DESIGN and ACCESS STATEMENT Lopham Road, East Harling

DESIGN AND ACCESS STATEMENT

Lopham Road, East Harling

December 2018 Prepared by:

CSA Environmental Dixies Barns, High Street, Ashwell, Herts, SG7 5NT email: [email protected]

On behalf of:

Gladman Developments Ltd.

Date: Prepared by: Authorised by: File reference:

First Issue 27/11/18 BT/SP SG 3997_05

Second Issue 07/12/18 RC RR 3997_05_A

Third Issue 10/12/18 RC RR 3997_05_B

Fourth Issue

Lopham Road, East Harling Design and Access Statement Issue Date: December 2018 Doc Ref: CSA_3997_05 CONTENTS

01 Introduction 01

02 Planning Context and Design Guidance 03

03 Site Assessment 07

04 Evaluation 27

05 Development Proposals 31

06 Conclusion 51 01. INTRODUCTION 1.1 Introduction

This Design and Access Statement (DAS) has been prepared by CSA Environmental on behalf of Gladman Developments Ltd for a proposed residential development at land to the south of Lopham Road, East Harling (the Site). The Site lies within the administrative area of Breckland District Council.

East Harling village is situated approximately 12.9km (8 miles) east of Thetford and 10.4km (6.44 miles) south Developments under west of Attleborough. The Site is located adjacent construction to the south eastern built edge of East Harling, to the south of Lopham Road. The Site measures 11.79 hectares.

The submitted planning application seeks outline planning permission for a high quality sustainable RIVER THET development comprising the following:

• Residential development for up to 198 new EAST HARLING dwellings. LOPHAM ROAD • New publicly accessible and attractively landscaped open space, including a children’s play area (Locally Equipped Area for Play GARBOLDISHAM ROAD (LEAP)), new allotments, a community orchard, (B1111) SITE woodland burial area, and new recreational routes. • Access is applied for in full.

Site Boundary

Figure 1.1: Site Location Plan.

1 Design and Access Statement 1.2 Purpose of the Design and Access Statement

The DAS explains the design rationale for the scheme The vision for the Site is to create a sensitively designed • Promote a development that integrates into and how the applicant has fully considered the and high quality place which complements the its surroundings, with a focus on maximising proposals and understands what is appropriate character of East Harling and responds to the Site’s connectivity through convenient pedestrian and feasible within the context of the Site and its assessed constraints, as follows: links between the Site, the existing settlement surroundings. edge and the surrounding green space. • Deliver appropriate housing growth for East • Enhance existing play facilities available in Good quality design is an integral part of sustainable Harling and the wider Breckland District area. East Harling by providing a children’s play area development. The National Planning Policy Framework (NPPF) recognises that design quality • Provide up to 198 dwellings, offering a range of in a convenient location for the surrounding matters and that planning should drive up standards dwelling types, sizes and tenures to meet the community. across all forms of development. Achieving good housing needs of the area (including up to 40% • Create a ‘place’ that is accessible to everyone, design is about creating places, buildings or space affordable housing). which makes everyone feel comfortable, safe that work well for everyone, look good, last well, and • To create a logical, carefully considered and and secure and a place where people want to will adapt to the needs of future generations. positive extension to East Harling, which will live. transition between the existing settlement to the This Design and Access Statement is comprised of north and west and the surrounding countryside the following sections: to the south and east. 01. Introduction: This section introduces the • Respect and enhance the Site’s landscape development proposals and sets out the vision and and environmental assets by setting the new purpose of the Design and Access Statement. housing within attractively landscaped open space which retains and enhances boundary 02. Planning Context and Design Guidance: This vegetation and provide a new extensive area section sets out the relevant planning policy that of publicly accessible green space within the applies to the development of the Site. south western part of the Site. 03. Site Assessment: This section demonstrates the • The proposed green infrastructure framework steps taken to appraise the Site and its surroundings. will allow for appropriate landscape and 04. Evaluation: 7KLVVHFWLRQLGHQWLÀHVWKHLQÁXHQFHV ecological enhancement measures to be and opportunities of the Site and its surroundings. applied. 05. Development Proposals: This section • Provide Sustainable Drainage Systems (SuDS) describes and illustrates the design proposals and features in the form of attenuation basins, GHPRQVWUDWHVKRZWKH\UHVSRQGWRWKHLQÁXHQFHV designed to retain surface water and provide DQGRSSRUWXQLWLHVLGHQWLÀHGLQ6HFWLRQ new habitat for wildlife. 06. Conclusion: This section evaluates the proposals against NPPF sustainability and design criteria.

Lopham Road, East Harling - November 2018 2 02. PLANNING CONTEXT AND DESIGN GUIDANCE

2.1 National Planning Policy

Planning Policy Background • Function well and add to the overall quality of • Local character (including landscape setting). A detailed assessment of the planning policy the area over the lifetime of the development. • 6DIHFRQQHFWHGDQGHIÀFLHQWVWUHHWV framework is set out in the Planning Statement, • Be visually attractive as a result of good which accompanies this planning application. This • A network of greenspaces (including parks) architecture, layout and appropriate and section focuses on the local planning policies most and public places. effective landscaping. relevant to the design and access proposals for the • Crime prevention. • Be sympathetic to local character and development. • Security measures. history, while not preventing or discouraging National Planning Policy Framework (NPPF) innovation. • Access and inclusion. At the national level the relevant policy guidance • Establish or maintain a strong of place to create • (IÀFLHQWXVHRIQDWXUDOUHVRXUFHV is set out in the National Planning Policy Framework attractive, welcoming and distinctive places to • Cohesive & vibrant neighbourhoods.” (NPPF) (July 2018). The NPPF sets out a presumption in live, work and visit. favour of sustainable development and is a material • Optimise the potential of the Site to National Design Guidance consideration in the making of planning decisions, accommodate and sustain an appropriate Whilst the NPPF replaced Planning Policy Statements, setting out the parameters by which planning amount and mix of development (including the following documents are still relevant and aim applications are to be assessed in relation to: green and other public space). to inspire well designed schemes that will create attractive places and inclusive new communities. • The presumption in favour of sustainable • Create places that are safe, inclusive and The following principal documents have informed development. accessible and which promote health and well-being. the design proposals: • Decision-making. • 'HOLYHULQJDVXIÀFLHQWVXSSO\RIKRPHV • Manual for Streets 2: Wider Application of the Planning Practice Guidance (PPG) Principles, 2010. • Promoting healthy and safe communities. The Planning Practice Guidance (PPG) explains how • Urban Design Compendium 1 and 2, English • Promoting sustainable transport. the NPPF policy should be implemented. Paragraph Partnerships - Housing Corporation, 2000-2007. • Making effective use of land. 006 (ID 26-006-20140306) of the PPG provides further • Building for Life 12 (3rd Ed.), Design Council, • Achieving well-designed places. information on design in the planning process. It states: 2015. • Conserving and enhancing the natural environment. “Design impacts on how people interact with places. Although design is only part of the planning Paragraph 124 of the NPPF states that “Good design process it can affect a range of economic, is a key aspect of sustainable development, creates social and environmental objectives beyond better places in which to live and work and helps the requirement for good design in its own right. make development acceptable to communities”. Planning policies and decisions should seek to ensure the physical environment supports Paragraph 127 provides a set of design criteria which these objectives. The following issues should be new development should seek to achieve: considered:

3 Design and Access Statement 2.2 Local Planning Policy

The Local Development Framework for Breckland • Adaptability: Development should be designed Other Core Strategy and Development Management District comprises of a number of Development Plan so that it is adaptable to changing social, policies of relevance to the DAS are: Documents, three of which are relevant to the Site. economic or technological conditions. The Core Strategy and Development Control Policies • Diversity: Development should provide a range • Policy SS 1: Spatial Strategy Development Plan Document (2009) (Core Strategy) of choice that will promote vitality in the area. • Policy CP 1: Housing sets out the Council’s policies with respect to their • Crime Prevention: The physical structure of long-term vision and future direction for development • Policy CP 4: Infrastructure new development should integrate crime RYHUWKHSHULRGRI7KH6LWH6SHFLÀF3ROLFLHV • Policy CP 5: Developer Obligations prevention measures with the other principles and Proposals Development Plan Document (2012) of good design. • Policy CP 6: Green Infrastructure allocates areas of land for different uses to deliver the • Policy CP 8: Natural Resources requirements of the Breckland Core Strategy. Design • Form and Character: Development should Principles (2005) provides design criteria which new complement the natural landscape, natural • Policy CP 9: Pollution and Waste developments are expected to follow. features and built form that surround it. • Policy CP 10: Natural Environment • Density, Height, Massing and Scale: • Policy CP 11: Protection and Enhancement of Core Strategy and Development Control Policies Consideration should given to the density, the Landscape Development Plan Document (2009) and the real or perceived heights and scales • Policy CP 12: Energy Of high importance to this DAS is Policy DC 16 of buildings in a particular area and the • Policy CP 13: Accessibility (Design). This policy states that all new development landscape or townscape effect it could have. • Policy CP 14: Sustainable Rural Communities should achieve the highest standards of design, and • Layout, Siting and Grouping: Consideration in assessing proposed development, consideration should be given to whether a layout makes • Policy DC 1: Protection of Amenity will be given to the following design principles and the best use of features of the Site in terms of • Policy DC 2: Principles of New Housing issues: its appearance, function and making the best • Policy DC 4: Affordable Housing Principles XVHRIOD\RXWWRLPSURYHHQHUJ\HIÀFLHQF\ • Local Character: Design proposals must • Policy DC 11: Open Space • Landscaping, Boundary Treatments and preserve or enhance the existing character of • Policy DC 12: Trees and Landscape an area. Enclosure: consideration should be given to the, incorporation, preservation and • Policy DC 13: Flood Risk • Public Realm: Public spaces should be enhancement of natural features on a site. • 3ROLF\'&(QHUJ\*HQHUDWLRQDQG(IÀFLHQF\ designed to ensure that access routes are attractive, maintainable, well-lit and well • Building Detailing and Materials: Detailing • Policy DC 17: Historic Environment surveyed, easily accessible to all members of and materials should be used to help the • Policy DC 18: Community facilities, recreation the community and free from unnecessary cohesiveness of a development, with particular and leisure consideration to the junctions of walls, roofs paraphernalia • Policy DC 19: Parking Provision and fenestration. • Connectivity: Interdependent places and locations should be well connected along routes that promote a choice of transport mode and are legible.

Lopham Road, East Harling - November 2018 4 6LWH 6SHFLÀF 3ROLFLHV DQG 3URSRVDOV 'HYHORSPHQW detailing and the use of external materials. district that: Plan Document (2012) • Sustainable construction: New developments • Respects and is sensitive to the character of This document contains site allocations across the should be based on established principles of the surrounding area and makes a positive GLVWULFW,WQRWHVWKDW+DUOLQJLVLGHQWLÀHGDVRQHRIIRXU sustainable construction. Particular attention architectural and urban design contribution to larger villages in the District which will accommodate should be reducing energy consumption. its context and location. modest growth. • A safe and healthy environment: New • Contributes positively to the public realm and Design Principles (2005) developments should create places where public spaces, protecting the high levels of people feel safe and that are easily accessible amenity and quality of life making Breckland 'HVLJQ 3ULQFLSOHV LGHQWLÀHV ÀYH NH\ GHVLJQ to all. an attractive, successful and vibrant place for principles new developments area expected to residents, workers and visitors. follow, these are as follows: Emerging Local Plan • Creates high quality, safe and sustainably • Respect for context: New development should The Council have prepared a new Local Plan and designed buildings, places and streets. integrate well with its surroundings, and take full submitted it to Government in November 2017 for account of site features and local character. Examination in Public. Until such time as the new • Maximises connectivity within and through a New development should be neighbourly Local Plan has been formally adopted, the adopted development and to the surrounding areas, and, where appropriate, reinforce local and ‘saved’ policies remain relevant, insofar as they including the provision of high quality and safe distinctiveness. are compliant with the NPPF. Any policies that were pedestrian routes. not ‘saved’ by the Secretary of State’s direction • Sense of place: New development should have been deleted and no longer comprise part of Further detail on design is provided in Policy COM be designed to create a sense of place and the Development Plan. identity. Particular attention should be paid to 01, which states that high quality design will be promoted by requiring that new development meets the design of spaces and places between and Due to the progress that has been made on the the following criteria: surrounding buildings. production of the emerging Local Plan, the policies contained within it will be given some weight when • Good looking buildings: New buildings should determining planning applications and therefore • Preserves or enhances the special character of EHSOHDVLQJWRWKHH\HVRXQGO\EXLOWDQGÀWIRU have been taken into account in the preparation of the historic environment. their purpose. Particular attention should be this DAS. paid to issues of scale and proportion, visual • Integrates to a high degree of compatibility balance and order, architectural expression, Of particular importance to this DAS are Policy GEN with the surrounding area. 2: Promoting High Quality Design and Policy COM 01: • Incorporates sustainable design and durable Design. Policy GEN 2 states that the Council requires FRQVWUXFWLRQHQHUJ\HIÀFLHQF\DQGFOLPDWH high quality design in all development within the change mitigation, and is adaptable to different activities, uses, and changing needs.

5 Design and Access Statement • Consists of high quality details and materials • Provides adequate parking and storage for • PolicyPolicy ENV 05: ProtectionProtection and Enhancement ooff that respects or improves local character. bicycles. thethe LandscapeLandscape

• Responds and integrates with the layout of the • Reduces the impact on local air quality. • PolicyPolicy ENV 06: Trees, HedHedgerowsgerows and surrounding built environment, forms legible DevelopmentDevelopment routes and positively contribute to street Other emerging Local Plan policies of relevance to • PolicyPolicy ENV 07: DesignatedDesignated HerHeritageitage AssetAssetss frontages. the DAS are: • PolicyPolicy ENV 09: Flood RiskRisk & SurSurfaceface WateWaterr • Policy GEN 01: Sustainable Development in • Ensures that high quality hard and soft DrainageDrainage landscaping is integral to layout and design, Breckland and opportunities to introduce green urban • PolicyPolicy COM 02: HealthyHealthy LLifestylesifestyles • Policy GEN 03: Settlement Hierarchy design solutions are optimised. • PolicyPolicy COM 03: ProtectionProtection ooff AmenAmenityity • Policy GEN 05: Settlement Boundaries • Is designed to reduce opportunities for crime • PolicyPolicy INF 02: DeveloperDeveloper ContrContributionsibutions and antisocial behaviour. • Policy HOU 01: Development Requirements

• Provides an appropriate level of amenity for • Policy HOU 02: Level and Location of Growth buildings. • Policy HOU 06: Principle of New Housing

• Provides high standards of accommodation • Policy HOU 07: Affordable Housing for housing in terms of internal space, external private and external communal amenity • Policy HOU 09: Specialist Housing space, and access to usable open space. • Policy HOU 10: Technical Design Standards for New Homes • Creates clear distinctions between private and public space, and integrates building services • Harling Housing Allocation 1 equipment and facilities. • Policy TR 01: Sustainable Transport Network • Requires development to provide appropriate facilities for refuse, recycling and servicing. • Policy TR 02: Transport Requirements • Policy ENV 01: Green Infrastructure • Preserves key and important views. • Policy ENV 04: Open Space, Sport & Recreation • Ensures safe access for vehicles and for walking and cycling.

