Land East of Lynn Road, Weeting Longhurst Group July 2020
LAND EAST OF LYNN ROAD, WEETING STATEMENT OF COMMUNITY INVOLVEMENT Statement of Community Involvement
Quality Assurance
Site name: Land East of Lynn Road, Weeting Client name: Longhurst Group Type of report: Statement of Community Involvement
Prepared by: Jake Lambert MPlan (Hons) MRTPI Signed
Date July 2020
Reviewed by: Iain Hill BSc Hons DipTP MRTPI Signed
Date July 2020
Page i Statement of Community Involvement
Table of Contents
1.0 Introduction 1
2.0 Weeting Parish Council 2
3.0 Breckland District Council 3
4.0 Other Statutory Consultees 5
5.0 Public Consultation 6
6.0 Response to Consultation 10
7.0 Conclusion 11
Appendix 1 PRE -APPLICATION RESPONSE – BRECKLAND DISTRICT COUNCIL
Appendix 2 PRE-APPLICATION RESPONSE – COUNTY COUNCIL INFRASTRUCTURE REQUIREMENTS (OCTOBER 2019)
Appendix 3 PUBLIC CONSULTATION FLYER
Appendix 4 PUBLIC CONSULTATION BOARDS
Page ii Statement of Community Involvement
1.0 Introduction
1.1 The National Planning Policy Framework (NPPF), published in February 2019, recognises the significance of pre-application engagement, in improving the efficiency and effectiveness of the planning application system. The Breckland District Council Statement of Community Involvement (SCI) (2013) encourages developers to consult neighbours, Parish Councils and other local community bodies before submitting their application.
1.2 The Longhurst Group recognise the importance of community involvement within the planning process, and this document outlines, in accordance with Breckland District Council’s SCI, that appropriate steps have been taken. A variety of consultations have been undertaken prior to the submission of the formal planning application, and the responses received are documented within this Statement.
Page 1 Statement of Community Involvement
2.0 Weeting Parish Council
2.1 Representatives from Longhurst Group, Jeffersons Heard and Bidwells presented the proposed development to both Members and the public at a Parish Council Meeting on 19th September, 19.
2.2 In response to the presentation, the Parish Council recognised that the principle of development on the site was established by the extant planning permission and (at the time of the meeting) the soon to be Adopted Development Plan.
2.3 Members of the Parish Council also advised that, in principle, they were supportive of the provision of affordable housing, recognising that there was need within the village / locality for affordable housing. However, Members raised questions relating to the management and retention of the units as affordable housing in perpetuity. Representatives from Longhurst Group addressed this matter by advising that the properties would be managed by Longhurst Group, an experienced Housing Association, and that the legal agreement attached to the planning permission would ensure that the units remained affordable.
2.4 Whilst the plans presented were only indicative at the time of the presentation, the Parish did not raise concerns in relation to the design / layout of the proposed development and were generally comfortable in relation to parking and open space. However, the Parish Council did make a number of points, that they were keen to ensure were considered and addressed as part of a planning application. These included: ● The need for the enhancement of the footpath between the site and Angerstein Close; ● The desire for the 40mph zone on Lynn Road to be relocated north of the proposed access; ● The energy efficiency measures to be incorporated into the development; and ● The need to demonstrate as part of an application that the proposed development would not place undue pressure on local amenities.
2.5 In addition, the Parish Council made it clear that should the decision be taken to progress an application, the recommendation that a public consultation event should be held to enable local residents to comment on the proposed development prior to submission.
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3.0 Breckland District Council
3.1 Comprehensive pre-application discussions have been held between representatives of Breckland District Council (BDC), the Longhurst Group, Jefferson Sheard Architects and Bidwells.
Pre-Application Meetings 3.2 The first pre-application meeting was held in August 2018 with Chris Hobson (Principal Planner, Breckland District Council), based on a 72-dwelling layout. At the meeting Chris Hobson confirmed that, as the site falls within the Settlement Boundary in the Emerging Local Plan (now the Adopted Local Plan), the principle of development on the site is considered to be established.
Design 3.3 In regard to design, BDC recognised how Weeting has a varied architectural style. As a result, BDC suggested that this provides the opportunity to design something modern on the site, if desired.
3.4 In terms of density, BDC confirmed that 72 dwellings was, in principle, an appropriate density on the site.
3.5 Pre-application discussions confirmed that all new dwellings should accord with Nationally Described Space Standards.
3.6 Regarding the central open space, BDC requested that the layout be amended to provide additional overlooking of the central open space/green space. In addition, it was requested that plots 31, 32 and 65 were amended to better relate to the public open spaces.
3.7 BDC confirmed that there are no Supplementary Planning Documents which required certain garden sizes.
Parking 3.8 BDC were supportive of a mixture of parking treatments, as well as provision in accordance with NCC standards.
Ecology 3.9 BDC confirmed that a Shadow Habitats Regulation Assessment would be required as part of a planning application for the site.
Written Pre-Application Feedback 3.10 Formal pre-application feedback was received from BDC in September 2019 (Appendix 1), which confirmed that, as discussed, the principle of residential development is considered to be established on the site.
3.11 The written feedback confirmed that BDC felt the mix of affordable dwellings to be weighted in favour of 3-bedroom shared ownership houses. It was suggested that the mix be revised to respond to comments provided by James Heaton (Housing Enabling Officer).
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3.12 In regard to the increase in dwellings proposed on the site from the previous planning consents, the Council’s formal written advice suggested that the provision of 72 dwellings (23dph) is likely to be considered acceptable.
