Planning Statement

Former coal yard adjacent the Poplars, Road, IP26 5LW

Outline application for residential development

2

Site Location and Characteristics

The application seeks outline permission with only the principle and access for consideration at this stage for the proposed use of a former coal yard, now primarily used as a site for the sale and distribution of salvaged stonework and associated materials for use in landscaping projects.

The stone business has now relocated to Timber, back in September. The site is almost completely cleared now although the main storage building remains in situ. The new owner has authorised the previous coal merchant to use the site for coal sales for the next few weeks while we are in full lock down again as it is considered essential. For the purposes of planning the site is now mainly vacant; the former storage building remains, but staff have been redeployed and the coal hoppers etc have been removed.

The site covers an area of 0.88 hectares and is situated on land immediately north and west of Methwold Road, but served from the A134 Thetford Road. Residential properties fronting Methwold Road are located to the south eastern side of the site. Land to the north and west of the site is undeveloped, apart from a single property and residential annex at The Poplars, with a strip of former allotment land adjacent. Land opposite, on the south-western side of the Thetford Road, is farmland.

The site includes a detached two storey dwelling at 1, The Poplars, the owner of which has been involved with the former coal yard and salvaged stone business since the coalyard initially ceased trading.

An illustrative plan accompanies this outline application and which seeks to formally test the whether the principle of development is deemed to be acceptable, subject to other material considerations.

The location and extent of the site are as shown on the accompanying block and location plans. Boundaries to the site comprise tall leylandii to the northern side of the site, and poplars and conifer trees along the south eastern side. There is general low-level domestic planting and post and rail fencing along the road frontage.

The site is surfaced in the main with tarmac to the access and tarmac shingle and concrete surfacing further into the site. There is an existing steel clad building in the north western part of the site, used for dry storage and machinery, and associated work vehicles. There is also a small office/administration building adjacent. There were previously two coal hoppers remaining in the centre of the site, associated with the former use, but have which since been removed. The remainder of the site is divided into concrete bunds across approximately two-thirds of the site, surfaced with concrete and which provided bunded storage areas for coal bagging and distribution. A smaller area of the site to the north east contains wooden crates for stone storage and associated materials in connection with the landscape business.

In the south western corner of the site is an area of grassland and trees, predominantly comprising conifers and fruit trees, but including a few mature trees of some merit, most to be

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retained where practical (walnut , lime and beech) and the area is proposed to be incorporated within the scheme as public open space in association with the proposed development.

Photographs of the site are shown under Appendix A and are annotated accordingly

Background to the Business Use of the Site

The coal yard has been a family-run business established in 1969 by Mr Cater Snr with his two sons assisting, and then continuing the family firm. The yard was used for importing, sorting, storing, bagging and distributing coal in addition to wholesale/retail and distribution as a natural stone merchants. At its capacity, the site stored 2000 tonnes of fuel on the site.

The business included a commercial haulier aspect to the use of the site, with 7 HGVs belonging to the business in addition to sub-contractors delivering to and re-stocking coal at the site in their own 4 tonne lorries and re-loading and delivering fuel from the yard. At its peak the business had 7 full-time members of staff. At the same time deliveries and collections for the natural stone aspect of the business were ongoing, running in parallel to the coal yard. Individual retail customers could collect their own fuel and or salvaged landsaping materials on request.

Over a number of years, as a result of reduced demand due to milder winters and as a result of the Clean Air Acts and environmental protection legislation, the coal yard business diminished significantly and the natural stone part of the enterprise became the more dominant use of the site. The yard was becoming too large for this sole element of the business, and to make the operation more viable the owners had been seeking an improved location where they could benefit from and add to an existing business. That made the move to Stoke Ferry Timber the perfect option for the continued success and viability of both businesses.

The business previously specialised in natural stone, imported from numerous sources around the country and selling stone such as York and Derbyshire Gritstone, amongst others. Including the owners, there are presently four full-time and 2 part-time employees.

However the site was not fully utilised and the owners intended to re-locate to a more central retail outlet at the Stoke Ferry timber site which specialises in timber and ancillary products, generally in relation to home improvements, more specifically in relation to domestic garden works and landscaping. On this basis, current employees have recently been redeployed to that site. Of course, lockdown due to Covid-19 has affected staffing arrangements, albeit on a temporary basis.

