the Design and Access Statement for further detail.

8.33 On this basis, the proposal is in accordance with Policy 1 and Policy 3 of the Adopted Development Plan and demonstrates compliance with condition 16 of the outline planning condition.

Flood Risk & Drainage

Foul Drainage

8.34 In support of this application, Ingleton Wood have prepared a Drainage Strategy and Flood Risk Assessment. This strategy confirms that foul water from the proposal will connect to the existing sewer. Anglian Water have identified a connection point to the existing sewer within Chapel Road. Further details of this are available in the Drainage Strategy.

Surface Water Drainage

8.35 The Flood Risk Assessment and Drainage Design Report further indicated the site to lie within Flood zone 1, indicating a low annual probability of flooding.

8.36 Mitigation measures for the containment of the worst-case design storm return period has been allowed for, including allowance for climate change. All surface water for the proposed residential site will be via a series of private pipes, and inspection chambers with private driveways offering additional storage with the use of tanked permeable paving.

8.37 The use of catchpit type manholes immediately throughout the proposal serving the roof runoff together with the use of permeable paving serving the private driveways should satisfy the water quality. The surface water then discharges into the adoptable surface water network and finally into the existing foul water sewer to the west of the proposed development.

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8.38 Flood risk is therefore determined to be adequately mitigated with no associated flood risk to the development or adjacent land off site.

8.39 On this basis, the details of Policy 1 and CSU5 of the Adopted Development Plan.

Ecology

Ecological Management Plan

8.40 To enable the discharge of condition 14, Wild Frontier have prepared an Ecological Management Plan to provide further detail on their previously submitted investigative report included with the outline planning application.

8.41 Direct harm to nesting birds on site can be avoided by timing clearance works to avoid the main breeding season. Disturbance to foraging bats using the site will be minimised by avoiding night- lighting of the site or using a sensitive lighting approach both during and after construction. Harm to small terrestrial animals will be avoided by following best practice avoidance measures.

8.42 In addition to mitigation measures, ecological enhancements in the form of one bird or one bat box is to be provided per dwelling. External artificial lighting within the site is to be kept to a minimum so as to not negatively impact on wildlife. Soft landscape proposals also include native tree and shrub planting throughout the site and the provision of wildflower planting to maximise the ecological and wildlife value of the site.

8.43 On this basis, the Construction Environmental Management Plan satisfies the requirements of Condition 14 of the outline permission.

Construction Management Plan

8.44 To enable the discharge of condition 15, an Ecological Management Plan has been provided by Wild Frontier.

8.45 The report identifies potential damaging construction activities and the mitigation and protection measures to be incorporated throughout construction and managed by the Contractor and Ecological Clerk of Works. Please refer to the full Construction Environment Plan provided by Wild Frontier for details.

Trees

8.46 Norfolk Wildlife services have prepared a full tree and arboricultural assessment to satisfy condition 5 of the outline permission.

8.47 The Tree Survey contains details of all the trees on the site including tree species and dimensions, tree category, root protection areas, Tree Preservation Orders and shading patterns. This information has been used to evolve the development proposals and as such ensures that proposed works on site avoid the root protection areas and canopies of retained trees.

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8.48 The majority of the trees on the site and around the boundary are considered to be good and therefore are retained as much as possible to enhance the development proposals. The vast majority of the trees on the site are protected by a Tree Preservation Order due to their arboricultural value and therefore permission will need to be sought prior to removal. A number of trees (45) require removal to facilitate the proposed residential development. However, if on further inspection other trees are more suitable for retention this may change. Suitable replacement tree planting is proposed in the soft landscape proposals which is appropriate and adequate for the site and the loss of biomass. Please refer to the Norfolk Wildlife Services Arboricultural Report for further details.

8.49 Accordingly, the proposal is in accordance with Policy EN1 of the Adopted Development Plan, and satisfies Condition 5 of the outline planning permission.

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9.0 Conclusion

9.1 In conclusion, this application seeks permission for the approval of Reserved Matters pursuant to Condition 1 of outline planning permission ref: 20190278 (the outline planning permission).

9.2 Development on the site will: ● Bring forward an outline planning consent; ● Facilitate the redevelopment of previously developed land in a sustainable location; ● Provide policy compliant levels of affordable housing, totalling 9 dwellings; ● Create a high quality, well designed environment, with a strong architectural composition; ● Facilitate the creation of a range of high quality public open spaces, including 1,722 sq m of informal open space; ● Provide a mix of unit sizes and types, including houses, Chalets and bungalows; and ● Provide 10% of energy through renewable sources.

9.3 As has been demonstrated within this Planning Statement, alongside supporting reports and drawings, the detailed matters which are the subject of this application, are in full accordance with the Adopted Development Plan and the NPPF. Accordingly, this application should be approved without delay.

