Planning Statement
Proposed Residential, Supermarket & Open Space
Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Broom Boats Limited & Norfolk Land Limited CONTENT
1 Introduction
2 Site Description & Context
3 The Proposed Development
4 Relevant Planning Policies
5 Site Specific Considerations
6 Appropriateness of the Site for Development
7 Material Considerations
8 Five Year Housing Land Supply
9 Summary & Conclusions: Section 38 Balance
Prepared Status Authorised for Release/Date
Prepared by: Simon Wheatman BSc (Hons) MRTPI Final SW 19.8.2016 Digital Version Checked by: Deirdre Linehan BA MRUP MRTPI
Report Ref. 339 – Planning Statement
Wheatman Planning Limited Beacon Innovation Centre, Beacon Park Gorleston, Tel: 01493 656835 Norfolk NR31 7RA Email: [email protected] www.wheatmanplanning.com 1. Introduction
1.1. Wheatman Planning have been appointed by Broom Boats Limited and Norfolk Land Limited to provide planning consultancy services in respect of the proposed development subject to this application.
1.2. This Planning Statement supports an outline planning application for the development of land located to the north east of Brundall adjacent the A47 trunk road and the C485 Yarmouth Road to accommodate up to 192 dwellings and for the erection of a retail supermarket (no more than of a 2500 sq. m) with about 150 car parking spaces. The application includes vehicular access, but all other details are to be dealt with under reserved matters.
1.3. The application is also supported by the following submitted documents:
Plans forming part of the application
◦ Site Location Plan
◦ Drawing showing highway access (Dwg. No. 1264/HWY/041 Rev C)
Plans for illustrative purposes only
◦ Indicative site masterplan
◦ Indicative site layout for retail store
Reports
▪ Design and Access Statement
▪ Landscape and Visual Impact Assessment
▪ Ecological Site Assessment
▪ Transport Assessment
▪ Archaeological Assessment (including Geophysical Survey)
▪ Noise Survey and Assessment
▪ Flood Risk Assessment and Drainage Strategy
▪ Arboricultural Impact Assessment
▪ Servicing and Utilities Assessment
▪ Ground Conditions and Contamination Assessment
▪ Statement of Community Involvement
▪ Statement of Community Benefits
▪ Draft Heads of Terms for Section 106 Undertaking
1.1. The application has been prepared with regard to the adopted Development Plan which in this instance consists of The Greater Norwich Joint Core Strategy 2011 (JCS) as amended
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 1 by Broom Boats Limited & Norfolk Land Limited 2014; Broadland District Council (BDC) Development Management Policies DPD (August 2015); BDC Site Allocations DPD (May 2016).
1.2. Regard has also been given to the advice and policies contained within the National Planning Policy Framework 2012 (NPPF) which local plan documents are expected to be in conformity with.
1.3. In addition reference is also made to supplementary planning guidance documents prepared by Broadland District Council and identified individually later in this report and also to relevant sections of the National Planning Practice Guidance online facility.
1.4. Throughout the process of preparing this application and following the guidance contained in s122 of the Localism Act 2011, Broadland District Council's adopted Statement of Community Involvement and its Community involvement protocol the applicants have consulted with the local community, various statutory and other consultees and the District Council in preparing this application.
1.5. More details of this consultation exercise are provided in the accompanying Statement of Community Involvement and the Design and Access Statement.
1.6. This statement will set out the appropriateness of the development in terms of its scale, location and its relationship to the existing built up area and the surrounding countryside, how it meets the policies of the Development Plan and as a result of this how it relates favourably to Brundall.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 2 by Broom Boats Limited & Norfolk Land Limited 2. Site Description & Context
2.1. The application site consists of two separate areas of agricultural land that straddle the Yarmouth Road (see Figure 1) comprising in total approximately 8.7ha (21.42 acres) located 750m north east of Brundall village centre and 9.2km east of Norwich City centre.
Figure 1 - Site Location Plan
2.2. A long linear/ rectangular and almost flat site of 1.12ha (2.97 acres) located between the Yarmouth Road and the A47 Trunk road will be developed for a retail supermarket of no more than 2500 sq. m and around 150 parking spaces. To the south of the Yarmouth Road, on land that currently comprises three separate fields all roughly rectangular in shape either set to pasture and paddocks for horse grazing or else used for arable purposes and measuring 7.55ha (18.67 acre), a development of up to 192 dwellings together with public open space, access and associated infrastructure is proposed.
2.3. The A47 Trunk Road extends along the northern boundary of the proposed retail site while McDonalds restaurant and a petrol filling station are found on land adjoining the western boundary of the site extending up to the roundabout junction with the A47. Land to the east consists of agricultural land extending up to an area of woodland beyond which lies the western end of the village of Blofield while the Yarmouth Road extends along the southern boundary of the site. Previously the site was in arable use but this has now ceased and part of the site has developed into scrubland. Intermittent trees and hedges extend around the boundaries of the site.
2.4. The larger site of 7.55ha located to the south of the Yarmouth Road and the eastern section of which slopes noticeably to the south-east is made up of three individual fields two of which are in arable use and one is used for horse grazing. The northern boundary of this site extends along the Yarmouth Road. To the west the site is bounded by a small recreation
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 3 by Broom Boats Limited & Norfolk Land Limited area beyond which is the cemetery. Existing housing consisting of the relatively modern development known as Berryfields extends along the southern and part western boundary of the site. Open countryside lies to the east where the land use is predominantly agricultural. The Run Dike runs through this land and provides a permanent physical barrier between Brundall and the neighbouring village of Blofield. Trees and hedges form the boundaries between the three fields as they currently exist and where possible it is intended to retain the most valuable of these natural features.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 4 by Broom Boats Limited & Norfolk Land Limited 3. The Proposed Development
3.1. The outline application seeks consent for a supermarket of around 2339 sq. m. (gross) and up to 192 dwellings, public open space, vehicular access and associated infrastructure.
3.2. The overall site has an area of 8.67ha. of which the housing development will occupy 7.55ha (gross) and public open space will extend over approximately 2.01ha of this site.
Figure 2: Masterplan
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 5 by Broom Boats Limited & Norfolk Land Limited 4. Relevant Planning Policy
Development Plan
4.1. Section 38(6) of The Planning and Compulsory Purchase Act 2004 requires that decisions on planning applications are made in accordance with the adopted Development Plan unless material considerations indicate otherwise. This requirement is reiterated in the advice contained in paragraphs 11-12 of the National Planning Policy Framework (NPPF) March 2012.
4.2. For the purposes of this application the development plan for Broadland District Council comprises of the following documents;
◦ The Greater Norwich Joint Core Strategy (March 2011) as amended January 2014
◦ The Development Management DPD - Adopted August 2015
◦ The Site Allocations DPD – Adopted May 2016
The Greater Norwich Joint Core Strategy
4.3. The Greater Norwich Joint Core Strategy (2011), or JCS as it is commonly referred to, is a strategic Development Plan Document which covers the administrative area of three Local Authorities, Norwich City Council, Broadland District Council and South Norfolk District Council and was originally adopted by all three councils in March 2011 and covers the period from 2008 – 2026.
4.4. A subsequent legal challenge to the High Court however resulted in the Broadland part of the strategy being re-examined and re-evaluated. Ultimately the same strategy for growth as originally proposed was maintained which shows the North East Growth Triangle accommodating major strategic growth, 7,000 dwellings, with a small sites allowance, 2,000 dwellings, being distributed within the remainder of the Norwich Policy Area (NPA). A public examination into this submission document was held in 2013 and the Inspector found the proposals for the Broadland part of the NPA to be sound. The Joint Core Strategy: Broadland part of the Norwich Policy Area Local Plan was subsequently adopted by Broadland District Council, Norwich City Council and South Norfolk Council on 10th January 2014.
4.5. Section 6 of the JCS deals with Policies for Places and includes policies 9 to 19. It sets out the overall growth requirements for the Greater Norwich Area and separates this into the Norwich Policy Area and the Rural Area for Broadland and South Norfolk.
4.6. The JCS makes provision for major growth in the Greater Norwich Area. Overall during the plan period, 37,000 new dwellings are to be provided and an additional 27,000 new jobs in locations that will have minimum adverse environmental impact.
4.7. JCS Policy 9 discusses a strategy for growth in the NPA and seeks to identify the broad locations for the focus of growth. Overall during the plan period a total of 21,000 dwellings need to be provided. The policy identifies a hierarchy of settlements over which this growth will be spread comprising of the Norwich Urban Area, followed by main towns including Aylsham, Diss, Harleston and Wymondham, Key Service Centres (KSC's), service villages and other villages. The scale of development that may occur decreases with each level of the hierarchy. It is stated the smaller sites in the NPA that fall within Broadland will accommodate up to 2000 dwellings, being distributed within the remainder of the NPA. These housing figures are expressed as minimum figures.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 6 by Broom Boats Limited & Norfolk Land Limited 4.8. JCS policy 14 identifies Brundall, along with nine other settlements, as a Key Service Centre (KSC). KSC's possess a range of local services and facilities that enables them to meet local needs and those of surrounding areas and typically consist of the following, a primary school, a secondary school either within the settlement or one that is easily accessed by public transport, convenience shops, primary health care, village hall, library. They also possess public transport services for non journey to work and leisure purposes. The JCS identifies Brundall as one of three KSC's with more limited services than some of the others that have been included, the JCS considers that there are more sustainable options for new residential development within the NPA and therefore only a very modest housing allocation of up to 50 dwellings is proposed for Brundall.