Proposed development of the site

The proposal seeks to redevelop the redundant commercial site for residential purposes, incorporating mixed units, detached, semi-detached and modest terraced housing. Some of the units would comprise affordable residential development in accordance with the provisions of the development plan and open space would be incorporated within the scheme.

Informal discussions with the Local Planning Authority in September 2020 (ref: 20/00094/PREAPP) indicated certain elements of the original scheme that the planning officer

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was concerned with. The current scheme has since been redesigned with a reduction in the number of new residential units to 14 (from a total number of 23 previously), a redesign of the house types to represent a more ‘farmstead’ nature to the design and which would sit more comfortably, and be more in keeping with, this edge of settlement location; workers’ cottages, converted barn style dwellings and a main farmhouse. The plans of the development are of course illustrative at this stage, but are useful to indicate that such elements are feasible under any reserved matters scheme.

The former use of the site as a commercial coal yard resulted in the site falling within the definition of previously developed land under the terms of the National Planning Policy Framework. Its redevelopment for residential use would require decontamination of the site which inevitably would involve site investigation and remediation measures to clear the site of any ground contaminants and hydrocarbons.

Northwold, together with Methwold, is designated as a Key Rural Service Centre in the adopted Core Strategy 2011, in which local scale devepment will be concentrated, such as housing, employment and retail development. CS02 states that sustainable growth will be supported within the ‘Development Limits’ of the KRSCs.

The current Local Plan states that development will be permitted within the development boundaries of settlements (Policy DM2). Areas outside development boundaries will be treated as countryside where new development will be more restricted and limited to specific forms of development.

However, the National Planning Policy Framework’s core theme of achieving sustainable forms of development appears to be more flexible in terms of achieving appropriate development in or adjacent to settlements, where the scale and form of proposed development is commensurate with the scale and services available within that settlement. This applies particularly to the re-use of previously developed land.

Similarly, the emerging Local Plan (Local Plan Review 2019) incorporates, specifically LP26, which allows for suitable limited scales of development adjacent to existing settlements where appropriate, and reflects the flexibility now embodied in the NPPF.

Policy Considerations

Adopted Core Strategy 2011 • CS01 Spatial Strategy – Sustainable communities, brownfield development, locally appropriate levels of development, promote sustainable communities and sustainable patterns of development • CS02 Settlement Hierarchy – Northwold (Key Rural Service Centre together with Methwold) – Help to sustain the wider rural community, providing a range of services that can meet day to day needs. The Borough Council will seek to maintain and enhance facilities to support its function. Local scale development will seek to maintain and enhance facilities to support this function in identified KRSC including new housing, employment and retail development. (Cross-reference to Policy CS06, see below)

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• CS06 Development in rural areas. Most new housing provision in Key Rural Service Centres: Promote sustainable communities and sustainable patterns of development; maintain local character and a high quality environment; Ensure employment, housing and local services located in close proximity to the settlement. Loss of employment sites to be justified on viability or environmental grounds and mixed use is not appropriate. There will be a focus on improving accessibility between settlements (Cross-ref Policy CS11). The development of greenfield sites will be resisted unless essential to agricultural or forestry needs. • CS08 Sustainable development of highest quality design, context and character, scale, design and density to enhance quality of the environment. Optimise site potential, including the use of brownfield land, and the integration of high standards of sustainability and energy efficiency to reduce CO2 emissions. • CS09 Housing distribution throughout the district. Threshold of 20% affordable housing on sites over 0.165ha or 5+ dwellings. • CS10 The Economy – Retention of employment land unless use of site is no longer viable, gives rise to unacceptable environmental or accessibility problems and an alternative use or mixed use has greater opportunities for the community and regeneration benefits. • CS11 Transport promoting the use of sustainable modes of travel and reducing the need to travel: Improving connectivity and accessibility within and the borough and surrounding areas. • CS12 Environmental Assets: To protect and enhance landscape character, bio-and geodiversity • CS13 Delivering community well-being and enhancing quality of life through good designs; Improving accessibility, adaptable, local distinctive, crime reduction, access to green space.

