 DESIGN & ACCESS STATEMENT

& Sustainable Development Statement New Dwelling

Land at:

Iceni Brewery, 3 Foulden Road, , , IP26 5HB

Prepared by:

The Glass House,

Lynford Gardens, Road,

Mundford, Thetford, IP26 5HW

Introduction This Design and Access Statement is in support of the proposal for one new home submitted for Full Planning Approval on land at Iceni Brewery, Foulden Road in . The land is currently a small- scale brewery, with a brewer’s license. The land is owned by the applicant. The scheme reuses a brownfield site with sustainable design principles which align with the National Planning Policy Framework.

Scheme Outline Planning permission is sought by a private individual for a new detached house on a 2869m² piece of brownfield land which presently contains the Iceni Brewery.

It is proposed that the plot be a 4-bedroom home. The plot has been designed to be traditional country style house utilising sustainable technology and modern construction techniques. The building has been designed with Lifetime Homes standards. The plot will include an attached garage and cart lodge with allocation for 4 parking spaces. The dwelling will have access on to Foulden Road with adequate visibility in both directions via the existing access to the site. The existing access will not be affected by the application as the adjacent property has ownership with site retaining access rights.

Sustainability Development Statement The Area, Shops and Services Ickburgh is a rural Breckland village and in Norfolk. As of the 2001 census the parish has a population of around 245 villagers dispersed within 99 households. Ickburgh is located approximately 1 mile to the North of the village of and sits on Road connecting the Market Towns of Thetford and Swaffham (approximately equidistant at 10 miles from each). The village is exactly 9.9 miles (16 minutes by car) South of the High Street in Swaffham and 10.2 miles (18 minutes by car) North West of the High Street in Thetford. Brandon is another nearby service centre village with shops, schools and services located 6 miles from Ickburgh.

Both Ickburgh and Mundford (all within walking distance of the site) share a range of local shops and services and also benefits from a proportionally regular bus service. Please see below for a full list of local amenities within 1 mile of the site (Munford & Ickburgh):

- Ickburgh Settlement Boundary (on the boundary)

- Bus Stop (0.6 miles/ 11 min. walk) - Coach Services Ltd. (No.40 Thetford-Brandon-Mundford-King's Lynn) - Monday - Friday (4 times a day) - Saturday (Once a day)

- Mundford C of E Primary Academy (0.8 miles/ 13 min. walk) - Mundford Village Hall (0.8 miles/ 13 min. walk) 2 1616 – New Dwelling on Foulden Road, Ickburgh

- Mundford Post Office (0.8 miles/ 12 min. walk) - Doctor's Surgery (Part time by appoint.) (0.8 miles/ 13 min. walk) - St Leonard's Church (0.9 miles/ 12 min. walk) - St Peter's Church (0.6 miles/ 12 min. walk) - Mundford Methodist Church (0.6 miles/ 12 min. walk) - Driving School (Ahead Start) (1.5 miles/ 30 min. walk) - Taxi Service (Goddard's Taxis) (1 miles/ 20 min. walk) - Shop (Glen Lyon Stores) (0.9 miles/ 17 min. walk) - Shop & Butchers (Yallop R&E & Son) (0.6 miles/ 12 min. walk) - Care Home (St Leonard's Court) (0.6 miles/ 12 min. walk) - Hotel ( Hotel) (1.2 mile/ 24 min. walk) - Hotel (Acer Lodge B&B) (0.5 miles/ 8 min. walk) - Hotel/ Restaurant/ Pub (The Crown) (0.7 miles/ 10 min. walk) - Cafe/ Bar (Brown's) (0.7 miles/ 14 min. walk) - Newsagents (Mundford Green) (0.6 miles/ 10 min. walk) - Florist (Flowers by Yolande) (0.5 miles/ 10 min. walk) - Petrol Station (Walker Barry & Sons) (0.2 miles/ 4 min. walk) - Outdoor Space (Mundford Football Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Mundford Cricket Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Mundford Bowls Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Lynford Arboretum) (1.4 mile/ 28 min. walk) - Outdoor Space (Lynford Lakes) (1.4 mile/ 28 min. walk) -Outdoor Space and Dogwalks Forestry Commision Land ( 4min. walk) The core strategy does not identify the area for significant growth, but does highlight areas such as the proposed for nominal growth totalling 3000 across Breckland for the remainder of the plan. It is conjecture that the proposed scheme does not constitute a significant growth in relation to the scale and site specifics.

