Land East of Lynn Road, Weeting Longhurst Group July 2020
LAND EAST OF LYNN ROAD, WEETING PLANNING STATEMENT Planning Statement - Land East of Lynn Road, Weeting
Quality Assurance
Site name: Land East of Lynn Road, Weeting Client name: Longhurst Group Type of report: Planning Statement
Prepared by: Jake Lambert MPlan (Hons) MRTPI Signed
Date July 2020
Reviewed by: Iain Hill BSc Hons DipTP MRTPI Signed
Date July 2020
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Table of Contents
1.0 Introduction 1
2.0 The Site and Surroundings 3
3.0 Planning History 5
4.0 The Proposed Development 6
5.0 Planning Policy Review 10
6.0 Planning Analysis 12
7.0 Affordable Housing Statement 21
8.0 Planning Obligations 22
9.0 Conclusion 23
Appendix 1 PLANNING POLICY REVIEW
Page ii Planning Statement - Land East of Lynn Road, Weeting
1.0 Introduction
This Planning Statement has been prepared by Bidwells LLP, on behalf of Longhurst Group, in support of a full planning application for 76 dwellings ‘the proposed development’ on Land East of Lynn Road, Weeting (hereafter ‘the Site’).
This Planning Statement demonstrates how the proposals respond to relevant planning policies and sets out the reasons why planning permission should be granted. It includes a brief description of the site, the proposed development, the relevant planning policy context, guidance and main planning issues in considering the proposals. It also summarises the findings of the specialist technical studies that have been commissioned by Longhurst Group to inform the proposed development.
This Planning Statement should be read in conjunction with the following reports and drawings, which are submitted as part of this application: ● Planning Application Forms (including ownership certificates); ● Location Plan, prepared by Jefferson Sheard Architects; ● Site Layout Plan, prepared by Jefferson Sheard Architects; ● Architectural Plans, including Elevations, Floor Plans and Site Levels, prepared by Jefferson Sheard Architects; ● Design & Access Statement, prepared by Jefferson Sheard Architects; ● Planning Statement (this document); ● Draft Heads of Terms; ● Protected Species Surveys and Ecological Reports, prepared by The Ecology Consultancy; ● Tree Surveys/Arboricultural Information, prepared by ArbEco; ● Landscaping Details, prepared by Jefferson Sheard Architects; ● Contaminated Land – Vulnerability Questionnaire; ● Flood Risk Assessment, prepared by Curtins; ● Residential Drainage Statement, prepared by Curtins; ● Transport Assessment with Travel Plan, prepared by Curtins; and ● Previous correspondence regarding archaeology at the site.
The above application documents have been agreed with Chris Hobson, Principal Development Management Planner, during pre-application discussions, as sufficient, to validate the planning application.
The Applicant The Longhurst Group are an independent charitable registered provider of affordable housing across the Midlands and East of England. They own and manage over 23,000 homes across the Midlands and East of England.
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The Longhurst Group operate in 50 Local Authority Areas and are one of the UK’s leading developers with an extensive building programme.
The Group put their customers at the centre of everything, with a clear set of values to provide great homes and support services to improve lives and create positive places for people to live.
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2.0 The Site and Surroundings
The site is located to the north-west of Weeting, and measures approximately 3.41 hectares.
Weeting is identified as a Local Service Centre in the Adopted Development Plan, as it provides a range of services and facilities, including a primary school, village shop and post office, petrol station, public house, village hall and a fish and chip shop.
The village also benefits from a regular bus service between King’s Lynn and Thetford. There is also a railway service in the neighbouring town of Brandon. There are two employment areas within the village at Fengate Drove and to the east of Mundford Road.
At present, the site constitutes arable farmland with woodland to the east. The full extent of the site is outlined in red on the following plan:
Figure 1: Site Location Plan
To the north, the site is bound by arable farmland. Residential development (typically bungalows) located to the east. Existing residential development lies to the south of the site, including a range of bungalows and two storey detached dwellings. To the west, the site is bound by New Lodge Farm, including the farmhouse and a variety of agricultural buildings.
Existing vehicular access to the site can be gained via New Lodge Farm. Pedestrian access is provided via a footpath to the south that links with Angerstein Close, which forms part of the Weeting with Broomhill (FP18) Public Right of Way.
The site falls within Flood Zone 1, demonstrating that there is a low probability of a flood occurring on the site from rivers or the sea. Further to this, the site is not identified as being at risk of surface water flooding.
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In relation to heritage assets, there are no Listed Buildings on, or adjacent to the site. In the surrounding area, Lynn Lodge lies to the west, and is Grade II Listed. Weeting Castle Moated Site and 12th Century Manor House with Post-Medieval Ice House, a Scheduled Ancient Monument, lies to the east of the village. The site does not fall within, or in close proximity to, a Conservation Area.
A number of trees to the east of the site are subject to a Group Tree Preservation Order (reference 2015/10-2016/1). One off-site tree (T25) to the south-eastern boundary of the site is subject to the same Tree Preservation Order.
The site falls in close proximity to the Breckland Farmland SSSI, Weeting Heath SSSI, Breckland SAC, and Weeting Heath NNR.
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3.0 Planning History A review of the Council’s online planning register has identified a number of planning applications relating to the site.
Full planning consent was granted on appeal in 2012 (ref: APP/F2605/A/12/2172205/NWF and 3PL/2011/1102/F) for 35 new dwellings, alongside access, 24 allotments, community woodland, open space and associated landscaping, on the southern portion of the site. Breckland District Council have confirmed that this planning consent is extant, as pre-commencement conditions have been discharged (ref: 3DC/2015/0102/DOC), and the construction compound and allotment car park installed.
Outline planning permission for up to 24 additional dwellings was granted in 2013 on the northern portion of the site (ref: 3PL/2013/0258/O). An application for the approval of matters reserved pursuant to the outline application was approved on 10th May 2017 (ref: 3PL/2016/1412/D).
A full planning application for access to the site was granted on appeal (ref: APP/F2605/W/16/3143581 & 3PL/2015/0551/F) in 2016. This proposal sought for the farm access approved and partially implemented under planning permission 3PL/2008/0134/F to be upgraded to a residential access. The planning permission has been partially implemented, and, therefore, the permission remains extant.
In summary, the site currently benefits from extant planning consent for the development of 56 residential dwellings, and an established access point from Lynn Road.
Surrounding Context
Planning permission was granted on 4th December, 19 for the development of two dwellings on land to the south west of the site (ref: 3PL/2019/0551/F).
To the south of Weeting, an application is pending determination for the erection of up to 450 dwellings, including vehicular access, roads, car parking, pedestrian and cycle links, public open space, green infrastructure, drainage and associated infrastructure (ref 3PL/2019/0678/O).