3.13 A number of comments were made in relation to the layout. These included: ● The hedgerows running along the sides of Plots 31 and 65 should finish at the rear elevations, to ensure that greater natural surveillance is achieved, alongside having a greater presence from the public open spaces. ● The need to ensure that all parking spaces, turning heads and private drives comply with NCC Highway’s standards. More specifically, the need to provide adequate space for cars to manoeuvre around the site, notably to turn and leave in a forward gear.
3.14 In relation to ecology, the Council confirmed that the site falls within the Breckland Farm SSSI and is close to the Weeting Heath SSSI, alongside parts of the Breckland SPA and SAC. Accordingly, an application for the site needs to be accompanied by enough information to make an Appropriate Assessment under the Habitat Regulations. The Council recommended that for assessing the impacts on Stone Curlew, Natural England’s new model should be used.
3.15 The advice also confirmed the validation requirements, which are as follows: ● Planning Statement; ● Design and Access Statement; ● Ecology Report including Appropriate Assessment / Shadow Assessment; ● Transport Statement; ● Tree Survey and Impact Assessment; ● Phase 1 Site Investigation Report; and ● FRA and Outline Drainage Strategy.
3.16 A further two pre-application meetings were held with the Council in November, 19 and February, 20. The principal purpose of the meeting was to update Chris Hobson on the amendments which had been made to the proposed development, in advance of the public consultation event on 21st November, 19. The changes related to the layout and increased number of dwellings and sought to address comments raised in the formal pre-application response in September, 19. At this meeting, the potential for a financial contribution towards the provision of children’s play space was also raised. It was agreed that this was likely to be considered acceptable given the provision of existing children’s play facilities within Weeting.
3.17 At the pre-application meeting in February, details of the changes that had been made to the scheme, in light of both the public consultation event and the receipt of technical work prepared to inform the planning application. The principal change related to the diversion of the public footpath to the south of the site, in order to ensure the impact of the proposed development on adjacent properties was limited. Chris Hobson advised that he was generally supportive of the revisions to the layout. In addition, Chris Hobson was advised of the need to remove trees that were subject to Tree Preservation Orders (TPOs). Chris Hobson advised that he would need to consult the Council’s Tree Officer on the significance of the trees and have due regard to their loss when considering the proposed development.
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4.0 Other Statutory Consultees
NCC Obligations
4.1 Pre-Application advice was provided by NCC Obligations on 30th October 2019 (see Appendix 2).
4.2 In relation to education contributions, the advice confirms that there is spare capacity within the Early Education, Primary and High School sectors in Weeting. Accordingly, NCC would not seek any educational contributions.
4.3 1 fire hydrant will be required, at a cost of £824. This will need to be provided around the 50th dwelling.
4.4 Library contributions total £75 per dwelling, equating to £5,400.
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5.0 Public Consultation
5.1 On Thursday 21st November, a public consultation event was held in Weeting Village Hall (between 3.30 – 6.30pm), where representatives of Longhurst Group, Jefferson Sheard and Bidwells presented the initial proposals to the local community. A leaflet advertising the event was circulated around the area, which included a brief overview of the proposed development, along with the details of the consultation event. A copy of the invitation leaflet is included within Appendix 3, and the boards presented at the consultation event are included within Appendix 4. The event was also publicised on the Parish Council’s website.
5.2 A total of 8 consultation boards were presented to the local community during the public consultation, which provided: Welcome and Introduction; an Overview of the Site; Planning Background; Contextual Analysis; the Proposed Development; Ecology; Technical Information; and, Programme and Next Steps.
Written Feedback Forms 5.3 In total, over 40 people attended the public exhibition. A total of 17 feedback forms were received, and have been analysed, providing general trends as to whether the community were supportive of the indicative proposals. The results of the public consultation feedback forms are summarised below.
Principle of Development 5.4 The majority of respondents (59%) did not 1. Do you agree with the principle of 74 agree with the principle of 74 affordable affordable dwellings on the site? dwellings on the site. A further 41% of 0% respondents agreed with the principle of development to an extent.
Yes 5.5 The feedback form provided the opportunity for 41% respondents to give a reason for their To an Extent response. Responses included: No ● Concerns about increased traffic; 59% ● Concerns over capacity of local infrastructure; ● Concerns that it would be over provision of social housing; ● Should provide bigger dwellings; ● Issue over quantum of development proposed; and ● Concerns over security and privacy for nearby properties.
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Indicative Layout 2. Do you support the proposed layout? 5.6 Question 2 sought to understand whether the local community were supportive of the indicative layout proposed. The 12% majority of responses (53%) did not support the indicative layout. A further 35% supported the indicative layout to an extent, and 12% supported the layout. Yes To an Extent 5.7 The following reasons were received for 53% No responses: 35% ● No need for more people in Weeting; ● Site plan appears less cramped than previously approved layout; ● Too many houses; ● Would like to see 24 allotments like the previous scheme; and ● Concern over access arrangements.
Affordable Housing Provision
5.8 Question 3 sought to understand 3. As detailed, a mix of affordable dwelling sizes whether the local community and types are proposed, including 1 to 3 supported the mix of affordable bedroom houses and 1 to 2 bedroom dwellings proposed. The majority bungalows. Are you supportive of this mix? of respondents (57%) did not support the proposed mix. 22% of 7% respondents did support the 22% proposed mix, with 14% of respondents to an extent, and 7% not answering the question. Yes 5.9 Responses received in relation to To an Extent question 3 included: No 14% ● Will bring too many cars to the No response area; ● Important to provide a mix of 57% different styles and size of dwellings; ● Large dwellings sit well within the area; ● Enough empty dwellings elsewhere that could be occupied first; ● Concerns over capacity of infrastructure; ● Concerns over potential tenants; and ● Level of rented accommodation is too high.