3 1616 – New Dwelling on Foulden Road, Ickburgh

The surrounding area comprises of a typical mix of vernacular dwellings and the notable addition of several new properties along Swaffham Road with traditional materials and style.

View left of site entrance along Foulden Road. View right from site entrance along Foulden Road.

A view of the North approach to Ickburgh along Swaffham Road. The junction with Foulden Road is visible on the left.

4 1616 – New Dwelling on Foulden Road, Ickburgh

The Site The site is a piece of private land owned by our client on Foulden Road. The site has been used to run a brewery business which has been in operation for some 20 years. Business has been waning over the past few years and the owner is looking to cease production and retire. The site has various containers, sheds and an old cattle barn which have been used for the running of the business.

The site is separated from the surrounding fields at the rear, the highway to the front and the adjacent residential property to the side by well-established native hedging.

To the North, the site is bounded by open agricultural fields. To the East, sits two residential properties and associated amenity land with Swaffham Road (A1065) running North to South beyond. To the North East the settlement of Ickburgh can be seen to either side of Swaffham Road. Across the road, there are 2 storey properties, roughly 10 years old, having received planning permission in 2005 which replaced a café. One of the adjacent neighbouring plots has also just been granted planning permission for a new bungalow on their land. To the South, beyond Foulden Road, running North West to South East, sits another neighbouring property and woodland beyond. To the West, across Foulden road lies further woodland. A large oil pipeline runs across the north of the site and this area has been designated as a ‘no build’ area with the tree buffer maintained.

The site lies within the Ickburgh village envelope and is directly opposite the LDF development boundary. A highways standard footpath, which connects to village shops, schools and public transport in Ickburgh and Mundford, runs along Swaffham Road. The site is located adjacent to existing residential properties and forms a sprawling street character typical in this local area. There is an established corridor of residential development along Swaffham Road between Mundford and Ickburgh and given the relationship of the site to this corridor of development, the plot presents as an infill development site which would not infringe upon open countryside. It is also considered that the plot is a brown-field site; there are a number of sheds and barns on site along with machinery associated with the production and storage of brewed beer. This proposal would be a positive redevelopment of the land.

5 1616 – New Dwelling on Foulden Road, Ickburgh

Ickburgh

Site

Mundford

An aerial view of the site.

Site

site plan. 6 1616 – New Dwelling on Foulden Road, Ickburgh

A view to the left from the existing access. A view to the right from the existing access.

The existing site access from Foulden Road. Neighbouring property adjacent to the site.

The existing brewery and associated buildings on site. Existing barn on site associated with the brewery.

7 1616 – New Dwelling on Foulden Road, Ickburgh

Collection of storage units and equipment on site. Agricultural land to the rear of the site.

Highways verge where proposed footpath will be located. Overgrown neighbouring hedgerow on highways verge.

Access Swaffham Road (A1065) is a main road which connects Mildenhall with Fakenham and is defined by Breckland as a corridor or movement. Foulden Road connects Swaffham Road at Ickburgh and the settlement of . The site’s existing access joins Foulden Road some 68m North West of the Swaffham Road junction. Foulden Road is a 40mph speed limit. Whilst the required visibility splays are not currently achieved it is noted that the closing of the business and replacement of a single dwelling will significantly decrease the amount of traffic leaving and joining Foulden Road. The proximity of the access to the junction also means speeds are likely to be below the speed limit. The hedgerow along the site frontage is overgrown and is largely responsible for the reduction in visibility but as part of this application, the hedge will be trimmed back to increase visibility.

8 1616 – New Dwelling on Foulden Road, Ickburgh

View of the existing access to the site from Foulden Road. Access owned by neighbouring dwelling but right of access to the site will be retained.

The Proposal The proposed scheme would involve the re-development of a piece of land, presently the site of a brewery which is now ceasing operation, for a new house. The proposed use of the land as residential will be more in keeping with the residential properties around the site and decrease disturbances associated with the existing light industrial uses. It is proposed that the plot be a 4-bedroom home.

The plot has been designed to be traditional country style home utilising sustainable technology and modern construction techniques. The building has been designed with Lifetime Homes standards in mind.

The plot will include an attached garage and cart lodge with allocation for 4 parking spaces. The dwelling will have use of the existing access on to Foulden Road. The plot will be provided with a generous turning area to the front of the property as well as private amenity/ gardens to the rear.