Lopham Road, East Harling - November 2018 6 03. SITE ASSESSMENT

3.1 Site Location and Context

The Site is located adjacent to the southern built edge of East Harling, to the south of Lopham Road and to the east of Garboldisham Road (B1111). East Harling is a village and classed as a Local Services Centre within the Core Strategy and emerging Local Plan. It is positioned within the south east of Breckland District and is located approximately 12.9km (8 miles) east of Thetford and 10.4km (6.44 miles) south west of Attleborough. The village is located to the east of the River Thet, and has an uneven nucleated shape, with the main shops and services centrally located on Market Street, and the majority of housing development situated to the east of this road.

The Site measures approximately 11.79 hectares and FRPSULVHVWZRÀHOGVFXUUHQWO\LQDUDEOHXVHFRQWDLQHG by Lopham Road to the north and Garboldisham 5RDG % WR WKH ZHVW 7KH ZHVWHUQ ÀHOG LV WKH larger of the two and is roughly rectangular in shape, DQG WKH HDVWHUQ ÀHOG LV URXJKO\ VTXDUH LQ VKDSH An existing residential property called Little Rowley indents the northern boundary of the Site.

Vegetation on the Site is contained to the Site’s boundaries with a mixture of hedgerows and trees GHÀQLQJWKHH[WHQWRIWKH6LWH)LHOGKHGJHURZVDQG occasional mature trees separate the Site from Lopham Road, Garboldisham Road, East Harling &HPHWHU\ WKH IDUP DQG DGMDFHQW DUDEOH ÀHOG Mature trees separate the Site from the property of Little Rowley where it indents the Site. A small fragmented hedgerow separates the eastern and western parts of the Site.

Memorial Green, East Harling.

7 Design and Access Statement A11 north to Norwich

ATTLEBOROUGH Attleborough Railway Station

A1075 north to Dereham

A11

Eccles Road Railway Station

A1075

Harling Road Railway Station A11 EAST HARLING SITE Kenninghall Site Boundary

Main vehicular routes THETFORD Garbolisham Road (B1111) to Stanton Lopham Road to the Lophams Railway line and existing and the A143 stations

Figure 3.1: Site Context Plan.

Lopham Road, East Harling - November 2018 8 3.2 Surrounding Designations

Figure 3.2 shows the designations within the context 7KUHHQDWLRQDOVWDWXWRU\GHVLJQDWLRQVZHUHLGHQWLÀHG of the Site. The Site is not covered by any statutory or within 3km of the Site: Middle Harling Fen SSSI is non-statutory designations for landscape character located 0.4km west of the Site, Breckland Forest SSSI or quality and the important landscape features are is located 1km to the south west and East Harling contained to the Site’s boundaries. common SSSI is located 1.8km to the north east.

Nearby Heritage Assets (LJKWQRQVWDWXWRU\&:6GHVLJQDWLRQVZHUHLGHQWLÀHG A Conservation Area covering the historic core of within 2km of the Site. The closest designation is East Harling is located to the north of the Site, the Woodland adj. Mid Harling Fen which lies 0.4km west most southern extent of which is approximately RI WKH 6LWH 7KH RWKHU QRQVWDWXWRU\ &:6 LGHQWLÀHG 350m from the north western corner of the Site. The were: Adjacent River Thet located 1.1km to the north Conservation Area contains the majority of Listed west of the Site, Triangle Covert located 1.1km to the Buildings within East Harling, including the Grade I south west, Adjacent East Harling Common located Listed Church of St. Peter and St. Paul. 1.3km to the north, East Harling Fen located 1.3km to the north east, Black Carr located 1.4km to the west, Immediately to the north of the western part of the Wittle Meadow located 1.6km to the north west, and Site, on the opposite side of Lopham Road, are a Wittle Fen located 1.7km to the north. number of Grade II Listed houses on The Crescent. Due to their proximity, intervisibility between these properties and the Site exists, although the views are partially screened by the vegetation. Two Grade II Listed thatched cottages can also be found just north of the Site on Garboldisham Road.

Ecological Assets The Site is not covered by any national statutory or non-statutory designations for ecology. However, there are a number of designations within the vicinity of the Site.

Five international statutory designations were LGHQWLÀHGZLWKLQNPRIWKH6LWH%UHFNODQG6SHFLDO Protection Area (SPA) is located 1km to the south west of the Site, Breckland Special Areas of Conservation (SAC) is 5.7km to the west, Norfolk Valley Fens SAC is 7.1km to the north east, Waveney and Little Ouse Valley Fens SAC and Redgrave and South Lopham Fens Ramsar are located 7.3km to the south east.

9 Design and Access Statement 6

Site Boundary

Conservation Area Downhill Grove* 3 2 Ancient Woodland 1

Mauley's Carr* Scheduled Monument 0.5km1km 1km1.5km 1.5km SITE X County Wildlife Site 4

6LWHRI6SHFLDO6FLHQWLÀF,QWHUHVW 666, * Middle Harling Fen SSSI 5 00.250.50 5

km Special Protection Area

X Grade II Listed Buildings within 1.5km (Outside Conservation Areas) * Breckland Forest SSSI 1. The Cresent 2. Old World Cottage 3. Windmill * Round Barrow on East veye 1100022861.0 02 6 4. Middle Farhouse & Barn Harling Heath 5. Hill Farmhouse * Devil’s Ditch 6. Black Flint Farmhouse Figure 3.2: Map showing designations around the Site.

Lopham Road, East Harling - November 2018 10 3.3 The Settlement Growth Pattern

East Harling forms part of the group of villages to the north of the Site on Lopham Road. The eight collectively known as the Harlings. It is likely that early dwellings that comprise The Crescent were built by SUHKLVWRULF SHRSOH ZHUH ÀUVW DWWUDFWHG WR WKH DUHD Norfolk County Council in 1919-1920 as an experiment due to the presence of the nearby River Thet, the into cheaper house building techniques and today OLJKWIRUHVWFRYHUDQGWKHUHDG\VXSSO\RIVXUIDFHÁLQW are Grade II Listed. The 1958-1959 map also shows nodules from which to fashion tools. how the large individual residential property of Little Rowley had been built by this time indenting the East Harling is the largest of the Harlings having northern boundary of the Site expanded at a quicker rate than Middle Harling, West Harling and Harling-Thorpe since the 11th 1983-1985 Century onwards due to its closer relationship with A comparison of the 1958-1959 and 1983-1985 inland trading routes. Its importance in the local area PDSVUHYHDOKRZWKHYLOODJHH[SDQGHGVLJQLÀFDQWO\ is underlined by the fact that the village was granted in the intervening years with largely new housing a market charter in 1474, which saw it prosper. East development being constructed to all side of the +DUOLQJ·V SURVSHULW\ LV UHÁHFWHG E\ WKH LPSUHVVLYH historic core so that the Market Place remained at scale of its church and its prominent spire. the heart of the village. Within close proximity of the Site new housing development can be seen 1887-1892 immediately to the west on Garboldisham Road and The 1887-1892 map shows how by the end of the to the north on Lopham Road. 19th Century East Harling had principally grown around the junction of Market Street, Cheese Hill and Modern day White Hart Street, with a smaller grouping of buildings The modern day map of East Harling shows how located around the junction of White Hart Street, the village has continued to grow in recent Gallant’s Lane, Fen Lane and Quidenham Road. years, in particular with a number of new housing The Market Place can be seen sitting at the heart developments located immediately to the east of of the settlement with a number of streets radiating the Site on the northern side of Lopham Road and a outwards to form the principal street structure of the larger housing development located to the north of village. the Site on Kenninghall Road. 1958-1959 The 1958-1959 map shows how East Harling remained ODUJHO\XQFKDQJHGGXULQJWKHFRXUVHRIWKHÀUVWKDOI of the 20th Century, save for the construction of Jubilee Avenue and The Crescent to the south east of the Market Place. The Crescent sits immediately

11 Design and Access Statement 1887 - 1892 1958 - 1959

1983 - 1985 Modern Day

Figure 3.3: Historic maps illustrating the development at East Harling.

Lopham Road, East Harling - November 2018 12 3.4 Settlement Form A - Market Street

Due to the fact that the settlement in East Harling had begun to expand during the second half of the 20th Century, much of the housing stock is generally detached

and semi-detached in nature. However, East Harling's historic core exhibits some MARKET STREET MARKET traditional features, particularly evident within the centre of East Harling around the junction of Market Street, Cheese Hill and White Hart Street.

As mentioned, East Harling typically comprises predominantly detached and semi- detached housing set behind large front gardens. However, it also exhibits terraced properties, particularly on the approach to the centre of the village along Market Street and White Hart Street. We have considered several of the housing areas within the village, in order to analyse the existing urban form and to inform the design of the proposals.

B C • Terraced housing stock originating from the late 1800s, most of which can be found along Market Street and White Hart Street to the north of the Site, within the centre of East Harling. SITE • 2 storey terraces create continuous building frontages.

• Chimneys break up the roofscape and create vertical rhythm.

• On-street car parking dominates the street scene to the detriment of the character of the streets. Figure 3.4: Urban Grain Analysis.

13 Design and Access Statement B - Kerridges C - Brewsters

BREWSTERS

KERRIDGES

• Predominantly semi-detached bungalows, 1½ and 2 storey dwellings dating • Mix of recently built detached and semi-detached dwellings located to the IURPWKHPLGVVHWEHKLQGJRRGVL]HGIURQWJDUGHQVGHÀQHGE\DPL[RI north of the Site. low walls, fences and hedgerows. • Majority of dwellings accommodate parking to the front, with many of the • Dwellings characterised by gabled roofs and small chimneys. wide fronted detached dwellings having an integral garage.

• Landscaping within front gardens helps to soften the street scene in places. • Range of building materials includes red and buff brick, slate tiles, pantiles and plain tiles. • Car parking accommodated on-plot.

Lopham Road, East Harling - November 2018 14 3.5 Traditional Details and Materials

The historic heart of East Harling possesses a strong character that is representative of the local vernacular, comprising of an interesting mix of terraced cottages and larger, more prominent individual houses. The cottages comprise an eclectic mix of building styles, materials and features, often within a single streetscene which contributes the richness of the village’s visual appearance.

The larger individual houses tend to sit within a large plot of land set back from the street behind a well- GHÀQHGIURQWJDUGHQ7KLVPL[RIEXLOGLQJW\SHVFDQ be seen to be built in a range of materials that LQFOXGH UHGRUDQJH EULFN DQG ÁLQW WRJHWKHU ZLWK a broad range of painted render and brickwork including cream, white, green, blue, yellow and pink shades, which combine to create lively and vibrant street scenes.

The roofs, which include hipped types to the more prominent buildings, are predominantly covered in pantiles in both orange and black shades. Building Market Street. White Hart Street. features which are representative of the local vernacular include prominent chimney stacks and catslide dormers.

Market Street. Church Road.

15 Design and Access Statement Church Road.

Lopham Road, East Harling - November 2018 16 3.6 Existing Site Features

7KH6LWHFRPSULVHVWZRDUDEOHÀHOGVZKLFKWRJHWKHU PHDVXUH KD 7KH ÀHOGV DUH FRQWDLQHG DQG accessible by Lopham Road to the north and Garboldisham Road (B1111) to the west. The western ÀHOGLVWKHODUJHURIWKHWZRDQGLVURXJKO\UHFWDQJXODU LQ VKDSH DQG WKH HDVWHUQ ÀHOG LV URXJKO\ VTXDUH LQ shape.

The built edge of East Harling is located to the north of the Site, on the opposite side of Lopham Road, and also partially adjacent to the western boundary of 3 the Site, on the opposite side of Garboldisham Road. An existing residential property called Little Rowley indents the northern boundary of the Site. A farm and a couple of associated residencies are located to the south of the Site. East Harling Cemetery lies next WRWKHVRXWKZHVWHUQERXQGDU\RIWKHZHVWHUQÀHOG 2 and to the south of this some informal allotments FDQ EH IRXQG $UDEOH ÀHOGV DUH ORFDWHG DGMDFHQW to the southern part of the western Site boundary, on the opposite side of Garboldisham Road, and also neighbouring the south eastern boundary of the 1 HDVWHUQÀHOGEHWZHHQZKLFKWKHUHLVDSULYDWHURDG 4 outside of the Site boundary leading to the farm and residencies located to the south of the Site.

Vegetation on the Site is contained to its boundaries ZLWKDPL[WXUHRIKHGJHURZVDQGWUHHVGHÀQLQJWKH extent of the Site. Field hedgerows and occasional mature trees separate the Site from Lopham Road, Garboldisham Road, East Harling Cemetery, the Figure 3.5: Aerial Photograph showing the Site features and photograph location points. IDUP DQG DGMDFHQW SULYDWH URDG DQG DUDEOH ÀHOG beyond. Mature trees separate the Site from the Site Boundary property of Little Rowley where it indents the Site. A small fragmented hedgerow separates the eastern and western parts of the Site. X Photo location

17 Design and Access Statement Existing properties on Lopham Southern Site The Crescent Road The Site boundary

View from the south western corner of the Site looking north east towards Lopham Road.

South eastern Site boundary Existing pig farm The Site Little Rowley

9LHZIURPQHDUWKHQRUWKHDVWHUQERXQGDU\RIWKHHDVWHUQÀHOGORRNLQJZHVWDFURVVWKH6LWH

Existing property on Existing properties on Garboldisham Road (B1111) The Site Northern Site boundary Lopham Road

View from the south western corner of the grounds of the existing property of Little Rowley looking north west across the Site.

Lopham Road, East Harling - November 2018 18 3.7 Topography

The Site slopes gradually down in a south easterly to north westerly direction, from a high point of 32 metres Above Ordnance Datum (AOD) in the VRXWKHUQFRUQHURIWKHHDVWHUQÀHOGWRDORZSRLQWRI 22 metres (AOD) in the north western corner of the ZHVWHUQÀHOG

Beyond the Site the surrounding landscape is similar with a gradual slope downwards towards the River Thet which runs to the north west of the Site.

.20 m AOD

.25 m AOD

.30 m AOD

.35 m AOD

.40 m AOD

Site Boundary .45 m AOD

Figure 3.6: Topography Plan.

19 Design and Access Statement 20 2 4 3 Lopham Road, East Harling - November 2018 1 Lopham Road Existing properties on Little Rowley no further to the south than existing houses along the western side of Garboldisham Road, allowing a large area of public open space to be included in the southern part of Site, ensuring a robust and sensitive edge to the southern part of East Harling and to adjoining countryside beyond. • The proposed built development will extend The assessment found that the proposed development could be accommodated on the Site with no more than initially moderate adverse effects on the character of local landscape, which would decline over time. 7KH6LWH ZHVWHUQÀHOG 7KH6LWH HDVWHUQÀHOG roadside vegetation and existing houses, to the east and south by shallow local ridge OLQHV$VDUHVXOWWKHUHDUHQRVLJQLÀFDQWORQJHU distance views to the Site. majority of the existing landscape framework and the provision of new planting around the housing, in green corridors and within the areas of public open space, will enable the integration of development into East Harling in a way which respects its character and that of the wider landscape.

4 South western Site boundary View from the south eastern corner of Site looking north west across towards Garboldisham Road (B1111) • The Site is screened to the north and west by • The retention and enhancement of the 3.8 Landscape and Visual Character A Landscape and Visual Impact Assessment (LVIA) has been prepared in support of this planning DSSOLFDWLRQ7KHÀQGLQJVDQGFRQFOXVLRQVRIWKH/9,$ are summarised below: 3.9 Ecology

An Ecological Impact Assessmment (EcIA) has been prepared in support of this planning application. 7KHÀQGLQJVDQGFRQFOXVLRQVRIWKH$VVHVVPHQWDUH summarised below:

• The Site is not subject to any statutory or non- statutory ecological designations.

