Land off Manor Road, Newton St Faith

BROADLAND DISTRICT COUNCIL Design & Access Statement 14 Dec 2018 20182043 October 2018 PLANNING CONTROL Development Description: Full application for the erection of 69 no. new dwellings. Local Planning Authority: District Council

Applicant: Lovell Homes Contents

Team 3

Executive Summary 4

Site Location 5

Local Context 6-7

Planning Context 8

Site Context 9-12

Architectural Context 13-14

Public Consultation 15

Design History 16

Design Development 17-21

Master Planning 22-26

Landscaping 27-28

Character Design 29-30

Materials 31

House Type Design 32

Street Scenes 33

3D Model 34-35

3D Visualisation 36-37

Conclusion 38

2 The Team The

Applicant Architectural Design Lovell Homes WT Design Ltd Lakeside 500 Upper Floor Unit 1 Broadland Business Park Burlingham Business Centre Old Chapel Way North Burlingham Thorpe St Andrew Norwich NR13 4TA NR7 0WG

Landscape Architect Planning Liz Lake Associates Wheatman Planning 9 Station Road Beacon Innovation Centre Stansted Beacon Park CM24 8BE Gorleston Norfolk NR31 7RA

Highways & Transportation, Drainage

Rossi Long 16 Meridian Way Norwich Norfolk NR7 0TA

3 Executive Summary town surroundings living The • • • deliver The designated which planning This Provision Provision access Delivery bed proposed proposal Design of environment seeks to a Newton range application to 4 - land bed of existing of and of approval to aims development new of housing a properties off St complement Access potential variety Faith to Manor local services submitted which deliver for . in housing Statement of . Road, a benefits will a house sits and residential a the sustainable on provide sustainable Newton facilities in comfortably existing behalf types the including accompanies area an development St of ranging built opportunity location, Faith and Lovell : within form desirable . from the Homes with and full on its to 1 - • • • conjunction This scheme that consideration document The Planning Planning Landscape application will design . be aims House Statement with and Visual applied with the is to access Types regard a Impact describe following The ChurchThe of St andMary St Andrew,Horsham St Faith full to and the to statement planning Assessment the Site : the layout design Layout key application should and issues and design key be taken principles and read of into this the in 4 SiteLocation Site Location

The application site is located in the northern end of the of Horsham St Faith and Newton St Faith in the Broadland District, which is approximately 11km to the north of Norwich. It is easily accessible by a regular bus service that runs along manor road.

Norwich Train Station is approximately 12 km to the south of the site and has regular services to London, Great Yarmouth, Cambridge and a variety of other stops for easy travel out of the county.

The Broadland Northway (A1270) is within easy reach via the A140 that runs parallel to Manor Road, this allows for access to the A47 for travel around the city into the local area and for further travel out of the county.

5 Local Context context This to is To roadways and The located lead west Access by and eastern The Local very the the existing site local paddocks commercial allows into boundary, area Context southern to much on and and is the area and the the dwelling enclosed and for surrounding southern site as in site development and consists residents the with end pockets Newton spaces, will by the gardens site on of a be demolishing boundaries the new of western all built to . well gained St each parcels boundaries parish . fit Faith access site spaced forms comfortably concentrated . via boundary is providing being of the Manor . road Horsham from residential with existing agricultural being one Road being into local the St around another created bungalow Faith northern, along dwellings the facilities abutted fields local that the the . to 6 Local Context

Local Context

The Historical maps shown identify the contextual development of the site over the last 136 years.

This shows the developments have been fixed to the roadways in a linear build form and indicate natural progression of the area.

The site therefore will not be out of keeping with the previous developments and improvements to the area and placement of previous developments.

Images from Liz Lake – Landscape Visual Impact Assessment

7 Planning Context Policy within 60 Identified Broadland settlement areas development The considerations housing Faith Village the Horsham Planning homes, Norwich site therefore Framework the in where development St as the District Context that being Development Faith limit, HNF Policy within Joint . will development will 1 . and Council , proposed the the need Core Area have the Newton land subject proposed Strategy to Plan settlement and Site land is comply is allocated Allocations are and St is allocated to an Faith (Policy identified acceptable the site with form . allocated The are National for is relevant DPD 15 for and DPD located approximately identified ) as . . small Newton within character a identifies Planning site policies Service within - scale for by St a Planning Context 8 SiteContext