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Woodland and Open Space Provision 4. Do you support the provision of the community woodland and open space as 5.10 Question 4 sought to understand part of the development? whether the local community were supportive of the provision of community woodland and open space. 6% The majority of responses (35%) were supportive of the proposed woodland retention and creation of a central 35% public open space. A further 30% of Yes respondents supported the strategy to 29% To an Extent an extent, with 29% of respondents not supporting the strategy. 6% of No respondents did not answer the No answer question. 5.11 Reasons for responses to question 4 included: ● Existing provision so shouldn’t be 30% included as part of the application; ● Glad this element of the original proposal has remained; ● Unnecessary use of open space and woodland; ● Questions around maintenance of trees; ● Questioned whether the open space could be designated as common land; and ● Provision of lighting along pedestrian link to Angerstein Close.
Important Considerations
5. What do you think are the three most important things for us to consider are as we develop the planning application proposals further?
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0 a. Providing b. High c. Creation d. e. f. g. Dealing a mix of house quality layout of a desirable Successful Preservation Minimising with drainage types and and design. open space. integration and of existing construction and other sizes to reflect connectivity trees and impact. infrastructure. local need. with Weeting. hedgerows on the edges of the site.
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5.12 Achieving successful integration and connectivity with Weeting and dealing with drainage and other infrastructure both emerged as the factors which the local community felt required the most consideration (7 responses each) when developing a planning application further. Preservation of existing trees and hedgerows on the edges of the site, was the third most important consideration for the local community (5 responses). Following on from this, 4 responses suggested achieving a high-quality layout and design is important. The least important design considerations included minimising construction impact (2 responses), creation of a desirable open space (2 responses) and providing a mix of house types and sizes to reflect local need (1 response).
Any further comments on the Draft Proposals
5.13 Question 6 on the feedback form provided the local community with the opportunity to make any other comments on the draft proposals which they may have. The following comments were received: ● Concerns over additional traffic and whether the local highway network could accommodate it; ● Issues with local infrastructure provision; ● Bus services inadequate; ● Concerns over the quantum of social housing proposed; ● New dwellings should be marketed to local people; ● Concerns over potential loss of trees; ● Will trigger a change to landscape; ● Loss of allotment provision previously proposed; ● Concerns over construction disruption; and ● Poor connections to the village.
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6.0 Response to Consultation
6.1 Following on from pre-application consultation with Breckland District Council, Weeting Parish Council and the local community, the proposal has been redesigned, where possible, to incorporate and reflect the comments made.
6.2 In particular, the layout has been altered on a number of occasions to ensure comments relating to, amongst other things: accessibility and parking; impact on amenity of existing residents, the design and function of open space, overlooking; and, impact on trees have been addressed.
6.3 Further information on how the various issues raised during pre-application consultation have been addressed, as part of the proposed development, are contained in the Planning Statement and Design & Access Statement submitted in support of this application.
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7.0 Conclusion
7.1 In conclusion, this Statement of Community Involvement has demonstrated that a comprehensive and thorough process of engaging with the local community and Breckland District Council has been undertaken as part of this application. This has been conducted through a series of formal pre-application meetings with Breckland District Council, a presentation to Weeting Parish Council and a public consultation event.
7.2 On this basis, it has been demonstrated that the actions taken by Longhurst Group are in accordance with the Council’s Statement of Community Involvement (2019), and the requirement to consult the local community, as set out in the NPPF. Wherever possible, issues raised during the consultation exercise have been incorporated into, or are addressed, within the submitted proposals.
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APPENDIX 1 PRE -APPLICATION RESPONSE – BRECKLAND DISTRICT COUNCIL
Page 1 Karen Long
Subject: FW: Land East of Lynn Road, Weeting
From: Hobson, Chris [mailto:[email protected]] Sent: 12 September 2019 12:28 To: Harry Ramsey
Dear Harry, Iain,
Further to our meeting please see our comments.
Principle
Have you obtained anything further from the landowner with respect to confirmation that the previous permissions have been commenced? Our records note that an application to discharge conditions
Notwithstanding the above, the site is included within the settlement boundary of Weeting which has been drawn tight around the subject site, to reflect the permissions on this site for residential development.
Layout
The hedgerows running along the sides of plots 31 and 65 should finish at the rear elevation to ensure greater natural surveillance and these dwellings have greater presence on the areas of public open space.
Highways
I understand that discussions have taken place with NCC Highways Authority on the proposals
Ecology
As you know the site is sensitively located with respect to ecology and wildlife sites. located within the Breckland Farmland SSSI and close to the . I understand the Ecology Consultant is liaising with natural England in this respect. The application will need to be accompanied by sufficient information to make an Appropriate Assessment under the Habitat Regulations.
If you wish to discuss any of the above please don’t hesitate to contact me on 01362 656889.
The above is an informal opinion only based on the information provided and is made without prejudice to the consideration of a formal application.