• The scheme seeks to retain the wooded Site Boundary 1 boundaries to the Site as far as possible, with H2 VLJQLÀFDQWRSSRUWXQLWLHVIRU%UHFNVKDELWDW A Arable FUHDWLRQLGHQWLÀHG

• Mitigation measures are proposed to minimise Dense Scrub effects of the development on nearby nature conservation designations and the bat species Tall ruderal 2 H6 that utilise the Site for foraging. H1

• With successful implementation of the Standing water proposed mitigation and enhancement H3 A A measures, the development is not anticipated Tree WRUHVXOWLQDQ\UHVLGXDOVLJQLÀFDQWDGYHUVH negative effects to important ecological H5 Hedgerow features. The scheme is considered to accord with all relevant nature conservation legislation. H4 n Target note: 4 3 1. Field horsetail Equisetum H7 arvense 0DPPDOVQXIÁHKROHV 3. Rabbit warren 4. Rabbit warren Figure 3.7: Phase 1 Habitats Survey Plan.

21 Design and Access Statement 3.10 Arboriculture

A Tree Survey and Arboricultural Impacts Assessment has been prepared in support of the planning application to assess the impact of the development on the Site’s existing trees and hedgerows. A total of 20 individual trees, 12 groups of trees and 6 hedges

4 8 4 4 6 1 3. 23.426 2 30 21. 23.4

G21.172 0 8

9 21.563 405 55 d House 3. 2 21.264 THE 23.414 CRESCENT 23.310 21.121 23.3

23.36823.358

21.217 23. 23.388 EP 21.194 GP 335 23.408 21.610 2 1 stn5a . EH26.650 have been recorded and assessed on and adjacent 141 23.379 12 GP RH29.564 11 23. 2 NP SV MKRRH29.307 RH32.107 23.353 3.4 21.482 G21.168 stn7 EH26.930 447 34 21.260 17 MH AV RH32.098 1 SP 21.306 21.505 NP EH27.447

23.349 2

23.446 EH24.974 RH29.662 3.

21.16 MH 21 RS 398 14 CL21.130 21.233 .450 21. ST 5 21.421 21 2 21.276 .61 stn6 EH26.347 09 1 21.737 G21.669 23. Tie Line 23.340 21.446 MH 490 21.393 21.811 21.88 25 CL21.626 1 21.146 6 21.480 IL19.276 21 .22 .908 TP 21 RH29.716 G ST 22.278 RS 21.679 surface water 22.171 208 EH26.494 21.03 21.980 2. 22.413 sewe 2 21.93 r 5 21.101 1 21.033 21.688 23 22.23 2

BT 3.326 .494 .589 CONC.WALL 21.147 22.339 22.402 265 21.247 22.159 BUSHES 22.208 22.2 21.008 6 27 21.0 .390 22 to the Site. None of the trees on Site are currently 20.777 21.869 22.276 450Ø .428 1 22.714 22.27822.380 H1 -B2

0 22.522 G 22.158 22.47722.320 20 21.723 22.558 7 .949 8 MH 22.361 21.142 BL22.162 22.339 CL22.421 9 23.411 22.5BL22.263 IL20.471 22.60 22.5 23.25 BUSHES 32 22.701 22.381

0 22.100 22.430 22.669 RS

21. 22.708 22.465 22.55 ST 22.550 0 190 TP

23.354 Tie Line 23.2 22.331 22.606 150Ø 11 21 2 22.716

22. 2 1.123 545 22.531 surface 22.637 7 wa 22.038 22.289 ter sewer 22.670 BUSHES 450Ø 22.787 MH 22.530 22.685 21.716 BL22.524 CL22.748 22.813 IL20.548 RH30.942 22.882 22.672 Brindwood Springfield 22.479 BL22.432 22.810 23 22.682 EH27.739 protected by Tree Preservation Order. 22.771 MH .278 22.673 CL22.862 23.079 22.988 IL21.122 RH31.396 16 22.641 21.986 22.791 22.796 EH28.062 22.986 21.2 22.889 22.985 23.2 21. 22.608 48 RH31.298 7 Meadowsweet 47 1 23.249 22.887 5 BUSHES 23.02stn5 EP 8 22.824 22.621 22.991 22.987 23.177 22.758 HAMBLING'S 21.663 22.637 22.988 BL2 23.152 23.192 2.59 22.986 450 23.192 POST RH32.786 21.320 4 Ø 21.962 22.959 489 23.056 23. ST 22.612 BL22.718 EP 28 EH25.413 22.955 23. 23.343 23.726 23.329 215 EH30.027 22.919 23.438 BL23.130 150Ø G1 -C1 El 2 RH27.543 1.3 23.141 BL23.078 2 23.338 3.43 23.361 3 23.653 2 BRICK WALL Sub 09 3.949 4.194 .358 Retreat BL23.114 23 2 24.291 PIECE .472 23 24.315 RH28.750 23.265 23.631 23.8 23.299 surface 78 ST 23.639 w FH 24.307 RH30.938 21.617 23.435 ater sewer 22.047 450Ø 24.189 Sta 21.345 150 il 1.92 23.426 MH MH 24.390 G1224.641 -B2 24.008 CL23.915 CL24.140 EP IL20.965 IL22.22 24.647 BUSHES EH28.419 The 7 23.889 G24.469 24.938 k 24.163 24 RH31.293 . 21.5 500 21.4 PB RH29.843 ST 55 TP 81 24.190 22.0 BUSHES LOPHAM 0 G24.462 9 24.156 24.506 25.012 ST 9 22.069 23.954 24 . 24.230 ROAD .755 24 21.935 G11 -B2 46 24.350 77

9 EH28.050 24.431 150Ø The principal arboricultural features on the Site EP 24.586 24. 4.975 24.536 24.747 2 24.430 450Ø 24.981 25.059 24.536 BUSHES BRICK WALL RH31.035 EH26.735 rs3 25.214 24.417 25.006 EH28.478 24.612 2 4.8 24.946 25.039 2 24.692 24.763 73 25.231 1 BRICK WALL . 68 22.080 24.889 w 1 23.961 BT 25.215 25.328 MH 25.021 2 CL21.626 24.90724 TP 5.051 25.2 25.538 RH31.223

4 The 21.919 SP IC 49 . 87 6 MKR CL25.054 EP

23.888 .8 SP MH 8 4 CL25.514

2 25. 071 IL23.496 Chase RS 25.3 25.121 surface 90 23.851 24.877 wa 21.72 ter sewer G25.131 EH28.653 22.015 RH32.963 MH 2

4 EP 1 23.798 24.932 CL25.449 .792 25.149 IL21.419 21.691 25.257 25

1 .5 2 25.214 25.27 stn4 23.835 5 19 Nilo 1.7 25.809 25.599 25.449 .3 9 Oak 5 2 PIECE 95 .335 5. 2 25 25.463 25.2 470 PIECE 8 are predominantly off-site trees located along the 23.786 25.328 25.298 8 25 .60 22.5 25 2 21.78 5 Tree Category A - High GRASS .3 2 ST 08 5 21.849 661 .6 2 7 5. 25.727 2 5 3 2 7 21.923 5. .390 2 RH27.731 3 25.499 21.999 21.805 2 POST & WIRE 25.627 25.3 25.59525. 5 97 9 Little Rowley 5 22.307 G102 -C2 25.308 5 .4 82 T1 -C1BUSHES 21.967 23.700 25.394 G25.456 EH29.739 25.698 Shangri 21.874 Pipers RS22.110 25.314 BUSHES G25.412 23.776 25. 8 25.629 25.780 25.64 40 455 21.9 23.0 5. 25 1 2

21.933 25.731 .559 5 -La 6 25.474 23.858 23.742 25.376 Quality 22.259 RH32.842 25.870 1 22.036 50Ø 25.925 25.814 25.798 35

22.017 22.113 4 BUSHES 50 EP HAMBLING'S

21.959 Ø HAMBLING'S boundaries of the neighbouring property; Little 25.846 25. ELEC EH29.719 51 EH27.405 758 ST 23.824 25. 25 6 .961 25.946 25.409 72 22.024 25. 22.328 26.090 2 659 25 23.698 1 .966 22.073 7

5. 26.150 2 22 RH30.829 25.505 BT 25 22.039 .9 . 0 15 2 22.219 23.945 MH

22.089 9 CL25.797 IL24.347 2

22.041 25.570 5

EH24.546 . G25.800 80 23.944 26.010 23.5 G25.788 6 RH27.005 25. 8 G25.773 06 22.343 G5 -B2 9 RH29.717 25.8 22.189 46 6 22.061 BUSHES1 Tamarisk 25.684 23.947 9 2 0 25.

24. EH27.630 26.021 26.1 23.833 POST & WIRE 59 BRICK WALL EP 22.068 TIMBER FENCE 26. RH30.255 2 22.0 2 2.144 25.805 25 1 6 34 .2 52 Rowley. The remainder of the Site’s arboricultural .9 23 MH 25.5 26.082 9 23.856 1 CL22.153 2 5. A Category - Hedgerow, 98 22.221 22.31322.370 26.32 25.583 BL25.715 3 2 EH29.216 6 26.2 . 26.458 19 3 8 22.164 2 23.910 3 25.925 26.106 41 RS 26.211 Shephall 2 BRICK WALL BL25.921 6 . 23.877 134 26 8 25.450 26.340 ST .41 22. 2 2 26.586 26.179 6. 5 2.302 23.877 161 318 24.39 T19 -A1 22.466 EP Sunrays 22.607 23.894 26.475 BUSHES 26 s 26 u .496 22.5 rface . 22 436

.32 23.934 w 26.2 9 a 26.436 26.588 26.59 0 ter 9 s 2 23.911 e 26.502 26.570 wer Group, Woodland 26.274 26. 26.3 NP NP 3 MH 80 22.459 23.904 9 26.409 26.479 9 CL26.402 Winds 26.739 IL21.832 MH UHVRXUFH LV UHVWULFWHG WR WKH ÀHOG HGJH ERXQGDULHV 22.626 26.0 26.893 CL26.618 T2 -B1 22.421 23.900 450Ø 25.606 IL21.898

23.990 0 2 3 61 . 48 9 3 MH 26.621 .6 26 7 26.504 26.7 0 .

4 22. CL26.554 26. 26 NP 26 Damaged .7 26.953 5 NP 6 543 9 7 2 2

6.6 FH MKR 2

22 26.58 6.7 ST 26.

24.161 23.805 6 26

. 5

479 22.740 26.857LP 4 8 80 Four .

2 8 2 .737 3 24.198 BT 8 25 MH 22.577 26.95327.254 CL26.887 us 24.138 26 27.470 24.317 ST .7 MH RS 24 RH27.204 G7 -B2 stn3 CL26.902 22.811 23.0 26.833 24.383 G26 MH CL26.932 RH32.154 .7 27 26.788 27 49 . Bridan Beech 26.890 .042 023 22.809 24.399 26.904 EH29.901 40 EP GRASS 26 G9 -B2 24.421 BUSHES .87 1 27 Cottage 24.461 25.790 .083 26.9 RH32.512 and the main arboricultural constraint will be the 26.9282 27.151 Tree Category B - 15 6.985 26.5 EP 22.705 27.152 27.223 27.080 EH30.179 27.050

22.646 24.611 BUSHES H2 -B2 27.195 27 22.779 22.905 GRASS .280 2 27.233 27 7 22.899 .14 .144 2 2 24.784 7 7.276 2.75 27.466 BUSHES 27. 27.362 201 0 25.570 25.480 27 22.965 25.861 .3 25.258 25.325 27.317 27 43 RH35.699 .29 MH BUSHES 1 CL22.763 25.379 BRICK WALL 27.4 2 27. EH30.943

2.790 2 5 2.769 0 14 22.896 23.5 25.505 0 22.892 2 MH 23.101 9 27 POST & WIRE 27.386 .4 CL27.415 Moderate Quality 27.485 7 .589 27.6 2 BL IL26.105 150Ø 22.848 2 27 75 25 7.336 . 2 6 . 2 6 27.0 27.5 7.507 4 26 25.800 POST & WIRE 88 27.770 23.008 26.297 27.769 2 27.642 22.960 25.882 dead tree T18 -U 27. 27.77 root protection areas associated with these trees. 2.87 26.0 27.543 T15 -B1 27.685 5 2 2 2 22.921 5.788 27.844 0 7.612 9 BUSHES G2 -B21 23.192 T16 -B1 27.863 EH30.649 2 27.916

22.9 7 .684 G27.68 RH32.409 ST 27 23.278 83 . 26 26.126 28.375 92 22.941 3 ST G6 -B2 . 6 2 904 6 26.872 28.425 27.7 24.0 2 22. 27.746 82 BUSHES RS 27 22.912 .8 14 23.078 27.860 28.025 Leveretts 27.877 27.888 23.021 23.383 27.980 EP T17 -U 28.057 27 27.5 .9 27.963 28.1 26.5 32 5 27.950 28 6 23. .0 28.162 4 4 ST

10 23.502 7 28. RH35.043 23.069 24.5 28.123 28.283 11 4 RSRS 09 23.613 .3 B Category - Hedgerow, 28 A number of individual trees are found to be high- RS rs1 28.335 28. 28.292 2 26 EH31.084 2 TP 28.309 0 3 23.306 3 7 28. 3 RH36.086 28.335 . 28.566 8 23.682 2 23.5 BUSHES 28 27.0 .3 23.306 8 28.488 8 25.0 28.459 2 8. EH32.030 4 57 G2 23.201 8. 517 BUSHES 28.0 28.753 28 .77

23.46

3.485 2 28.667 28.63 23.583 28.662 2 23.89023.884 8 .6 6 5 4 Group, Woodland 9 2 23.595 BL 8. 28 28 2 6

23.495 23.963 . 8 64 23.742 655 .472 .8 89 ST 24.0 27.108 23.600 23.957 BL28.649 EP 23.493 23.712 BRAMBLES 28.909 29.02 BUSHES 27.5 29.042 SP 23.939 26.902 2 Tie Line 25.5 8 5 quality, and, therefore, their retention and protection 29.049 .855 28.881 TP 29.080 23.879 stn1 5 27.229 MH 29.042 28.987 28.98 28.929 CL29.013 29.05528.8 G28.896 G29.026 28.816 MH 2 6 CL29.046 8 2 MH .18 28.985 02 BUSHES CL28.959 . 29 RH37.807 23.975 9 27.368 SV 2 ST 28.983 29

23.608

7 29.288 BRAMBLES . 28.5 2 EH32.899 .0 23.885 4

9 8 29.312

2 T3 -A1 FH G29.133 27.485 29 29.363 29.618 SV . H4 -C2 FH T20319 -C1 28.0 MKR G29.176 MKR 4 29.216 4

27.442 POST .1 9 2

23.850 TP 9 2 .2 RH38.992 26.0 7 27.645 2 BRAMBLES 1 2 24.072 .46 9 23.950 .5 27.831 29 6 29 66 23.859 29.50 MH .585 EH34.755 Tree Category C - Low 5 2 4 CL29.500 9 5 .467 RS 9. 2 29.0 29.531 2 will serve to provide a level of maturity and maintain 9 .4 24.222 29.979 8 8 9 24.5 NP POST 29.70 30.007 28.5 2 RS 24.011 26.5 9 .6 29.85 3 56 2 9 24.301 .8 4 29.83 29.737 82 24.352