4.9. Paragraph 6.51 of the JCS describes Brundall thus;
“Brundall has a limited range of dispersed shops and services and is a major centre for boatyards. It has grown as a consequence of its proximity to Norwich, but has a limited provision of recreational facilities that need to be rectified. Brundall is surrounded by high quality agricultural land. Secondary education is provided at Thorpe St. Andrew. It is important to prevent coalescence with the neighbouring village of Blofield. Although Brundall has two railway stations and relatively frequent bus services to Norwich, there are more sustainable options for accommodating new housing development in the NPA; consequently a modest housing allocation of 50 dwellings is proposed.”
4.10. In respect of retail development, JCS Policy 14 states that the established retail and service areas will be protected and enhanced where appropriate. (Within Brundall an area is identified in the Development Management DPD as a Local Centre.) Since the JCS was prepared an additional neighbourhood store has opened on the former site of Brundall Motors. Additionally, the proposals of this application include a retail store of up to 2,500 sq. metres.
4.11. As mentioned above, the nearest high school is at Thorpe St. Andrew. This is located at a distance of approximately 6km (3.8 miles) away and on a direct bus route from Brundall. There is also a direct bus route to the high school in Acle which is located 11km (7 miles) to the east. It is therefore considered that Brundall accords with the secondary education criterion of JCS Policy 14. This factor and the changing provision of shopping facilities should lead to the settlement being considered suitable for a larger amount of development. This is particularly relevant given that paragraph 6.48 of the JCS indicates that KSC's in the NPA, which includes Brundall, may be considered for additional allocations if it should prove necessary to meet the housing provision target.
4.12. Other policies within the JCS of relevance to this proposal include;
JCS Policy 1 Addressing climate change and protecting environmental assets: New development is required to be sensitive to climate change and to promote sustainability. Development should be well located and designed to use resources efficiently.
JCS Policy 2 Promoting Good Design: All new development should be designed to the highest standard to create a strong sense of place.
JCS Policy 3 Energy & Water: Major developments will need to demonstrate the effort made to maximise the provision of energy from low carbon energy sources and the steps taken to maximise opportunities for sustainable construction.
JCS Policy 4 Housing Delivery: All new development will need to provide a mix of housing to provide balanced communities and to meet the needs of the area,
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 7 by Broom Boats Limited & Norfolk Land Limited including provision of affordable housing and an appropriate tenure mix. On sites of 16 dwellings or more (or over 0.6ha) the proportion of affordable housing target is 33%.
JCS Policy 6 Access & Transportation: The transportation system will be enhanced to develop the role of Norwich as a Regional Transport node. Development will be concentrated close to essential services and facilities to encourage walking and cycling as the primary means of travel with public transport for wider access.
JCS Policy 7 Supporting Communities: New development proposals are expected to maintain and enhance the quality of life and well being of existing communities, to promote equality and diversity and to protect and strengthen community cohesion.
JCS Policy 8 Culture, Leisure & the Environment: The cultural opportunities offered are an important and valued part of the area. Existing cultural assets and leisure facilities will be maintained and enhanced including access to green space, formal recreation, country parks and the wider countryside.
JCS Policy 19 The hierarchy of centres: Confirms that the development of new retailing, services, offices and other town centre uses will be encouraged at a scale appropriate to the form and function of the defined centres. It is envisaged that within Key Service Centres, such as Brundall, that local small scale provisions to serve proposed new housing growth will take place.
JCS Policy 18 The Broads: Areas in close proximity to the Broads will need to ensure that new development maintains and enhances the economy, environment, setting, visual amenity, recreational value and navigational use of the Broads.
JCS Policy 20 Implementation: A co-ordinated approach will be taken towards the provision and maintenance of infrastructure services and facilities to support development. Provision will be achieved by contributions from all residential and commercial development through CIL and appropriate S106 contributions.
JCS21 Implementation of proposals in the Broadland part of the NPA: A positive approach will be taken when considering development proposals in the BDC part of the NPA reflecting the presumption in favour of sustainable development as outlined in the NPPF. The Council will work pro-actively with applicants to find solutions to ensure wherever possible proposals are approved. Planning applications that accord with the policies in the JCS will be approved without delay. Where there are no policies relevant to a particular application or the policies are out of date at the time of decision making the Council will grant planning permission unless material consideration indicate otherwise including identifying specific policies within the NPPF that indicate that development should be restricted.
Broadland District Council - Development Management Policies DPD - August 2015
4.13. The Development Management DPD (DM DPD) was adopted by BDC on August 3rd 2015.
4.14. The DM DPD seeks to further the aims and objectives of the NPPF and the JCS. It does not repeat the policies of these documents but sets out more detailed local policies for the management of development. Those policies of relevance to this proposal include the following;
GC1 - Planning applications that meet the requirements of sustainable development as outlined in the NPPF and that accord with the policies of the DPD will generally be supported and approved without delay.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 8 by Broom Boats Limited & Norfolk Land Limited GC2- New development should be accommodated within the settlement limits identified on the proposals map. Outside these limits development that does not result in any adverse impact will be permitted where it accords with a specific allocation and/or policy of the development plan.
GC4- Development will be expected to have a high standard of design and avoid any significant detrimental impact. Proposals should pay regard to a number of specific criteria including local character and environment, accessibility, meeting amenity requirements, creating safe environments, incorporating appropriate infrastructure etc.
EN1- Requirement for development proposals to protect and enhance the biodiversity of the district. Specific criteria need to be met if harmful effects occur including provision of mitigation, demonstrating that the benefits of the development outweigh the harmful etc.
EN2 - Requirement for all development proposals to have regard to the Landscape Character Assessment DPD. Specific criteria requirements include the need to have regard to gaps between settlements, visually distinctive skylines etc.
EN3 - Requirement for all development to maximise opportunities for well managed network of wildlife habitats. Residential development of 5 dwellings or more required to provide at least 4ha of informal open space per 100 population and at least 0.16 ha of allotments per 1000 population. Appropriate arrangements will need to be made for the management and maintenance of green infrastructure.
EN4 – Requirement for all development proposals to make an adequate assessment of potential pollution and, if required, proposed mitigation measures. Development will only be permitted if no adverse impact on amenity, human health or the natural environment.
RL1 - Requirement for all new residential development of 5 or more dwellings to make adequate provision and subsequent maintenance arrangements for recreation. Formal recreation provision should amount to 1.68ha / 1000 population and provision of children's play space should equate to at least 0.34ha/1000 population.
TS1- Safeguarding of land required for the improvement of the transport network.
TS2- Requirement for major development proposals to submit a Transport Assessment and/or Travel plan.
TS3 - Development must not lead to any adverse impact on the satisfactory functioning or safety of the highway network.
TS4- Requirement for new development to provide appropriate parking and manoeuvring space to reflect the use and location as well as its accessibility by non car modes. CSU1- Proposals which improve the range of community facilities and local services available within the district will be encouraged where no significant adverse impact would arise. Such proposals may be permitted outside settlement limits where it has been adequately demonstrated that a clearly defined need exists. Shops are included within the definition of local services. CSU3 – Provision of community facilities or local services within large scale residential development. CSU4 – Provision of waste collection and recycling facilities within major
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 9 by Broom Boats Limited & Norfolk Land Limited development. CSU5 - Surface Water Drainage. Development must, as appropriate, incorporate mitigation measures to reduce surface water run off, manage surface water flood risk to the development itself and to others, maximise the use of permeable materials to increase infiltration capacity, incorporate on site water storage and make use of green roofs and walls wherever reasonably practical.
BDC - Site Allocations DPD - May 2016
4.15. The Site Allocations DPD (SA DPD) was formally adopted by Broadland District Council on May 3rd 2016. In addition to identifying or allocating areas of land for specific types of development such as housing, employment, community facilities etc. the SA DPD also includes the definition of development boundaries or settlement limits for those places where some further “infill” development may take place.
4.16. The application site lies just outside but immediately adjacent to the northern boundary of the settlement limits identified for Brundall within the SA DPD. The southern area of the site, south of Yarmouth Road is covered by Policy BRU2 and is described as Land north of Berryfields, Brundall where 7.2ha of land is allocated for recreational open space. The policy stipulates a number of requirements for the development of the site for this purpose including the use as open space will be primarily for formal recreation uses such as playing pitches.
Brundall Neighbourhood Development Plan
4.17. The Brundall Neighbourhood Development Plan (NDP) has been prepared by Brundall Parish Council in consultation with residents, businesses, landowners, developers and other stakeholder organisations. It seeks to guide the development of the parish up until 2026. It includes a vision and a set of objectives for the parish as well as a series of neighbourhood wide and site specific policies. The plan has been adopted by BDC and the Broads Authority to help determine planning applications.