9 1616 – New Dwelling on Foulden Road, Ickburgh

Proposed Elevations

The site area can comfortably accommodate a single dwelling of this nature with adequate amenity space. The use of local materials and forms will add character and enhance the local area. The scheme with strategic new tree and hedge planting will ensure that the dwelling fits sensitively within the surrounding rural landscape. Impact on the local character will be minimal due to the proposed boundary screening. The development will be a positive redevelopment of an existing brownfield site.

10 1616 – New Dwelling on Foulden Road, Ickburgh

Proposed Site Layout Design The house’s eaves and ridge heights have been designed with the neighbouring two storey dwelling as a reference. The new dwelling will fit comfortably along the road and have minimal impact on the character of the area as demonstrated from the Street Scene (dwg 1616 04).

Construction details will include brick window headers, oversized barge boards, feature chimneys, brick detailing, timber cladding and brickwork plinths to give individual style and character to each home.

The house has been designed and orientated on site to maximise the available amenity space, parking space and privacy from neighbours with tree planting. There are no overlooking issues from side windows at first floor height. Strategic planting will help to screen the dwelling from adjacent dwellings.

11 1616 – New Dwelling on Foulden Road, Ickburgh

Site Services The site is already connected to mains water, electricity and a telephone line servicing The Iceni Brewery. The proposed home will implement Air Source Heat Pump and Wood Burner for hot water and heating. Sewerage will be connected to a new individual capacity treatment plant in the rear garden with discharge to drainage field or soakaway subject to design and percolation tests. Rainwater will be discharged via soakaway crates in the side garden.

Ecology The scheme improves the ecological value of the site with proposed tree planting and ecology measures. The site lies within the SPA Buffer (Stone Curlew). However the grassland areas and collection of storage sheds and barns are unlikely to be suitable for nesting or feeding Stone curlew. The site presently stores old materials and rubbish which will be tidied up and greened to improve the wildlife habitat on site. The area beyond the Oil pipe line is to be designated a ‘no build’ zone and will become a wildlife area with Owl , Bat and Bird boxes accompanying new tree planting.

12 1616 – New Dwelling on Foulden Road, Ickburgh

The brewery business owner has also only recently made the decision to cease trading and retire.

Arboricultural The scheme includes an Arboricultural survey and topographical plan which indicates several trees for removal. Those trees to be removed are not of significant worth and the removal will be mitigated with new tree and hedge planting as proposed site plan indicates. Existing leylandii boundary hedge will be removed where in applicant control and a new mixed native hedge will be planted.

Energy Statement The new build will use modern, efficient materials and sustainable principles throughout to justify the embodied energy of the build against lifetime energy savings made. Scheme to include:

o Air Source Heat Pump o Wood burner o High Levels of insulation and air tightness o Natural cooling and ventilation o Low energy light fittings o Rainwater Collection Butts o Water saving taps and flow regulating access valves o Dual flush sanitary systems o Low E, Argon gas filled double glazed windows o Sustainably sourced soft wood joinery

In terms of the Building Regulations the heat/energy loss of all individual elements of the building such as walls, floors, windows, etc. have all been designed to either meet or exceed the requirements of the regulations. This equates to a vast improvement in energy efficiency and lower running costs over the life span of the houses.

Planning Policy The development is recognised as being outside the Settlement Boundary set out in Policies DC02 and CP14 of Breckland’s Core Strategy. However, the site infills a residential area and reuses a brownfield site with well detailed country dwelling.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that where there is a Development Plan, decisions on planning applications should be made in accordance with it, unless material considerations indicate otherwise.

Paragraph 12 of the NPPF states that:

"Proposed development that accords with an up-to-date Local Plan should be approved, and proposed development that conflicts should be refused unless other material considerations indicate otherwise".

The material considerations on this scheme warrant a special case approach. These include ;

13 1616 – New Dwelling on Foulden Road, Ickburgh

o re-use of a brownfield site within a residential area. Although outside of the development boundary the site is within the village envelope and within walking distance of Mundford village shops and services (see Sustainable Development Statement) . The site has clear boundaries which do not encroach on open country side. o A traditionally designed country style house with sustainable technologies and high levels of insulation and air tightness o Improvements to the site’s ecological value and aesthetic value to the local area.

In line with these material considerations NPPF para 55 states ;

"To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby. Local planning authorities should avoid new isolated homes in the countryside unless there are special circumstances such as:

 where the development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting;

The schemes re-uses a brownfield site with a redundant building and represents enhancement for immediate vicinity and neighbours amenity.