24.008

29.75 24.316 .879 29.5 9 2 27.561 8 30.1

24.173 2 09 8 .9 Quality 9 2

9 27.649 BT

. 27.0

4 3 0. 24.323 2 29.0 5 04 4 24.567 28.262 .0 0 24.524 3

24.192 27.961 28.493 BRAMBLES BT 87 3 .1 0 the landscape and amenity value of the Site. 0 .11 28.395 3 24.532 25.0 T14 -C1 3 28.010 0

5 40

8 0. 30

T4 -B1 2 3 . 24.559 24.686 28.507 49

24. 0 24.527 28.425 27.5 469 0. 3

1 28.102

2 28.648 9 29.5 6 28.611 .7 30 24.701

24.945 25.5 8 24.817 T5 -B1 30.82 28.418 C Category - Hedgerow, 31.031

24.644

24.584 24.941

3 7 25.141 T13 -B1 .1 28.982 31 24.980 28.966 3 7 28.956 29.160 3 26.0 30.0 31. 29.254 38 30.416 Other arboricultural features which are present, 9

24.8 G8 -B2 25.133 .53 24.775 25.372 29.275 31 Group, Woodland 29.052 707 1. 29.420 3 25.209 .456 30.414 0 3 29.291 GRASS

29.609 6 25.542 28.978 1 30.5 1 8 5.05 63 29. 3 9

2 . 25.337 26.5 4 .05 30. 92 BRAMBLES 2 31 30.840 3

24.947 31.158 29.789

25.020 2 25.405 12 EH32.014 31.263 2 29.867 29. 9.457 2 9 25.500 31.279 .33 32 2.28 30.794 G4 -B2 3 31.536 30.059 .225 27.0

DUHDQXPEHURIKHGJHURZVZKLFKGHÀQHWKHÀHOG 25 25.546 25.5 12 29. 6 29.1 31.574 05

67 0 31.420 3 RH34.689 31.0 .5 3 25.541 25.1 57 30.364 32 . 25.758 32 30.498 O-H- ELEC .265 30.374 Tree Category U - 29 25.731 Tie Line 25.332 29.64 6 25.441 4 7 2. 8 EP 3 2.775 3 25.923 01 27.5 .1 9 25.958 2 25.453 29.621 GRASS 29.946 30 9 .4 7 29.743 76 31.5 .853 1 2 0 31.0 3 5 29.527 9 .52 30.47 boundaries at the outer edges of the Site. These 25.873 32. 25 58 9 9 28.

25.558 3 Unsuitable for Retention 1 .949 .168 0 6 3 1 31.09 .9 25.695 2 .709 25.985 26.0 3 50 5 EH34.967 0 25 31.449 3. 3 31.702 26.069 29.021 26.120 28.0 31.55 31.729 25.580 30.619 31.858 28.952 9 25.812 31.52 32.056 32.0 .995 6 O-H-ELEC 32.896 2 26.059 3 T6 -C1 5 130 32.425 BRAMBLES . 33

BUSHES 5.90 2 25.958 26.270 33.153 26.352 EP 25.971 31.893 26.272 29.068 33.167 31 .826 6 32.176 .10 should not represent a constraint to the proposals 26.332 32.234 3 3 5 26.319 32.261 33.118 33.20 26.5 U Category - Hedgerow, 26.299 32.226 26.541 28.5 29.042 33.094 26.464 32.369 BRAMBLES 32.171 26.121

26.161 26.405 33.109

26.606 63 BRAMBLES 3 BUSHES 3. 26.637 32.641 33.151 3 26.434 28.947 32.5 32.5 33.112 26.686 32.437 23 32.545 T7BUSHES -B1 26.584 32.827 6 POST BRAMBLES 9 .3 .204 26.270 26.673 33 1 26.228 7 26 9 278 .4 . 29.135 6.30 BUSHES 33 26 2 32.967 3 Group, Woodland 2 3 . 33.168 POST 2.7 909

88 27.0 78 GP 7 and any potential loss could be mitigated with 8

26.2 3.4 G326.677 -B2 EP 33.546 3 H5 -B2 8 29.026 5 GP 5 24 3. 33.771 4 .510 POST 33.342 . 3 26.668 31 33 26 .6 33 9 6.409 2 .226 2 33.445 1 29.763 60 33.3 3. 26.483 3

26.788 POST 24529.276 59 9. TRACK 0 26.978 2 1 .7

26.631 33 BRICK WALL . 29.619 780 7 SLURRY 3 9. 3 3 26.680 63 2 3 338 .56 26.583 BL28.954 29. .8 26.853 2 26.695 7 POST 0 BRICK WALL 28.996 3 29.461 3 3.9 BUSHES 96 26.711 27.5 399 3.723 6 .701 29. 7 9.528 6 29 BL28.946 2

26. 5 H3 -B2

81 . 29.409 26.718 27.366 relative ease as part of a new landscape scheme 26 POST 33. 2 95 0 9

4 Root Protection Area to BS 26.982 9.644 BL28.983 .7 T8 -B1 28.94 2

2 6.735

27.532 BL28.942 29.775 4 T9 -B1 4 89 938 7 .8 7 29.4

26. 28 27.143 2 9.2 Glebe View BL28.947 2 EH37.508 29.697 BRAMBLES 27.05 28.0

931 RH40.205 26. 9 RH42.129 .70 BL28.878 29 5837:2012 T10 -C1 9.133 2

27.332 28.189 29.367 8 SLURRY 2

27.144 for the Site. 29.4 RH33.782 BL28.933 EH30.601 T11 -C1 28.5 29.722 28.291 29.159 BUSHES 29.113 0 .34 28.357 9 BL29.056 2 0 29.716 6 9.9 2

7 9 27.42 28.731 2 .856 27.695 . L29.119 Chapel 29 29 B

1 4 2 9. Shrub Mass/Offsite Tree/ 8 8 WL2 4 2 29.295 9 29. .8 29.535 9.760 29.445 9 2 2 .023 599700 599800 599900 599500 9 599600 2 BL 29.443 29.847 BRAMBLES The Glebe Bungalow 27.895 T12 -B1 29.774

27.718 30.019 27.780

27 The Assessment does not identify any overriding Cemetery 30.056 OOS (Out of Scope) FRQVWUDLQWV WR GHYHORSPHQW DQG ÀQGV WKDW WKH Figure 3.8: Tree Survey. arboricultural impacts of the proposed development will be very low, limited to the removal of several short sections of hedgerow.

Lopham Road, East Harling - November 2018 22 3.11 Access, Movement and Facilities

The Site is located in a sustainable location, within a 5 to 15 minute walking distance of most facilities and services in the village. These include a number RIVKRSVWZRSXEOLFKRXVHVDEDNHU\DSRVWRIÀFH a doctor’s surgery, a primary school and nursery and the East Harling Sports and Social Club. East Harling also has connectivity to a good selection of local Public Rights of Way, which provide opportunities to reach the surrounding countryside and settlements East Harling Village Store by foot on attractive and safe routes, including routes south to Garboldisham and north towards Snetterton. 7KH 6LWH DOVR EHQHÀWV IURP FRQYHQLHQW DFFHVV WR the local public transport network, with a number of bus stops located within the village offering frequent services to nearby larger settlements, such as Norwich, Bury St Edmunds and Diss. The closest bus stop to the Site is located about a 7 minute (650 metres) walk from the Site on Market Street. Harling Road Railway Station is located just to the north of East Harling and provides daily services to Cambridge, and twice daily services to Norwich and East Harling Pharmacy Thetford. In addition, connections to Diss Railway Station provides opportunity to access frequent trains from Norwich to London Liverpool Street. Vehicular access into the Site will be provided from both Lopham Road and Garboldisham Road. East Harling has good connectivity in terms of roads within the village and to surrounding areas. In particular the village has convenient access to the A11, the nearest junction of which is located just 3.8km (2.4 miles) north of the village, and provides fast links north east towards Norwich and south west towards Thetford. Pepper's Tea Room

23 Design and Access Statement To Norwich Site boundary To Cambridge Harling Road railwayy station Developments under construction

Existing bus routes & bus stops

CHURCH ROAD (B1111) Railway line with railway station

Existing footpaths

Existing restricted byway

Sustrans route 13

East Harling village centre incorporating: SRVWRIÀFHVKRSVSXEVKRWHOVWDNHDZD\V and restaurants KENNINGHALL ROAD Facilities nearby: RIVER THET EAST HARLING Retail/commercial facilities

To LOPHAM ROAD &RPPXQLW\IDFLOLWLHVLQFOXGLQJ3RVWRIÀFH WEST HARLING ROAD Kenninghall SITE Religious facilities

walk - 400m

5 minute

Public house

Sports facilities

walk - 800m 10 minute

Education facilities

GARBOLDISHAM ROAD Bed and Breakfasts

Industrial estate South to A1066 and Garboldisham Medical facility/pharmacy

Figure 3.9: Services and Facilities Plan. Lopham Road, East Harling - November 2018 24 3.12 Water, Drainage and Hydrology

The outline planning application is accompanied by a Flood Risk Assessment (FRA). The FRA has been prepared to demonstrate that following construction RIWKHGHYHORSPHQWWKHULVNRIÁRRGLQJRQWKH6LWH DQG SRWHQWLDO ULVN RI ÁRRGLQJ HOVHZKHUH ZLOO QRW increase and that surface water drainage from the development will accord with SuDS principles in compliance with current national and local standards. The FRA concludes that the proposed development DUHDLVDWORZULVNIURPDOOVRXUFHVRIÁRRGLQJ$UHDV along the north of the Site which are deemed to EH DW SRWHQWLDO ULVN IURP SOXYLDO ÁRRGLQJ FDQ EH managed on Site.

Figure 3.10: Surface Water Flood Risk Plan.

Site Boundary

([WHQWRIVXUIDFHZDWHUÁRRGLQJ (Source: Environment Agency)

25 Design and Access Statement 3.13 Utility Searches

A number of over-ground and underground utilities are located close to or within the Site boundary. A water main runs through the Site along the western ERXQGDU\ DV VKRZLQJ LQ ÀJXUH 7KH IROORZLQJ utilities run adjacent to the Site boundaries, along Lopham Road, Garboldisham Road or by the farm to the south of the Site:

• A Water Main (Potable).

• Low Pressure Gas Mains

• A BT Line, and

• Electricity cables.

Figure 3.11: Utilities Plan.

Site Boundary

Indicative location of water main and 4.5m easement

Lopham Road, East Harling - November 2018 26 04. EVALUATION

4.1 Consultation

Gladman Developments has engaged in a process of community consultation, which has informed the development of the proposals for the Site.

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Full details of the consultation and information presented, which includes the consultation boards, are set out in the Statement of Community involvement accompanying the Planning Application.

Lopham Road, East Harling Lopham Road, East Harling Lopham Road, East Harling Lopham Road, East Harling 01 BACKGROUND 02 HISTORIC CONTEXT 03 THE SITE 04 EXISTING LOCAL CHARACTER

Introduction Historic Development The Site comprises two arable fields contained by Lopham Road to the north and Landscape and Visual Environment Garboldisham Road (B1111) to the west. The western field is roughly rectangular in Gladman Developments Ltd have successfully invested in communities throughout the UK over the past 30 years, developing high quality and sustainable residential, commercial and The Breckland District Landscape Character Assessment places the Site within “The Brecks – Heathland with Plantations” Landscape Type. The key characteristics of The Brecks – Heathland shape and the eastern field is roughly square in shape. An existing residential property industrial schemes. These consultation boards illustrate our emerging outline proposals for a new residential development located on land at Lopham Road, East Harling (the Site), as East Harling forms part of the group of villages collectively known as the Harlings. It is likely that early prehistoric people were first attracted to the area due to the presence of the nearby with Plantations Landscape Type evident on the Site and its immediate surroundings include intensively farmed arable fields and a dispersed settlement pattern. Landscape Character Types called Little Rowley indents the northern boundary of the Site. shown on the plan below. River Thet, the light forest cover and the ready supply of surface flint nodules from which to fashion tools. are subdivided into Character Areas, with the Site lying within the Harling Heathlands Character Area, which is described as a gently undulating landscape, geometric arable fields delineated The western field comprises the larger of the two fields. It is defined by a mix of by hedgerows of variable condition and a settlement pattern characterised by nucleated hamlets and larger villages, the largest being East Harling. From our assessment of the Site and East Harling is the largest of the Harlings, having expanded at a quicker rate than Middle Harling, West Harling and Harling-Thorpe since the 11th Century onwards due to its closer hedgerows and trees, which include field hedgerows to the Lopham Road and surroundings, we would note that the Site is fairly typical of the surrounding landscape, although its character is influenced by the adjoining built development to the north and west. 3 relationship with inland trading routes. Its importance in the local area is underlined by the fact that the village was granted a market charter in 1474, which saw it prosper. East Harling’s Garboldisham Road frontages and the mature trees, which separate the Site from the prosperity is reflected by the impressive scale of its church and its prominent spire. property of Little Rowley where it indents the north eastern corner of the western There are views across the Site from both Lopham Road and Garboldisham Road, as well as from the nearby homes. In views from the north, south and west, the Site tends to be fairly well- field. The western field’s boundary with the adjacent East Harling Cemetery is defined contained as a consequence of intervening woodland and tree belts and built form, whilst to the east the more open nature of the landscape means that middle to long distance views of the The 1887-1892 map shows how by the end of the 19th Century East Harling had principally grown around the junction of Market Street, Cheese Hill and White Hart Street, with a smaller by a more managed treed hedgerow. 2 Site are possible, albeit existing field hedgerows help to filter views towards the Site. grouping of buildings located around the junction of White Hart Street, Gallant’s Lane, Fen Lane and Quidenham Road. The Market Place can be seen sitting at the heart of the settlement The smaller eastern field is also defined by a mix of hedgerows and mature trees. with a number of streets radiating outwards to form the principal street structure of the village. The Site is not covered by any designations for landscape character or quality. The important landscape features are contained on the Site boundaries and our proposals for the Site show how There are no landscape features of note located within the interior of either field. these can be retained as an integral part of the development’s proposed green infrastructure. Equally, our proposals for the Site show how new areas of public open space can be located 1 The 1958-1959 map shows how East Harling remained largely unchanged during the course of the first half of the 20th Century, save for the construction of Jubilee Avenue and The The Site slopes down in a south eastern to north western direction, from a high point 4 alongside the Site’s existing trees and hedgerows where new tree and hedgerow planting can be provided to strengthen the Site’s landscape structure and biodiversity. RIVER THET EAST HARLING Crescent to the south east of the Market Place. The Crescent sits immediately to the north of the Site on Lopham Road. The dwellings that comprise The Crescent were built by Norfolk of 32 metres Above Ordnance Datum (AOD) in the southern corner of the eastern LOPHAM ROAD County Council in 1919-1920 as an experiment into cheaper house building techniques and today are Grade II Listed. The 1958-1959 map also shows how the large individual residential field to a low point of 22 metres (AOD) in the north western corner of the western Little Rowley property of Little Rowley had been built by this time, indenting the northern boundary of the Site. field. Map showing Site boundary and photo locations. Southern Site boundary The Site (western field) The Site (eastern field) Existing properties on Lopham Road GARBOLDISHAM ROAD (B1111) SITE Developments under construction A comparison of the 1958-1959 and 1983-1985 maps reveal how the village expanded significantly in the intervening years with largely new housing development being constructed to 4 all sides of the historic core so that the Market Place remained at the heart of the village. Within close proximity of the Site, housing development can be seen immediately to the west on Garboldisham Road and to the north on Lopham Road. This is also reflected in the increase of population size during the second half of the 20th Century, with the village growing from 990 people in 1939 to 2,142 in 2011. Site Boundary Site Location Plan The Crescent Existing properties on Lopham Road The Site Southern Site boundary The modern day map of East Harling shows how the village has continued to grow in recent years, in particular with a number of new housing developments located immediately to the east of the Site on the northern side of Lopham Road and a larger housing development located to the north of the Site on Kenninghall Road. 1 The Site The Need for Housing