Good Connections Public Transport Summary

The site is located along the South West boundary of The nearest bus stop from the site is located on Manor In summary, the site lies within the existing settlement of Newton St Faiths, off Manor Road, which provides Road approximately 180ft from the site entrance and this Newton St Faith which extends from Manor Road through connections from the site to the village centre and local provides frequent services into Reepham, Cromer, to Newton Street and is within walking distance of a communities, along with the surrounding road network to Sheringham, Alysham and Norwich. These services allow variety of local facilities and public transport stops. It also Norwich, Cromer, and Wroxham. for transfer to Norwich train station and bus station. has good connections to areas such as Cromer, Norwich and further out of the county via bus and train services. Walking Norwich train station is located approximately 12km from the site and Norwich bus station 11km. The train services The site has the potential to create a sustainable, high Manual for Streets states that ‘walkable neighbourhoods’ run regularly to London, Cambridge, Liverpool as well as quality residential development, which will integrate are typically characterised by having a range of facilities various stops in between. The bus services offer transport effectively within the wider area whilst enhancing the within 10 minutes walking distance of residentials areas to various other locations within Norfolk, as well as vicinity around the site. which residents may access comfortably on foot. Within National Express and Megabus services to a variety of this distance from the site there are several facilities locations across the . including a bus stop, school, place of worship, community centre with open playing fields, post office and café.

Further facilities such as a public house, place of worship are further to the south of the site but within 2km walking distance.

Primary School, Manor Rd Community Centre, Manor Rd

9 Site Context - Facilities 3. 2. 1. Community 3. 2. 1. Local minutes public easily The Spixworth St Horsford St St facilities Store/Post Faith Faiths Faith accessible transport 2 2 by 2 4 2.6km 2km 0.8km 3 private Community Store Centre/Open Post Village Post map Park for Office – Office and Office below car each Hall 4 the Post or Centre and site 3 location highlights 1 Space Office hour Store location by is foot the achievable either . amenities by foot, within that car are 10 or Other 5 4 3 2 1 Public . . . . . The Spice Elm Black Middlefarm Longe Farm House/Cafes St Grange Bus Allotment of Swan Faiths India Stops Country Arms Inn Cottage Farm Surgery Gardens Livery House 2 2 Café Stables 3 1 1 2 1 1 1 4. 3. 2. 1. Schools 5. 4. 3. 2. 1. Places Spixworth Woodland Horsford St St Horsford Horsford The St . Peter Faith Faiths of Church Worship Crematorium C C Methodist All Church of Infant View of of Saints E E St Church VA Junior Mary School of Primary Church Church 3 and School St School Primary Andrew School 5 5 4 3 10 SiteContext

Site Location Context 1 Site The images shown illustrate the visual context of the site in relation to its surroundings.

The site is located between the current linear build form along Manor Road to the west boundary with the access for the site being created from the demolition of an existing bungalow within the current built form onto Newton Road and Newton Street.

The site consists of a broadly rectangular agricultural field/paddock and farm land. An existing building and access track currently make up the new access point for the site.

Existing Bungalow to be demolished to create a new access road to the development site 4

2 5

Site

3

1

2

View of site location from Manor Road

11 Site Context Imagesbelow showing the of viewthe site from accessthe totrack 3 5 4 Middlefarm Cottage. (Photos: Liz Lake) Site Imageabove showing of aview site location fromManor Road 12 Architectural Context

Architectural context in immediate boundaries to the site Architectural Context

The area around the site features a range of housing styles which are indicative of the evolution of this area over time.

Existing properties fronting Manor Road vary in style including the use of red brick, render and flint. There are single storey bungalows, one and a half storey detached houses and 2 storey homes along the road all featuring a range of design features .

The properties along this road have varied uses to the rear ranging from small to larger residential gardens and light industrial use. Bungalow on Manor Road, backing onto the site Detached House on Manor Road, facing new site entrance The site is located to the rear of these properties and will utilise some of the paddock with access from Manor Road.

Detached House on Manor Road, backing onto the site Dormer Bungalow on Manor Road, backing onto the site

13 Architectural Context Detached housealong Newton Street, Newton St Faith Detached housealong Newton Street, Newton St Faith Architectural context of Horsham and Newton St Faith The BlackThe Swan, Horsham St Faith The ChurchThe of St andMary St Andrew,Horsham St Faith Light industrial unit alongManor Road,Newton St Faith Dormerbungalow alongNewton Street, Newton St Faith 14 PublicConsultation

Public Consultation

Public consultation was undertaken in order to engage with the Local Planning Authority, the Parish Council, residents and local businesses.

The public consultation consisted of:

• Leaflet drop to approximately 100 homes

• Survey monkey website review link

• Open forum presentation session

The responses to the consultation have been considered as part of the final stage of design in preparation of the planning application. Photographs from the Public Consultation, St Faiths Centre Public Consultation Responses

“Site overlooking existing properties that aren’t currently overlooked”

“More green open space”

“More car parking spaces”

Public consultation information boards displayed at the open forum

15 Design History Design November2017 Evolution October2016 November2016 November2017 16 Design Development Design

Constraints and Opportunities

The site design and development has taken into consideration existing key features and constraints of the site.