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4.0 The Proposed Development
Full planning consent is sought for 76 dwellings (Class C3) on the site. The precise description of development for which planning permission is sought is:
“Full planning permission for the construction of residential dwellings, together with associated open space, highway infrastructure, and diversion of Public Right of Way (Weeting with Broomhill FP18)”.
The key elements of the scheme are described in more detail below.
Figure 1: Site Layout Plan
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Residential
Dwelling Mix & Type
The proposal seeks to provide 76 units that will comprise affordable housing. The proposed mix is outlined in Table 1 below and has been determined in consultation with Breckland Council’s Housing Enabling Officer, following an assessment of local housing need:
Table 1: Housing Mix
HOUSE TYPE SOCIAL RENT INTERMEDIATE: TOTAL SHARED OWNERSHIP & RENT TO BUY 2b3p bungalow 5 3 8 @ 61sqm 1b2p houses @ 8 0 8 58sqm 2b4p houses @ 19 8 27 79sqm 3b5p houses @ 16 17 33 93sqm TOTAL 48 28 76
As demonstrated above, the scheme proposes a mixture of detached (including bungalows), semi- detached and terraced units, with on-plot parking and separate designated parking areas. The proposed dwellings range from 1-storey bungalows to 2-storey houses. All homes will meet Nationally Described Space Standards (NDSS).
Layout
The development is based around the provision of high quality open space, landscape features and the required road network, which is designed to allow ease of access across the site.
The intention is to create a green environment for residents, reflecting the edge of settlement location, with the principal area of open space being located toward the centre of the site. The open space connects with existing mature woodland to the east and the PRoW footpath, which will be diverted as part of the proposals, and which provides access to Angerstein Close and village beyond.
Further detail on the layout is provided in the Design and Access Statement prepared by Jefferson Sheard and submitted in support of this application.
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Access and Parking
Vehicular access to the site would be from one point on Lynn Road, to the west of the site. Access from this location was approved under a separate planning permission in 2016 (ref: 3PL/2015/0551/F), and has been implemented. The visibility splays are 2.4m x 215m each side of the implemented bell-mouth junction.
Parking provision will be provided across the site for residential dwellings through a combination of curtilage parking and parking courts, meeting with the Council’s adopted standards. In total, 152no. car parking spaces are proposed within the site. This equates to two parking spaces per dwelling, in accordance with Breckland Council’s adopted Parking Standards.
The access roads have been designed to ensure that Fire Tender and Refuse Vehicles can navigate through the proposed development.
The proposed development also includes a cycle store, to serve dwellings to the south-west of the site.
Landscape Strategy
An outline Landscape Strategy accompanies this application. The proposal intends to create a strong structural landscape framework. The aim is to: ● Preserve and strengthen natural features, notably the mature woodland to the east; ● Respect the setting of existing development; ● Create a site which contributes positively to the character of what would become the redefined northern edge of Weeting; and ● Enhance the setting of new dwellings into the landscape.
Further detail on the landscape strategy is contained in the Design and Access Statement submitted in support of this application.
Open Space
The site layout submitted as part of this application demonstrates that the site will contain a significant amount of open space provision (0.5ha).
This open space provision will create a focal point to the centre of the site. Moreover, the proposed development seeks to retain and strengthen the wooded copse to the eastern boundary of the site.
This will not only unlock the site for recreational uses for new and existing residents, but provide a net biodiversity gain through maintaining and enhancing green infrastructure both on and off-site, through decreasing recreational pressure on nearby designated sites.
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Construction Process
The construction process will be managed through a Construction Environmental Management Plan (CEMP) which sets out the plans for the build process including phasing, traffic management and working hours. This will be considered in further detail through the discharge of appropriately worded planning conditions.
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5.0 Planning Policy Review
This Section provides an overview of the planning framework within which the proposed development is to be assessed, and further identifies other material considerations relevant to the proposal. In identifying the planning framework, consideration has been given to Section 38(6) of the Planning and Compulsory Purchase Act 2004, which states that:
“If regard is to be had to the Development Plan for the purpose of any determination to be made under the Planning Act, the determination must be made in accordance with the Plan, unless material considerations indicate otherwise.”
A full Planning Policy Overview is provided within Appendix 1.
Adopted Development Plan In accordance with Section 38(6) of the Planning and Compulsory Purchase Act (2004), consideration is given below to the Adopted Plan for the site, which comprises: ● Breckland Local Plan (2019); and ● Policies (Proposals) Maps (2019).
Breckland Local Plan
Weeting is identified as a Key Service Centre in the Breckland Local Plan, as it provides a range of services and facilities.
Adopted Policies Map Extract – Weeting
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As recognised by the Local Plan Policies Map, the site falls within the Settlement Boundary, and is recognised as having existing planning consent for housing. The Local Plan Policies Map also recognises how the site falls within the SPA Stone Curlew 1500m Primary Buffer.
Other Material Considerations
Consideration has also been given to the following documents: ● The National Planning Policy Framework (NPPF), 2019; ● Breckland District Council Five-Year Housing Land Supply Position Statement (2019); ● Technical Housing Standards – Nationally Described Space Standards (2015); ● Breckland Open Space Assessment (2015); ● Landscape Character Assessment (2017); and ● Norfolk County Council – Parking Standards for Norfolk (2007).
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6.0 Planning Analysis
This Section provides an assessment of the proposed development against the planning framework and material considerations identified earlier in this document and within Appendix 1.
Principle of Development
Weeting is identified as a Local Service Centre in the Adopted Development Plan, and is considered as a suitable location for additional residential development in the Plan period to 2036. The site currently benefits from extant planning consent for the development of 56 residential dwellings, and an established access point from Lynn Road. Accordingly, the site is identified in the Adopted Development Plan as being within the Settlement Boundary for Weeting and as a ‘Site with Planning Permission for Housing’.
Policy GEN 05 – Settlement Boundaries – of the Adopted Development Plan advises that proposals for new development that are within the defined Settlement Boundary are considered acceptable, subject to compliance with other relevant planning policies.
From this, it is apparent that the principle of residential development on the site is both established by the extant planning permission, and consistent with the Adopted Development Plan.
In addition, whilst Breckland District Council is currently able to demonstrate a housing land supply of over five years, proposals which seek to boost housing supply, and strengthen the Council’s supply of housing land, should be supported in line with the Government’s objective of significantly boosting the supply of homes. Accordingly, the proposed development fully complies with the objectives of the NPPF.
Density of Development Based on the provision of 76 dwellings on 3.41 hectares of land (based on the ‘developable site’), the development would equate to a density of approximately 24 dwellings per hectare (dph). It should be noted that this density calculation includes the area of woodland (0.51 ha) and open space (0.5 ha), but exclude the access road (0.13 ha).
The density of development (24 dph) reflects the site’s edge of settlement location, and the need to ensure that the scale of development is commensurate with the surrounding area.