Current adopted Local Plan 2016 (SADMP) • DM1 Presumption in favour of sustainable development • DM2 Development boundaries • DM12 Strategic road network • DM15 Environment, design and amenity • DM16 Provision of recreational open space for residential developments • DM17 Parking provision in new development • DM19 Green infrastructure • DM20 Renewable energy • DM22 Protection of local open space

Emerging Local Plan for the period 2016 to 2036, combines the Core Strategy and SADMP (consultation period March 2019):- • Policy LP01 - Sustainable development appropriate to the settlement and to focus most new development within or adjacent to Key Rural Service Centres • LP02 – Settlement Hierarchy, confirming the status of Methwold with Northwold as a Key Rural Service Centre. Small-scale sensitive infilling is provided for outside development boundaries of all settlements under Policy LP26 • LP03 – Presumption in favour of sustainable development

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• LP04 – Development boundaries • LP05 – Implementation, CIL (Community Infrastructure Levy), Section 106 legal agreements to secure appropriate infrastructure, such as community and recreation requirements, transport facilities, affordable housing, sustainable drainage systems, flood management and green infrastructure • LP10 – Strategic road network (including A134) • LP12 – Transport Policy, facilitating sustainable transport and improving public access by means other than the private motor car, encouraging home working etc. Reducing the need to travel • LP13 – Car parking standards • LP16 – Design and Sustainable Development Policy, high quality design in new development and to, inter alia, optimise site potential making the best use of land, including brownfield sites • LP18 – Environment Design and Amenity • LP19 – Provision to recreation open space in residential development • LP20 – Green infrastructure in new developments and provision of green links • LP21 – Renewable Energy Policy • LP25 – Housing development, affordable housing thresholds • LP26 – Residential development adjacent to existing settlements • LP31 – Affordable housing provision on phased developments • LP32 – Community and culture – Enhancing community well-being

The village of Northwold has been combined with Methwold to form a KRSC given the level of services and assessment against the criteria set out under the Core Strategy. However, all 4 allocations in the existing Local Plan (Total 45 dwellings including 9 affordable units) are located in Methwold and no housing is proposed for Northwold, despite its KRSC designation. The reason that the village of Northwold has been combined with Methwold to form a KRSC but has no site allocations according to the Local Plan is:-

‘G.59.7 There were no available sites in Northwold which could satisfy the local highway authority's requirements, and hence the Council has chosen not to allocate any sites there.’ (SADMP 2016)

The emerging Local Plan also reflects this approach and in the Local Plan Review states:

‘12.14.5 In terms of the Local Plan Review making further site allocations for residential development, the Growth Strategy indicates that Methwold and Northwold would receive an allocation of at least 17 new houses. However, insufficient suitable land has been identified to accommodate this level of housing and consequently no further allocations are proposed.’

(Emerging Local Plan 2020)

At National level, the updated National Planning Policy Framework (2019) sets out the principles of sustainable development and emphasises the need for the provision of appropriate levels of housing in sustainable locations and the need to enhance or maintain the vitality of rural communities. The NPPF states that small or medium sized development adjacent to existing

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settlements can make an important contribution to meeting the housing requirements of an area. Isolated new homes in the countryside should be resisted.

From the above review all the policies included are those which are directly relevant to the proposal. Clearly, the policies have shifted from Northwold being initially classed as a Rural Village to now being allocated as a Key Rural Service Centre together with Methwold. This provides more allowance for larger scale residential development in line with the Settlement Hierarchy. No housing allocations have been identified in Northwold; all four allocated housing sites are shown to be in Methwold. Demand for housing in the local area is borne out by the fact the Methwold allocations are in the process of being built out and completed

Also, with the NPPF allowing for some residential development adjacent to, but beyond settlement boundaries, the emerging Local Plan has needed to specifically address this omission, with the inclusion of Policy LP26.

The site is located adjacent to the village of Northwold and can be classified as previously developed land. The existing business is due to relocate to more appropriate premises within a nearby settlement, leaving a redundant yard which is also contaminated from the previous coal yard facility. A preliminary site survey has been undertaken and potential areas of contamination identified. This may be further progressed depending on the outcome of this application.