4.18. The plan sets out as its vision the following:
“Our vision for Brundall is to remain a high-quality rural village surrounded by tranquil open countryside and the Broads landscape where people want to live, visit, work and engage with a vibrant and thriving community”
4.19. A number of objectives are identified within the plan to address issues identified as specific to Brundall and to provide the basis for the policies set out in the plan. Amongst the objectives considered relevant to this application are included;
◦ To improve links between the village and surrounding countryside including The Broads
◦ To protect and enhance the unique cluster of marine related businesses at Brundall Riverside
◦ To support and enhance opportunities for local businesses
◦ To support the enhancement and growth of education facilities in the village for all age groups
◦ To improve conditions for walking and cycling around and through the village and increase use of public transport.
4.20. Policies within the NDP that are considered most relevant to this application are as follows;
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 10 by Broom Boats Limited & Norfolk Land Limited Policy 2 Walking and Cycling Routes
The plan seeks to provide Brundall with an improved and joined up network of high quality footpaths and cycleways and reduce the reliance on the private car for local trips.
Specifically the plan supports the provision of a continuous orbital route and comprehensive high quality network of footpaths and cycleways around the village linking up:
The new allotments, new Brundall Countryside Park on Postwick Lane and Brundall Gardens Marina in the south-west with Brundall Riverside in the south-east.
Postwick Lane in the north west with the Lackford Run in the north-east
Policy 3 Important Views
The plan seeks to protect and enhance the views to the north east from the Memorial Hall and to the south from St Michael's Church and the views of the Braydeston Hills to the north from Brundall.
Any development or alterations to an area within these views must ensure that key features of the view can continue to be enjoyed including distant buildings, areas of landscape and the juxtaposition of village edges and open agricultural countryside.
Policy 4 Enhanced Recreation Provision
The Plan supports the provision of new and expanded recreation facilities in the village. This could include a formal outdoor pitch(es), a BMX track, multi-use games area, bowling green or flexible indoor spaces incorporating a gymnasium.
National Planning Policy Framework (March 2012)
4.21. The National Planning Policy Framework (NPPF) was published in March 2012 and sets out the Governments' planning policies for England and how it is expected these will be applied. It is a material consideration in determining planning applications. The following is felt to highlight some of the text and policies most relevant to this application.
Sustainable Development
4.22. The NPPF places great emphasis on the need to support sustainable development wherever possible particularly where proposals are in accordance with an up to date development plan. Where local plan policies are absent, silent or out of date however planning permission should be granted (paragraph 14). The NPPF highlights the importance therefore for LPA's to have an up to date local plan in place. Paragraph 12 states“...Proposed development that accords with an up to date Local Plan should be approved...... It is highly desirable that Local Planning Authorities should have an up to date plan in place...”
4.23. Paragraph 17 of the NPPF identifies the 12 core principles of planning that should underpin both plan making and decision taking. Of particular relevance to this application are the following:
◦ the need to have an up to date local plan in place planning should be proactive in driving and supporting sustainable economic development to deliver homes, business and industrial units, infrastructure and thriving local places that the country needs.
◦ there is an obligation to identify and meet the housing, business and other
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 11 by Broom Boats Limited & Norfolk Land Limited development needs of an area.
◦ planning should ensure the delivery of high quality design and a good standard of amenity.
◦ planning should contribute to conserving and enhancing the natural environment and reducing pollution
◦ promote mixed use developments and encourage multiple benefits from the use of land in urban and rural areas
◦ planning should actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling and focus significant developments in locations which are or can be made sustainable.
4.24. Delivering sustainable development is a fundamental requirement of planning.
Ensuring the vitality of town centres
4.25. Planning policies should be positive, promote competitive town centre environments and set out policies for the management of and growth of centre over the plan period. There is a requirement for local planning authorities amongst other criteria to:
"Allocate appropriate edge of centre sites for main town centre uses that are well connected to the town centre where suitable and viable town centre sites are not available..."
Promoting sustainable Transport
4.26. All developments which generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Applications should also be assessed to ensure opportunities for sustainable transport have been adequately taken up and that safe and suitable access is provided to meet the needs of the whole community. Development should be designed to give priority to pedestrians and cyclists, minimise the conflict between traffic and cyclists/pedestrians, have access to public transport and create safe and secure layouts.
Delivering a wide choice of quality homes and Housing Land Supply
4.27. Great emphasis is placed by the Government on the need to boost the supply of housing. The NPPF specifies a number of requirements that Local Planning Authorities are expected to fulfil including;
ensure that their local plan meets the full objectively assessed needs for market and affordable housing in the housing market area.
4.28. Identify and update annually a five year housing land supply with an additional buffer of 5%, or in the case of persistent under delivery the buffer should be increased to 20% (paragraph 47).
4.29. Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the LPA cannot demonstrate a five year supply of deliverable housing sites. (paragraph 49)
4.30. Section 6 below discusses in more detail the current housing land supply within the NPA as set out in the most recent Greater Norwich Growth Board Annual Monitoring Report (GNGB AMR) 2015.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 12 by Broom Boats Limited & Norfolk Land Limited Good Design/ Community Engagement
4.31. Good Design is regarded as a key aspect of sustainable development indivisible from good planning and should contribute positively to making places better for people. Applicants are expected to work closely with those directly affected by their proposals and allow the views of the community to shape the designs that emerge. Proposals that can demonstrate that engagement with the local community has helped shape the design of the new development should be looked upon more favourably (paragraph 66).
Promoting Healthy Communities
4.32. Planning policies and decisions should aim to achieve places which promote "Safe and accessible developments, containing clear and legible pedestrian routes, and high quality open space, which encourage the active and continual use of public areas" (paragraph 69)
4.33. Having access to high quality open space and opportunities for sport and recreation can make an important contribution to the health & well being of communities(paragraph 73).
Climate Change/Flood Risk
4.34. New development should be planned in locations and ways which reduces greenhouse gases (paragraph 95), avoids increased vulnerability to the range of impacts arising from climate change (paragraph 99) and wherever possible new development should be to be free of and not contribute to flood risk elsewhere (paragraphs 100 & 103).
Conserving & enhancing the natural environment
4.35. Conservation and enhancement of the natural and local environment can be achieved through a number of means including;
◦ protecting and enhancing valued landscape
◦ minimising impacts on biodiversity and providing net gains in biodiversity where possible
◦ ensuring that new development does not contribute to or put communities at unacceptable risk from or be adversely affected by noise pollution. (paragraph 109)
Planning Practice Guidance
4.36. On March 6th 2014 the Department for Communities and Local Government (DCLG) launched the Planning Practice Guidance as a web based resource. This is a purely online facility that replaces all previous planning policy guidance documents. The NPPG has been set up so that it can be easily cross referenced with the relevant policies contained in the NPPF.
4.37. For the purposes of this application the guidance categories referred to in the NPPG identified as most relevant to this application include;
◦ Before submitting an application
◦ Community Infrastructure Levy
◦ Design
◦ Ensuring the vitality of town centres
◦ Environmental Impact Assessment
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 13 by Broom Boats Limited & Norfolk Land Limited ◦ Housing and economic land availability assessment
◦ Local Plans
◦ Making an application
◦ Natural Environment
◦ Noise
◦ Open space, sports and recreation facilities, public rights of way and local green space
◦ Planning Obligations
◦ Travel Plans, Transport Assessments and Statements in decision taking
◦ Water supply, Wastewater and Water Quality
Other Documents
4.38. Other documents of relevance to the application include the following; the Broadland Landscape Character Assessment (2014), Broadland Parking Standards (2007), Affordable Housing SPD (2008) and Recreational Open Space (2015). All of these documents form Supplementary Planning Guidance and are material considerations when determining planning applications and should also be taken into account in the preparation of development proposals.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 14 by Broom Boats Limited & Norfolk Land Limited 5. Site Specific Considerations
5.1. This section examines the suitability of the application site in the context of the planning policies and the site specific considerations. The following section relates to both elements of the proposed development, the retail and residential. It will be demonstrated the application complies with all the relevant policy requirements and the reports and assessments that accompany the application provide evidence that there are no technical issues that would prevent the development of the site. Implementation of the proposal will bring several benefits to the local area including the delivery of much needed new housing including affordable homes, additional public open space a financial contribution towards the off-site provision of a new Community Centre/Sports Hall or formal sports provision, financial assistance for Broom Boats to modernise their existing facilities and retain the village’s largest employer.
Design and Layout
5.2. This is an outline application and the detailed design and layout of the site will be considered at the reserved matters stage, however vehicular access forms part of this application. The illustrative masterplan has been submitted as part of this application to demonstrate how the layout of the site could evolve for both elements of the scheme, residential and retail, to meet national design quality guidance. This is covered in the Design and Access Statement.
5.3. The NPPF and policies of the Development Plan indicate that good design is a key component of sustainable development. Policy 2 of the JCS indicates that development should be designed to the highest possible standards and creating a sense of place, respecting local distinctiveness, landscape, character and setting of settlements including the urban/rural transition. Policy 1 also requires that residential development of this scale should achieve at least a silver (14 points) against the CABE Building for Life criteria.