The quantum of development on the site is reflective of the identified need for affordable housing in the locality. More specifically, discussions with Breckland District Council’s Housing Enabling Officer have identified a need for at least 76 affordable units in this location. Whilst the proposed density of development is higher than the extant planning permission (16 dph), due to a significant change in the proposed mix of units, the site does not appear to be developed in a more intense manner. The extant planning permission comprises a higher proportion of larger units which require more land, whilst this application seeks a wider mix of units, ranging from 1 to 3 bedroom houses, to meet an identified local need.
The density proposed ensures that, in accordance with planning policy at all levels, effective use is made of the land whilst having regard to site specific constraints. More specifically, the proposed
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density represents the maximum number of residential units that can be accommodated on the site having regard to local context and character and key planning considerations. The density has been strongly influenced by the need to provide adequate parking and landscaping as part of the development, as well as appropriate amenity space for existing and proposed residents that accords with the policies of the Adopted Development Plan.
In summary, the proposed density of development demonstrates an efficient use of land, whilst assimilating with the character of Weeting and the surrounding context. On this basis, the proposed density is in accordance with Policies HOU 06 and COM 01 of the Adopted Development Plan and the NPPF.
Residential Mix
The scheme provides a range of dwelling sizes, types and tenures, as set out in Section 4 of this document. A mix of 1, 2, and 3 bedroom dwellings, including both houses and bungalows, are proposed.
It is intended that all of the units will comprise affordable housing. The tenure will vary across the site and will, in accordance with an identified need, include social rent and intermediate tenures, including rent to buy and shared ownership. This will ensure that the development creates a mixed and balanced community, providing housing that meets local needs.
Deliverability
The NPPF defines deliverable as being available now, offering a suitable location for development now, and achievable with a realistic prospect that housing will be delivered on the site within five years.
Longhurst Group are fully committed to commencing construction on the site immediately. This is evidenced through the submission of a detailed planning application. It should be noted that Longhurst Group have a significant track record of housing delivery across the Midlands and East of England. The intention is to commence development in April 2021, and complete the development in 2023.
Layout & Scale
The proposed layout has been strongly influenced by a range of features, including the requirements to provide adequate amenity for existing and future residents, open space, as well as adequate space for surface attenuation, parking requirements, and the need to provide clear visual routes across the site.
Careful consideration has been given to the design of the proposal to ensure that in terms of scale it relates well to the surrounding area. A mix of 1 and 2 storey dwellings is proposed as part of the development, reflecting the scale of properties within the locality. The proposed development has been designed to minimise impact on existing properties.
At its closest point, dwellings within the proposed development are approx. 11m from the rear boundaries, and approx. 28m from the rear elevation, of properties located off Cromwell Close. At
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its closest point, dwellings within the proposed development are approx. 5m from the boundary, and approx. 15m from the rear elevation, of recently consented development to the south west of the site (ref: 3PL/2019/0551/F).
In addition, in order to preserve the amenity of neighbouring residents to the south of the site, the application proposes re-diverting the footpath which runs along the southern boundary of the site. Through re-diverting the footpath, the proposal will ensure that members of the public are not walking directly adjacent to the neighbouring properties; a significant benefit to the amenity of existing residents.
An explanation of the approach adopted in relation to the layout is included in the Design and Access Statement prepared by Jefferson Sheard Architects and submitted as part of this application.
On this basis, the proposal will, due to careful consideration in relation to layout and scale, result in a development which is appropriate for an edge of settlement location and which reinforces and complements the character and townscape of the surrounding area and ensures adequate amenity for both existing and future residents.
The proposed development is consistent with objectives of planning policy, specifically Policies GEN 02, HOU 06, COM 01 and COM 03 of the Adopted Development Plan, and the NPPF.
Design
In accordance with both the Adopted Development Plan and the NPPF, careful consideration has been given to the detailed design of the proposal to ensure that it represents a high-quality design, which will establish a strong sense of place, creating an attractive and comfortable place to live.
The scheme has been designed to be a high-quality development which is based around a large open space area to the centre of the site, linking with existing woodland to the east and the PRoW network.
In terms of internal space standards, all dwellings have been designed to accord with the Government’s Nationally Described Space Standards (NDSS).
The Design and Access Statement submitted as part of this planning application details how careful consideration has been given to the design of the proposed development to ensure that it utilises the opportunities presented by the site, whilst respecting and complimenting the setting, character and identity of the locality.
On this basis, the proposed development is in accordance with planning policy at all levels, including GEN 02 and HOU 10 of the Adopted Development Plan.
Public Right of Way (PROW) Diversion As part of this application, consent is sought for the diversion of the Weeting with Broomhill (FP18) PRoW. The proposed diversion of the PRoW seeks to relocate it to the front of Plots 45 to 51. This will help to ensure that the PRoW benefits from natural surveillance and becomes integrated within
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the site, whilst also ensuring there is no adverse impact on the amenity of residents to the south of the Application Site.
The PRoW diversion is in full accordance with Policy TR02 of the Adopted Development Plan.
Open Space The development proposes the creation of a central green, which will act as a focal point for the development. In addition, the central green will link with the retained area of mature woodland, which is situated to the east of the site. Overall, a total of 0.50 hectares of public open space is proposed.
Policy EN04 requires 25.6m2 of public open space per person. Based on the development’s accommodation schedule, a total of 0.42 ha of public open space is required for the proposed development. The proposed development exceeds the public open space requirements by 0.08 ha. As a result, the proposed development accords with, and exceeds, the requirements of Policy ENV04 of the Adopted Development Plan.
In addition, it should be noted that each house and bungalow will have access to a private garden.
Ecology and Biodiversity
Preliminary Ecological Assessment
A Preliminary Ecological Assessment to inform the preparation of the application has been prepared by The Ecology Consultancy and is submitted in support of this application.
The site is not subject to any statutory nature conservation designations, although is situated within 2km of Breckland Forest Site of Specific Scientific Interest (SSSI), Breckland Farm SSSI, Weeting Heath SSSI and Weeting Heath National Nature Reserve (NNR), which overlap with Breckland Special Protection Area (SPA). The site also falls within the 1,500m buffer zone around habitat which supports the Breckland SPA stone curlew population. The site also falls within the Impact Risk Zone (IRZ) for the above SSSIs.
The native hedgerows and semi-natural broad-leaved woodland qualify as Habitats of Principal Importance (HPI) and Local Biodiversity Action Plan (LBAP) habitats. Appropriate measures will be taken to preserve and retain the hedgerows and woodland.
Suitable habitats for foraging, community and roosting bats are present on the site, which requires further surveying. It will be sought to ensure that the requirement for further surveys is subject to a planning condition as part of the application. Appropriate measures to avoid impacts from artificial lighting will be put into place.