Kind Regards,
Chris
From: Harry Ramsey
1 Statement of Community Involvement
APPENDIX 2 PRE-APPLICATION RESPONSE – COUNTY COUNCIL INFRASTRUCTURE REQUIREMENTS (OCTOBER 2019)
Page 1 Potential County Council Infrastructure Requirements - Proposed Housing Development
Address: Land east of Lynn Road, Weeting (72 dwellings)
Pre-Application
Date: 30th October 2019
Preface
The requirements below would need to be addressed in order to make the development acceptable in sustainable terms through the delivery of necessary infrastructure. The funding of this infrastructure would be through Planning obligations / condition.
Monitoring Fee
The County Council will seek a charge towards the administration of any S106 agreements (i.e. covering monitoring of S106 agreements – undertaking sites visits and chasing up any payments outstanding). The charge will be levied at a rate of £500 per obligation. Where all contributions are payable on commencement the monitoring charge may be reduced. The monitoring charge will normally be payable on commencement of the development.
1.1 Education
It is understood that the proposed development comprises 72 multi-bed houses, mix unknown. The County Council does not seek education contributions associated with 1-bed units and only seeks 50% contributions for multi-bed flats. Therefore, in net education terms this represents the equivalent of 72 dwellings, which will generate: 1. Early Education – 72 dwellings x 0.097 children = 7 children (2-4); 2. Primary School – 72 dwellings x 0.281 children = 20 children (4 – 11); 3. High School 72 dwellings x 0.145 children = 10 children (11 – 16); 4. College/6th Form 72 dwellings x 0.015 children = 1 child (16-18).
1.2 The Department for Education (DfE) provide a range of “basic need multipliers” (2019) which take into account the different school age ranges (see below).
Table 1 Cost per Place
Sector Basic Need Multiplier Cost Per Place (2019)
Early Education (2-4) £14,022 Infant (4-7) £14,022 Junior (7-11) £14,022 High (11-16) £15,664 th
6 Form (16-18) £15,664
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1.3 Based on the above demographic and DfE cost multipliers, the following standard education charges arise per dwelling, if there is insufficient capacity at local schools:
Table 2 Cost per Dwelling (Age Range) Cost per dwelling (£)
House (Multi-bed) Flat (Multi – bed) 1-Bed Unit
Early 1,360 680 0 Education Primary 3,940 1,970 0
High 2,271 1,136 0
Sixth Form 235 118 0
Total 7,806 3,904 0
1.4 In addition to the current situation at local schools, the following permissions need to be taken into account: Table 3 Other Permitted Development(s) Site Application No. of Expected Expected Expected dwellings Children 2- Children 4- Children 4 11 11-16 Lynn Road 2013/0258 24 2 7 3 Fengate 2014/1361 64 6 18 9 Drove Totals 88 8 25 12
1.5 Table 4 The current situation at local schools is as follows: Numbers on Roll Spare School Capacity capacity No. (May 2019) of places
Early Education 49 33 +16
Weeting Primary (4- 182 118 +64 11)
Iceni Academy 800 528 +272 (16-18)
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1.6 Claim Taking into account the other permitted developments in Weeting, there is still spare capacity within the Early Education, Primary and High school sectors so Norfolk County Council will therefore not seek Education contributions for this proposed development on this occasion. 1.7 Should you have any queries with the above figures or comments please call Peter Dawes (Children’s Services Department) on 01603 222356 or email [email protected]
2.1 Fire Service
Norfolk Fire Services have indicated that the proposed development will require 1 hydrant per 50 dwellings (on a minimum 90-mm main) for the residential development at a cost of £824 per hydrant. The number of hydrants will be rounded to the nearest 50th dwelling where necessary.
2.2 Please note that the onus will be on the developer to install the hydrants during construction to the satisfaction of Norfolk Fire Service and at no cost. Given that the works involved will be on-site, it is felt that the hydrants could be delivered through a planning condition.
2.3 Should you have any queries please call the Norfolk Fire Service on 0300 123 1165 or email [email protected].
3.1 Library Provision
A development of 72 dwellings would place increased pressure on the existing library service particularly in relation to library stock, such as books and information technology. This stock is required to increase the capacity of the mobile library service. It has been calculated that a development of this scale would require a total contribution of £5,400 (i.e. £75 per dwelling). This contribution will be spent on increasing the capacity of mobile service DOW404.
3.2 Should you have any queries with the above comments please call Ian McCann (Cultural Services) on 01603 638117 or email [email protected]
4.1 Environment
As outlined in the Norfolk County Council Planning Obligations Standards (2018), the scope of the County Council’s green infrastructure responsibilities include:
- Public Rights of Way - Norfolk Trails - Ecological Networks
Green infrastructure should be included within the proposed site in line with local policy. Connections into the local Green Infrastructure (GI) network, including Public Rights of Way and ecological features, should be considered alongside the potential impacts of development. We would advise the Local Planning Authority that a
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maintenance/mitigation contribution or commuted sum for new and existing GI features, may be required in addition to the County response, in order comply with local policy. Thus, allowing the local GI network to facilitate the development without receiving negative impact and equally, allow the development to integrate and enhance the existing network.
4.2 Should you require any advice or have any queries with the above comments please call David White on 01603 222058 or email [email protected].
5.1 Highways and Transport Provision
I understand that you have contacted the County Council’s Highways Development Control Manager separately on this proposal.
6.1 Lead Local Flood Authority
If you have consulted Norfolk County Council as Lead Local Flood Authority and statutory consultee for surface water drainage, they will be responding separately.