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APPENDIX 1 POLICY REVIEW

To inform the preparation of the initial proposals, a review of the Adopted Development Plan and material considerations has been undertaken. The following Section identifies key planning policies and guidance relating to the proposed development.

The Adopted Development Plan In accordance with Section 38(6), consideration has been given to the Adopted Development Plan for this site, which comprises: ● Joint Core Strategy for Broadland, Norwich and South Norfolk (2011); ● Development Management DPD (2015); and ● Site Allocations DPD (2016).

Joint Core Strategy for Broadland, Norwich and South Norfolk (2011) The Joint Core Strategy sets out the long-term vision and objectives for the area, along with identifying broad locations for new housing and employment growth, alongside changes to transport infrastructure. The following policies within the Joint Core Strategy are relevant to this proposal:

Policy 1: Addressing Climate Change and Protecting Environmental Assets All development will be located and designed to use resources efficiently, minimise greenhouse gas emissions and be adapted to a changing climate and more extreme weather.

Policy 2: Promoting Good Design All development will be designed to the highest possible standards, creating a strong sense of place.

Policy 3: Energy and Water Policy 3 requires development to minimise reliance on non-renewable high carbon energy sources.

Policy 4: Housing Delivery Housing Delivery – Allocations will be made to ensure at least 36,820 new homes can be delivered between 2008 and 2026. Affordable housing - will be sought on sites of 16 dwellings or more at 33%. The proportion of affordable housing sought may be reduced and the balance of tenures amended where it can be demonstrated that site characteristics, including infrastructure provision, together with the requirement for affordable housing would render the site unviable in prevailing market conditions, taking account of the availability of public subsidy to support affordable housing.

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Policy 5: The Economy The local economy will be developed in a sustainable way to support jobs and economic growth both in urban and rural locations. This will: provide for a rising population; facilities job growth with the target of at least 27,000 additional jobs; and, increase the proportion of higher value, knowledge economy jobs.

Policy 6: Access & Transportation The policy seeks to develop the role of Norwich as a Regional Transport Node through improvements to the transportation system, alongside improving access to rural areas. This will be achieved by a number of transport improvements, including enhancements to the A47, and improvements to public transport accessibility to and between Main Towns and Key Service Centres.

Policy 7: Supporting Communities Development will be expected to maintain or enhance quality of life and the wellbeing of communities, whilst promoting equality and diversity. The will be achieved by, amongst other things, the provision of new and expanded health facilities and the expansion of care home provision.

Policy 15: Service Villages Lingwood is identified as a Service Village. Land will be allocated for small-scale housing development subject, to impact on form and character.

Development Management DPD (2015)

Policy GC1: Presumption in Favour of Sustainable Development Policy GC1 sets out the that the Council will take a positive approach in regard to the presumption in favour of sustainable development.

Policy GC2: Location of New Development Within Policy GC2, development will be accommodated within the settlement limits defined on the policies map.

Policy GC4: Design A high standard of design for Broadland is promoted through Policy GC4. In particular, proposals should pay regard to: the environment, character and appearance of an area; reinforcing local distinctiveness; meet the reasonable amenity needs of future occupiers; consider the impact upon the amenity of existing properties; make efficient use of land; be accessible via sustainable transport; and create sustainable, inclusive communities.

Policy EN1: Biodiversity and Habitats Proposals are 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.

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Policy EN2: Landscape Policy EN2 states that in order to protect the landscape character area, proposals should have regard to the Landscape Character Assessment SPD.

Policy EN3: Green Infrastructure Proposals will be expected to maximise opportunities for the creation of a well-managed network of wildlife habitats.

Residential development of five dwellings or more will be expected to provide at least 4 ha of informal open space per 1,000 population and at least 0.16 ha of allotments per 1,000 population.

Policy EN4 – Pollution Proposals will be expected to include an assessment of the extent of potential pollution.

Policy RL1: Provision of Formal Recreation Space Residential development of 5 or more dwellings will be expected to make adequate provision, alongside subsequent management arrangements for recreation. The provision of formal recreation should equate to at least 1.68 ha per 1,000 population and the provision of children’s play space should equate to at least 0.34 ha per 1,000 population.

Policy TS3: Highway Safety Policy TS3 sets out that proposals will not be permitted where it would result in any adverse impact upon the functioning or safety of the highway network.

Policy TS4: Parking Guidelines

Proposals should provide appropriate parking and manoeuvring space, which should be provided to reflect the use and location, as well as its accessibility by non-car modes.