Suitable habitats for barn owls, breeding birds, reptiles, invasive species (Wall cotoneaster found on the site), other species of Principal Importance (brown hare, harvest mouse, hedgehog, widespread invertebrate species), are present on the site. Accordingly, measures will be taken to avoid damage to habitats. This will be regulated by way of a planning condition.
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As part of the planning application, the requirement for a Landscape and Ecological Management Plan will be conditioned. This will provide a range of enhancements, in order to achieve a net gain for biodiversity, alongside guiding the management of all new and retained habitats on the site. This will help to combine the recommendations for mitigation, compensation, and enhancement for all species and species groups.
Shadow Habitats Regulation Assessment
A Shadow HRA has been prepared by The Ecology Consultancy, to consider likely significant effects on Breckland SPA, Breckland SAC and Norfolk Valley Fens SAC resulting from the proposed development.
The screening exercise (Stage 1 HRA) concluded that the proposed development is not considered to result in likely significant effects on any of the qualifying features (excluding stone curlew) of the Internationally Important Wildlife Sites lying within a 15km radius of the proposed development site. This was primarily due to the distance between the proposed development site and the individual wildlife sites, as well as the proportional increase in residents in the area and, by inference, potential visitors to the sites, against existing background levels.
Given that the site falls within the 1,500m stone curlew buffer zone, a shadow Appropriate Assessment was undertaken in accordance with local planning policy to assess adverse impacts on the integrity of the Breckland SPA stone curlew population.
Using Natural England’s stone curlew planning tool, the assessment was able to draw the conclusion of no adverse effect on the integrity of Breckland SPA both alone and in-combination with other plans or projects. This negates the need for precautionary mitigation measures proposed in previous project-level HRA work used to inform previous planning applications at the site.
Access and Highways A Transport Statement and Travel Plan has been prepared by Curtins and is submitted in support of this application. The Statement recognises that the development will be accessed via Lynn Road, utilising an existing bell mouth junction (which measures 24 metres in length). Lynn Road is a two-lane carriageway, with a width of 5.8m that is subject to a 60mph speed limit to the north, and a 40mph speed limit to the south (approximately 162 metres from the site’s access).
In the last 5-year period, there has been a total of two accidents, including one slight and one fatal on Lynn Road. The Statement prepared by Curtins concludes that the proposed development would not give rise to any undue or unacceptable safety risks due to the increase of trips associated with the proposed development.
With regard to trip generation, it is not considered that the proposed development would have a material impact on the surrounding highway network. Trip generation equates to one additional vehicle on the surrounding highway network every one minute and 30 seconds in the AM peak and one every one minute and 20 seconds in the PM peak period. This is considered an imperceptible impact and would not result in unacceptable levels of congestion or delay.
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Car Parking Provision
Based on the provision of 76 dwellings, a total of 152 car parking spaces are proposed, equating to two parking bays per dwelling, in accordance with Breckland District’s adopted parking standards (Appendix 2 of the Adopted Development Plan).
Cycle Parking Provision
In accordance with Breckland District’s adopted parking standards, all properties which do not have a private garden (i.e. 8no. units to the south-west corner of the site) will have access to a cycle storage facility, as shown within the site layout plan.
Sustainable Transport Modes The Statement prepared by Curtins confirms that there is a footpath located to the south of the Site which can be accessed from Lynn Road, and extends to approximately 420 metres, providing a connection into Weeting. In addition, the proposed development includes an existing footpath link to Angerstein Close, providing an additional pedestrian route into Weeting which will be diverted as part of the proposed development.
The site is in close proximity to a number of cycle routes which pass through Weeting, providing sufficient opportunities for cyclists.
Furthermore, it is confirmed that Weeting is served by adequate levels of public transport, including direct services to Brandon High Street. Overall, the Statement concludes that the site is accessible through multiple modes of sustainable transport, such as walking, cycle and public transport.
A Travel Plan has also been prepared to accompany the planning application, which seeks to achieve health, environmental, and financial benefits. To encourage sustainable travel at the site, a series of initiatives have been developed, including: ● Welcome packs to influence travel patterns; ● To encourage walking; measures to raise awareness of the health benefits, clear signage to pedestrian routes within/adjacent to the site, information on local pedestrian routes and promotion of the www.walkit.com website for journey planning, will be provided; ● To encourage cycling; information on the local cycle network and availability of cycle information at www.sustrans.org.uk, will be provided; and ● To encourage use of public transport, details of the Traveline Journey Planning tool for East Anglia, up to date bus information and any promotions/discounts, will be provided.
On this basis, the proposed development is in accordance with Policies TR01 and TR02 of the Adopted Development Plan.
Arboricultural
An Arboricultural Impact Assessment & Method Statement prepared by the Ecology Consultancy is submitted in support of the planning application.
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The Application Site contains a total of 91 individual trees and 21 groups.
The physiological and structural condition of the majority of surveyed trees was consistent with Category B status (39 individuals and ten groups), with 16 individuals assigned Category A status, 34 individuals and 11 groups assigned Category C status and two individuals assigned Category U status.
It was confirmed that T25, located off-site, adjacent to south-east boundary was subject to Tree Preservation Order ref. 2015/10-2016/1. Also included in the Tree Preservation Order were trees T30, T31, T32, T34, T36, T38, T39, T40, T41, T42, T43, T44, T45, T46, T47, T48, T49, T50, T51, T52, T53, T54, T55, T56, T57, T58, T59, T60, T63 and groups G7, G9, G10, G11, G12, G13 and G14, all of which are located in the on-site woodland adjacent to the eastern site boundary.
Based on the design proposal, a total of 24 individual trees and five groups will require removal to facilitate development works.
Of the trees to be removed, four are attributed category A status, nine individuals and three groups are attributed Category B status, nine individuals and two groups are attributed Category C status and two individuals are attributed Category U status. Of the trees to be removed to facilitate the proposed foul water pipe and cycle path to the south-east of the site, four are protected by Tree Preservation Order (TPO) 2015/10-2016/1.
Through detailed correspondence with Breckland Council’s Tree Officer, it was determined that the loss of high-quality specimens, and individuals within the group TPO designation, is acceptable to facilitate the proposed development, subject to detailed mitigation measures to protect existing trees and re-provision of new trees within the site. This will be regulated by way of a planning condition.
On this basis, the proposed development is not entirely in accordance with Policy ENV06 of the Adopted Development Plan. However, the benefits of the proposed development, notably the provision of affordable housing for which there is an identified need, are considered to outweigh the harm caused by the loss of some high-quality tree specimens.
Flood Risk and Drainage
A Flood Risk Assessment & Drainage Strategy has been undertaken by Curtins and accompanies the planning application.
The site is located entirely within Flood Zone 1 and accordingly there is a low risk of flooding on the site.
In terms of surface water flooding, in-situ infiltration testing at the site has confirmed that surface water run-off from the development can infiltrate into the ground. 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. The following SuDS have been proposed: ● Permeable paving;
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● Infiltration basin to the centre of the site; ● Infiltration trench; and ● Below-ground infiltration tanks.