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Statement of Community Involvement
APPENDIX 3 PUBLIC CONSULTATION FLYER
Page 1 PUBLIC EXHIBITION INVITATION
THURSDAY 21 NOVEMBER 3:30PM - 6:30PM
WEETING VILLAGE HALL, SAXON PLACE, IP27 0QP
Bidwells, on behalf of Longhurst Group, invite you to attend a Public Exhibition in relation to the proposed development of affordable dwellings on land east of Lynn Road, Weeting.
The Exhibition will provide you with the opportunity to review the draft proposals and provide comments before the scheme is finalised and the planning application submitted. Members of the Project Team will be available to answer any questions you may have.
Should you require any further information, please contact Bidwells on 01603 763939. Statement of Community Involvement
APPENDIX 4 PUBLIC CONSULTATION BOARDS
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1. WELCOME & INTRODUCTION
The Longhurst Group welcomes you to this public consultation event, Longhurst Group are an independent charitable registered provider which is being held to inform the local community of our proposals of affordable housing. They own and manage over 23,000 homes for a new development of 74 dwellings. This is an opportunity for you across the Midlands and East of England. to comment on our emerging proposals. Longhurst Group operate in 50 Local Authority Areas and are one of Longhurst Group are preparing a full planning application for 74 the UK’s leading developers with an extensive building programme. affordable dwellings, on Land East of Lynn Road, Weeting. The Group put their customers at the centre of everything, with a clear Please take your time to view the information and meet members of set of values to provide better homes and support services to improve the project team, who can hopefully answer any questions you may lives and create quality places for people to live. have.
EXAMPLE IMAGE OF ANOTHER LONGHURST SCHEME
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2. THE SITE
The site is located on the northern side of Weeting, to the east of Lynn Road. The site (including the main access road and public right of way) comprises a total area of approximately 3.41 hectares (8.42 acres) and is currently an agricultural field, together with an area of woodland. The photographs below illustrate the location of the site. An existing footpath links the site with Angerstein Close to the east.
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VIEW TOWARDS SITE FROM LYNN ROAD
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Angerstein Close 1 SITE
Lynn Road VIEW TOWARDS PUBLIC RIGHT OF WAY FROM LYNN ROAD 3
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The site is situated approximately 0.4 miles from Weeting Village Post Office & shop, petrol station, The Saxon Public House, and Weeting Village Hall. Surrounding land uses around VIEW TOWARDS PUBLIC RIGHT OF WAY FROM ANGERSTEIN CLOSE Weeting include Weeting Heath Natural Nature Reserve 1.8 miles to the east, Brandon Country 4 Park 2.8 miles to the south and Thetford Forest Park 3.9 miles to the south-east. The site lies within Flood Zone 1, and is, therefore, at the lowest risk of flooding. There are no Listed Buildings on, or adjacent to, the site. The site does not fall within a Conservation Area.
A Tree Preservation Order includes the existing woodland on the south-eastern boundary of the site.
The village benefits from existing bus routes which provide services to Brandon, King’s Lynn, VIEW TOWARDS SITE’S EAST BOUNDARY FROM ANGERSTEIN CLOSE Thetford, and Northwold.
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3. PLANNING BACKGROUND
PLANNING HISTORY
Full planning consent was granted on the site in 2012 for 35 new dwellings, alongside access, 24 allotments, community woodland, open space and associated landscaping.
Outline planning permission for up to 24 dwellings was granted in 2013, 3 of which were approved under the 2012 planning permission; totalling 56 dwellings across the site. An application for the approval of reserved matters pursuant to the outline application was approved on 10th May 2017.
A full application for access to the site was granted on appeal in 2016 .
Longhurst wish to deliver an affordable housing scheme on the site and will be submitting a new full planning application in early 2020.
APPROVED LAYOUT OF EXISTING PLANNING PERMISSIONS PLANNING POLICY
The site is not subject to a site-specific allocation within Breckland District Council’s adopted Local Plan and is outside the Settlement Boundary for Weeting.
However, the Council are at an advanced stage of the SITE preparation of a replacement Local Plan that will cover the period to 2036. The replacement Local Plan is due to be adopted before the end of 2019 and prior to a planning application being determined on the site.
Weeting is identified in the emerging Local Plan as a Local Service Centre due to the range of facilities it provides, notably the primary school, village shop, post office, public house and village hall.
The emerging Local Plan identifies that Local Service Centres will accommodate 15% of the housing growth required in Breckland during the period to 2036 (15,298 new homes / 612 dwellings per annum).
The site is now identified in the emerging Local Plan as being within the Settlement Boundary for Weeting and as a ‘Site with Planning Permission for Housing’.
The site is within close proximity of Sites of Scientific Interest (SSSI) and Special Protection Area (SPA) for the Stone Curlew, LOCAL PLAN and within the 1500m SPA Buffer. The site is also in relatively close proximity to a Special Area of Conservation (SAC). hange XC E - di F to D r P
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4. CONTEXTUAL ANALYSIS
SITE CONSIDERATIONS / CONSTRAINTS •Natural site gradients affect layout of new dwellings, highway layout and drainage strategy. •Lynn Road provides one main highway, located to the west of the site, from which the main site access will be gained. •Access off Cromwell Road to the south west corner of the site is no longer proposed. A new access will be from Lynn Road as per separate application approved in 2016. •Selected existing farm buildings to be demolished to make way for new access road. •Existing public footpath to be maintained and improved linking site to Angerstein Close. •Open countryside views to the north to be considered.