There is the opportunity to create green space and views out of the site by using the existing trees and hedgerows on and around the site. A notable feature is the large well established oak in the centre of the site – this will become a focal point of green open space drawing the eye and creating flow around the development.

The existing trees on the boundaries will be maintained and complemented with new planting, the western Open Field boundary is largely defined by the rear gardens of surrounding properties along Manor Road, these properties over look the site from west to east and there is the potential for new homes to be set back from these to minimise the impact on overlooking and the gardens views.

The proposed site entrance will be created from the demolition of an existing bungalow, these will be set back from Manor Road, to remain in keeping with the existing format of the road frontage.

Open Field

17 Pedestrian Links

The network within the site for pedestrians and non- vehicular access will be designed to minimise the need for car usage to the local amenities within walking distance.

By demolishing an existing bungalow access will be provided at the entrance to the site from Manor Road, this will provide access to and from the existing public footpath and bus stops within Newton St Faith for access to the wider area.

By connecting the footpaths within the site to the existing DesignDevelopment network, it will provide easy access to the residential houses and public open space within the site area, with the main access road being bound by paths on both sides and secondary access roads will provide singular footpaths to maximise space for both pedestrians and vehicles.

Existing Public Footpath

18 Design Development Design

Vehicular Access

The development will be served by a primary access point off Manor Road, this is to allow ease of access onto and through the site. The primary access serves as a main artery to the site and is served by secondary roads to access the cul-de-sacs and privates drives, ensuring vehicular access to all properties within the development

The design of these roads is to reduce speed within the development protecting pedestrians without the need to implement physical speed reducing measures.

The primary road is 4.8m wide with a 1.5m footpath on either side, the secondary roads are 5.8m wide including a 1m service strip shared surface.

Properties located towards the end of cul-de-sacs will be served by a permeable block paved private access road.

Private Access Road

19 Design Development neighbourhood boundaries greenspaces, This street network majority The site space The development with space The Build area road build consideration the development scene and and Form . of networks to forms remaining allow landscaping the . provide . character providing . buildings have for is have site of areas the a been of importance around visually is been frame most the arranged a considered being designed buildings the neat appropriate the appealing effectively public and movement to to to and incorporate and will ensure best space and usage highlight their utilised welcoming utilise networks and effective that private of open road the the the the for View Out View Out 20 Design Development Design

Scale and Frontage

The site has been designed to offer a low impact frontage that is in keeping with the local area, consisting of single storey and smaller two storeys dwellings, with the rear of the site offering a greater range of two storey dwellings to minimise impact on existing and new properties whilst maximising the potential of the development.

The consideration placed in designing the site has ensured that the view from Manor Road is not over built with the placement of key frontages in the form of single storey dwellings in keeping with the neighbouring properties. As individuals move into the site key buildings have been placed to aid navigation and create flow from the front to the rear of the site.

Within the site further single storey dwellings are positioned to frame open space and existing and established tree placement, specifically the large established oak in the centre of the site, drawing the eye and providing an attractive design throughout.

The developments density has been created with a mixture of terraced, semi-detached and detached properties with consideration of the mix being comparable across the overall master plan.

21 Master Planning area effective Overall of the The trees through planting boundaries The windows single keeping The design discussed public the not When Final the site only site dwellings landscaping dwellings and and Concept storey existing . gained creating of the the with taken . complements were – design planting and the in this site with site the during the proposed properties the come form plot, into the Plan aims provides throughout, in . existing form no design (See design final consideration these a the conjunction back with to key the of Landscape) on master public . minimise (See new neighbouring principles, offers spaces to additional current associated part the back blending Parking) trees, consultation entrance in plan visually are the with gardens the build the hedgerow flow concept planting within response parking loss layout properties, into the form to and appealing of or the process the . open the any overlooking and for to relative viability and site from curtilage the the existing existing overall space are shrub being were and site site the to of in 22 Master Planning Layout Drainage 23 Master Planning will ownership will dwellings The out constraints survey reports development previous The Final design be be final development Master . designed . split We master i . and . . e part . In while perceive between drainage, and 7 particular Plan affordable to plan of creating achieve adapted contains has the this rented arboriculture plots evolved, now properties Part a document, due a accommodation thorough 24 M mix addresses to & Level as 25 the of demonstrated . The and ( and 2 62 2 through various Bed compliance all affordable topographical open well Bungalows) and of external the thought market shared design in . mix site the 24 Master Planning

Refuse Strategy

Each property within the development will have a designated area within their boundaries for storage of two local authority bins.

There will also be a number of designated bin collection points for residents to move their refuse bins to on the allocated collection day.