The proposed roads will be offered to Norfolk County Council for adoption, and will be served by a separate drainage system to the proposed dwellings. The surface water runoff from the proposed roads will be stored within an infiltration basin and an infiltration trench, before infiltrating into the ground. These drainage features will offer an added benefit of providing biodiversity enhancements to the site. Individual plots will be served by their own drainage system utilising permeable paving and below-ground infiltration tanks.
Foul water from the site will drain into a proposed pumping station to the south-western corner of the development. Foul water will then be pumped into the public sewer within Angerstein Close. Anglian Water have confirmed that the existing foul sewer system has sufficient capacity to accommodate flows from the proposed development.
From this, it is apparent that the site is at low risk of flooding, and a viable surface water and foul water drainage strategy for the site has been formulated, in accordance with Policy ENV09 of the Adopted Development Plan.
Archaeology
A Geophysical Survey Report, and Written Scheme of Investigation, was prepared by GSB Protection Ltd in May 2015, in support of previous planning applications; references: 2015/0102/DOC, 3PL/2013/0258/O, and 2019/0084/DOC. The Report concludes that no anomalies thought to be of archaeological origin have been identified in the survey area. Ferrous anomalies likely to be modern in origin have been detected throughout the survey, whilst farm machinery has created ferrous ‘halos’ in the south-western corner and along the western boundary.
A response from Norfolk Historic Environment Team (James Albone) in response to planning application reference: 3DC/2019/0084/DOC outlined that the Report is sufficient to confirm that no further archaeological information is required as part of the planning application, and trenching evaluation can be secured via pre-commencement planning condition. It is assumed that a similar condition will be imposed on any planning permission.
Summary
Based on the aforementioned, it is evident that the proposed development would represent sustainable development, as defined within the National Planning Policy Framework.
The proposed development is within the defined Settlement Boundary for Weeting, on a site which has an extant planning permission for residential development. Accordingly, the principle of development is acceptable.
The Site Layout Plan demonstrates that the proposed development is capable of providing a high quality development that will provide a range of house types and tenures, that combined with easy access to the range of amenities provided within Weeting, will ensure the creation of a strong,
Page 19 Planning Statement - Land East of Lynn Road, Weeting
vibrant and healthy community. In addition, the proposed development will incorporate open space, including mature woodland to the east, that will enhance the provision of recreation facilities within the locality.
Through the provision of affordable units for which there is an identified need, the proposed development will give rise to a significant social benefit. In addition, the proposals would result in considerable short-medium term economic benefits as part of any construction work, and in the longer term by local spending from future occupants.
It is evident from the information submitted in support of the application that the proposed development will have no adverse impacts on the existing highway network and given the proximity of public transport, residents have the option to adopt sustainable modes of transport.
Turning to the environmental considerations of the proposed development, whilst it will result in encroachment into the countryside by reason of the site’s location adjacent to the settlement boundary, it is evident from information submitted as part of the application, that the proposed development will comprise a natural extension to the settlement boundary which will create a clear and defensible boundary. This will be achieved through the density of development, which will ensure the efficient use of land whilst ensuring a comfortable transition from the urban to rural area.
The appropriate density of development, coupled with enhanced landscaping will ensure that the visual impact of the proposed development is minimal. The enhanced landscaping will also provide an opportunity for the scheme to give rise to enhanced biodiversity and ecological value, off-setting the loss of existing trees on the site. The information submitted in support of the application also demonstrates that the proposed development will not give rise to flooding.
Whilst the site falls within the 1500m buffer zone of the Breckland Farmland Special Protection Area (SPA) for Stone Curlew, the proposal will not give rise to any adverse effects on the integrity of Breckland SPA, either alone, or in-combination with other plans or projects. In addition, the proposed development is not likely to result in significant effects on the Breckland SAC and Norfolk Valley Fens SAC.
On the basis of the foregoing, it is evident that the proposed development is capable of satisfying the three strands of sustainable development. There are clear economic and social benefits arising from the proposed development that significantly outweigh any perceived environmental harm resulting from the proposed development.
Therefore, it can be concluded that the proposed development fully accords with the Adopted Development Plan and the NPPF.
In addition, in accordance with the guidance contained within the NPPF, the site is deliverable. The site is available for development immediately, with Longhurst Group being committed to developing the land. As detailed above, the site represents a suitable location for development and there is a realistic prospect of housing being delivered on the site within 5 years.
Page 20 Planning Statement - Land East of Lynn Road, Weeting
7.0 Affordable Housing Statement
The proposed development seeks to secure the delivery of 76 residential units. The intention is that 100% will be affordable units; well in excess of the policy requirement that 25% of units are affordable in schemes providing 11 or more units.
As detailed in Section 4, the proposal provides a mix of dwelling sizes, ranging from 1 to 3 bedrooms, including flats, bungalows and houses, and tenures, including social rent and intermediate tenures. including rent to buy and shared ownership.
The mix of dwellings has been informed through discussions with James Heaton (Breckland District Council’s Housing Enabling Officer) in order to ensure the proposed development is consistent with local need.
On this basis, the proposal conforms with the affordable housing requirements of Policy HOU 07 of the Adopted Development Plan.
Page 21 Planning Statement - Land East of Lynn Road, Weeting
8.0 Planning Obligations
During discussions with Breckland District Council and Norfolk County Council, it has been established that a number of local and site-specific planning contributions may be required as part of a Section 106 Agreement. Whilst the requirements of any Section 106 Agreement will be discussed and agreed with the Council during the determination period, it is envisaged that the Heads of Terms will relate to: ● Affordable housing provision; ● Open space provision; and, ● Off site highway improvements.
Page 22 Planning Statement - Land East of Lynn Road, Weeting
9.0 Conclusion
The purpose of this Planning Statement is to summarise the development proposals and set out their compliance with up to date Planning Policy, taking into account all other material considerations, including confirmation that there are no technical constraints to the site’s development.
This Planning Statement has been prepared by Bidwells LLP (‘the Planning Agent’) on behalf of Longhurst Group (‘the Applicant’) in support of a full planning application for the construction of 76 affordable dwellings, together with associated open spaces and infrastructure, and diversion of a Public Right of Way (Weeting with Broomhill FP18).
The proposed development is in accordance with the Adopted Development Plan and NPPF. Technical evidence has been prepared to support the planning application, which confirms that the proposed development can be delivered without technical constraints. The technical evidence identifies suitable mitigation, where necessary, which has been incorporated into the design proposals.