KEY ASPECTS / DESIGN OPPORTUNITIES / CONCEPT • 74 new homes, including a mix of one, two and three bedroom houses and bungalows with private gardens. • Mixed tenure affordable housing including both shared ownership dwellings and social rented housing. • New vehicular access provides a central access point along the western boundary. • Adjoining development is limited and allows a non-restricted approach to the proposed housing layout. • A layout that is sensitive to the urban edge of Weeting and its semi-rural setting. • Approximately one third of the total site area set aside for public open space (POS) and soft landscaping across the site and along the eastern boundary. • The POS has been designed to be the main focus of the proposal, around which the dwellings have been positioned. This will create a pleasant and open feel to the scheme. • A landscape strategy to be implemented around the POS to provide well observed and defensible boundary zones for the houses fronting this area. • Sustainable Urban Drainage System (SUDS) to manage and control surface water run-off from the development and prevent flooding. Use of SUDS features to enhance public open spaces. • Retain existing green edge along the northern and eastern boundaries to encourage biodiversity and preserve rural aspect, whilst providing a good buffer zone/site screening for existing residential areas and views into the site. • Existing public foot/cycle path retained and upgraded to be 3m wide along the southern boundary of the site. • Improved pedestrian links and public access into site. Public footpaths extended and incorporated into the scheme, through the main POS and through the existing landscape zone along the eastern boundary - This will provide a connection between the proposed development and the existing village. • High quality design with key elements of local vernacular incorporated into the scheme. Revision: Date:
Revision: Date: A Amended in accordance with GW 24/06/2019 revised site layout
A Amended in accordance with GW 24/06/2019 revised site layout
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5. THE PROPOSED DEVELOPMENT
LEGEND 1. Vehicular site access 2. Private drive 4 3. Public open space 4. Existing planting & trees 5. Sustainable Urban Drainage feature 6. Defensible landscaping 7. Existing public footpath
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7 PROPOSED MASTERPLAN TYPICAL HOUSE TYPES r g p
r g p Architects · Project Managers ·Quantity Surveyors KEY ASPECTS OF THE PROPOSED SITE LAYOUT Waterloo House, 71 Princess Road West ARE: Leicester, LE1 6TR Architects · Project Managers ·Quantity Surveyors • 74 affordable dwellings, including a mix of • Affordable Housing • Access & Highways Tel: 0116 204 5800, Fax: 0116 204 5801 2 storey houses and bungalows. Waterloo House, 71 Princess Road West email: [email protected], www.rg-p.co.uk Leicester30 , LE1 6TR Affordable housing is defined by the Vehicular access to the site will be 62 Tel: 0116 204 5800, Fax: 0116 204 5801 • The indicative mix of dwellings as agreed Government as: ‘housing for sale or rent, for via Lynn Road, to the west of the site. 28
email: [email protected], www.rg-p.co.uk 37 those whose needs are not met by the This access was approved under a 34 with Breckland’s Affordable Housing Enabling Spires 33 36 View 32 37 30 31 2 A 35 b 4 37 1 retrained tree p 32 p A 33 2 30 D 6 b b 4 p p 4 6 planting 3 D 62 b market’. separate planning permission in 2016. b C 2 A Project: 4 to Officer, includes: 3 5 b 35 4 31 b C p p 64 29 5 s p 32 30 33 hiel 33 34 bu 35 d 3 C 31 b site 5 f 34 38 fer p 36 A development at Easthorpe Road, 30 28 3 C 34 38 29 b 36 5 from to 28 28 p 27 39 ex
28 39 Beltonisting
29 e driv 40 M ots e 2 A p 27 pl b Great Gonerby 3 41 4 2b 27 BC - Privat 40 p PROW new 35 2 A Hous 37 b
41 4 b p 2
HOUSE TYPE SOCIAL RENT SHARED OWNERSHIP TOTAL m L The proposed scheme includes the following • Parking 27 2 A 5p b 34 footpath 3b 4 e Spires 33 p and 36 2m View 37 5- 41 32 -5. 42 38 2 B 2 M b
a 5p 42 3
31 3b p 27 highway 2 A 25 39 35 b B 4 37 26 5p 3 L p adopted 3b b 1 retrained tree 8 x 1 bedroom house 25 5 new p 32 p A 26 40 33 2 30 D 6 b b 4 p tenures: p 4 6 planting 01 3 D 8 0 8 Client: b b C 2 A Project: 4 to 3 5 b 24 35 4 01 31 b C p p 64 41 29 5 shield 26 p (58sqm) 32 30 33 46
27 25 24 33 34 buffer 01 35 DWELLING SIZE PARKING PROVISION TOTAL PARKING No. 42 C 3 C 31 p b site 5 5 b Longhurst & Havelock Homes 34 38 3 p 36 A development at Easthorpe Road, 45 30 28 3 C 34 38 29 b 36 5 from to 1 x 1 bedroom bungalows p C 28 L p 27 39 existing p 02 5 1 0 1 b5 3b 3 24 23 44 3 C 28 39 b Belton 5 p 29 drive 40 A (50sqm) M 23 M 2 p 02 27 plots b 3 45 3 C p Great Gonerby b b 3 4 2 22 b 27 BC -41 40 p PROW 1 bedroom 1 space 8 spaces 43 5 2 Private p 46 new 35 2 A House 03 b 02 41 4 46