5.4. A landscape and visual impact assessment has been carried out and is included with this application. This has identified the characteristics of the area and has underpinned the work on preparing the illustrative masterplan.
5.5. The accompanying Design and Access Statement addresses and demonstrates in full the process of assessment, evaluation and design of the proposed development; the approach towards the development's design has been comprehensive and inclusive, having regard to the adjoining development and the impacts of the A47 road. From this process the submitted scheme has emerged and it is considered to be a contextually appropriate, sympathetic and sustainable development in response to the constraints, characteristics and opportunities arising. As such, the proposed development is considered to meet the objectives of the NPPF and relevant policies of the Development Plan insofar as they relate to design.
Housing Mix
5.6. As required by Policy 4 of the JCS the scheme will incorporate a variety of houses for a range of households. The scheme is proposing up to 192 dwellings. This would comprise a range of house types and sizes in line with market demand and housing need as identified by Broadland District Council. The final mix of dwellings would be agreed with Broadland District Council at the reserved matters stage when details of the layout and design are finalised.
5.7. A proportion of the housing would be affordable in accordance with JCS Policy 4, the target
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 15 by Broom Boats Limited & Norfolk Land Limited is set at 33% of the total number of dwellings on a scheme of this size. The tenure split and dwelling sizes would be agreed through a section 106 agreement with the District Council. The allocation process would also be included within the section 106 agreement, with employees of Broom Boats and locals having first rights to allocation, there after cascading to residents of the surrounding parishes and the District.
Amenity
5.8. The Design and Access Statement demonstrates how a scheme can be developed that would protect the environment of existing residents of Brundall and future occupiers of the proposed houses from undue harm. The detailed design for the scheme would protect the amenity of residents living in close proximity to the site and the area in general, thus being compliant with JCS Policy 7.
5.9. In order to demonstrate how the underlying concepts can be translated into a high quality development for both elements of the scheme, the illustrative masterplan has been prepared. This will form the basis for preparation of the subsequent details for later approval.
Noise
5.10. The site lies in close proximity to the A47 and is therefore likely to be affected by road traffic noise from this dual carriageway which acts as the main link between Norwich and Great Yarmouth and Acle. National and Local Development Plan policies seek to minimise noise impacts on new development proposals. In keeping with the policy guidance contained within the NPPF section 11 and also Local Plan policies GC4 and EN4 contained within the Development Management DPD due regard has been given to the likely impact of noise from the A47 on the proposed dwellings. Detailed noise surveys and modelling has been undertaken at a very early stage. Consideration of noise has played a major part in determining the layout of the site.
5.11. The noise assessment was undertaken by Sustainable Acoustics Ltd and accompanies this application. It includes a study of the existing and potential new noise sources that may affect the proposed residential properties. The noise survey has confirmed that the site is affected by levels of road traffic noise from the A47 and Yarmouth Road that are higher than the Lowest Observed Adverse Effect Level (LOAEL) defined in the Noise Policy Statement for England and therefore noise mitigation has been incorporated into the scheme. The noise mitigation measures include;
1. A noise barrier (bund or fence) has been included in the scheme to reduce the impact of the A47 to the north of the development
2. A terrace of properties is designed to reduce the noise impact in the most exposed part of the site in the north–west corner. These properties will include a whole house ventilation system in order that windows provided with specified glazing standards can be kept closed to ensure that internal noise levels can meet the criteria in BS 8223:2014.
5.12. The layout has been designed such that all amenity gardens to properties to the north of the site face away from the main sources of noise and are screened by the houses.
5.13. The layout is such that the central amenity space is well screened from road traffic noise sources.
5.14. An assessment of potential noise from the proposed retail facility has been undert aken and found to be not significant in the context of the ambient noise environment. Mitigation of road traffic noise will also reduce noise from the proposed facility within the proposed new
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
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5.15. Plant noise limits have been proposed for any external plant to be installed on the new retail unit.
5.16. All these measures aim to ensure that the recommended noise levels given in BS8233:2014 and the requirements of national and local noise policy are met.
Highways and Transport
5.17. The NPPF sets out its policy requirements in relation to traffic and transport in paragraphs 29 -41 while JCS policy 6 Access and Transportation and BDC Development Management DPD policies TS1 – Travel Plans and Transport Assessments, TS3 Highway Safety and TS4 Parking Guidelines set out the local requirements that new developments are expected to meet with regard to traffic and transportation. The primary policy objective is to promote more sustainable transport and to ensure development proposals are capable of being served by safe access to the highway network without detriment to the existing amenity or character of the surrounding area.
5.18. Highway access to the site for both residential and retail developments are matters forming part of this application.
5.19. A Transport Assessment (TA) supporting the application has been prepared by ASD Engineering who held scoping discussions with Norfolk County Council and the Highways England in respect of the scope of the assessment required. Correspondence with both is provided in Appendix A of the TA, agreeing the methodology and scope of assessment.
5.20. The TA provides an independent and comprehensive review of all transport issues relating to the proposed development including assessment of accessibility to the site by walking, cycling, public transport and car. The emphasis is on ensuring that the non-car modes can easily and safely be used to access local schools, amenities and local facilities. Where there could be a potential impact from the development on the highway and transport networks mitigation measures are recommended.
5.21. Vehicular access into the residential area of the site will be via two priority junctions onto Berryfields, providing access to the residential dwellings. Additional priority access junctions will be provided on Yarmouth Road providing access to the retail store and the residential area. This access strategy ensures that excellent permeability is afforded to all elements of the development and the resulting traffic impact on the highway network is reduced.
5.22. Additionally, the development will provide new pedestrian and cycle links between facilities on Yarmouth Road and Brundall, providing an alternative and safer route to an existing desire line between Cucumber Lane and Yarmouth Road that currently does not benefit from a formalised footway. Pedestrian facilities will be created to tie into existing infrastructure on Berryfields, with Yarmouth Road providing excellent links to both Brundall and Blofield.
5.23. Five years of highway accident data has been examined for Cucumber Lane and The Street. This has concluded that there are no underlying safety issues on the surrounding highway network.
5.24. In accordance with national guidance, the forecast traffic impact has been assessed for an opening year of 2016 and two future assessment years of 2020 and 2025 and included all committed development in the area. Assessments have been undertaken for the A47 / Yarmouth Road / Cucumber Lane roundabout. The overall trip generation of the development is relatively low, due to the fact that new trips associated with the proposed retail store will be marginal; new trips will only account for an average of 30% of total trips,
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
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5.25. Assessment of the A47 / Yarmouth Road / Cucumber Lane roundabout has included two committed improvement schemes to be delivered as part of committed developments in the area. The junction is satisfactorily able to accommodate the new and redistributed trips associated with the development without causing operational issues in the opening year and 2020.
5.26. This Transport Assessment has addressed all transport and highway matters and it is concluded that the development site is well located to provide good accessibility to local amenities, it will not adversely impact on existing traffic and transport network and safe access / egress has been highlighted.
Drainage/ Flood Risk and Services
5.27. As discussed above in Section 4 there are a range of National and Local Development Plan policies concerned with the need to address the flood risk of new development and the protection of surface and ground water. Section 10 of the NPPF paragraphs 93 to 108 deals with the issue of flood risk together with climate and coastal change. Similarly JCS Policies 1 and 3 and BDC Development Management DPD policy CSU5 Surface Water Drainage set out the requirements of the LPA with regard to new development and flood risk. One of the main requirements is for new development to be located within Flood Zone 1. A further requirement is the need for a site specific Flood Risk Assessment (FRA) which takes account of future climate change. It is also expected that appropriate surface water drainage arrangements for dealing with surface water run off from new development should be provided including, if possible, the use of Sustainable Drainage Systems (SuDS).
5.28. ASD Engineering were commissioned by Broom Boats and Norfolk Land Ltd to carry out a joint Flood Risk Assessment for the proposed residential and retail development.
5.29. The report confirms the site is located within the NPPF Flood Zone 1, and the NPPF states that all uses of land are appropriate in this zone.
5.30. The EA's Indicative Surface Water Flood Map shows that the site is located outside the area prone to surface water flooding.
5.31. Permeability testing confirms that infiltration rates are generally good, and parts of the site are eminently suitable for the use of SuDS techniques for the disposal of surface water.
5.32. The FRA assessed the existing level of flood risk in accordance with the NPPF. It assessed the impact that the application site will have on surrounding areas and recommends the drainage design for the proposed development. The report demonstrates that it is viable to produce a sustainable drainage system that replicates the existing hydrology and does not increase the level of flood risk to others.
5.33. An Anglian Water Pre-Development Report states that capacity is currently available at Whitlingham Trowse Water Recycling Centre for the developments, however, the foul sewerage network requires additional mitigation works prior to any connections.
5.34. The Anglian Water Pre-Development Report also states that due to the close proximity of a watercourse to the site, they do not consider it appropriate to give a connection to the public surface water sewer. Therefore all methods of surface water disposal will need to be explored to ensure the surface water hierarchy is complied with.