In summary, the proposed development will: ● Deliver 76 affordable units for which there is an identified need; ● Provide a mix of housing which meets local demand; ● Secure the delivery of a committed development site within the defined Settlement Boundary of Weeting; ● Provide a logical extension and create a clear and defensible boundary to Weeting; ● Provide a layout and density which delivers the optimum development, whilst ensuring the efficient use of land and having regard to the surrounding area, including residential amenity and local ecology; ● Provide a layout which is appropriate to an edge of settlement location and which will create a soft transition from the urban to rural area; ● Not give rise to an increased risk of flooding or create issues relating to drainage capacity; ● Delivery of significant open space provision to the centre of the site. Open space within the proposed development has the dual function of providing open space and surface water attenuation, while also providing a focal point for the proposed development. Moreover, the extent of proposed open space (0.5ha) is more than the 0.45ha required by Policy ENV04; ● Provision of a net gain in biodiversity through increased tree planting, and reinforcing boundary planting, throughout the site, to mitigate loss of trees required to facilitate the development; ● Integration with the existing Public Right of Way network (Weeting with Broomhill FP18) will offer exercise and sustainable transport opportunities for new residents. Also, the increased usage of the PRoW network will decrease recreational pressure upon nearby designated ecological sites; and ● Diversion of the PRoW will also enhance the amenity of existing residential properties to the south of the site, by relocating the footpath away from the boundary of these properties.
Page 23 Planning Statement - Land East of Lynn Road, Weeting
It is, therefore, apparent that the proposals in this application represent a sustainable development, consistent with national and local planning policy, which should be approved without delay.
Page 2 Planning Statement - Land East of Lynn Road, Weeting
APPENDIX 1 PLANNING POLICY REVIEW
This Section provides an overview of the planning framework within which the proposed development is to be assessed, and further identifies other material considerations relevant to the proposal. In identifying the planning framework, consideration has been given to Section 38(6) of the Planning and Compulsory Purchase Act 2004, which states that:
“If regard is to be had to the Development Plan for the purpose of any determination to be made under the Planning Act, the determination must be made in accordance with the Plan, unless material considerations indicate otherwise.”
Adopted Development Plan In accordance with Section 38(6) of the Planning and Compulsory Purchase Act (2004), consideration is given below to the Adopted Plan for the site, which comprises:
● Breckland Local Plan (2019); and ● Policies (Proposals) Maps (2019).
Breckland Local Plan GEN 01 – Sustainable Development in Breckland The Local Plan will seek and enable development that improves the economic, social and environmental objectives of Breckland.
Where there are no Local Plan policies relevant to the application, or relevant policies are out of date at the time of making the decision, the Council will grant permission unless material considerations indicate otherwise, taking into account whether any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits when assessed against the National Planning Policy Framework, or specific policies in the Framework indicate that development should be refused.
GEN 02 – Promoting High Quality Design Policy GEN 02 states that Breckland will require high quality design in all developments within the District. These developments will be expected to respect and be sensitive to the character of the surrounding area, contribute positively to the public realm, create a high quality and safe development, and maximise connectivity to the surrounding context.
GEN 03 – Settlement Hierarchy GEN 03 sets out the settlement hierarchy for Breckland. Weeting is identified as a Local Service Centre.
GEN 05 – Settlement Boundaries Within the defined settlement boundaries and the boundary for the Attleborough SUE, proposals for new development are acceptable, subject to compliance with National and other Local Plan policies.
Planning Statement - Land East of Lynn Road, Weeting
HOU 01 – Development Requirements (Minimum) The Local Plan will need to provide for no less than 15,298 new homes between 2011 and 2036, equating to an average of 612 dwellings per annum.
HOU 02 – Level and Location of Growth HOU 02 sets out how housing growth will be distributed across settlements in Breckland. HOU 02 recognises how Weeting has existing commitments of 60 dwellings, and therefore, 0 new allocations are proposed.
HOU 06 – Principle of New Housing Layouts and design of proposed developments will optimise the density of the development to a level which is appropriate for the locality. Proposals of higher densities will be sought in appropriate locations, including town centres and areas which have good quality public transport in place.
HOU 07 – Affordable Housing Proposed residential developments capable of delivering 11 or more units, or exceeding a Gross Internal Area of 1000 sq. m will be expected to deliver 25% affordable housing. In exceptional circumstances, off-site contributions in lieu of built units on site will be considered where evidence is provided to the Council’s satisfaction that the site is not otherwise viable.
HOU 10 – Technical Design Standards for New Homes
To ensure that new homes provide quality living environments for residents both now and in the future to help deliver sustainable communities, the following standards will apply, subject to viability:
Water Efficiency All new housing must meet Building Regulation requirement of 110 l/h/d. Non-domestic buildings should as a minimum reach ‘Good’ BREEAM status.
Internal Space in a Home All new homes across all tenures will meet the Governments Nationally Described Space Standards (NDSS).
TR01 – Sustainable Transport Network Promotion of a safe, efficient and convenient sustainable transport system, through: supporting improvements to road connections; locating development to ensure wherever possible it is close to access points; promoting all modes of transport to key settlements and town centres; and, promoting and improving safety, security, and healthy lifestyles by encouraging walking and cycling.
TR02 – Transport Requirements Proposals will be permitted provided that they:
● Integrate satisfactorily into existing transport networks;
Planning Statement - Land East of Lynn Road, Weeting
● Mitigate impacts on the local or strategic highway networks arising from the development itself; ● Protect and enhance access to Public Rights of Way; ● Provide safe, suitable and convenient access for all users; and ● Avoid inappropriate traffic generation and compromising highway safety.
ENV01 – Green Infrastructure Network of green infrastructure should be safeguarded, retained where opportunities arise, and enhanced.
New developments will be expected to exploit opportunities to incorporate green infrastructure and enhance existing connectivity; recognising the intrinsic value of the green infrastructure network and ensuring that the functionality of the network is not undermined.
Where it is considered that the development will have a detrimental effect on the quantity of or function of existing green infrastructure, applications will be expected to demonstrate how the green infrastructure network will be enhanced as a result of the development. Developments that fail to exploit opportunities to integrate and enhance the existing local green infrastructure network will not be favourably considered.
ENV02 – Biodiversity Protection and Enhancement
The highest level of protection will be given to European Sites, with development only permitted where the proposal is in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017.
Where measures to mitigate for potential adverse effects on European sites are required, the proposed mitigation measures must be justified as fit for purpose with appropriate evidence.
Development likely to have an adverse effect on a site of regional, national or local biodiversity, will not be permitted unless:
A. It can be clearly demonstrated that there are reasons for the proposal that outweigh the need to safeguard the biodiversity;
B. It has been clearly demonstrated that it cannot be located on an alternative site; and
C. Residual harm after all measures to mitigate have been applied, will be adequately compensated for.
Where development may adversely affect biodiversity, an Ecological Assessment will be required to assess effects on flora and fauna.
All development should demonstrate how net gains for biodiversity are being secured as part of development.