22 b p Shared Ownership – The Purchaser secures 03 23 2 m L 45
27 p 2 A footpath 5 b 2 M 3b 4 C b p and 6 x 2 bed bungalows 3 p m new 03 b5 p Legend -2 41 3 5.5 42 38 C - p 3 L 2 2 M 2 4 6 2 b B 5
b m b 04 a p 42 5 5 3 3 p
3b p footpath 27 highway 25 39 C B 5p 44 26 5p 3 L (61sqm) 22 3b existing retained tree adopted 3b b 2 bedrooms 2 spaces 70 spaces C 21 44 25 5 new p 5p 26 40 a mortgage on a share of property (typically 3b 04 43 Sheet title: 01 Client: 21 05 43 dge 20 e 01 24 h Tree to be removed 41 04 26 05 46 25 x 2 bed houses 21 rive
20 d 27 24 e Proposed 25 2 A Existing level 01 b 42 C 4 Street Scene 05 C p p Privat e p 15 13 28 5 xi 5 b Existing Public Right of Way b Longhurst & Havelock Homes 3 sti 3 45 06 between 25% and 75%) and pays rent on the ng 2 A 3 bedrooms 2 spaces 62 spaces b Indicative proposed Hedging (79sqm) 4 P C p plots RO L C p p 02 5p b5 20 19 BC -46 b5 3b 3 44 W 3 24 23 44 3 C Indicative proposed shrub planting b reta 5 p 19 06 ine M 23 redundent 07 18 3p 02 3 C d b 45 b Indicative proposed trees 2 22 43 5 32 x 3 bed houses p 46 06 19 03 18 unsold equity. This product is available to 07 02 46 2 03 22 A 23 bus b Bin collection point for private 10 21 31 4 45 (Visitor Parking) - (4 spaces) p BC 2 M drives C b stop 07 2 A p 3 b new 03 b5 p Legend (93sqm) 4 p 3 2 A C 3 08 b 2 p L 18 4 Approx locations of retaining m 5 b 3b 04 5 p footpath p 2 A walls (subject to full design) C b 17 5p 44 4 22 3b existing retained tree p C 21 44 those who cannot afford to own a property 17 5p Ref: 3b 08 04 43 Sheet title: 16 2.4m pedestrian visibility splay 17 21 43 TOTAL = 144 spaces 05 08 20 TOTAL 36 38 74 16 hedge Tree to be removed 09 SUDS 04 05 e 09 21 16 20 driv Proposed 2 A Existing level b 09 41026/ 027A C 4 Street Scene n 05 Private 5p p existing e 15 b Existing Public Right of Way w 2 A 3 outright at present. Shared owners have the b 06 2 4 EAS m p 2 A 10 b PROW Indicative proposed Hedging footpat 4 TH
C p plots 13 p 2 2 5 19 46 ORPE A F b 20 BC - b b 3 4 14 44 h 4 Indicative proposed shrub planting p p retained 10 19 ROAD 2 06 F b 07 18 redundent 10 4 Indicative proposed trees 13 p 06 ability in future to purchase a greater share. 19 11 18 07 2 A bus b Bin collection point for private 4 11 p BC 2 drives F stop 07 2 A b b 4 4 p p 15 2 A 08 b 18 4 2 Approx locations of retaining F p 12 b 15 2 A walls (subject to full design) 4 b 17 p 4 Public Open Space p 11 14 Scale: 17 Ref: 08 14 17 16 2.4m pedestrian visibility splay 12 13 08 16 09 SUDS 2 M 13 b 09 3 p 3 12 16 L b 5 09 41026/ 027A p 1:2000200, ,1 1:2000:1 @ @A1 A1 new Social Rent – Properties where rent is 2 A 15 b highway 2 4 5m EASTHORPE m p 10 5. screening th / as
footpath tpa ing 13 nt foo pla 2 2 m A F 2 b b tree 4 14 4 new p p and 10 hedge ROAD 2 F b 10 4 Proposed p calculated using the formula and data set out 13 11
11
2 F b 4 p 15 Public Open Space 2 F 12 b 15 4 p Public Open Space in the Ministry of Housing, Communities and 1 Date: 11 14 Scale: retained
W 14 12 PRO 13 existing 2 M 13 b 3 p di 3 12 L b st 28.09.2018 5 anc p Local Government’s Guidance on Rent for 1:2000200, ,1 1:2000:1 @ @A1 A1
highway e m 1 5.5 screening from / as m footpath planting 2 tree bungalow new and hedge Social Housing, (exclusive of service charges). Proposed to
listed
farmho Public Open Space and are available to those nominated on the us Drawn: Checked: 1 Date: e retained PROW Manor existing Farmhouse distance local housing register. 28.09.2018 YM/DLM JR
L
1 from ORD
DRIVE 1 bungalow
to listed farmhouse Drawn: Checked:
Manor Farmhouse YM/DLM JR All dimensions to be checked on site. This drawing is the copyright of the Architect, LORD
DR 1
IV and not to be reproduced without their permission. Ordnance Survey map information E reproduced with permission of HMSO Crown Copyright reserved. rg+p Ltd. Trading as rg+p.
All dimensions to be checked on site. This drawing is the copyright of the Architect, and not to be reproduced without their permission. Ordnance Survey map information reproduced with permission of HMSO Crown Copyright reserved. rg+p Ltd. Trading as rg+p. hange XC E - di F to D r P
t r a Click to BUY NOW! m c o k c e e. r-softwar LAND EAST OF LYNN ROAD WEETING
6. ECOLOGY
• A stone curlew impact assessment undertaken using Natural England’s bespoke planning tool has confirmed that the proposed development will not impact on stone curlew nesting density.