5.35. A system for surface water drainage through storage and infiltration will be implemented which complies with relevant guidelines. The following will be achieved:
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 18 by Broom Boats Limited & Norfolk Land Limited 1. Replication of, or indeed a reduction of, pre-development runoff rates
2. Less than 2 l/s/ha discharges for the increased volume created by the development based on the 100 year 6hour event
3. Minimal discharge for rainfall events up to 5mm
4. Safe routing of flows unable to enter the adoptable system such as those generated by rainfall greater than 50mm/hr
5.36. There will therefore be no significant increase in flood risk due to the construction of the proposed development.
5.37. If development is constructed according to the principles outlined in the FRA, there should be no reason to refuse the application on grounds of flood risk.
5.38. In addition to the FRA/drainage Strategy ASD have also undertaken an assessment of the main services available to the site and a separate Servicing Report accompanies the application. A summary of the main findings is as follows:
Mains Water
5.39. In a pre-planning assessment report Anglian Water have confirmed there are existing potable mains within Yarmouth Road between the two areas of development and there is no requirement for local reinforcement. The residential development will however benefit from the strategic "Heigham to Mousehold Transfer" water main scheme, which has been designed to cater for all predicted housing growth in the area. All developments that benefit from this strategic water scheme are required to make a contribution proportional to their flow demand.
Archaeology
5.40. Paragraph 128 of the NPPF places a requirement on LPA's to request applicants with development proposals for sites which have the potential to include heritage assets with archaeological interest to submit an appropriate desk-based assessment and where necessary a field evaluation. At the local level JCS policy 1 requires new development to safeguard environmental and heritage assets including archaeological assets. In keeping with these requirements a full archaeological desk top study of the development site was undertaken by Archaeological Solutions, with a subsequent geophysical scan of the site. The reports accompanies this application. The main findings of the desk top study report are as detailed below;
The landscape within which the site is located would have been conducive to prehistoric activity, as evidenced by cropmarks of ring ditches and the excavation of a burnt mound supporting the presence of Bronze Age settlement in the immediate vicinity. Roman activity, possibly associated with a dockside area, was located significantly to the south close to the river. A hearth and other pottery in the area suggests a possible Saxon settlement may have utilised the slightly higher ground. The area of the site appears to have reverted to, or remained as, agricultural land into the medieval period when it was situated between manors. Cropmarks indicating possible former field boundaries cross the site. The present day field boundaries appear to have been established in, if not by, the post-medieval period and remained unaltered when the southern fields were briefly used as part of a golf course in the 1900s.
5.41. The proposed development scheme will have a uniformly high impact on any archaeological remains, if present. Previous ground disturbance on the site has been minimal, principally
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 19 by Broom Boats Limited & Norfolk Land Limited associated with peripheral areas to the north and south, associated with road and pipeline construction. Minor landscaping may have been associated with a golf course in the southern fields in the 1900s. The site inspection suggests superficial earthworks and depressions may remain from this period.
5.42. A geophysical scan of the site has been undertaken. The survey has not identified any anomalies of probable archaeological origin. A number of possible archaeological anomalies have been identified, some of which may relate to a former enclosure. This would be in keeping with the prehistoric activity seen in the surrounding area, however it is not possible to determine the exact origin of the anomalies with any degree of confidence. The detection of possible former field boundaries and modern ploughing suggests that the area has a recent agricultural past. The remaining anomalies are modern or natural in origin. The modern anomalies relate to ferrous objects and fencing.
Services
5.43. Telecommunications - BT operates a service in the area and has underground and overhead network cables located in the surrounding residential area.
5.44. Electricity - The electrical network in the area is owned and maintained by UK Power Networks. There are existing underground cables located in the surrounding residential area to the south of Berryfields and there are overhead cables crossing the northern part of the site.
5.45. Gas - There is an 8" Spun Iron Low Pressure gas main within Cucumber Lane and a 200mm Ductile Iron gas main within Beryfields that could provide a supply to the residential development. If necessary and subject to timing, a gas supply to the retail development north of Yarmouth Road could be provided via the estate roads proposed within the residential development off Berryfields.
Biodiversity and Ecology
5.46. Biodiversity and European Protected Species (EPS) surveys were conducted over the site on eight occasions in July and August 2015, during daylight and at dusk.
5.47. The examination of the site shows there is evidence that some protected species, specifically bats, fly over after dark and there is a small population of protected Grass Snakes associated with the off-site stream called the Witton Run.
5.48. The investigation established that summer usage of the site by bats can be gauged as "low" and it is used for small scale feeding and foraging by four species mainly along hedgerows and near to trees. No bat maternity roost is, or has been, present. Foraging behaviour is likely to continue after the completion of the development of the site, and therefore it is considered that the proposals will not have a detrimental effect on the local bat population.
5.49. With regard to winter usage, there are no buildings or trees suitable for hibernating bats in that situation.
5.50. There was no evidence to suggest the presence of or use by any other European Protected Species frequently found in the Norfolk countryside, such as Barn Owls, Water Voles, Badgers or Great Crested Newts. Mitigation is not necessary for the site, other than small- scale translocation of Grass Snakes, as other protected species are not present, but suggestions for biodiversity enhancement are detailed in the Mitigation section of the report.
5.51. It is recommended that, as there is evidence of former use by some nesting birds associated with the hedgerows, any preparatory or demolition work at the site should be
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 20 by Broom Boats Limited & Norfolk Land Limited carried out before the spring and summer bird breeding period starts or, if the project has to start during the spring and summer, that a careful check is carried out prior to work commencing and any areas with active nests avoided until the baby birds have departed from the nest.
5.52. It is also advised that any foundations or trenches associated with the proposed development that are left open overnight should be checked each morning and any animals, such as Hedgehogs, that may have fallen in should be removed to a place of safety.
5.53. No rare or protected plant species were discovered; neither were there any habitats of principle importance on the site.
5.54. The Witton Run stream located to the east of the site is the only water-body within the vicinity, so the available habitat is unsuitable for Great Crested Newt and Water Voles are absent.
5.55. The study makes no recommendation for further survey at other times of year as this was a robust examination under optimum conditions. The surveys undertaken and the subsequent report serve to fully inform the planning process that this is a low biodiversity site which can only be improved by the landscaping and areas of open space proposed as part of the development. The proposal is therefore in keeping with the requirements of JCS policy 1 and DM DPD policies EN1 and EN3.
Trees and Arboricultural Impact Assessment
5.56. The proposed development has been designed to ensure characteristic landscape features are retained and where the removal of any trees is required replacement planting of appropriate species will be carried out on suitable locations within the site. The policies concerned with the protection of the surrounding landscape include JCS Policy 1 and BDC Development Management DPD policies EN1 and EN2. In addition the NPPF in paragraph 17 identifies among its 12 core principles the need for planning to conserve and enhance the natural environment. Paragraphs 105 -125 set out the ways in which planning could and should help to conserve the natural environment including;
1. protecting and enhancing valued landscapes
2. minimising impacts on biodiversity and providing net gains in biodiversity wherever possible
5.57. The Arboricultural Impact Assessment (AIA) accompanying the application, prepared by A T Coombes Associates Ltd, has been produced to assess tree constraints to aid the design process of potential future development. The AIA involved a detailed survey of all the trees within the site and assesses the likely impact of the proposed development may have on them. The AIA also provides recommendations for the protection of trees during construction.
5.58. A total of 74 individual trees and a further 23 groups were included in the assessment. The constraints posed by the trees have been shown on the Tree Constraints Plan (TCP).
5.59. The majority of trees included within this report are situated around the periphery of the site, some of which are inside the site. The trees have been categorised into three value groups A, B and C. Category A trees should be retained, protected and the RPAs avoided within the context of any development. Appropriate protection must be provided for each retained tree, regardless of its category, in order to prevent damage during any construction related activity.
5.60. Any proposed buildings should be placed outside of the RPA of retained trees. If buildings
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 21 by Broom Boats Limited & Norfolk Land Limited are placed within the RPA of trees, specialist foundations must be designed by a suitably qualified engineer / architect and approved by the project’s arboriculturalist.
5.61. Buildings should be placed outside of the current and predicted crown spread of retained trees to avoid damage to either the building or the trees and have sufficient clearance to ensure that problems with proximity do not become a threat to the trees in the future.
5.62. Shading must be considered and the shade patterns of the trees as shown on the TCP avoided, especially along the southern boundary where tree cover will cause significant shading at this location. Adequate fenestration and orientation of habitable rooms must be considered if any buildings are within the shade pattern.
5.63. Any new roads, car parking areas or paths must be placed outside the RPA of retained trees where possible. If they are placed within an RPA of a retained tree a No-Dig surface will be used.
5.64. The route of any new services and soakaways must be planned to avoid the RPA of retained trees if possible. British Standard guidelines must be followed if the services are within the RPA of retained trees. The route must be agreed with the consulting arboriculturalist.
5.65. Carrying out an assessment at this early stage is a vital first stage in a process that will provide arboricultural advice and input through the design and construction phase to completion. This approach is exactly as recommended in BS5837:2012.