ENV03 – The Brecks Protected Habitats & Species
Council requires a Habitats Regulations Assessment is undertaken on all proposals for development that are likely to have a significant effect on The Breckland Special Protection Area (SPA), and/or Breckland Special Area of Conservation (SAC).
Planning Statement - Land East of Lynn Road, Weeting
Stone Curlew
A conclusion of no likely significant effect can be met where the proposed development is located further than 1500m away from the SPA boundary.
Development within the SPA boundary, or less than 1500m away from the SPA or identified areas that have a functional link will not normally be permitted.
Where a proposed development is outside the SPA but within 1500m of the SPA or areas which have a possible functional link, there may be circumstances where a project level Habitats Regulation Assessment is able to demonstrate that the proposal will not adversely affect the integrity of the SPA.
Woodlark and Nightjar
Development within 400m of the SPA, and support/capable of supporting Woodlark and/or Nightjar will not normally be permitted. Need for a Habitats Regulation Assessment on a case by case assessment.
ENV04 – Open Space, Sport and Recreation All new residential development is expected to provide a contribution towards outdoor playing space equivalent to 2.56 hectares per 1,000 population, which equates to 25.6m2 of outdoor playing space per person. The Open Space Assessment (2015) outlines that the 25.6m2 is broken down to 17.6m2 of outdoor sport area and 8m2 of children’s play space.
There is a presumption that for developments comprising of 25 dwellings or more, that open space, sport and recreational facilities will be provided within the site. Where on-site provision is provided, the space should be of an appropriate type to serve the needs of the development.
Within a residential development of 25 or more dwellings, priority should be given to the provision of children’s play areas since the facility is most likely to be required within easy reach of dwellings, and will be required to conform to the 0.8ha per 1,000 people standards in accordance with the NPFA standard. ● On sites of 25 dwellings and above - Minimum of 1 Local Area for Play (LAP); ● On sites of 50 dwellings and above - Minimum of 2 LAPs (or equivalent provision if provided as 1 large LAP); ● On sites of 80 dwellings and above - Minimum of 1 Local Equipped Area for Play (LEAP); ● On sites of 200 dwellings and above - Minimum of 2 LEAPs and an Outdoor Sport Area; and ● On sites of 400 dwellings and above - Minimum of 1 Neighbourhood Equipped Area for Play (NEAP) and an Outdoor Sport Area.
It is recognised that there may be cases where the direct provision of open space on-site is not the preferred option. It may be that open space does not represent an efficient use of land in the context of the site location or that there is a deliverable opportunity to secure a more meaningful area of open space that better serves the whole community in close proximity to the application site. Contributions in lieu of on-site provision will be the exception and will need to be supported by robust evidence from the applicant that on-site provision is not preferable.
Planning Statement - Land East of Lynn Road, Weeting
In addition to any on-site and off-site contributions, a contribution will be required for 10 years maintenance of the facility. The contribution will be proportionate to the type of facility provided.
ENV05 – Protection and Enhancement of the Landscape The landscape of Breckland will be protected for the sake of its own intrinsic beauty. Development should have particular regard to maintaining the aesthetic and biodiversity qualities of natural and manmade features within the landscape, including consideration of individual or collective groups of natural features such as trees, hedgerows, woodlands, rivers, streams or other topographic features.
ENV06 – Trees, Hedgerows and Development Trees and significant hedgerows should be retained as part of a design, except where their long- term survival would be compromised by their area or physical condition, or there are exceptional and overriding benefits in accepting their loss.
ENV07 – Designated Heritage Assets The significance of designated heritage assets and their settings will be conserved, enhanced and given the highest level of protection. Proposals that would affect the significance of a designated heritage asset will be required to provide sufficient information to enable any impact to be assessed.
ENV08 – Non-Designated Heritage Assets Development will be expected to conserve and wherever possible enhance the character and appearance of non-designated heritage assets.
ENV09 – Flood Risk & Surface Water Drainage Development will: be located to minimise the risk of flooding, mitigate any such risk through design and implementing sustainable drainage (SuDS) principles; and, incorporate appropriate surface water drainage mitigation measures to minimise its own risk of flooding and should not materially increase the flood risk elsewhere.
Proposals will be required to demonstrate that the development would:
● No increase green field run off rates and vulnerability or the site or the wider context to flooding from surface water run-off from existing or predicted water flows; ● Wherever practical, have a positive impact on the risk of surface water flooding in the surrounding area adjacent to the development; and ● Address potential impact of infiltration upon groundwater Source Protection Zones and/or Critical Drainage Catchments.
COM01 – Design New development should be designed to the highest possible standards. The Council will promote high quality design through requiring the following:
● Preserves or enhances the special character of the historic environment;
Planning Statement - Land East of Lynn Road, Weeting
● Integrates to a high degree of compatibility with the surrounding area (in terms of layout, form, style, massing, scale, density, orientation, materials and design); ● Incorporates sustainable design and durable construction; ● Consists of high-quality details and materials; ● Responds to, and is integrated with, the existing layout of buildings and surrounding streets; ● Ensure that high quality hard and soft landscaping is integral to layout and design; ● Designed to reduce opportunities for crime and antisocial behaviour; ● Provides an appropriate level of amenity for buildings; ● Provision of appropriate facilities for refuse, recycling and servicing; ● Preserves key and important views; ● Does not compromise highway safety; ● Provides adequate parking; and ● Designed to reduce impact on local air quality.
COM02 – Healthy Lifestyles Development will be expected to demonstrate that appropriate steps have been taken through its designed and construction to avoid or mitigate potential negative effects on health; facilitate enhanced health and well-being through the provision of conditions supportive of good physical and mental health; and, reduce disparities in health across the district.
COM03 – Protection of Amenity Proposals will need to give consideration to general amenity impact issues, especially residential amenity. Proposals which cause unacceptable effects on the residential amenity of neighbouring occupants. Regard will be had for the following amenity considerations:
● Provision of usable and secluded private amenity space for the occupiers or existing dwellings; ● Overlooking of windows or habitable rooms and private amenity space; ● Overbearing impact/visual dominance; ● Overshadowing of private amenity space; ● Loss of daylight and/or sunlight to existing windows of habitable rooms; ● Odour, noise, vibration or other forms of nuisance such as artificial light pollution, insects, vermin; and ● Other forms of pollution.
INF02 – Developer Contributions The Council will secure site specific developer contributions in order to properly service, manage and mitigate the impact of development which: is directly related to the development; and, cannot be secured by planning conditions.
Planning Statement - Land East of Lynn Road, Weeting
Appendix 2: Parking Standards
Minimum of 2 parking spaces per dwelling (Class C3).
No cycle parking for houses with garages or private gardens. 1 per dwelling for all other dwellings.
Policies (Proposals) Maps (2019)
As recognised by the Local Plan Policies Map, the site falls within the Settlement Boundary, and is recognised as having existing planning consent for housing. The Local Plan Policies Map also recognises how the site falls within the SPA Stone Curlew 1500m Primary Buffer.