Policy CSU4: Provision of Waste Collection and Recycling Facilities within Major Development

Proposals for major development will be expected to include appropriate provision for waste collection and recycling facilities.

Policy CSU5: Surface Water Drainage Proposals should incorporate mitigation measures to deal with any surface water which could arise from development proposals, to minimise the risk of flooding on the site, without increasing the risk of flooding elsewhere.

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Site Allocations DPD (2016)

The site is located within Lingwood’s settlement limit (red line surrounding the site), but does not hold a site-specific allocation within the Site Allocations DPD. The full extent of the site allocation is highlighted in orange below:

Policy GC2 of the Development Management DPD, states development will be accommodated within the settlement limits defined on the policies map

Strumpshaw Neighbourhood Plan (2014)

The Strumpstaw Neighbourhood Plan provides a vision for the Parish of Srumpshaw, for the period up to 2026. The Plan boundary covers west of Lingwood. The former Lingwood First School site lies adjacent the Neighbourhood Plan boundary. The Plan provides a number of policies that are intended to influence development in Strumpshaw, and which planning applications should adhere to.

Policy 1: Reflecting existing form and structure, Policy 2: Protecting gaps between settlements, Policy 3: Maintaining the settlement limits, Policy 5: respecting the design of parish buildings, with adequate space standards, Policy 7: road safety and highway issues are relevant to the proposal.

Policy 1 seeks for new development to reflect the existing form and structure of the settlements, respecting the planning policies of the local planning authorities. It will also need to reflect and complement the rural character and history of the area.

Policy 2 states that the attractive countryside in the parish will be protected from intrusive development, with particular consideration given to gaps between settlements.

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Policy 3 states the settlement limits will be maintained as they are in 2013.

Policy 5 seeks for new development to respect the vernacular design of current buildings in the parish, and should allow adequate space between buildings to retain the character of the parish.

Policy 7 states that development will be expected to ensure that there is no detriment to highway safety and, where possible, help to reduce existing risks.

Material Planning Considerations

The National Planning Policy Framework (2019) The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for and how these should be applied. At the heart of the NPPF lies the presumption in favour of sustainable development, Paragraph 11 of the NPPF states that for decision taking, this means: ● Approving development proposals that accord with an up-to-date Development Plan without delay; or ● Where there are no relevant Development Plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless: - The application of policies within the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or - Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole. The provision of housing to meet needs contributes to the social dimension of sustainable development (paragraph 8). Widening the choice of high-quality homes is recognised as a positive improvement (paragraph 8). To do so, Local Planning Authorities are required to plan for a mix of house sizes, types and tenures to meet local needs (paragraph 59). The NPPF states that the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities. The aim should be to involve all sections of the community in the development of Local Plans and in planning decisions. Safe and accessible developments, which contain clear and legible pedestrian routes and high-quality public space, should be promoted (paragraph 91). The NPPF supports a pattern of development that facilitates the use of sustainable modes of transport and reduces greenhouse gas emissions and congestion (paragraph 102). It aims for a balance of land uses within an area so that people can be encouraged to minimise journey lengths for employment, shopping, leisure, education and other activities (paragraph 103). Paragraph 128 identifies that design quality should be considered throughout the evolution and assessment of individual proposals, and should be informed by early discussions between applicants, the Local Planning Authority, and the local community. Paragraph 130 states that permission should be refused for developments of poor design which fail to make opportunities for improving the character and quality of an area and the way it functions. The NPPF provides guidance on what constitutes good design, stating that local planning policies and decisions should aim to ensure that new developments: ● Will function well and add to the overall quality of the area;

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● Are visually attractive as a result of good architecture and appropriate landscaping; ● Respond to local character and history whilst not preventing or discouraging innovation; ● Establish a strong sense of place; ● Optimise the potential of the site to accommodate development, creating and sustaining an appropriate mix of uses (including the incorporation of public space); and ● Create safe and accessible environments (paragraph 127). Leading on from this, paragraph 122 sets out the approach for achieving appropriate densities of development. In particular, decisions should support development that makes efficient use of land, taking into account: the identified need for different types of housing and other forms of development; local market conditions and viability; the availability and capacity of infrastructure and services; the desirability of maintaining an area’s prevailing character and setting; and, the importance of securing well-designed, attractive, and healthy places. Paragraph 123 recognises that where there is an existing shortage of land for meeting an identified housing need, it is important that planning decisions avoid homes being built at low densities and ensure that developments make optimal use of the potential of each site. Paragraph 148 states that Local Planning Authorities should adopt proactive strategies to mitigate and adapt to climate change, taking full account of flood risk, coastal change, water supply and demand considerations. Within Paragraph 155, it is recognised that inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk of flooding. In such areas, where development is necessary, development should be made safe for its lifetime without increasing flood risk elsewhere. The NPPF expects development to contribute to and enhance the natural and local environment within Paragraph 170, by: protecting and enhancing valued landscapes, geological conservation interests and soils; recognising the wider benefits of ecosystem services; minimising impacts on biodiversity and providing net gains in biodiversity where possible, including by establishing coherent ecological networks that are more resilient to current and future pressures; protecting new and existing development from pollution or land instability; and remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate. Paragraph 175 sets out how proposals should also ensure that: sites are suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation; after remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990; and adequate site investigation information, prepared by a competent person, is presented.