5.66. A further revised Arboricultural Impact Assessment, together with a Tree Protection Plan and Arboricultural Method Statement may be necessary when a design for the development becomes available at the reserved matters stage.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 22 by Broom Boats Limited & Norfolk Land Limited 6. Appropriateness of the Site for Development
Residential
6.1. Brundall is identified in the Policy 14 of the Joint Core Strategy as one of five Key Service Centre settlements within the Norwich Policy Area (ten settlements in total within the entire JCS area). These five settlements between them are intended to accommodate up to 15% of the NPA requirement for new housing. The village has a good range of services and facilities appropriate to a village of this size and position within the settlement hierarchy.
6.2. The village is served by good bus services connections to Norwich. The railway station also provides access to rail services to Great Yarmouth, Lowestoft and Norwich with connecting services on the main lines to London and Cambridge/Peterborough.
6.3. The application site is exceptionally well related to the existing built fabric of the village and would have minimal impact on the landscape of the area (see submitted LVIA). Located between the commercial development of the petrol filling station and McDonalds fast-food outlet to the north, housing to the south, housing and cemetery to the west the site is reasonably well contained within the landscape.
6.4. JCS policy 9 discusses a strategy for growth in the NPA and seeks to identify the broad locations for the focus of growth. Overall during the plan period a minimum of 21,000 dwellings will need to be provided. The policy identifies a hierarchy of settlements over which this growth will be spread comprising of the Norwich Urban Area, followed by the only main town, Wymondham within the NPA. Policies 14, 15 and 16 deal with the Key Service Centres (KSC's), service villages and other villages respectively.
6.5. The spatial strategy, Policy 9, of the JCS for the Broadland part of the NPA includes proposals for 7,000 dwellings with the “Growth Triangle” and the further smaller site allowance within the Broadland NPA of 2,000 dwellings for distribution amongst the Norwich fringe parishes, KSC, and service villages.
6.6. The ten settlements identified as KSCs have varying levels of growth, ranging from 50 – 1,800 dwellings. KSCs possess a range of local services and facilities that enables them to meet local needs and those of surrounding areas and typically consist of the following:
• a primary school
• a secondary school either within the settlement or one that is easily accessed by public transport
• convenience shops
• primary health care
• village hall
• library
• they also possess public transport services for non journey to work and leisure purposes
(Paragraph 6.45 of the JCS)
6.7. Brundall has all these facilities and meets the criteria. In addition, the village also has a nursery and pre-school open daily and a pre-school playgroup within the village.. The
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 23 by Broom Boats Limited & Norfolk Land Limited nearest high school at Thorpe St Andrew is only 6.2km (3.8 miles) from the application site and is on a direct bus route from Brundall with an acceptable walking distance from the bus stop in Thorpe St Andrew; there is also a dedicated school bus service stopping on Cucumber Lane to the High School. There is also a bus route to the High School in Acle approximately 11km (7 miles) to the east.
6.8. Within the Brundall/Blofield local area there are 90 existing commercial premises used as offices, factory, shops, public house, surgery (doctors and dentist), vehicle, repair workshop, workshop, warehouse, garden centre, funeral parlour and car showroom. Since the date of the survey the Brundall Motor Co. site has been redeveloped to provide a Co-op neighbourhood store. On the riverside the main employer for Brundall, Broom Boats, is located.
6.9. In addition, the application site is also well located to the Broadland Business Park, the major business location within Broadland and a significant provider in terms of Norwich, comprising 25.8 hectares providing a mixture of office, light industry and storage and distribution uses with Phase 1 of 2 being 75% occupied. Adjacent to this is the Meridian Business Park, a small development of office accommodation. Both are located on the eastern fringe of Norwich at Thorpe St Andrew, 3.7 km (2.3 miles) away and easily accessible by the frequent bus services running through the village.
6.10. Having reference to the relevant polices of the Development Plan, in particular JCS policies 2 and 6 and Development Management DPD policies GC4, EN1, EN2, EN3, RL1, TS1, TS4 and CSU5 the detailed design stage would ensure these matters are thoroughly considered and comply with the policies. Furthermore, appropriate layout and design of the housing element of the proposed scheme could enable the site to have little impact on the amenity of the nearby residents.
6.11. Notwithstanding the suitability of the site for housing development, the site is also able to deliver benefits to the local community in the form of affordable housing, comprising 33% of the proposed dwellings, public open space and green infrastructure provision, and a significant financial contribution towards the expansion of the playing-fields and/or indoor sports facilties at the Memorial Hall, securing enhanced recreation provision, in the form of playing pitches, as set out in the policies of the Development Plan and Neighbourhood Plan.
Allocation BRU2 – Land for Recreational Open Space
6.12. The site for the residential element of the proposed development has been allocated by the District Council for use as land recreational open space. The development guidelines accompanying Policy BRU2 state “the open space will be predominantly for formal recreation uses such as playing fields.” However, there would seem to be no prospect of the land being delivered for these purposes.
6.13. Brundall Parish Council obtained a grant of planning permission in May 2014 for the change of use to recreational land. To date there has been no firm proposals to acquire the land and deliver the allocation. This may be reflected in the fact that the Parish Council identified;
“the land to the east of the Memorial Hall as the area it wishes to prioritise for formal recreational use in Brundall whilst recognising that we [the Parish Council] may also require additional land adjacent to the Berryfields [the current application site] to meet our overall requirement.”
(Minutes of Parish Council meeting 27 January 2014).
6.14. Not withstanding this lack of commitment from the Parish Council the only realistic prospect
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 24 by Broom Boats Limited & Norfolk Land Limited of the land being acquired would be via Compulsory Purchase Order powers by Broadland District Council.
6.15. Deliverability of the land for formal sports pitches in accordance with the Site Allocations policy and the formal decisions of the Parish Council is extremely unlikely. The site is sloping with a maximum change in levels ranging from 20.64m AOD in the north-west corner down to 7.09m AOD in the south-east corner. A difference in levels of 13.55m. There is a gentle fall from north to south along the western boundary from 20.64m AOD down to 18.58m AOD, whereas the eastern boundary falls from 16.68m AOD down to the lowest point of 7.09m AOD in the south-east corner. This is illustrated by the contour zones show in Figure 2 below.
6.16. The site is not viable to be used for the purposes intended by the allocation. Capital cost of the land acquisition even at the land values stated in the Supplementary Planning Guidance on Open Space would equate to £755,000 for the 7.55ha. site. Major earth moving works would be required to accommodate any sports pitches, plus the setting out and cost of changing facilities etc. It is interesting to note a recent similar proposal in Hellesdon is not being accepted by the Parish Council because of the cost on levelling the site.
6.17. It is therefore questionable at the very least whether the allocation of the site is robust or well founded. So far the Parish Council have at best identified this land as a “reserve” site. The submission of the planning application by the Parish Council was aimed at strengthening their case for the allocation of the land with no follow through plan for implementation; this site was considered as a fall-back position, the preference for land east of the Memorial Hall is clearly stated and pursued by the Parish Council. Not withstanding these facts, the cost of delivery of the BRU2 site would make the prospect of realisation even more remote.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 25 by Broom Boats Limited & Norfolk Land Limited Figure 3: Contour Zones
6.18. The loss of this allocated site is negligible and theoretical in the context of no firm commitment to deliver the site. Reference is made to the Westminster City Council v British Waterways Board were it was established that in order to refuse permission for use A on the sole grounds that use B ought to be preferred, it is necessary to show a balance of probability that if permission is refused for use B the land in dispute will be effectively put to use A. There would therefore, be no basis of preserving the allocated use as this test cannot be met. While the residential element of the scheme would not comply with the Policy BRU2, only limited weight can be placed on this conflict, given that:
• the land is in private ownership with no prospect of it being made available for recreational purposes;
• it is not the preferred site for delivery of recreational facilities;
• there are significant technical constraints that prevent the allocated use for formal recreation being delivereable;
• neither the parish council nor the district council have any plans to secure the site in order to deliver the allocation.
6.19. Additionally, the significant contribution that is proposed in order to deliver the needed recreational facilities on the Parish Council’s preferred site means that the purpose of the BRU2 allocation, i.e. to address the need for formal recreational facilties is more
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 26 by Broom Boats Limited & Norfolk Land Limited successfully achieved through permitting the proposals than through allowing the land to continue to be farmed. Furthermore, the development proposals provide a significant amount of open space that can be provided for formal recreational facilities if that is considered appropriate given the site constraints.
Retail Store
6.20. As discussed above, Brundall is identified as one of the ten KSCs. Their principle role is to provide attractive locations that offer an appropriate range of shops, community facilities, and employment opportunities to meet the needs of the local and wider population.
6.21. Currently Brundall has a notable lack of main food shopping provision with the nearest main food store serving Brundall and Blofield located at Sainsbury’s Pound Lane (a distance of 7km (4 miles) from Brundall village centre). Demand for main food provision will increase as the new and planned housing schemes in both villages are completed.
6.22. The JSC promotes a number of key spatial planning objectives. The following are considered relevant to the proposed retail development at the application site:
Objective 3: seeks to promote economic growth and facilitate a wide range of employment opportunities appropriate to the centres. In this context, new mixed use development will be encouraged to reduce the need for local people to travel long distances.
Objective 4: seeks to promote regeneration across the District.