The Site lies on the south eastern edge of East Harling, immediately to the south of Lopham To support the Government’s objective of significantly boosting the supply of homes, it is View from the south eastern corner of the Site looking north west across the Site towards Garboldisham Road (B1111). Road and to the east of Garboldisham Road (B1111), and is within the administrative area important that a sufficient amount and variety of land can come forward where it is needed. of Breckland District Council. East Harling is located 12.9km (8 miles) east of Thetford and 10.4km (6.44 miles) south west of Attleborough. The Council has a demonstrable need for more housing and additional deliverable sites are View from the south western corner of the Site looking north east towards Lopham Road. required by National Policy. Local Building Styles A Sustainable Location South Eastern Site boundary Existing pig farm The Site Little Rowley The historic heart of East Harling possesses a strong character that is representative of the local vernacular, comprising of an interesting mix of terraced cottages and larger, more The Site is located in a sustainable location, within a 5-10 minutes walking distances The Application prominent individual houses. The cottages comprise an eclectic mix of building styles, materials and features, often within a single streetscene which contributes the richness of the of the centre of the village, where the majority of its services and facilities are located. 2 Gladman Developments Ltd intend to submit an outline application for up to 198 village’s visual appearance. The larger individual houses tend to sit within a large plot of land set back from the street behind a well-defined front garden. This mix of building types can be These include a number of shops, two public houses, a bakery, a post office and a do ctor’s seen to be built in a range of materials that include red/orange brick and flint, together with a broad range of painted render and brickwork including cream, white, green, blue, yellow surgery, which are grouped along Market Street to the north of the Site. East Harling also dwellings on land to the south of Lopham Road and to the east of Garboldisham Road, East Harling to Breckland District Council later this year. This application will and pink shades, which combine to create lively and vibrant street scenes. The roofs, which include hipped types to the more prominent buildings, are predominantly covered in pantiles has a primary school and nursery which are located together in the heart of the village establish the principles of development and determine the access arrangements. in both orange and black shades. Building features which are representative of the local vernacular include prominent chimney stacks and catslide dormers. on Gallant’s Lane some 640 metres to the north of the Site. The village also benefits 1887 - 1892 1958 - 1959 from being home to East Harling Sports and Social Club and East Harling Memorial Field, New housing will be set within robust green infrastructure to deliver the following: which are located together to provide a thriving community hub which includes a social • Up to 198 new homes of varying sizes, types and tenures (including a View from near the north eastern boundary of the eastern field looking west across the Site. club, a number of sports pitches, a bowls club and a recently op ened multi-sport facility. proportion of affordable housing).

• New vehicular access points off Garboldisham Road and Lopham Road. East Harling is well-served by a number of bus services, which together provide connections to a number of nearby settlements, including Norwich, Bury St Edmunds and Diss. The • Retention of the vast majority of trees and hedgerows within the Site and Existing property on Garboldisham closest bus stop is a 7 minute (650 metres) walk from the Site on Market Street, which is along its boundaries. Road (B1111) The Site Northern Site boundary Existing properties on Lopham Road served by the number 1 and 66 services. The 10a bus service, which is served by the bus • New publicly accessible, attractively landscaped open space, including an 3 stops located opposite Market Place, provides a 20 minute bus connection to the nearest extension to the existing cemetery, new allotments, a community orchard, a ld Buckenham. The nearest railway station is Harling Road, which secondary school in O children’s play area (Local Equipped Area for Play (LEAP)) and new recreational is located 3km (1.86 miles) to the north of the Site. The Harling Road railway station is routes. located on the Breckland line and provides daily services to Cambridge, and twic e daily • Sustainable Drainage Systems (SuDS) located at the lowest parts of the Site to services to Norwich and Thetford. In addition Diss railway station is 19km (12 miles) south help manage the ﬂow of surface water during periods of heavy and persistent east of East Harling and has frequent mainline trains to London Liverpool Street Station. rainfall. View from the south western corner of the grounds of the existing property of Little Rowley looking north west across the Site.

1983 - 1985 Modern day

The consultation boards are available to view online at www.your-views.co.uk/east-harling

27 Design and Access Statement Lopham Road, East Harling Lopham Road, East Harling Lopham Road, East Harling Lopham Road, East Harling 05 SITE ANALYSIS 06 SITE ANALYSIS 07 FRAMEWORK PLAN 08 HAVE YOUR SAY

Key considerations North to East Harling Proposed location for a Local Facilities Village Centre Locally Equipped Area for Play (LEAP) Existing vegetation along ‘Lopham Road, East Harling’: We have undertaken a thorough assessment of the Site and its surroundings in order to identify the features which should be protected, retained and enhanced as part of the development the boundary strengthened development of 33 homes, Your views currently under construction East Harling is well-served by a range of services and facilities, which are within a 5 to 15 minute walk of the Site. These include a number of shops, two public houses, a bakery, a post proposals. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Development Framework Plan. Phase 1 - 3PL/2008/0579/F Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback received will be provided to the office, a doctor’s surgery, a primary school and nursery and the East Harling Memorial Field. East Harling Cemetery is located immediately to the south of the Site on Garboldisham Road. Proposed new junction Proposed location ffor Phase 2 - 3PL/2009/1066/F for Lopham Road a Sustainable Drainage Phase 3 - 3PL/2011/1071/F Local Planning Authority as part of the planning application. The village is also well-served by a number of bus services, which together provide connections to a number of nearby settlements, including Norwich, Bury St Edmunds and Diss. Harling The Site’s existing boundary hedgerows present the opportunity to be retained within green corridors, which will allow for them to be strengthened with new tree and hedgerow planting. System featattuure Road railway station is located just to the north of East Harling and provides daily services to Cambridge, and twice daily services to Norwich and Thetford. In particular, the provision of new landscaping along the eastern boundary of the Site will assist in screening and filtering views of the new homes from the east and to create an appropriate Proposed Sustainable Drainageg Syystem feature Once a planning application has been submitted, you will also be able to make further representations to Breckland District Council, who will take these into account before making their and attractive new settlement edge. ‘Cloverfield’: development of 8 homes decision on the planning application. 3PL/2013/1006/F Potential vehicular access Vehicular link between It is considered that the southern part of the western field should be retained as an area of public open space so that the southerly extent of the proposed built form follows that of the existing point from Garboldisham the two parcels to provide Potential vehicular You can keep up-to-date on progress using our dedicated website which provides further information and includes an online feedback form for making comments. To Norwich Site Boundary Road emergency access access point from dwellings on Garboldisham Road. This approach will present the opportunity to provide a number of potential new green infrastructure uses, which could include an extension to East Harling Lopham Road

To Cambridge Harling Road Cemetery, new allotments or a new community orchard. Developments under construction railwayy station ‘Burton Land’: Thank you for taking time to view our proposals. Existing vegetation along development of 17 homes Given the presence of the Listed Buildings along The Crescent immediately to the north of the Site, it is considered that the opportunity exists to reﬂect the shape of The Crescent in the proposed the boundary strengthened 3PL/2017/0021/F Existing bus routes & bus stops built form. This in turn would create an area of open space within which a sensitively designed children’s play area could be located to provide a new community focal point.

Proposed provision of an

CHURCH ROAD (B1111) extension to the cemetery Railway line with railway station in the form of a woodland North to East Harling burial area Village Centre How do I comment? Opportunity to reﬂect ‘Lopham Road, East Harling’: Existing footpaths the shape of the adjacent development of 33 homes, currently under construction Opportunity to realign the crescent in the development junction at Garboldisham Road/ Phase 1 - 3PL/2008/0579/F Lopham Road within the site to Phase 2 - 3PL/2009/1066/F Existing farm access to Existing vegetation along imprp ove visibilityy for vehicles Phase 3 - 3PL/2011/1071/F You can respond via the website: Existing restricted byway be retained the boundary strengthened LOPHAM ROAD Boundary closest to the Listed Buildings on Lopham Road and ECE The Crescent I Sustrans route 13 P Proposed location ffor S New pedestrian access ‘Cloverfield’: new allotments and an www.your-views.co.uk/east-harling NG from the existing cemetery I development of 8 homes associated car park Facilities nearby: Potential vehicular access point 3PL/2013/1006/F from Garboldisham Road East Harling village centre HAMBL Proposed location of a incorporating: post office, shops, Potential vehicular access East Harling Cemetery communityy orchard pubs, hotels, takeaways and point from Lopham Road Development Framework Plan KENNINGHALL ROAD resturants. South to A1066 and ‘Burton Land’: Garboldisham Informal Allotments You can respond by email: development of 17 homes T Retail/commercial facilities RIVER THE EAST HARLING 3PL/2017/0021/F HAM ROAD (B1111)

To IS Community facilities including: Proposed spine street through the Green Infrastructure & Recreation Kenninghall Site Boundary: 11.79ha Proposed new pedestrian links [email protected] Post ofﬁce development LOPHAM ROAD Opportunity for this part of the Existing vegetation WEST HARLING ROAD site to become an area of public (Using ‘East Harling’ as the subject line)

GARBOLD Proposed residential development: Religious facilities open space. This could include Proposed secondary streets Existing public footpath new allotment provision, a 5.91ha - up to 198 dwellings @ 33.5dph Proposed tree and hedgerow planting new community orchard and an extension to the existing Existing water course and bodies walk - 400m Proposed lanes and private drives 5 minute Public house cemetery in the form of a Proposed informal and amenity green Proposed location for Local Area for woodland burial ground space Play (LEAP) Movement & Infrastructure Retained farm access track New allotment space Or by post: Sports facilities Proposed location for Sustainable Opportunity for a new pedestrian Opportunity to strengthen the Proposed vehicular access point Drainage System (SuDS) features access point to link the existing existing hedgerow to assist the Car park for new allotments walk - 800m 10 minute Education facilities cemetery to the new woodland screening and filtering views of the new homes Proposed new pedestrian routes Your Views - East Harling buurial groudund Main vehicular route Gladman Developments Ltd. Bed and Breakfasts GARBOLDISHAM ROAD The assessment of the Site and its setting has helped to inform the preparation of the Development Framework Plan. A number of design principles have influenced the development proposals South to Location of pig farm. Dwellings Gladman House Facilities Plan Existing farm access to be retained for the Site. These principles are: A1066 and Garboldisham within close proximity to this Industrial estate Slurry or standing boundary should be set back water nearby pig farm to mitigate the impact of any Alexandria Way potential odouurs Medical facility / East Harling Cemetery Opportunities and Constraints Plan • The new homes will consist of a mix of detached, semi-detached and terraced • The existing trees and hedgerows on the boundaries of the Site will be retained Pharmacy South to A1066 and Congleton Garboldisham Informal Allotments homes, designed to reflect the strong local vernacular. and enhanced to help filter views of the new development and to retain their CW12 1LB functions as wildlife corridors and habitats. • The new development will be served by new vehicular access points from Lopham Opportunity to strengthen existing Potential realignment of Listed Buildings Road and Garboldisham Road. • SuDS features will be provided as part of the development’s green infrastructure. Site Boundary: 11.79ha vegetation Garboldisham Road/ Lopham Road These features will store water during periods of heavy or persistent rainfall junction • The reconfiguration of the Lopham Road / Garboldisham Road junction utilising Opportunities Potential location for SuDS (sustainable Constraints Boundary closest to Listed Buildings in order to control run-off from the Site to green field run-off rates. The SuDS Potential area for residential drainage) feature land within the Site to create a safer junction. development features will be designed to create attractive new landscape features which Potential odour from pig farm Context Potential location for children’s play • The development will include new areas of public open space which will area complement the ecological objectives of the development’s wider areas of public Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application, Dwelling frontages Main vehicular route accommodate new recreational routes, a sensitively designed children’s play Retained farm access open space. Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email address where you have Potential for pedestrian links area, an extension to East Harling Cemetery and a new community orchard. Green spaces provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the Potential vehicular access options Existing vegetation (Source: Housing proposals Map. Adopted Jan 2012) The open spaces will also allow for space for informal recreational activities Potential emergency vehicular link formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information Potential open space to serve the new between development parcels such as picnicking and children’s play, together with opportunities for wildlife development will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask Existing water courses enhancements. East Harling Village Stores East Harling Pharmacy Peppers Tea Room Potential area of public open space for your views, but will not use this information for any other purpose. to include new allotments, new Opportunity for existing vegetation to Extent of surface water flooding be enhanced and form green corridors community orchard and a new (Source: Environment agency) through the site woodland burial ground

Lopham Road, East Harling - November 2018 28 4.2 2SSRUWXQLWLHVDQG,QÁXHQFHV

7KH2SSRUWXQLWLHVDQG,QÁXHQFHVDVVRFLDWHGZLWKWKHSURSRVHGGHYHORSPHQWKDYHEHHQLGHQWLÀHGIROORZLQJWKH assessment of the Site and its surroundings, as detailed in Sections 2 and 3. These are listed opposite and shown on WKH2SSRUWXQLWLHVDQG,QÁXHQFHV3ODQDW)LJXUH7KLVDVVHVVPHQWRIWKH6LWHDQGLWVVXUURXQGLQJVKDVLQIRUPHG the design proposals.

