Land at Walcot Green Lane, Diss (HELAA Ref: GNLP1044) Delivery Statement March 2020 CONTENTS EXECUTIVE SUMMARY 02 01 INTRODUCTION 04 02 PLANNING POLICY CONTEXT 06 03 DELIVERY 09 04 PHYSICAL CONTEXT 10 05 TECHNICAL CAPACITY 12 06 LANDSCAPE ASSESSMENT 14 07 ECOLOGY 16 08 HERITAGE 17 09 CONCEPT 19 10 CONCLUSION 22 APPENDICES 24 Pegasus Group Pegasus House Querns Business Centre Whitworth Road Cirencester GL7 1RT www.pegasusgroup.co.uk I T 01285 641717 Prepared on behalf of Pigeon Investment Management Ltd March 2019 Project code P20-0004 Checked by: INITIAL Copyright. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093. Printed material produced by Pegasus Design Cirencester is printed on paper from sustainably managed sources and all parts are fully recyclable. Site Location Plan EXECUTIVE SUMMARYKey: Site Boundary Pegasus Group have prepared this Delivery Statement on behalf of Pigeon Investment Management Ltd ‘Pigeon’ and ‘The Thelveton Estate’ (‘the Landowners’) who are promoting ‘Land at Walcot Green Lane, Diss’ (the ‘Site’) to deliver a high-quality landscape-led Walcot Green scheme comprising around 120 new homes, including d a bungalows and affordable homes and around 10 self- o R n o lt build plots, together with extensive areas of green a W infrastructure and public open space. The proposal will deliver a high quality landscape-led scheme for approximately 120 new homes, including affordable homes and bungalows plus around 10 self- build plots together with new green infrastructure and sustainable linkages for the benefit of the new community and existing residents of Diss. Diss is identified as a Main Town in South Norfolk District. The Town is situated on the Great Eastern Mainline between London and Norwich and close to the A140 route between Ipswich and Norwich. As a Main Town, located close to the County boundary between Suffolk and Norfolk, Diss serves a wide rural hinterland providing numerous services and facilities n e e r to meet the needs of its residents and employees and G t o lc those living and working in the wider rural area. a W ane Hall L Frenze Not to Scale SITE LOCATION PLAN Project: Walcot Green, Diss 2 Land at Walcot Green Lane, Diss | Delivery Statement As an employment centre Diss is a nett importer of The Site is immediately available, achievable and workers. Its excellent sustainable transport linkages suitable for development. The Landowners have and wide range of existing services and facilities entered into a partnership with Pigeon to progress mean it is ideally suited for the delivery of additional the Site through the planning process and the Site new housing to rebalance commuting patterns in the can deliver homes within the forthcoming five years. south of the Joint Core Strategy area and assisting in The evidence prepared by the Council and the suite of delivering the open market and affordable housing technical studies prepared on behalf of Pigeon also requirements of the Greater Norwich area for the plan demonstrate that with appropriate mitigation there period up to 2038. are no site constraints which would act as a barrier to This Delivery Statement demonstrates that the Site is early delivery. well situated in relation to the services and facilities that Diss provides and that there are no technical constraints preventing the early delivery of new homes at the Site. The Concept Plan illustrates how the Site can provide a new high quality, landscape-led scheme to the north of Diss, comprising: • Approximately 120 new homes to include bungalows and affordable homes plus 10 self-build plots • Highway improvements to Walcot Green Lane • New strategic landscaping providing a permanent buffer to ensure separation between Diss and Walcot Green hamlet • Enhanced green infrastructure providing new linkages and connectivity with existing public rights of way for informal recreation and biodiversity Land at Walcot Green Lane, Diss | Delivery Statement 3 LAND NORTH OF FRENZE HALL LANE 4 Land at Walcot Green Lane, Diss | Delivery Statement 1.0 INTRODUCTION This Delivery Statement (‘the Statement’) has This Delivery Statement demonstrates how the Site There are no physical constraints which prevent the been prepared by Pegasus Group on behalf of can deliver a sustainable scheme that addresses Site from coming forward for development. Indeed, Pigeon Investment Management Ltd ‘Pigeon’ and the Council’s existing concerns relating to highway the delivery of the Site offers opportunities to provide ‘The Thelveton Estate’ (‘the Landowners’) who are matters by providing a high quality residential scheme new sustainable transport connectivity and green promoting ‘Land at Walcot Green Lane, Diss’ (the with a