Objective 6: seeks to ensure people have easy access to services. Investment will be directed towards existing district centres in order to improve accessibility, vitality and viability. Local centres will continue to play a key service role for local communities.
6.23. The Village centre meets the day to day needs of the surrounding local population. The existing convenience provision is limited to two small supermarkets that largely serve a top- up function; one of these includes the Post Office. The nearest main food shopping facility is the Sainsbury’s store at Pound Lane (Dussindale).
6.24. The proposed foodstore does not have a named operator, however, there is interest from different grocery retailers for representation in Brundall; particularly given the qualitative gap in grocery provision. It is intended to meet a clear gap in provision and will be more convenient for catchment residents, who currently have to travel longer distances for their main food shopping purchases. This in turn supports the sustainable development principles of the NPPF.
6.25. The proposed retail store also clearly promotes the JCS objectives set out above in that it will reduce travel distances for residents in Brundall and Blofield and the surrounding areas to access main food provision. While it is recognised that the level of retail provision for a KSC should be lower than for District Centres, consideration must be given to the housing growth in Brundall and Blofield and the existing lack of access to main food provision. The proposal encourages sustainable travel.
6.26. In summary, the proposal is accessible by multiple modes of transport. While the site is located on the edge of the village settlement, it is approximately 750m from the village centre and is in close proximity to existing and planned residential areas. The site is well connected to the village in terms of easy walking and cycling distance and is accessible by public bus.
6.27. The Sequential Assessment submitted with the application considers the availability of
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 27 by Broom Boats Limited & Norfolk Land Limited alternative sites capable of accommodating the proposed store, concluding that there are no sequentially preferable sites that are suitable or available.
6.28. The proposal will also help to strengthen the role of Brundall as a key service centre and meet the needs of the current and future population for main food shopping.
Benefits for Brundall
6.29. Policy 7 of the JCS states that development will be expected to maintain or enhance the quality of life and well being for communities. A key consideration in the proposal is the wider benefits to Brundall and its residents. The public consultation as explained in the Statement of Community Involvement identifies both objections and support for the scheme. The key benefits are identified as:
• Provision of new housing
• Provision of 64 no. affordable homes
• Provision of food store for main shopping
• Creation of around 90 FTE jobs in the food store
• A financial contribution towards formal sports provision, either indoor or outdoor facilities at the Memorial Hall
• Community Infrastructure Levy of around £2.1m available for local projects
• Recreation, open space and green infrastructure provision
• Providing new boat building facilities for Broom Boats Ltd and thereby retaining in the village the largest employer with 92 FTE employees and the indirect employment in Brundall and the local area associated with the business and employees expenditure.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 28 by Broom Boats Limited & Norfolk Land Limited 7. Other Material Considerations
7.1. The proposal comprises sustainable development and therefore accords with objectives of the NPPF to increase the supply of housing and to achieve sustainable patterns. The retail element also provides a main food store in a sustainable location that would result in reduced journey miles for residents of Brundall and Blofield.
7.2. The proposed development will provide enabling financial assistance for Broom Boats Ltd to renew and upgrade their boat building facilities at the riverside. As the village’s largest employer and one of the country’s few remaining boat builders there are significant benefits accruing from this application. The retention of 92 FTE jobs within the village would accord with Development Plan policies JCS policy 7 (Supporting Communities – maintain and enhance the quality of life, protect and strengthen community cohesion) and JCS policy 18 (The Broads – new development in areas close to the Broads will need to ensure it maintains and enhances the economy). At a local level two of the objectives of the Brundall Neighbourhood Plan are highly relevant;
▪ to protect and enhance the unique cluster of marine related businesses at Brundall Riverside; and
▪ to support and enhance opportunities for local businesses.
7.3. Retention and improvement of the Broom Boasts facilities within the village are consistent with the NPPF, in particular the core planning principles stated in paragraph 17 relating to LPAs should pro-actively drive and support sustainable economic development, paragraph 28 with support for the sustainable growth and expansion of businesses in rural areas. This benefit arising from the proposed development provides a very clear economic role as one of the three dimensions to sustainable development expressed in paragraph 7 of the NPPF.
7.4. In addition to the employment at Broom Boats, the proposed food store would provide around 90 FTE jobs.
7.5. The provision of additional dwellings, 64 of which would be affordable homes, in a location that would both reduce the need to travel to services and facilities and also facilitate the use of more sustainable modes of transport than the private car. In light of paragraph 47 of the NPPF, to boost significantly the supply of housing, is a material consideration of significant weight, notwithstanding the issue of 5 year housing land supply.
7.6. The scheme would include 2.01 ha. (5acres) of open space, based on the current number of dwellings, that would be a benefit to the wider community as well as the prospective residents of the site.
7.7. A financial contribution towards the off-site provision of additional sports facilities, to be used for either outdoor or indoor sports facilities, would provide a significant boost to the implementation of policy BRU3 of the Site Allocations DPD for formal recreation facilities at the Memorial Hall in the village. This would also be consistent with the policy 4 of the Brundall Neighbourhood Plan in respect of the provision of new and expanded recreation facilities in the village; these include formal outdoor pitches, multi-use games area, bowling green and flexible indoor spaces incorporating a gymnasium.
7.8. Overall there are material consideration of significant weight that offer considerable support to the proposed development. While there is conflict with policies GC2 (Development Management DPD), the circumstances of the deficiency in the 5 year housing land supply, results in this policy being considered out of date. In respect of policy BRU2 (Site
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 29 by Broom Boats Limited & Norfolk Land Limited Allocations DPD) while this should be regarded as out of date, to the effect that it affects the supply of housing, the allocation of land for formal recreation facilities continues to carry some weight. However, the fact the implementation of the allocation is impractical results in this policy having very little weight in the overall consideration of the application proposal. On the other-hand, the development would provide a financial contribution towards the provision of these facilities and compliant with the aims of the Development Plan. The balance is towards the significant material considerations in favour and the lack of harm resulting from the development mean that planning permission ought to be granted.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 30 by Broom Boats Limited & Norfolk Land Limited 8. Five Year Housing Land Supply
8.1. Paragraph 47 requires Local Authorities to ensure they meet their full objectively assessed needs for market and affordable housing in the housing market area and identify and update annually a five year housing land supply (5YHLS) with an additional buffer of 5%, or in the case of persistent under delivery the buffer should be increased to 20%. Paragraph 49 states where a local authority cannot demonstrate a 5YHLS relevant policies for the supply of housing should not be considered up to date.
8.2. In the most recent Joint Core Strategy AMR (December 2015) the housing supply figure for the whole of the NPA is below five years. It is currently estimated at about 4.39 years or 87.8% of the required supply. The AMR (paragraph 3.87) also confirms that there is an even greater shortfall in the 5YHLS for the Broadland part of the NPA. As at April 2015 this figure stood at 3.11 years or 62.2% of the total requirement (this includes allowing for an additional buffer of 20% in accordance with the NPPF).
8.3. In this situation where those policies for the supply of housing are out of date by virtue of paragraph 49 of the NPPF, paragraph 14 come into effect. The provisions of paragraph 14 stipulates there is a presumption in favour of sustainable development and this means that for decision taking;
“.. where the development plan is absent, silent or out of date granting planning permission: unless any adverse impact of doing so would significantly and demonstrably outweigh the benefit when assessed against the policies in the Framework taken as a whole or specific policies in the NPPF indicate development should be restricted...” (as identified in footnote 9).
8.4. It should be noted that none of the special considerations identified in NPPF footnote 9 apply to this site.
8.5. Given that there is a shortfall in the number of housing units required, the policies concerned with the delivery of housing in the JCS i.e. policies 4 (Housing Delivery) and 14 (Key Service Centres) and the Development Management DPD policy GC2 (Location of New Development) are out of date in so far as they relate to the NPA and this application.
8.6. The recent case of Suffolk Coastal District Council v Hopkins Homes Ltd [2016] EWCA Civ 168 established that any policies within the Development Plan capable of controlling the delivery of housing are to be considered out of date. This includes policies where designations are intended to prevent development or allocations for other purposes. Consequently Policy BRU2 of the Site Allocations and Policies DPD is also considered to be out of date in respect of delivery of housing land, but in accordance with recent case law some weight remains with the allocation of formal recreation facilities. However, having identified in Section 6 above the impracticalities of implementing the allocation, the weight to be attached to the policy is considered to be only limited.
8.7. JCS policy 21 deals with the implementation of proposals in the Broadland part of the NPA. This policy firstly confirms that BDC will take a positive approach when considering development proposals that reflect the presumption in favour of sustainable development as outlined in the NPPF. Secondly where policies relevant to the consideration of the proposal are out of date at the time of making the decision the Council will then grant planning permission unless material consideration indicate otherwise.
8.8. A number of other reports and studies provide additional information and key statistics on the housing situation within the NPA and the Broadland Area and are considered to be of
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 31 by Broom Boats Limited & Norfolk Land Limited relevance to this application.
8.9. In the document "An Economic Assessment of Greater Norwich 2009- 2014 (2009) it was identified at the time of publication that much of the housing growth within the Greater Norwich Area was taking place on brownfield sites within the Norwich urban area. The document confirmed however that future development, as the population continued to grow but the supply of suitable brownfield sites diminished, would have to take place outside the urban area.