,QÁXHQFHV Opportunities • Opportunity to provide new publically • New development will be set back from • Provision of high quality sustainable housing, accessible open space for the community of existing trees and hedgerows ensuring that with the Site able to accommodate up East Harling in the south western part of the Site. they are retained within the development to 198 new homes with associated green Alongside open space and new landscaping, proposals wherever possible and new planting infrastructure. this area could include allotments, a provided will compensate for any vegetation • Create a carefully planned new residential community orchard, an extension to East removed to facilitate construction. development that is well-related to the existing Harling Cemetery in the form of a woodland • The built edge of East Harling lies along the settlement. burial area, with pedestrian routes throughout northern Site boundary and partially along • Create a locally distinctive development to provide inclusive access. the western Site boundary. The proposed which draws upon the historic vernacular • Enhancements to the habitats and biodiversity development should respect the privacy and characteristic of East Harling and Breckland value of the Site can be provided through the amenity and adjoining and nearby properties, District. development. Residential parcels can be set especially the Listed Buildings at The Crescent. • Provision of new vehicular access points within landscaped open spaces, safeguarding • The lowest parts of the Site are located from Lopham Road and Garboldisham Road, the majority of exiting vegetation along alongside the northern boundaries of the together with additional points of access in the Site boundaries and enabling it to be 6LWHDQGDUHDWULVNRISOXYLDOÁRRGLQJ7KLV convenient locations for pedestrians and strengthened. The existing hedgerow between WRSRJUDSK\GHÀQHVWKHORFDWLRQRIWKHQHZ cyclists. The Site also presents the opportunity the western and eastern parts of the Site will SuDS features. for a new junction realignment at Lopham also be retained to create a green corridor • A number of utilities run along Lopham Road Road/Garboldisham Road (B1111). and extensive green infrastructure uses will be and Garboldisham Road and also within provided in the south western part of the Site. • 2SSRUWXQLW\WRUHÁHFWWKHKRUVHVKRH the extent of the site along the peripheries composition of the Listed Buildings on The • Strengthen existing vegetation and providing of the Site. These are to remain in-situ with Crescent within the proposed layout on the new landscaping on the Site boundaries will appropriate easements. Site and utilise the open space between the HQDEOHYLHZVRIWKHQHZKRXVHVWREHÀOWHUHG dwellings to provide a children’s play area in a • New SuDS features can be provided to form convenient location for the community of East an integral part of the development’s green Harling. infrastructure and be designed to maximise ODQGVFDSHDQGELRGLYHUVLW\EHQHÀWV

29 Design and Access Statement CONTEXT CONSTRAINTS OPPORTUNITIES Adopted Jan 2012) Green spaces(Source: HarlingproposalsMap. Main vehicularroute Existing watercourses Lopham Roadjunction Potential realignmentofGarboldishamRoad/ new woodlandburialground new allotments,communityorchardanda Potential areaofpublicopenspacetoinclude development parcels Potential emergencyvehicularlinkbetween Potential forpedestrianlinks Potential locationforchildren’splayarea feature Potential locationforSuDS(sustainabledrainage) Opportunity tostrengthenexistingvegetation and formgreencorridorsthroughthesite Opportunity forexistingvegetationtobeenhanced Potential openspacetoservethenewdevelopment Potential vehicularaccessoptions Dwelling frontages Potential areaforresidentialdevelopment Site Boundary: Indicative locationof sewerand4.5easement Boundary closestto Listed Buildings Listed Buildings (Source: Environmentagency) ([WHQWRIVXUIDFHZDWHUÁRRGLQJ Existing vegetation Retained farmaccess Potential odourfrompigfarm 11.79ha burial ground form ofawoodland existing cemeteryinthe and anextensiontothe community orchard provision, anew include newallotment open space.Thiscould an areaofpublic of thesitetobecome Opportunity forthispart Garboldisham Road access pointfrom Potential vehicular and TheCrescent on LophamRoad the ListedBuildings Boundary closestto Figure 4.1: be retained access to Existing farm and Garbolisham South toA1066 Village Centre North toEastHarling 2SSRUWXQLWLHVDQG,QÁXHQFHV3ODQ

GARBOLDISHAM ROAD (B1111) improve visibilityforvehicles Lopham RoadwithintheSiteto j junction atGarboldishamRoad/ Opportunity torealignthe East HarlingCemetery

Informal allotments 20M

water nearbypig farm Slurry orstanding 20M ypg

Equipped AreaforPlay(LEAP) Potential locationforaLocally LOPHAM ROAD LOPHAM crescent inthedevelopment shape oftheadjacent 2SSRUWXQLW\WRUHÁHFWWKH curtilage adjacent residential group oftreesinthe protection areaofa offset fromtheroot Provision ofa20m g p p potential odours to mitigatetheimpact ofany boundary should be setback within closeproximity tothis Location ofpigfarm.Dwellings new homes VFUHHQLQJDQGÀOWHULQJYLHZVRIWKH existing hedgerowtoassistthe Opportunity tostrengthenthe HAMBLINGS PIECE Lopham Road, EastHarling -November 2018 Potential vehicularaccess p point fromLophamRoad ‘Lopham Road,EastHarling’: development of8homes currently underconstruction development of33homes, Phase 3-3PL/2011/1071/F Phase 2-3PL/2009/1066/F Phase 1-3PL/2008/0579/F 3PL/2013/1006/F p ¶&ORYHUÀHOG· homes 3PL/2017/0021/F development of17 ‘Burton Land’: 30 05. DEVELOPMENT PROPOSALS

5.1 The Development Framework Plan Site Boundary: 11.79ha

The design proposals for the Site have evolved VISION – A PLACEMAKING APPROACH Proposed residential development: 5.91ha through an iterative design process informed by - up to 198 dwellings @ 33.5dph environmental and technical work, an understanding • Provide up to 198 dwellings, offering a range of the development's relationship with East Harling of dwelling types and tenures. Proposed informal and amenity green space and the surrounding context, and an assessment of • Creation of a high quality, sustainable new planning and design policy. This has resulted in the neighbourhood that integrates successfully Proposed vehicular access point Development Framework Plan (Figure 5.1) that seeks with the existing urban fabric, forms a to minimise environmental impacts whilst maximising logical extension to East Harling and a Main vehicular route social, economic, biodiversity and sustainability sensitive transition to the countryside Proposed spine street through the EHQHÀWV beyond. development

The Development Framework Plan shows the Site • Creation of a place that is accessible to Proposed secondary streets boundary, the means of access into the Site, the everyone, which makes everyone feel areas of retained and new landscaping and the comfortable, safe and secure and a place Proposed lanes and private drives location and extent of the proposed land uses, where people want to live. Retained farm access track including the amount of built development. • To promote active lifestyles and a sense MOVEMENT & INFRASTRUCTURE of wellbeing through the provision of new Car park for new allotments public open space, including children’s play facilities (Local Equipped Area for Play), allotments, community orchard, and Existing vegetation new pedestrian routes. Proposed tree and hedgerow planting • Create an area of East Harling which UHÁHFWVWKHORFDOYHUQDFXODUDQGORFDOEXLOW Proposed location for Local Area for Play (LEAP) heritage, to build a sense of place and Proposed location for Sustainable Drainage identity. System (SuDS) features • Supplement the existing attractive Proposed new pedestrian routes landscaped backdrop of the Site, in order to FUHDWHDQHLJKERUKRRGWKDWLVGHÀQHGE\LWV Proposed new pedestrian links new open spaces and landscaping. • Provide an extension to East Harling Existing public footpath Cemetery in the form of a woodland burial

area. GREEN INFRASTRUCTURE & RECREATION Existing water course and bodies

• Maintain ecological features and habitat New allotment space connectivity across the Site and enhance the biodiversity of the Site.

31 Design and Access Statement North to East Harling Village Centre Proposed location for a Locally Equipped Area for Play (LEAP)

Existing vegetation along Potential new junction the boundary strengthened realignment of Lopham Road/Garboldisham Road (B1111) Proposed location for a Sustainable Drainage System feature Proposed Sustainable Drainagegy System feature LOPHAM ROAD

Potential vehicular Potential vehicular access point from access point from Lopham Road Garboldisham Road Vehicular link between the two parcels to provide emergency access

Existing vegetation along the boundary strengthened

Proposed provision of an extension to the cemetery

in the form of a woodland GARBOLDISHAM ROAD (B1111) burial area

Existing farm access to be retained

Existing vegetation along Proposed location for the boundary strengthened new allotments and an associated car park

Proposed location of a communityy orchard

East Harlingg Cemeteryy

South to A1066 and Garboldisham Informal Allotments

Figure 5.1: Development Framework and Plan.

Lopham Road, East Harling - November 2018 32 5.2 The Illustrative Masterplan

The Illustrative Masterplan (Figure 5.2), which is based upon the Development Framework Plan, has been prepared to demonstrate in more detail the general design principles that will be adopted through the development of the Site.

It is important to note that the layout of the development is a Reserved Matter. However, the Illustrative Masterplan, together with the Design and Access Statement, communicate the key design principles that a subsequent 5HVHUYHG0DWWHUVDSSOLFDWLRQVKRXOGUHÁHFWLQRUGHUWRUHVSHFWWKHLQGHSWKDQDO\VLVRIWKH6LWHDQGLWVVXUURXQGLQJ context. Site Boundary: 11.79ha

The Illustrative Masterplan indicates the principles of the development's urban structure; the proposed patterns Existing main vehicular route of streets and spaces, and the urban grain; the location, arrangement and design of the principal development blocks and the green infrastructure that the new development will sit within. Proposed new homes

Proposed recreational routes

1 Proposed vehicular access points

2 Proposed new pedestrian links

Proposed provision of an extension to the 3 cemetery in form of a woodland burial area

Proposed location for allotments and an 4 associated car park

Proposed location for Locally Equipped Area for 5 Play (LEAP)

Proposed location for a Sustainable Drainage 6 Systems (SuDS) feature

7 Proposed location of a community orchard

Existing vegetation

Proposed trees, woodland and hedgerows planting

33 Design and Access Statement Proposed location for a Locally Equipped Area for Play (LEAP)

Existing vegetation along Potential new junction the boundary strengthened realignment at Lopham Road/Garboldisham Road (B1111) 2 Proposed location for 6 a Sustainable Drainage System feature Proposed Sustainable 2 Drainagegy System feature LOPHAM ROAD 5

Potential vehicular access point from 1 Potential vehicular Garboldisham Road 6 access point from Lophamp Road 2

Existing vegetation along the boundary strengthened 1

2 Proposed provision of an extension to the cemetery in the form of a woodland

burial area GARBOLDISHAM ROAD (B1111)

Existing farm access 7 to be retained

Proposed location for Existing vegetation along 3 new allotments and an the boundary strengthened associated car park

Proposed location of a communityy orchard

Figure 5.2: Illustrative Masterplan.

Lopham Road, East Harling - November 2018 34 5.3 Use and Amount

The outline planning application covers an area of 11.79 hectares. The proposals • Natural and Semi Natural Greenspace: New tree and thicket planting, grass encompass the following uses: PDUJLQVDQGZLOGÁRZHUPHDGRZVZLOOEHLQFRUSRUDWHGZLWKLQWKHDUHDVRI public open space. Residential Development Area – Up to 198 dwellings (5.91 hectares) • Ecology: A green buffer will extend around the periphery of the Site and The development accommodates a residential development area measuring 5.91 also between the eastern and western parcels. This will enable existing trees hectares, providing up to 198 dwellings. The average net density for the residential and hedgerows to be retained and strengthened which will maintain wildlife DUHDLVGZHOOLQJVSHUKHFWDUH GSK 7KLVGHQVLW\PDNHVHIÀFLHQWXVHRIWKHODQG corridors for foraging opportunities. The south western part of the Site will whilst respecting the surrounding landscape and townscape character. UHPDLQXQGHYHORSHGDQGZLOOLQFRUSRUDWHQHZWUHHVZLOGÁRZHUPHDGRZV and areas of amenity grass in the open space, alongside the woodland The housing mix will be determined at the Reserved Matters Stage, but it is expected burial area and community orchard. These features will enhance the habitat to include a broad range of house types, sizes and tenures. Up to 40% of the new value of the Site to ensure a net gain in biodiversity is achieved through the homes will be affordable and these will be fully integrated with the market housing, development. and be of a type and size that meets local need. • Sustainable Drainage Systems Features (SuDS): To accommodate the Green Infrastructure – 5.82 hectares provision of SuDS features to manage excess surface water run-off during periods of heavy or persistent rainfall. The SuDS features will also be designed As shown on the Land Use Plan (Figure 5.3), the proposals for the Site include 5.82 to create new habitats for wildlife and contribute to the setting of the new hectares of green infrastructure. The green infrastructure will have a range of homes. IXQFWLRQVDQGSURYLGHDUDQJHRIEHQHÀWVDVIROORZV • Allotments: The proposed allotments measure 0.27 hectares and have been • Public Open Space: The retention and enhancement of the existing located to the south of the residential area within the south western area landscape framework, and the provision of public open space, will integrate of public open space. The allotments will include the provision of a new car the proposal into the fabric of the settlement and into the wider landscape. park. The development will be set back from Garboldisham Road and the western • Woodland burial area: An extension to East Harling Cemetery will be provided portion of Lopham Road to allow for an attractive landscaped frontage in the form of a woodland burial area by the south western edge of the to the development whilst maintaining the vegetated approach into East proposal. Harling from the south. Requirements for open space within new residential developments is set out • Recreation and Play: A new children’s play area (Locally Equipped Area within Policy DC11 of the Breckland District Core Strategy. For a development of for Play) at the Site’s Lopham Road frontage will incorporate natural play up to 198 homes this Policy requires a minimum of one Locally Equipped Area for features. New recreational footways will be also included within the open Play (LEAP) included within 2.4 hectares of outdoor space per 1,000 population. spaces to allow for informal recreation. Occupancy rates used to calculate the requirement are set out in in paragraph • Amenity Areas: Part of a network of public open space designed to create a 4.57 of the Core Strategy. sense of place. These areas will have a more 'cared-for' appearance.

35 Design and Access Statement In the emerging Local Plan, open space requirements are set out within Policy ENV4 and occupancy rates are within table 5.1. For a development of up to 198 homes this Policy requires a minimum of one Locally Equipped Area for Play (LEAP) included within 2.56 hectares of open space per 1,000 population.

$WWKLVVWDJHLQWKHGHVLJQRIWKHGHYHORSPHQWWKHPL[RIKRXVLQJVL]HVLVQRWGHÀQLWLYH However, most houses within the development, are likely to be 3 and 4 bedroom homes, with some smaller and larger dwellings. An average occupancy rate of 2.75 persons per house has been used to calculate the open space requirements for the LOPHAM ROAD Site. The open space requirements within the adopted and emerging plans for a development of 198 dwellings area as follows:

Public Open Space Public Open Space Quantity Standard Requirement for 198 Plan (hectares per 1000 dwellings/545 people Residential development: people) (hectares) 5.91ha Adopted Core 2.4 1.31

Strategy GARBOLDISHAM ROAD (B1111) ROAD GARBOLDISHAM

Emerging Local Plan 2.55 1.39

Amenity greenspace: As shown on the land use plan, the proposed development includes 5.82ha of 5.82ha green infrastructure, which includes one Locally Equipped Area for Play, allotments, a community orchard, woodland burial area, alongside extensive areas of open space with pedestrian routes. This provision far exceeds the public open space requirements in both Policy DC11 in the adopted Core Strategy and Policy ENV4 in the emerging Local Plan.

Site Boundary: 11.79ha Amenity greenspace: 5.82ha

Residential development: 5.91ha Local Equipped Area for Play (LEAP): 400m2

Remaining Infrastructure: 630m2 Sustainable Drainage Systems (SuDS) feature: 0.24ha

Figure 5.3: Land Use Plan.

Lopham Road, East Harling - November 2018 36 5.4 Access

Vehicular Access

Vehicular access into the Site is proposed from either side of the carriageway to allow safe access both Lopham Road on the north eastern Site for pedestrian. A number of additional access boundary and Garboldisham Road on the western points will also be provided for the convenience of boundary. Access for the farm which sits adjacent pedestrians. These will link with East Harling Cemetery to the Site to the south will be retained in its current to the south and provide easy access north towards alignment along the south western boundary of the East Harling. These access points are located to Site. Development of the Site will also provide the ensure easy access towards the village centre to the opportunity for a new junction at Lopham Road to north and open space to the south, they will act to be created. This will improve visibility and vehicular maximise integration of the Site with the rest of East safety where Lopham Road meets Garboldisham Harling and provide a pedestrian link between East Road (B1111). Harling and East Harling Cemetery.