- Bin Collection Point - Bins

25 Master Planning 4 Bed 4 Bed 3 Bed 2 Bed 1 Type Parking with The each The properties natural On Parking curtilage parking illustration the house Standards surveillance, guidelines . type standards parking 3 Spaces 3 Spaces 2 Spaces 2 Average Spaces 1.5 (Maximum required) Spaces opposite as Supplementary well set or has have out as within shows been garage in been Broadland the designed the Planning parking designed curtilage parking District 6, 67 6, 3,44,48,53,54,55,56,57,64,6 6,11,26,31,32,33,34,35,42,4 52,60,61,62,63,65,68,69 30,36,37,41,45,46,47, 1,2,5,10,12,13,14,15,16,17, 58,59 27,28,29,38,39,40,49,50,51, 3,4,7,8,9,18,19,20,21,22,23, 36,37 Plots to spaces Document in benefit provision of accordance individual . Council’s from . for - - Garage Space ParkingSpace 26 Landscaping

Landscape Grass

Tree Planting • Grass adjacent to roads and footpaths to be sown as amenity grass mix and kept mown. • Individual tree planting is proposed to be arranged informally within the public spaces to create visual • Other grass areas as specified to be a meadow mixture features throughout the development and to frame the with a less frequent mowing regime. boundary and wider rural landscape beyond. • Areas of bulb planting will also be incorporated into

• Tree planting along all boundaries will be well spaced the grass and will be kept unmown until a time where but offer screening of the site from existing properties their flowing period has been passed. and from the road and will complement the existing Example Meadow Grass Planting Ecological and Landscape Features trees in and bordering the development site.

• Selected existing trees to be retained to the north, east • Tree Species to include: Beech, Birch, Hornbeam, Wild and west boundaries along with an established Oak in Cherry, Acer. the middle of the development.

Hedgerow Planting • Shrub planting will be implemented in front of and to

• New native hedgerows are to be provided along the the side of dwellings and around some grassed areas southern and eastern boundaries and along a facing the road and footpaths. proportion of the northern and western boundaries – this will fit effortlessly into the housing locations.

• New ornamental hedgerow/shrub planting will be provided within front gardens.

Example Native Hedgerow • Native hedgerows will be a mixture of native species including: Filed Maple, Dogwood, Dog Rose, Buckthorn

27 Landscape Preliminary Landscape Design (Liz Lake, 2018 ) 28 Character Design

Design Features

The architectural context around the site is varied in terms of materials, styles and scale. The principles behind this scheme are to keep the appearance and elevations simple and respectful to the sites immediate surroundings and existing dwellings.

Inclusion of typical Norfolk details, which can be found in the Norfolk Design Guide, will help to give the site a sense of belonging in the area, integrating successfully into the environment.

The materials proposed are listed below:

• Red Brick

• White Render

• Red and Grey Pantiles

29 Character Design Key Design Features 30 Materials materiality pavement Paving and Block road external Concrete Adopted – Setts Proposed Asphalt Permeable Granite Windows uPVC Pantiles Pantiles White Off Red Grey materiality architectural Rend - K Brick Proposed Cream Red 31

Single Storey Detached Bungalow 60m2 2 Storey Semi-Detached 74m2 Small 2 Storey Detached 91m2 House Type Design Type House

Single Storey Semi-Detached Bungalow 100m2 2 Storey Linked Terrace 71m2 Large 2 Storey Detached 154m2

32 Street Scene Example Street Scene facing Plots 53 and 54 53Plots and facing Scene Street Example Example Street Scene facing Plots 5, Plots11, 6, 12 and 13 facing Scene Street Example Example Street Scene facing Plots 64 and 6564Plots and facing Scene Street Example 33 3D Model Aerial View of Aerialof View Site from Souththe East 34 3D Model Aerial View of Site from the South West the South from Site View Aerial of 35 3D Visualisation Street SceneView of Site Entrance off Manor Road Street SceneDirect of ViewSite Entrance off Manor Road Street SceneView of Site Entrance off Manor Road Street SceneDirect ViewWide of Site Entrance off Manor Road 36 3D Visualisation 3D

3D Visualisation

View facing Plots 33, 34 and 35

37 Conclusion Newton a residential Overall also form well Norfolk The neighbouring community housing attractively community The integrated mixed Newton in issues with detailed The sustainable order proposed for dwelling established development that and raised with the it vernacular St will to consultation St function development is being Faith development provide wider within open Faith aiming provide in considered Horsham centre design development location . mind, design submitted . development market the are The and a has to takes support balanced and within existing provide St effective aims to to inclusion elements been offering ensuring that Faith housing the into design the has for to for . the village a . build Newton designed mix consideration within parish undertaken continue approval well desirable the of will development into site the of form . thought affordable local new help each of the is built . St with to addressing well The new Horsham homes business to site a dwelling utilise out Faith robust the deliver additional form the suited homes ensuring process, housing scheme typical within these local and and and and but the fits an to in 38