Material Considerations
The National Planning Policy Framework (February 2019) The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these should be applied.
At the heart of the NPPF lies the presumption in favour of sustainable development, Paragraph 11 of the NPPF states that for decision taking, this means:
● Approving development proposals that accord with an up-to-date development plan without delay; or ● Where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless:
The application of policies within the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or
Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.
Planning Statement - Land East of Lynn Road, Weeting
The need to promote healthy and safe communities is set out within Section 8 of the NPPF. Paragraph 91 sets out that planning policies and decisions should aim to achieve healthy, inclusive and safe communities, which: promote social interaction; are safe and accessible; and, enable and support healthy lifestyles.
Furthermore, paragraph 96 recognises that access to a network of high quality open spaces and opportunities for sport and physical activity is important for the health and wellbeing of communities. Paragraph 98 stipulates that planning decisions should protect and enhance public rights of way and accesses.
Promoting an effective use of land in meeting the need for homes and users, whilst safeguarding and improving the environment; and ensuring healthy living conditions, is set out in paragraph 117.
Leading on from this, paragraph 122 sets out the approach for achieving appropriate densities of development. In particular, decisions should support development that makes efficient use of land, taking into account: the identified need for different types of housing and other forms of development; local market conditions and viability; the availability and capacity of infrastructure and services; the desirability of maintaining an area’s prevailing character and setting; and, the importance of securing well-designed, attractive, and healthy places. Paragraph 123 recognises that where there is an existing shortage of land for meeting an identified housing need, it is important that planning decisions avoid homes being built at low densities, and ensure that developments make optimal use of the potential of each site.
Good design is recognised as being a key aspect of sustainable development, as it helps to create better places in which to live and work, as well as making development acceptable to communities. Both planning policies, and decisions, should ensure that developments:
● Will function well and add to the overall quality of the area; ● Are visually attractive as a result of good architecture; ● Are sympathetic to local character and history; ● Establish or maintain a strong sense of place; ● Optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development; and ● Create places that are safe, inclusive, and accessible (Paragraph 127). Paragraph 128 identifies that design quality should be considered throughout the evolution and assessment of individual proposals, and should be informed by early discussions between applicants, the Local Planning Authority, and the local community.
In regard to planning for climate change, paragraph 150 recognises that new developments should be planned for in ways that: avoid increased vulnerability to the range of impacts arising from climate change; and, can help to reduce greenhouse gas emissions, such as through its location, orientation and design. In determining applications, paragraph 153 stipulates that Local Planning Authorities should expect new development to: comply with any development plan policies on local requirements for decentralised energy supply; and, take account of landform, layout, building orientation, massing, and landscaping, to minimise energy consumption.
Both planning policies and decisions should contribute to, and enhance the natural and local environment within Paragraph 170, through: protecting and enhancing valued landscapes; recognising the intrinsic character and beauty of the countryside; maintaining the character of the undeveloped coast; minimising impacts on providing net gains for biodiversity; preventing new
Planning Statement - Land East of Lynn Road, Weeting
and existing development from contributing to, or being put at risk from unacceptable levels of soil, air, water or noise pollution, or land instability; and, remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.
Paragraph 175 sets out that to protect and enhance biodiversity and geodiversity, planning authorities should apply the following principles when determining planning applications:
● If significant harm to biodiversity from a development cannot be avoided (through locating on a different site), adequately mitigated, or as a last resort, compensated for, then planning permission should be refused; ● Development on land within or outside of a SSSI, and which is likely to have an adverse effect on it, should not normally be permitted. The only exception is where the benefits of the development in the local clearly outweigh both its likely impact on the features which make it a SSSI and any broader impacts on the network of SSSI’s; ● Development resulting in the loss or deterioration of irreplaceable habitats; and, ● Development whose primary objective is to conserve or enhance biodiversity should be supported.
In addition, Paragraph 176 confirms that the same protection listed above should be given to habitat sites, including SPAs and RAMSARs.
Paragraph 177 outlines that the presumption in favour of sustainable development does not apply where a project is likely to have a significant effect on a habitats site, unless an appropriate assessment has concluded that the project will not adversely affect the integrity of the habitats site.
Statement of Five Year Housing Land Supply Position (2019) Following adoption of the new Local Plan in November 2019, Breckland District Council are able to demonstrate a deliverable housing land supply of 6.00 years.
Technical Housing Standards – Nationally Described Space Standards (2015) The Nationally Described Space Standards set out the internal space standards for new dwellings, across all tenures.
Nationally Described Space Standards (2015)
Planning Statement - Land East of Lynn Road, Weeting
Open Space Assessment (2015) The Open Space Assessment (2015) recognises that every parish, with the exception of Lexham, is deficient in children’s play space across the District.
Landscape Character Assessment (2007) The site falls within the Landscape Character Area C1: The Brecks – Plantations.
Key characteristics include: ● Gently undulating landscape; ● Views are intermittent and generally contained by dense mixed mature plantation woodland cover; ● Mixed plantation woodland dominates the landscape; ● Relatively areas of open land; ● Strips of mature broadleaf trees and woodland define both former field and parkland estate boundaries; ● Historic sites, including Grimes Graves; and ● Recreational opportunities are afforded by marked routes and rights of way. Landscape Strategy The overall landscape strategy should be to conserve the existing balance of broadleaf and coniferous plantation woodland, and remnant historic elements such as the boundary oaks and deal rows. In addition, woodland should be enhanced through succession planting. The opportunity for creation of areas of acid grassland and heathland is already being explored.
Development Considerations:
● Conserve wooded skylines to views that ensures that new development to the edge of defined settlements does not breach this; ● Conserve the historic vernacular; ● Conserve the predominantly ‘remote’ and unsettled/undeveloped character; ● Monitoring the existing pattern of urban edge to development and growth to settlements; ● Maintain existing rural character of the road network; and ● Explore opportunities for enhancing recreational access, particularly to the historic drove road to the west of Weeting.
Norfolk County Council - Parking Standards for Norfolk (2007)
LAND USE CYCLE PARKING CAR PARKING
CLASS C3 – DWELLING HOUSES
The car parking standards None for individual General requirement: set out a maximum per unit. houses with garages or 1 space for a 1 bed unit. rear gardens for a garden Over a LPA area the shed. 2 spaces for a 2 or 3 average parking provision
Planning Statement - Land East of Lynn Road, Weeting
LAND USE CYCLE PARKING CAR PARKING will reflect car ownership. For flats and bedroomed unit. developments with The accessibility of a site will 3 spaces for a 4 or more communal parking:- be determined from a site bedroomed unit. specific assessment of Residents: access to employment and 1 space/unit services by walking, cycling and public transport. This Visitors: will be used to determine the 1 space/ 4 units appropriate local parking provision.
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