Recreational Provision in Residential Development Supplementary Planning Document SPD (2016)

The Recreational Provision in Residential Development Supplementary Planning Document sets out the provision of formal recreation space in practice.

Standards The 2.02 ha per 1000 population standard set out in Policy RL1 requires 20.02m2 of formal recreation space for every person. Under the terms of the policy, this 20.02m2 is nominally broken

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down into two elements: 3.4m2 children’s playing space and 16.8m2 for sports provision. It should be noted that this requirement will be applied flexibly.

The 4ha per 1000 population standard in respect of informal recreational provision requires 40m2 for every person as set out in Policy EN3. Policy EN3 also sets out the 0.16 ha per 1000 population standard in respect of allotments which equates to 1.6m2 for every person.

In applying these standards, Broadland District Council have assumed the following average occupancy rates:

Average Occupancy Rates

In accordance with the average occupancy rates, the occupancy rates will give rise to the following requirements for formal recreational provision:

Formal Recreation Provision Requirements

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The following land requirements for informal recreational provision and allotments will be required:

Informal Recreation and Allotment Provision Requirements

Provision The on-site provision for each type of open space is based upon whether the population arising from a development will generate a sufficient areas for a particular type of open space to be provided on site and whether the site characteristics allow.

Indicative Thresholds for Provision

Broadland District Council Parking Standards SPD (2007)

CLASS C3 –DWELLING HOUSES

CYCLE PARKING CAR PARKING

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None for individual houses with garages or Average of 1.5 spaces for a 1 bed unit. rear gardens for a garden shed. 2 spaces for a 2 or 3 bedroomed unit. For flats and developments with communal Minimum of 3 – maximum of 4 spaces parking:- for a 4 or more bedroomed unit Residents: (depending if double garage is included). 1 space/unit Visitors: 1 space/ 4 units

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APPENDIX 2 PUBLIC CONSULTATION FEEDBACK FORM

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Parish Council Presentation July 2020

Presenters

• Mark Nevitt – Founding Director Torrington Properties Ltd

• Jason Wood – Project Director Torrington Properties Ltd

• Iain Hill – Planning Consultant Bidwells LLP

• Byron Mann – Project Architect Ingleton Wood LLP Applicant

• Repton Property Developments Ltd

• NCC’s development company delivering homes for Norfolk

• Revenue generation to support public services

Development Manager

• Torrington Properties Ltd

• Private sector development partner

• Focus on design and sustainability

• Natural light & wellbeing

• Curation of place and community

• Renewable technologies

• Low carbon impact

Former Lingwood First School Repton Property Developments & Torrington Properties • Demolition of existing school buildings • Sensitivity to neighbouring dwellings

• Removal of existing layby • Considerate tree management

Former Lingwood First School Site Location • Outline Planning permission granted in 2019 (Planning Application Ref: 20190278)

• All matters except access are reserved for future determination (appearance, landscaping, layout and scale)

• Outline application subject to conditions: 1. Arboricultural information 2. Flooding & surface water drainage 3. Off-site highway works 4. Energy efficiency

• Affordable Housing 1. 33% affordable 2. 67% affordable rent & 33% intermediate housing

Former Lingwood First School Planning Overview Former Lingwood First School Proposed Site Layout Plan 3Bed 5Person Bungalow 3Bed 6Person Chalet 3Bed 5Person House 3Bed 5Person House 3Bed 6Person House 1030sqft 1148sqft 1036sqft 1076sqft 1325sqft

Former Lingwood First School Proposed Housing Mix Former Lingwood First School View from Public Open Space (eastwards) Former Lingwood First School View from Site Entrance (Chapel Road) Former Lingwood First School View from Pedestrian Link (Homelea Crescent) • Planning application submission August 2020

• Enabling works October 2020

• Construction works January 2021

• Completion November 2021

Former Lingwood First School Proposed Programme Former Lingwood First School Questions & Answers

Bidwells is a trading name of Bidwells LLP, a limited liability partnership, registered in England and Wales with number OC344553. Registered office: Bidwell House, Trumpington Road, Cambridge CB2 9LD