Public Transport Emergency Vehicles

$V DOUHDG\ GHWDLOHG WKH 6LWH EHQHÀWV IURP The detailed design of the layout will be designed in convenient access to the local public transport accordance with Part B of the Building Regulations, network, with a number of bus stops located within ‘Access and Facilities for the Fire Service’ to ensure East Harling village centre to the north of the Site, VXIÀFLHQW FDUULDJHZD\ ZLGWKV DQG DSSURSULDWH providing connections to larger settlements such DFFHVV IRU ÀUH DSSOLDQFHV FDQ EH DFKLHYHG $Q as Norwich, Bury St Edmunds and Diss. The nearest emergency access route will also be provided bus stop is located on Market Street, a 7 minute (650 between the eastern and western parcels. metres) walk from the Site, which is served by the Service vehicles number 1 and 66 services. The nearest railway station is Harling Road, which is located 3km (1.86 miles) to The detailed design and dimensions of the the north of the Site. The railway station is located development’s new streets will be submitted and on the Breckland line and provides daily services to agreed with the LPA as part of the future Reserved Cambridge, and twice daily services to Norwich and Matters submissions. Critically, the streets will be Thetford. designed to accommodate service vehicles without allowing their requirements to dominate the layout. Pedestrian Access The detailed layout design will accord with Schedule The Development Framework Plan and the Illustrative 1, Part H of the Building Regulations to ensure Masterplan show the potential pedestrian access appropriate waste collection, vehicle access and points and routes within the Site. The vehicular access bin carry distance standards are achieved. points will incorporate 2 metre wide footways to Figure 5.4: The proposed access solution.

37 Design and Access Statement Proposed vehicular access point

Proposed vehicular LOPHAM ROAD access point

Figure 5.5: Potential junction realignment of Lopham

Road/Garboldisham Road (B1111). GARBOLDISHAM ROAD (B1111) ROAD GARBOLDISHAM

Site Boundary: 11.79ha

Proposed vehicular access point

Proposed spine street

Proposed secondary streets

Proposed lanes & private drives

Proposed recreational routes

Figure 5.6: The proposed movement strategy for the new development.

Lopham Road, East Harling - November 2018 38 5.5 Layout

It is important to note that the layout of the To further aid legibility and reinforce the street Development Edges development is a Reserved Matter. However, the hierarchy, housing along the spine street will be of key principles need to be communicated within higher densities and accompanied by tree planting The layout has been carefully considered to create a the Design and Access Statement to ensure the along the street edge, whereas housing towards largely outward looking development that positively VXEVHTXHQW GHWDLOHG GHVLJQ UHÁHFWV WKH LQLWLDO the peripheries of the development parcels will be addresses the Site’s wider context. The residential aspirations and development structure. lower densities. A crescent layout of buildings will be development will be contained through its setting created by the north boundary of the western part within the established landscape framework of Layout Principles of the Site to mirror the layout of the Grade II Listed the Site, which is proposed to be reinforced with buildings on the opposite side of Lopham Road on DGGLWLRQDO SODQWLQJ DORQJ WKH ERXQGDULHV WR ÀOWHU The proposed layout established within the The Crescent. A children’s play area (LEAP) will be views of the development. A key aspect of this Development Framework Plan and the Illustrative provided in this space to ensure that it is overlooked principle is to create overlooking and attractive Masterplan has been driven by the need to maximise by housing and is in a convenient location for the aspects alongside the development’s areas of the relationship of the proposed development with wider community of East Harling. Housing in the open space, therefore creating the basis of safe the existing settlement in order to form a sustainable eastern part of the Site will be orientated to create RSHQVSDFHVWKDWEHQHÀWIURPKLJKOHYHOVRIQDWXUDO H[WHQVLRQ WR (DVW +DUOLQJ ZKLFK LV EHQHÀFLDO DQG DIURQWDJHORRNLQJRQWR/RSKDP5RDGWRUHÁHFWWKH surveillance. easily accessible for the whole community. existing built form of housing. Permeability The proposed development comprises two housing 7KH ÀHOG ERXQGDU\ EHWZHHQ WKH HDVWHUQ DQG parcels which are positioned adjacent to the built The Development Framework Plan and the Illustrative western parts of the Site is proposed to be retained edge of East Harling. One parcel encompasses Masterplan show how both the proposed street as a green corridor through the Site, with the the majority of the eastern part of the Site and the structure and the recreational routes will create development parcels set back to provide a north- other covers the north half of the western part of a network of connected routes within the Site. This south link through the Site. The south western part the Site. Vehicular access points from Lopham Road connected network of routes provides a pedestrian of the Site will be retained for green infrastructure and Garboldisham Road are located to enable the connections to East Harling Cemetery through the uses. This area will accommodate allotments, a development to relate well to the existing settlement Site and will encourage walking for local trips as it community orchard, new landscaping and areas and facilitate the provision of spine streets through is highly permeable, offering a choice of routes of informal open space crossed by a number of the heart of the new residential development areas, towards East Harling. recreational routes for walking. This area of open providing a strong degree of structure and legibility space also accommodates a woodland burial within the Site. The connecting secondary streets area which will help to create a soft transition from and private drives will provide the development with the development to the surrounding countryside. a high level of permeability, and will be supported These substantial areas of green infrastructure will by the pedestrian routes within the Site, which assist in providing new habitats and maintain wildlife provide inclusive access to the green spaces and connectivity across the Site to the surrounding area. connections to the rest of East Harling and East Harling Cemetery.

39 Design and Access Statement Sustainable Drainage (SuDS): The attenuation basins will provide attractive landscape features that contribute to the biodiversity of the 6LWHDVZHOODVPDQDJLQJWKHÁRZ of surface water during periods of 5HÁHFWHGKRXVLQJ heavy and persistent rain. The positioning of houses on Locally Equipped Area for Play the opposite side of Lopham (LEAP): 5RDGZLOOEHUHÁHFWHGZLWKLQWKH The proposed LEAP will be development. easily accessible to new and existing residents via * the proposed recreational footways. Higher density: Access: * Higher density housing complemented with tree planting Vehicular, pedestrian and along the spine street to reinforce the cycle access point from street hierarchyy and aid legibility.g y GaGarboldisham bo d s a Road oad *

Lower density: Access: Lower densities of housing on the Vehicular, pedestrian secondary streets and private and cycle access point URDGVWRUHÁHFWWKHFKDUDFWHUDQG from Lopham Road form of existing properties along Lopham Road, Garbolisham Road and form a transitional edge to the surroundingg openp space.p

Public open space: Existing vegetation: The south western part of the Site is to The vast majority of existing be to be left free from development vegetation will be retained and utilised for open space uses. This and strengthened along the DUHDZLOOSURYLGHUHFUHDWLRQDOEHQHÀWV Site boundaries to soften the for the residents of East Harling, GHYHORSPHQWHGJHDQGÀOWHU respect the setting of the surrounding views from the surrounding area farmland and create an attractive landscape framework for the new Lower density: housing. Lower densities of housing on the secondary streets and private Wildlife corridor: URDGVWRUHÁHFWWKHFKDUDFWHUDQG The retention of the existing form of existing properties along hedgerow provides a suitable Lopham Road and Garbolisham location for a wildlife corridor Road and form a transitional edge to provide a north to south link to the surrounding open space. through the Site.

Figure 5.7: Layout Principles Plan.

Lopham Road, East Harling - November 2018 40 Character Areas: Development Core and Entrance (Spine Street) Secondary Streets The Development Framework Plan and the Illustrative Masterplan have been designed to show how a clear hierarchy of streets and spaces should be created, so that it will be clear for residents and visitors alike to know where the principal routes are and how to navigate their way around the development. The design proposals provide for a layout where each street and route within the hierarchy will be DQLGHQWLÀDEOHW\SH'LIIHUHQW&KDUDFWHU$UHDVZLWK different layouts and subtly different detailing will aid in ensuring a legible layout.

The Spine Street will be the principal street running The Secondary Streets will provide important through the development and will be suitable for connections between the core area of the DOO W\SHV RI SUHGLFWHG WUDIÀF PRYHPHQW 7KH NH\ development and peripheral areas overlooking characteristics of the Spine Street are as follows: the development’s areas of green infrastructure. The key characteristics of the Secondary Streets are • 'HÀQHGE\DPRUHIRUPDODUUDQJHPHQWRI as follows: buildings with occasional varied building line and differing set back distances. • 'HÀQHGE\DPRUHLQIRUPDODUUDQJHPHQWRI buildings with a more varied building line and • In parts, strong and consistent building differing set back distances. frontages and tree planting should front the street to mark its importance as the principal • A considered mix of parallel frontages and street serving the development and aid gable frontages will help to break up the legibility. roofscape and add character. • A considered mix of parallel frontages and • Will accommodate safe movement for gable frontages will help to break up the vehicles, cyclists and pedestrians. Differing roofscape and add character. surface materials will therefore help to SDVVLYHO\FRQWUROWUDIÀF • Safe movement for vehicles, cyclists and pedestrians will be accommodated. Differing surface materials will therefore help to SDVVLYHO\FRQWUROWUDIÀFVSHHGV • A series of key nodes are created along this route to create focal points and legibility.

41 Design and Access Statement Lanes and Private Drives Recreational Routes through Green Infrastructure

Marking the peripheral parts of the development 7KHVH WUDIÀFIUHH URXWHV IRU SHGHVWULDQV ZLOO UXQ parcels and mainly overlooking the new areas of through and provide easy and inclusive access green infrastructure, the private drives will play an to the areas of public open space. The key important role in the character of the development. characteristics of these paths are as follows: The key characteristics of the private drives are as • The routes will pass through attractively follows: landscaped areas of green infrastructure, • Predominantly detached dwellings to create which will be overlooked by the new homes to lower densities, and varied set back distances ensure they are safe to use. and building orientations. • The routes will be more than just paths for non- • Good sized front gardens will assist in creating vehicular movement. For example, benches softer building lines that appropriately mark the will be placed alongside them to coincide with transition between the built environment and key points of interest, such as the children’s the development's open spaces. play area, features and areas of planting. • Generally, will take the form of shared surface, • The routes will be clearly visible and sensitively private drives. signposted, providing clutter-free paths. • Sensitive lighting will avoid light pollution and SRWHQWLDOFRQÁLFWVZLWKHFRORJLFDOREMHFWLYHV

Lopham Road, East Harling - November 2018 42 Street Design &DOPLQJ DQG VORZLQJ WUDIÀF LV DQ LPSRUWDQW SDUW The design of parking provision will be in keeping of delivering streets for people, and encouraging with the characteristics of the settlement, it will walking and cycling. To slow vehicles and to relate well to dwellings and be incorporated encourage users to drive with caution, it is expected within the overall built form as far as possible. The that some, or all of the following methods will be Illustrative Masterplan shows how the residential used: car parking can be accommodated in a sensitive and appropriate manner. • Locating buildings so that they are close to the street edge or carriageway. Safety and Security The Council recognises that good places are safe • The introduction of features that act as visual and secure. The Council’s Design Principles (2005) ‘incidents’ along the street. KLJKOLJKWV ÀYH NH\ GHVLJQ SULQFLSOHV LW H[SHFWV • Changes in the carriageway surface. new development to follow. Principle 5: ‘a safe and healthy environment’ establishes that new • The use of well designed ‘shared surfaces’ to development can be designed and laid out to create streets for all. reduce opportunities for crime and people’s fear of crime. It also states that crime can be deterred by The principal means of car parking for the residential • Carefully restricting forward visibility through ensuring that new developments have high levels of development include on-street parking and garages within the arrangement of buildings, the building line FDVXDOVXUYHLOODQFHZLWKFOHDUO\GHÀQHGSXEOLFDQG the curtilage of dwellings. and landscape treatment. private areas. Car Parking Policy HOU 06 of the emerging Local Plan states WKDWGHYHORSPHQWVVKRXOGSURYLGHVXIÀFLHQWSDUNLQJ spaces to avoid inappropriate on street parking. This is supported by the parking standards set out in Appendix 2, which are as follows:

Minimum Car Parking Provision: • One car parking space per bedroom Minimum Cycle Parking Provision: • None for houses with garaged or private gardens • One per dwelling for all other dwellings

43 Design and Access Statement The design proposals for the Site proposes a framework for development where the public realm will be overlooked, be open in aspect and well- used in order to reduce the fear of crime. Figure 5.8 highlights the design principles aimed at designing out crime. The design proposals for the Site have taken into account the following principles of Car parking: designing out crime: • It is important that car parks are designed to encourage Provide more opportunities for surveillance: maximum natural surveillance from surrounding areas • Buildings, windows and entrances face onto public and buildings. space. • Surveillance – There should be multiple • Large parking areas should contain smaller subdivided • Avoid blind spots. car parks. • Provide good lighting. opportunities for passive surveillance. Blank • Secure facilities should be provided for bicycle and gable walls or re-entrants should be avoided, motorcycle parking. • Access and egress points, for both vehicles and especially where properties face footways or pedestrians, should be reduced to a minimum, Landscaping design: controlled, clear, well signed and lit. • Planting should be set back from footways to improve the public realm. visibility and provide clear sight lines. • Regularly maintained planting can ensure that it • Physical Protection – places that include remains effective both as a deterrent and also in contributing towards a high quality environment. necessary, well designed security features. e.g. gates, fences, walls, planting.

• Lighting - Ensure public spaces are well-lit and have good connectivity to surrounding Activity: • Multi-functional spaces increase the levels buildings. of surveillance, by increasing the level of activity. • Sensible landscaping schemes - Planting • Ensure public spaces are well-lit and have good connectivity to surrounding buildings. should be set back from footways to improve • Clear boundaries between public and visibility and provide clear sight lines. Regularly private space. maintained planting can ensure that it remains effective both as a deterrent and also in contributing towards a high quality environment.

• Securing rear access points - Avoid single VWRUH\ÁDWURRIVIRUJDUDJHVSRUFKHVHWFZKLFK SURYLGHDQHDV\VWHSIRUJDLQLQJDFFHVVWRÀUVW ÁRRUZLQGRZV Ownership / capable guardianship: Movement: • &OHDUO\GHÀQLQJZKDWLVSULYDWHVSDFH • Clear boundaries between public and • Different materials used to will generate a degree of ownership help differentiate between (responsibility) over these spaces and private spaces - &OHDUO\GHÀQLQJZKDWSULYDWH public and private space. discourage anti-social behaviour. space is will generate a degree of ownership (responsibility) over these spaces and Figure 5.8: 'Designing out crime' Principles. discourage anti-social behaviour.

Lopham Road, East Harling - November 2018 44 5.6 Scale

Density Building Heights The development proposals achieve an average The new dwellings will mainly be limited to two storeys density of 33.5 dwellings per hectare (dph), which in height to assimilate the development proposals DFKLHYHVDQHIÀFLHQWXVHRIWKH6LWHZKLOVWSURYLGLQJ into the wider townscape and landscape, and to a balanced approach to the provision of green create an appropriate relationship with the adjacent infrastructure that includes an extensive area of properties along Lopham Road to the north of the open space in the south western part of the Site. Site and Garboldisham Road to the west. Some two In general terms, the density of development will and a half storey dwellings will be provided at focal graduate from higher densities in the more central points within the Site to provide interest in the street parts of the Site to lower densities towards the scene and aid legibility. peripheral areas. However, within this overall density framework a range of densities will be established through the Site. When combined with landscape and building form this will assist in providing different areas of recognisable character.

The following density principles have been established by the proposals for the Site:

• Higher densities along the Spine Streets will create stronger building frontages to assist in enclosing and framing the key movement routes through the development.

• Lower density development fronting the area of public open space to the south and south east in order to create a sensitive transition between the built environment and the countryside beyond.