In line with the existing planning permissions, a local protective zone can be provided if required as a safe-haven for this species.
IMPROVED GRASSLAND (FORMERLY ARABLE) LOOKING EAST FROM GATE ENTRANCE TOWARDS YOUND DECIDIOUS PLANTATION
• Potential impacts on other local European sites such as Weeting Heath SSSI as a result of increased recreational pressure and urban effects has also been assessed as part of a Habitats Regulations Assessment (HRA). This has concluded that recreational and urban effects on local European sites are unlikely to be significant.
• The native hedgerows and semi-natural broad-leaved woodland will be retained, protected and incorporated into the site’s green infrastructure framework, which will include the provision of new habitats such as grassland and wetlands to help achieve a net gain for biodiversity, as supported by national and local planning policy.
• Appropriate measures will be put in place to protect bats, breeding birds and reptiles during construction in order to comply with the relevant wildlife legislation and to ensure their long-term favourable conservation status post-development.
• The potential presence of other species such as common toad, hedgehog and VIEW OF THE MATURE MIXED PLANTATION harvest mouse, have resulted in measures being put in place to protect these species during the construction phase of the proposals and to ensure their long- term favourable conservation status post-development.
ARABLE FIELD PROPOSED FOR THE HOUSING DEVELOPMENT, LOOKING SOUTH-EAST hange XC E - di F to D r P
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7. TECHNICAL INFORMATION
Highways
A Transport Statement has been prepared and confirms that the proposed development would not give rise to any undue or unacceptable safety risks, and would have a minimum impact on the highway network (not resulting in any unacceptable levels of congestion or delay). At peak times the increase in traffic is one additional vehicle every one minute and24 N seconds. KEY
ADOPTABLE SURFACE WATER SEWER / MANHOLE
PERMEABLE BLOCK PAVING
PRIVATE BELOW GROUND GEO-CELLULAR SOAKAWAY
INFILTRATION TRENCH
INFILTRATION BASIN HT 13.9
12.05 SWALE Surface Water Drainage Strategy
6
It is proposed to discharge the rainfall runoff from the 1 1 development into the ground via infiltration. We have undertaken in-situ infiltration testing which has confirmed that the infiltration potential is good across the site. G G G The proposed drainage system will benefit from numerous Sustainable Drainage System (SuDS) features ensuring that the development mimics natural water processes as far as practicable and minimising its effect on the water environment. The following SuDS have been proposed:
The Beeches • Permeable paving • Grassed swales • Infiltration basin New Beeches • Infiltration trench
UK 15h UK 15h N • Below-ground infiltration tanks 1 MATCH LINE MATCH LINE
G G G G G G G G G G The proposed roads will be offered to Norfolk County Council G
G G 1 for adoption and as such will be served by a separate drainage
G 13.11 system to the proposed dwellings. The surface water runoff from 12.93
12.91
EC01 EC01 the proposed roads will be stored within a swale, an infiltration 12.70 basin and an infiltration trench. Whilst all the proposed drainage SURFACE WATER DRAINAGE PLAN features will provide significant water quality improvements, KEY APPLICATION BOUNDARY N
ADOPTABLE FOUL WATER SEWER / MANHOLE the swale and infiltration basin will offer an added benefit of
\ \ \ \ \ \ ADOPTABLE FOUL WATER RISING MAIN
PROPOSED PUMP COMPOUND providing biodiversity enhancements to the site. Individual plots
15m HOUSE FREE ZONE AROUND PUMPING COMPOUND 12
14 EXISTING PUBLIC FOUL WATER SEWER will be served by their own drainage system utilising permeable 6m EASEMENT, TO BE AGREED WITH ANGLIAN WATER paving and below-ground infiltration tanks.
The surface water system has been designed to accommodate
extreme storm events up to a 1 in 100-year storm event with a 73 further climate change allowance of 40%, in accordance with the Lead Local Flood Authority (LLFA) requirements. The design 6 has been progressed such that the development will not pose
Private Dwelling Angerstein Close any off-site flood risk. Discussions are ongoing between the 1 design team, the LLFA and Norfolk County Council Highways
TP Garage department to ensure that the drainage design is in line with best practice guidance and meets all relevant requirements.
Private Dwelling
29c 29b Foul Water Drainage Strategy The foul water will drain into a proposed pumping station at the south western corner of the development and will be pumped into the public sewer within Angerstein Close. Anglian
3 Water have confirmed that the existing public system has sufficient capacity to accommodate flows from the proposed The Beeches development.
5 4
Angerstein Close FOUL WATER DRAINAGE PLAN hange XC E - di F to D r P
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8. PROGRAMME & NEXT STEPS
Thank you for spending the time to review this information, which we hope you found useful. The project team will consider all comments received in the preparation of a full planning application.
Longhurst would like to submit a full planning application to Breckland District Council in early 2020 once the feedback from all consultees has been assessed.
Breckland District Council will formally consult on the proposals once the full planning application has been submitted. They will consider all comments received including the views of local residents and the Parish Council.
Have Your Say
You can provide your feedback in the following ways:
1. Fill out a paper feedback form today. 2. Email us at: [email protected] 3. Write to us at:
Bidwells 16 Upper King Street Norwich NR3 1HA
Please ensure that we have received your comments by 5pm on Friday 6th December 2019.
Bidwells is a trading name of Bidwells LLP, a limited liability partnership, registered in England and Wales with number OC344553. Registered office: Bidwell House, Trumpington Road, Cambridge CB2 9LD