Site

14 1616 – New Dwelling on Foulden Road, Ickburgh

The site is on the fringe of the residential development corridor which runs along Swaffham Road and just outside Ickburgh’s Settlement Boundary. The site has historically been used as a brewery and the historical site boundaries are still in place clearly defining the site from agricultural land at the rear.

The site is adjacent to the settlement boundary for Ickburgh and is bounded on 2 sides by residential properties. It is therefore reasonable to consider that, with regards to the environmental requirements, the proposal would not be isolated, nor would it intrude into the open countryside. The high standard of dwelling design and detailing coupled with sensitive ridge heights and the natural screening proposed would not detract from the setting.

Policy SS1 (Spatial Strategy) of the adopted Core Strategy and Development Control Policies Development Plan Document refers to Ickburgh as a rural settlement. Rural Settlements by their nature are considered to not be suitable for growth as they have limited facilities and services. However, the site’s close proximity to the Spatial Strategy’s Key Centre for Development and Change’ - Thetford (10.2 miles away) and the ‘Market Towns’ of Swaffham (9.9 miles away) and Watton (9.3 miles away) could be considered factors for consideration. Paragraph 55 of the NPPF states that housing should be located where it will enhance and maintain the vitality of existing rural communities.

As stated in the Sustainable Development Statement Mundford, Brandon and Ickburgh collectively have a wide range of facilities, including a regular bus service, a primary school, a post office, two local shops, three churches, a local pub, various venues for hire and several small well established businesses. Nearby towns of Watton, Thetford and Swaffham provide conveniently located additional facilities including schools, shops, restaurants and more extensive services.

It is considered that a small development of this nature would provide a small contribution to economic activity in addition to not having adverse effects to the character and appearance of the area. It is therefore argued that the proposal’s benefits would outweigh any negative effects and could be considered a sustainable development as defined in paragraph 7 of the NPPF. The proposal would help to support and enhance the local rural community, is sensitively designed and would not adversely impact local amenity or the character of the surrounding area.

With regards to flood risk, the site does not fall within Environment Agency’s designated flood zones 2 or 3 and therefore no further assessment is required.

15 1616 – New Dwelling on Foulden Road, Ickburgh

Site

Planning History The site was previously submitted for 3 dwellings and following advice from H.Byrne reduced to 2 dwellings;

“3PL/2016/1051/F: Erect 3 detached houses (plot 1 integral garage, plots 2 & 3 garage & cart lodge & new shared access) at Iceni Brewery, Ickburgh

This email is regarding the above planning application, which is currently under consideration.

I have assessed the application and I can advise I have some concerns with the current proposal. It is considered the erection of three dwellings on this site would result in overdevelopment of the site and would be out of keeping with the existing pattern of development within the surrounding area, which is characterised by dwellings within relatively spacious plots, contrary to DC01 and DC16 of the Breckland Core Strategy and the NPPF. It is requested that the scheme is reduced to two dwellings to provide a more spacious development in keeping with the character of the surrounding development. “ Byrne, Heather

Following these changes being made and support from Highways authority the scheme was recommended for refusal and withdrawn.

Following pre-application discussions with M.Brennan the scheme has been further revised and is currently submitted for full planning approval for a single dwelling.

Conclusion This Design and Access document supports and demonstrates a sensitive and positive redevelopment of the land at Iceni Brewery. The development would add to the character of the area and compliment the road whilst remaining inconspicuous. It is offered that the site warrants a ‘special’ case approach and that it is suitable for development following the Local Plan.

16 1616 – New Dwelling on Foulden Road, Ickburgh

“Sensitive infilling of small gaps within small groups of houses or minor extensions to groups may also be acceptable though much would depend on the character of the surroundings and the number of such groups in the area”.

Although the site is rural it is well related to three service centres nearby providing all key facilities. The development would not consitute an infingment on the countryside due to its well defined residential boundaries. The submitted design describes a well detailed site and home which will provide a positive addition to the local area and allow a family to live sustainably in the local area.

The detailed design and planning work undertaken by this full application has demonstrated the site comfortably accommodates the home with adequate amenity spaces whilst not dominating the existing land and rural character surrounding the site. The house will be energy efficient and designed to allow occupation throughout a lifetime with generous door sizes, corridors and the adaptation potential to allow disabled support. Sustainable technologies and an ASHP are proposed with high levels of insulation to ensure low running costs in the future.

The scheme’s high standards of construction and long term sustainability could provide a positive addition to the area and wider community and as such it is submitted for full planning approval.

17 1616 – New Dwelling on Foulden Road, Ickburgh