mix of approximately 120 dwellings including infrastructure networks to the wider countryside for ‘Site’) to deliver a high-quality landscape-led scheme bungalows, plus around 10 self-build plots and public existing and future residents. comprising around 120 new homes, including open space including enhanced green infrastructure The Site is immediately available, achievable and bungalows and affordable homes and around 10 self- and sustainable transport connectivity. suitable for development. The Landowners have build plots, together with extensive areas of green The Concept Plan which accompanies this Statement entered into a partnership with Pigeon to progress infrastructure and public open space. illustrates how the Site can provide a new high the Site through the planning process and the Site The Site is located to the north east of Diss and quality, landscape-led scheme to the north of Diss, can deliver homes within the forthcoming fve years. comprises a natural extension to the existing Orchard comprising: The evidence prepared by the Council and the suite of Croft scheme to the north of Frenze Hall Lane. The • Approximately 120 new homes to include technical studies prepared on behalf of Pigeon also Site, which is located to the north of Frenze Hall Lane bungalows and affordable homes; demonstrate that with appropriate mitigation there and to the south of the rural settlement of Walcot are no site constraints which would act as a barrier to • 10 self-build plots on the land to the east of Walcot Green comprises existing agricultural land and is early delivery Green Lane to meet the needs of those wishing to bound to the east by the mainline railway and to the build their own home; south by Orchard Croft and the existing established Walcot Rise housing estate. • Highway improvements to Walcot Green Lane; The Site has been promoted by Pigeon and the • New strategic landscaping providing a permanent Landowners to the Greater Norwich Joint Core buffer to ensure separation between Diss and Strategy Review and has been assessed by the Walcot Green hamlet; Councils in the preparation of their new strategic joint • Enhanced green infrastructure providing new plan. linkages and connectivity with existing public rights of way for informal recreation and biodiversity; and • Extensive areas of new public open space, incorporating SuD’s features and new tree planting, that will benefit both existing and new residents. Land at Walcot Green Lane, Diss | Delivery Statement 5 2.0 PLANNING POLICY CONTEXT Diss is situated in South Norfolk local authority area and is one of three authorities including Broadland District Council and Norwich City Council currently working together with Norfolk County Council to prepare the Greater Norwich Local Plan (GNLP). The plan will guide development across the three authorities up to 2038. Work on the GNLP commenced in 2016. Since then, the Local Authorities carried out a Call for Sites exercise in May to July 2016, a Regulation 18 consultation on growth options and site proposals in early 2018 and a Regulation 18 consultation on new revised and small sites between October and December 2018. The Local Plan is currently subject to a third Regulation 18 Consultation, with representations due by 16th March 2020. A revised timetable for the Greater Norwich Local Plan was published by the Greater Norwich Development Partnership Board in January 2020. It anticipated that the Plan will be submitted to the Secretary of State in November/December 2021 and, if found sound, adopted around August/September 2022. 52 DISS HELAA PLAN 6 Land at Walcot Green Lane, Diss | Delivery Statement 52 52 52 52 52 National planning policy requires that local Diss has a wide range of existing services and facilities The Site’s location provides a unique opportunity to planning authorities produce Local Plans to meet, including a secondary school, infant and junior offer future residents the best of country living in a as a minimum, the identified future housing and schools, medical centres, an arts centre, a youth and highly sustainable location. The proximity of the Site employment needs over the plan period. To determine community centre, a leisure centre, numerous retail is within easy access of existing services and facilities the minimum number of homes and jobs needed, the outlets, pubs and hotels and churches. The town has within the Town, including Diss Station, and numerous National Planning Policy Framework (NPPF) requires a railway station on the mainline between Norwich employment opportunities are available within close that strategic policies should be informed by local and London and operators provide bus services to proximity