45 Design and Access Statement 5.7 External Appearance

The appearance of the development is a Reserved Matter, although the principles need to be communicated within the DAS to provide a design framework for the new homes at the detailed design stage.

The external appearance of the new homes External Doors, Porches and Windows will respect the local vernacular. An overview of East Harling’s character context has been • 7KHGHVLJQRIGRRUVDQGSRUFKHVVKRXOGUHÁHFWORFDOO\XVHGVW\OHV provided in Section 3, which highlights a number DQGVKRXOGUHÁHFWWKHFKDUDFWHURIWKHKRXVHRUJURXSLQJ RI GHVLJQ LQÁXHQFHV IRU WKH GHWDLOHG GHVLJQ RI WKH • A limited range of window styles should be used. development.

At this design stage, these photographic examples give an indication of the type of design treatments Roofscape that are anticipated and the general appearance • Roof lines should create subtle changes in scale within the of the built form. The materials selected for the street scene, creating instances of small scale adjustments in development should provide a modern interpretation height to emphasise corners and feature buildings. of the traditional materials found in East Harling. • Predominant use of pantiles, with considered use of slate to create interest.

• Chimneys at important locations such as on key buildings or to articulate a key grouping. The chimneys should be FRQVWUXFWHGLQUHGEULFNWRUHÁHFWWKHH[LVWLQJH[DPSOHVLQ East Harling.

Predominant Building Material

• Red brick should be used as the dominant material Boundary Treatments

• 8VHRIUHQGHUWREUHDNXSVWUHHWVFDSHLQFRORXUVWKDWUHÁHFWWKH • 0L[RIWLPEHUIHQFLQJORZZDOOVFRQVWUXFWHGRIÁLQWDQGKHGJHVWR ORFDOYHUQDFXODU2FFDVLRQDOXVHRIÁLQWRQNH\EXLOGLQJV GHÀQHSURSHUW\ERXQGDULHV

Lopham Road, East Harling - November 2018 46 5.8 Green Infrastructure and Drainage

Landscape Design The landscape proposals have evolved through of the Site forming a transitional edge to the an analysis of the Site and its setting, as well as best development. This area will accommodate the practice design guidance. As set out earlier in the woodland burial area, community orchard, DAS, the development comprises 5.82 hectares of allotments, new landscaping and planting green infrastructure. Therefore, approximately 50% and areas of open space for more informal of the Site will comprise of new areas of public open recreational activities. space, including a children’s play area, allotments, • The woodland burial area at the south community orchard, woodland burial area, areas for western part of the Site will mark the south ecological mitigation and enhancement, and new western edge of the proposal creating a soft areas of landscaping. Together, these new green GHYHORSPHQWHGJHDQGWRÀOWHUYLHZVRIWKH infrastructure uses will deliver an exciting new open new development. VSDFHDVVHWIRU(DVW+DUOLQJIRUWKHEHQHÀWVRIERWK new and existing residents. The following key green • The orchard and allotments will provide infrastructure and landscape design principles are opportunities for local food production, assist proposed: in supporting the local ecosystem, alongside UHFUHDWLRQDOHGXFDWLRQDODQGVRFLDOEHQHÀWV • The development will be set back from the for the community. peripheral areas of the Site to ensure that the • The attenuation basins will store water during vast majority of the existing landscape features periods of persistent or heavy rainfall in order can be retained and supplemented with new to maintain surface water run-off from the Site native tree and thicket landscaping. to present day conditions. The basin will be • The additional landscaping to strengthen designed to maximise its wildlife value and existing trees and hedgerows will assist in create an attractive new landscape feature. assimilating the new homes into the fabric of • The new areas of public open space present the settlement and the wider landscape. opportunities for ecological enhancements, • A Locally Equipped Area for Play (LEAP) will incorporating areas of new landscaping and be provided in the north western part of the ZLOGÁRZHUPHDGRZ Site, adjacent to the current built extent of East Harling. This convenient location will ensure that the children’s play area is highly accessible and can be enjoyed by both residents of the development and the rest of East Harling. • A large area of public open space is accommodated within the south western part

47 Design and Access Statement 5.9 Recreation community orchard will be created. Both the The design proposals for the Site establish a generous allotments and community orchard will assist in mix of formal and informal open space, which will SURYLGH UHFUHDWLRQDO DQG HGXFDWLRQDO EHQHÀWV combine to provide an exciting new recreational opportunities for social interaction as well as assisting UHVRXUFH IRU (DVW +DUOLQJ IRU WKH EHQHÀW RI H[LVWLQJ to enhance the habitat value of the Site and support and new residents. the local ecosystem.

Formal play provision is to be provided in the form A woodland burial area will be provided by the south of a Locally Equipped Area for Play (LEAP). At the western boundary of the Site, adjacent to East Harling detailed design stage, the play area will be designed Cemetery. This feature will deliver additional burial WRUHÁHFWWKHZLGHUODQGVFDSHGVHWWLQJRIWKHDUHD space and an extension to East Harling Cemetery, of open space it sits within by incorporating natural ZKLOVW SURYLGLQJ D VRIW GHYHORSPHQW HGJH ÀOWHULQJ materials and play elements, timber equipment and views of the development. The woodland will provide new landscaping. The play area will also be designed a valuable natural habitat for wildlife and will include to offer inclusive play opportunities for children and pedestrian routes to ensure that it can be accessed teenagers and to offer disabled children the same and enjoyed recreationally. play opportunities as other children. Extensive areas of informal open space will also be The children’s play area has been located towards provided, both in the south western part of the Site the north western boundary of the Site, within the and in the peripheral areas around the residential VSDFHIRUPHGE\WKHUHÁHFWHGFUHVFHQWRIKRXVHV development. These areas will be served by a 7KLV SRVLWLRQ HQDEOHV WKH VSDFH WR EH HIÀFLHQWO\ network of pedestrian routes, which will provide utilised, the recreation area to be overlooked by attractive car-free routes through the development. housing within the proposed development, and also Critically, the Development Framework Plan and conveniently located for the whole community of the Illustrative Masterplan show these routes and East Harling. how they provide connections towards East Harling by the northern boundary of the Site and south to New allotment space and an associated carpark will East Harling Cemetery, acting to maximise the also be provided within the development. This will be accessibility of the development’s open spaces for situated to the south of the residential development the existing community of East Harling. in the western parcel. This positioning will minimise the amount of hard surfacing necessary to provide vehicular access, while allowing the allotments to be overlooked by the adjacent housing to reduce opportunity for crime and antisocial behaviour.

Directly to the south west of the allotments, a

Lopham Road, East Harling - November 2018 48 5.10 Sustainable Drainage Systems

The detailed drainage strategy for the development will be determined in accordance with the standards set out by the Lead Local Flood Authority (LLFA). Two attenuation basins are proposed within the low points of the Site, one in the north western corner of the Site, and the other along the eastern side of the Little Rowley property that indents the northern boundary of the Site. These attenuation basins are designed to restrict surface water discharge from the development to the River Thet. The SuDS features will provide storage to attenuate the balance of water required to restrict surface water discharge to green ÀHOG UDWHV IRU D LQ \HDU SOXV FOLPDWH FKDQJH event.

The attenuation basins will be vegetated and will condition the quality of the water and provide ODQGVFDSH DPHQLW\ DQG HFRORJLFDO EHQHÀWV 7KH basin will be landscaped with native emergent and marginal vegetation.

49 Design and Access Statement 5.11 Sustainability

The NPPF sets out the three dimensions to sustainable development: economic, social and environmental. It establishes that decisions on planning applications should play an DFWLYHUROHLQJXLGLQJGHYHORSPHQWWRZDUGVVXVWDLQDEOHVROXWLRQVEXWLQGRLQJVRVKRXOGWDNHORFDOFLUFXPVWDQFHVLQWRDFFRXQWWRUHÁHFWWKHFKDUDFWHUQHHGVDQGRSSRUWXQLWLHV of each area.

The Economic Role The Social Role The Environmental Role • The development would contribute to the • The development would contribute to providing • An extensive range of public open spaces economic role of the area by generating new housing and addressing the current comprising existing and new landscaping, employment and tax receipts during housing need within the Breckland District. SuDS features, a children’s play area, construction. community orchard, woodland burial area, • Up to 40% of the new homes will be affordable, QHZDOORWPHQWVSDFHVDQGVLJQLÀFDQW • In the longer term the local economy would providing new housing opportunities for existing opportunities for biodiversity enhancements, EHQHÀWIURPWKHSURYLVLRQRIKRXVLQJIRU residents in the area. will ensure all new homes are within easy reach workers, investment in local infrastructure and • A new children’s play area, the new areas of a range of open spaces. services, additional expenditure on goods and of public open space and the proposed services, from the New Homes Bonus and from • The proposals maximise the retention of pedestrian routes running through them will additional Council Tax receipts. the existing landscape features on the Site. help to support community health and well- The Development Framework Plan and the being for both existing and new residents alike Illustrative Masterplan both show how new and enable social interaction. landscaping can be incorporated within the • The Site is located in an accessible location proposals. near to the existing shops and services in the • Attenuation basins will be used to avoid any village and existing bus stops on Kenninghall DGYHUVHLPSDFWVLQWHUPVRIÁRRGULVN Road and Market Street. The bus stops are served by routes providing connections to a • The new green infrastructure will enhance the number of nearby settlements, including Diss, character and quality of the development Norwich and Bury St Edmunds. alongside strengthening the surrounding landscape character. • At the detailed design stage, the new homes will be designed to meet national and local targets in respect of reducing energy demand, FDUERQHPLVVLRQVDQGHQHUJ\HIÀFLHQF\

Lopham Road, East Harling - November 2018 50 06. CONCLUSION

This Design and Access Statement has been Accessibility Health, Community and Social Interaction prepared on behalf of Gladman Developments Planning policies and decisions should promote To provide the social, recreational and cultural Ltd in support of the outline planning application social interaction, including opportunities for facilities and services the community needs, planning for up to 198 dwellings, access onto Garboldisham meetings between people who might not policies and decisions should plan positively for the Road and Lopham Road, public open space, otherwise come into contact with each other – for provision and use of shared spaces, community allotments, a community orchard, woodland burial H[DPSOH WKURXJK PL[HGXVH GHYHORSPHQWV VWURQJ facilities (such as local shops, meeting places, sports area, children’s play area (LEAP), landscaping, neighbourhood centres, street layouts that allow venues, open space, cultural buildings, public houses SuDS features and associated infrastructure, with all for easy pedestrian and cycle connections within and places of worship) and other local services to matters reserved except for access. and between neighbourhoods, and active street enhance the sustainability of communities and frontages. Paragraph 91(a), NPPF. residential environments. Paragraph 92(a), NPPF. The design proposals for the Site have carefully considered the economic, social and environmental • Integration of the development with the existing • Provision of, and easy access to, 5.82 hectares dimensions set out in the NPPF. Our analysis of the settlement edge through the creation of new of green infrastructure. Green spaces will Site shows that it is not subject to any physical vehicular and pedestrian access points on include a children’s play area, SuDS features, or infrastructure constraints and therefore it can to Lopham Road and Garboldisham Road new allotment space, a community orchard, PDNH D VLJQLÀFDQW FRQWULEXWLRQ WR KRXVLQJ GHOLYHU\ alongside a number of additional access points woodland burial area and areas for informal within a 5 year period. In the context of the NPPF, solely for the use of pedestrians. recreation. WKLV FRQWULEXWLRQ LV FRQVLGHUHG WR EH EHQHÀFLDO DQG WKHUHIRUH DPRXQWV WR D VLJQLÀFDQW VRFLDO • The creation of a new junction for Lopham Road • New pedestrian routes will maximise access to EHQHÀW 0RUHRYHU WKH GHYHORSPHQW ZLOO SURYLGH to improve highway safety. the development’s areas of public open space new affordable housing which is seen as a further DQGIDFLOLWDWHWUDIÀFIUHHURXWHVWR/RSKDP5RDG • Convenient, safe and direct access for LPSRUWDQWVRFLDOEHQHÀWLQWKHFRQWH[WRIWKH133) and Garboldisham Road. These routes will also all residents to the proposed new green encourage healthier and more active lifestyles, 7KH QHZ KRXVLQJ ZLOO DOVR EULQJ HFRQRPLF EHQHÀWV infrastructure which includes pedestrian routes therefore, contributing to community health and during the construction phase and through the through new areas of public open space. well-being. contribution new residents will make to the local • Creation of a clear movement hierarchy economy through their household expenditure. providing easily recognisable routes which In terms of the environmental dimension, the Site lies balances the street as a space alongside its adjacent to the existing settlement of East Harling role as a movement corridor. and therefore taking the bus or walking and cycling • Key movement routes through the Site that are will be a realistic alternative to car trips to local easy to understand through the arrangement of services and facilities within the immediate area. buildings, use of materials and landscaping. Using the key design objectives established by the • Streets and paths will be well overlooked to NPPF, the proposals for the Site have been designed create the basis for a safe environment. to create a successful and sustainable new neighbourhood as follows.

51 Design and Access Statement Sense of Place Public Consultation and Stakeholder Consultation Sustainability Planning policies and decisions should ensure that Applicants should work closely with those affected The creation of high quality buildings and developments establish or maintain a strong sense by their proposals to evolve designs that take places is fundamental to what the planning and of place, using the arrangement of streets, spaces, account of the views of the community. Applications development process should achieve. Good design building types and materials to create attractive, that can demonstrate early, proactive and effective is a key aspect of sustainable development, creates welcoming and distinctive places to live, work and engagement with the community should be better places in which to live and work and helps visit. Paragraph 127, NPPF. looked on more favourably than those that cannot. make development acceptable to communities. Paragraph 128, NPPF. Paragraph 124, NPPF. • Development of the Site provides the opportunity to establish a distinctive identity • Public consultation website launched in • Mix of dwelling types, sizes and tenures with its own character, whilst integrating with the November 2018 to seek the views and supported by extensive areas of green existing settlement and landscape context. feedback on the emerging design proposals. infrastructure. A proportion of the new homes will be affordable and of a type and size that • The Design and Access Statement demonstrates meets local need. how the development can be designed at the detailed design stage to provide recognisably • Permeable layout of streets and recreational different streets and spaces that have a routes maximises access and integration with coherent sense of place. the existing settlement edge and encourages walking and cycling for local trips. • The layout of the Development Framework Plan and the Illustrative Masterplan have paid careful • The removal of small sections of hedgerows to attention to the topography of the Site. This has facilitate convenient pedestrian and vehicular resulted in a street pattern and features which movement through the Site will be mitigated PDNHHIÀFLHQWXVHRIWKHVSDFHZLWKLQWKH6LWHLQ by new planting within the areas of public the context of the Site’s topography. open space. Overall, the new planting will be designed to create a net gain in biodiversity. • Retention and reinforcement of existing landscape features will form an important • Use of SuDS features will help to manage excess part of the development’s character and help surface water run-off during periods of heavy or integrate it into the landscape character of the SHUVLVWHQWUDLQLQRUGHUWRSUHYHQWÁRRGLQJ wider area. • At the detailed design stage, new homes will • Establish a distinctive identity through well- meet national standards in respect of reducing designed spaces and built form that respond to energy demand, carbon emissions and energy their context within the Site. HIÀFLHQF\

Lopham Road, East Harling - November 2018 52 Dixies Barns, High Street, Ashwell, Hertfordshire, SG7 5NT email: [email protected]