8.10. The study also identified that there is a shortage of three and four bedroom houses in the Greater Norwich Area. Development in Broadland was typified as being primarily houses and large properties with proposed development at the time maintaining this pattern.
8.11. The Broadland Housing Strategy 2012-2015 (2012) provides a review of housing related issues in the BDC area and puts forward clear priorities for action. The difficulty in delivering affordable housing and the lack of available sites for rural development are two issues highlighted in the report.
8.12. The Greater Norwich Area-Housing Land Supply Assessment (April 2015) confirms the housing land supply figures quoted above from the JCS AMR i.e. 4.39 years available within the NPA and 3.11 years in Broadland. The report shows that between 2015-2020 Boadland NPA has identified permissions that will deliver 3263 dwellings.
8.13. At the recent inquiry into the Growth Triangle Area Action Plan DPD the Inspector has reported that calculation of HLS in the 2014/15 AMR did not add the 20% buffer to the undersupply, which is considered the correct approach. Consequently, the supply of housing land has a greater deficit than reported in the AMR.
8.14. There can be no disputing the evidence provided in the AMR that there is an undersupply of housing land both within the NPA and the Broadland part of the NPA. The other notable key points are that as time progresses there is acceptance that more growth will need to take place outside the Norwich urban area to cater for continuing population growth; provision of affordable housing has not met the target expectations; the shortage of development sites within the rural area.
8.15. The application site positively addresses all of these key issues. The site is in a very sustainable rural location well related to the existing settlement of Brundall which offers an excellent range of facilities and services to cater for everyday needs as well as having access to regular public transport facilities to Norwich, Great Yarmouth, Lowestoft and other surrounding settlements. The housing element of the scheme can deliver up to 192 dwellings and will therefore make a valuable contribution to the local housing land supply. The applicants have an option on the land and are established and reputable local house builders who will be able to offer early deliver of dwellings once planning permission is granted.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 32 by Broom Boats Limited & Norfolk Land Limited 9. Summary and Conclusions: Section 38 Balance
9.1. At the heart of the NPPF is a presumption in favour of sustainable development which should be seen as the golden thread running through both plan making and decision taking. Paragraphs 7 and 14 identify the three roles which together comprise sustainable development – economic, social and environmental roles. Paragraph 14 goes on to provide for proposals that accord with the Development Plan being approved without delay, unless material considerations indicate otherwise; and where relevant Development Plan policies are out-of-date, granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies of the NPPF as taken as a whole; or specific policies in the NPPF indicate development should be restricted.
9.2. NPPF paragraph 47 calls on LPAs to boost significantly the supply of housing and to identify a 5YHLS of specific deliverable sites. This is with an additional buffer of 20% where there has been persistent under-delivery.
9.3. In relation to whether the proposal accords with the Development Plan, it is clear from case law that this determination is to be made with respect to the Development Plan as a whole. Thus where there is tension between relevant policies of the Development Plan, it is necessary to make a judgement on the overall compliance of the proposed development, also taken as a whole, by considering it in relation to all the relevant policies of the Plan.
9.4. In respect to paragraph 49 of the NPPF, it is clear with reference to the judgement in the case of Hopkins Homes, that any policies which ‘affect the supply of housing’ are to considered out-of-date where the LPA cannot demonstrate a 5YHLS. At the same time it is also established that those same policies continue to carry some weight with respect to those of their provisions which do not affect housing.
9.5. It is acknowledged by the Broadland DC that a 5YHLS cannot be demonstrated within the Norwich Policy Area. Policies relating to the supply of housing are therefore out-of-date, including JCS policies 4, 9 and 14, and Development Management Policies DPD policy GC2 in particular.
9.6. Additionally, policy BRU2 of the Site Allocations DPD does affect the supply of housing by constraining the use of the land which might otherwise be used for new homes. Therefore in accordance with the Hopkins Homes case it is regarded as out-of-date, to the extent that it affects the supply of housing. The weight to be attached to the allocation for formal recreation land has weight but for reasons outline above (Section 6) and below, is considered to have only limited weight in the overall planning balance.
9.7. Turning to NPPF paragraph 14 and whether adverse impacts of the development would be significantly and demonstrably outweigh the benefits, assessed against the NPPF as a whole or whether specific NPPF policies indicate development should be restricted.
9.8. Policy BRU2 carries some weight, but as set-out in paragraphs 6.12 – 6.19 above:
▪ the land is in private ownership with no prospect of it being made available for recreational purposes;
▪ it is not the preferred site for delivery of recreational facilities;
▪ there are significant technical constraints that prevent the allocated use for formal recreation being delivered;
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 33 by Broom Boats Limited & Norfolk Land Limited ▪ neither the Parish Council nor the District Council have any plans to secure the site in order to deliver the allocation.
9.9. In addition, the significant contribution that is proposed in order to deliver the needed recreational facilities on the Parish Council’s preferred site would assure the benefit for the village in accordance with both the Development and Neighbourhood Plans. Consequently policy BRU2 carries only limited weight.
9.10. The proposed scheme would also include open space provision of around 2ha (5 acres) for public use within the site.
9.11. The proposal to construct up to 192 dwellings and the supermarket on the application site would have limited impact on the visual or landscape setting of the village. Brundall is identified as a location suitable for additional housing supply. Good connectivity to services within the village, sustainable transport options for travel beyond the local area to the business parks in Norwich, accords with the relevant policies of the NPPF.
9.12. The proposed food store is intended to meet a clear gap in provision and will be more convenient for catchment residents, who currently have to travel longer distances for their main food shopping purchases. This in turn supports the sustainable development principles of the NPPF.
9.13. The increase in dwellings is not considered to compromise the settlement hierarchy. There is a clear division between the higher order Main Town of Wymondham in the NPA, the scale of the growth proposed in the “Growth Triangle” in the Broadland part of the NPA, the KSC villages and the Service Villages. At Wymondham the JCS designates the settlement as an expanded community and consequently allocates at least 2,200 dwellings, the Growth Triangle in Broadland currently has an allocation of 7,000 dwellings to 2026. The increased growth at Brundall as a result of the application proposal is not considered to prejudice this strategy or erode the hierarchy of settlements.
9.14. Brundall possesses a range of services and facilities, such as shops, post office, meeting halls, doctors, primary school - all located at acceptable distances for walking and cycling and with bus services to the local high school. All of these factors contribute to the sustainability of the settlement and the suitability of Brundall to accommodate additional housing.
9.15. Brundall benefits from public transport links via bus and rail to Norwich and the main towns of Great Yarmouth and Lowestoft. Therefore the location of housing and retail development, close to the centre of the village, would accord with paragraph 34 of the NPPF which encourages new development to be located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. The retail element of the scheme could curtail longer distance trips by residents of Brundall and Blofield to main shopping facilities.
9.16. The application site does not fall within any formal landscape designation nor a valued landscape (paragraph 109 of NPPF). The submitted LVIA identifies the proposed scheme would have limited impact on the character of the area. Recognising the intrinsic character of the countryside is one of the core planning principles at paragraph 17 of the NPPF. Whilst Development Management policy GC2 is consistent with the NPPF in that the identification of boundaries to settlements serves to protect the countryside, the defined settlement boundaries are a fundamental part of the overall spatial strategy for the supply of housing within Broadland. In so far as they restrict the supply of housing in accordance with the spatial strategy. Consequently the settlement boundary for Brundall and policy GC2 are out of date.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 34 by Broom Boats Limited & Norfolk Land Limited 9.17. The proposed development would also comply with a wide range of other Development Plan policies as identified in Sections 5 and 6 above.
9.18. The contribution to the housing land supply and the provision of 64 units of affordable housing are matters of significant weight. While there is conflict with Policy BRU2, the proposed development, properly considered as a whole, would also provide material planning benefits, compliant with other aspects of the development plan and neighbourhood plan. Significant importance should be attached to the support of local jobs at Broom Boats with the improved facilities for the company resulting from this enabling development, the expenditure on local services and the financial contributions towards delivery of formal sports and informal recreation facilities within the village.
9.19. On an overall balance of planning judgement, whilst the loss of the allocated BRU2 site and developing outside the settlement boundaries are conflicts with the development plan and materially against the proposal, these adverse impact are mitigated by the lack of a delivery plan or viable proposal for the sports pitches in respect of the allocation of the site for formal recreation provision. In these circumstances the adverse impact is not so great as significantly and demonstrably to outweigh the very considerable benefits of the development in providing needed homes in the face of the 5 YHLS shortfall. The support for retaining Broom Boats in the village and the employment it provides are substantial benefits. The contribution towards off-site provision of sports pitches and facilities is a further considerable benefit arising from the development.
9.20. The proposed scheme as a whole is to be regarded as sustainable development and should be granted permission in accordance with the presumption of the NPPF in its favour.
Planning Statement for Proposed Residential, Supermarket & Open Space Land at Yarmouth Road, Postwick with Witton, Yarmouth Road/ Berryfields, Brundall
Page 35 by Broom Boats Limited & Norfolk Land Limited