The proposed site has already operated as an active commercial fuel storage and distribution centre, in addition to a specialist natural stone supplier and has generated significant vehicular activity over the previous 50 years. HGV’s have regularly accessed the site to and from the A134 Trunk Road and the splayed access into the site is of a scale which reflects this level of activity. Direct access from the development would continue to be taken from the A134 Thetford Road, but its scale and nature would be quite different from that of the previous commercial use.

Flood Risk

Regarding flood risk, the site is located within Flood Zone 1, at low risk of flooding and as the site is under 1 hectare, the proposal would not require a formal flood risk assessment although an FRA has been commissioned to accompany the proposal for the avoidance of doubt.

Developer Contributions

If the principle of residential development is considered acceptable to the LPA, a Section 106 legal agreement will be required relating to the provision of affordable housing, public open space and habitaion mitigation fee on the site. Agreement for CIL payments will also be necessary as part of any formal proposal.

The site is not located within any national or locally designated important landscape area. It is bounded on two sides by mature vegetation and benefits from roadside hedgerows partially screening the site. The site is in an elevated position and already contains and is adjacent to existing built development. It is considered that well designed properties would not appear

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incongruous or out of keeping with this semi-rural location and would serve to make efficient and sustainable use of a brownfield site. Given that the Emerging Local Plan indicates that an allocation for the KRSC of 17 dwellings (a revised scheme now indicates potentially 14 housing units following informal planning advice from the LPA, with the density of development reduced from the original scheme) but that no suitable sites had been identified: The proposed development would address the shortfall for the life of the emerging Local Plan and address identified housing need.

Whilst the site is located adjacent to the existing settlement, suitably designed properties will ensure that neighbouring properties are not affected by overlooking or loss of privacy. The existing dwellings fronting Methwold Road are set sufficiently at a distance to ensure that the occupiers’ amenities are not adversely affected.

Designated as a Key Rural Service Centre in the Core Strategy Northwold itself lacks any allocations for housing development with all four allocations for the KRSC settlements being located in Methwold. Northwold, in itself, is considered to be a relatively sustainable location for new development; the village has a primary school, modest retail units, a pub and a sports and social club. The village is located 11 miles from Thetford to the south and the same distance from to the north west. Both are on bus routes from Northwold itself.

Concluding Comments

For reference, a tree survey, ecological assessment, soakage test and transport report accompany the application. The developer proposes additional green/sustainable credentials with dwellings to benefit from ground source heat pumps, solar panels to the dwellings and electric car charging points for all properties.

If permission is granted and development proceeds, allotment land (unused but in the ownership of the Parish Council) to the north west of the site can be used in conjuntion with the development of the site for residential purposes. The developer is in discussions to take on the allotments for the provision of use by potential new residents.

Similarly, a 2.4 metre wide footpath/cycleway can be provided to serve pedestrians and cycles which would be constructed on the south western side of the site, away from the A134 with direct access onto the Methwold Road into the village and the facilities it provides.

It is considered that the proposed residential development of the site would provide development of a scale commensurate with the existing village and on a brownfield site that can be thoroughly investigated for contamination and remediated accordingly.

The site is considered to be in a sustainable location adjacent to the existing village with good access links to larger settlements by car and bus. The proposal would support local services and facilities and it would meet with the aim of achieving much needed housing in a sustainable manner and in a sustainable location. Accordingly, it is considered that the proposal would accord with the principles of sustainable development as espoused in the NPPF, the development plan and the emerging Local Plan.

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Finally, if approval were to be granted the developer is in a position to start the work as soon as possible. This would hopefully give a much needed boost to the local area from the supply of materials and trades for the construction of the development as we emerge from the negative effects of the pandemic.

Appendix A

The site entrance viewed from the A134

Closer view of vehicular site entrance

View NW from site access along A134

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View SE from site access along A134

Access road within site (coal hoppers visible in centre of site)

SE view of the site frontage from A134 (the dwelling at 1 The Poplars is visible in the foreground, The Poplars is visible beyond)

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