Herondale, Bridewell Lane, Acle

Planning Statement

Job No. 501215

Author: RH Date: December 2019 Status: FINAL

Planning Statement Herondale Care Home Job no: 501215 Date: December 2019

CONTENTS

1.0 Introduction 3

2.0 Site and Context 4

3.0 Site Photographs 6

4.0 Planning History 8

5.0 Statement of Community Involvement 9

6.0 The Proposal 14

7.0 Planning Policy Review 15

8.0 Planning Considerations 19

9.0 Draft Heads of Terms 29

10.0 Conclusion 30

Appendix 1 – Consultation Boards 31

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1.0 Introduction

1.1 As a society we are living longer, there are currently 9.9 million people in England (and 11.8 million in the UK overall) over the age of 65. This number is forecast to rise over the next decade. There is therefore a need to provide a level of housing which is suitable for older people, but which also enables them to live independently.

1.2 This statement has been prepared by Ingleton Wood LLP, on behalf of the applicant, Saffron Housing, in support of a full planning application. Saffron seek planning permission for one and two bedroom self-contained flats, that are designed to enable people to retain their independence in their own home for as long as possible. The units have been designed to support the changing needs of individuals at different stages of life, including a provision of care to those in need of this service, and will all be affordable.

1.3 The description of the development is:

‘Demolition of existing redundant carehome on the site, and replacement with no.58 self- contained affordable flats for over 55’s, with a provision of care available, and associated communal facilities, car parking and landscaping’

1.4 The application is submitted with a suite of document, to negate the need for any pre- commencement conditions. These documents include:

- Design and Access Statement - Transport Scoping Note - Drainage details - Sustainability Report - Landscaping Masterplan - Landscape planting plans - Preliminary Ecological Appraisal - Desk based contamination report - Construction Method Statement - Construction Management Plan - Arboricultural Impact Assessment

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2.0 Site and Context

2.1 The site comprises an existing care home, which is not currently in use. The site is bounded to the east by residential development, to the west is a medical centre, a community centre, a library and a church. To the north of the site is Acle Tennis Club and War Memorial Recreation Club.

2.2 The application site is located within the Acle Neighbourhood area, as identified within the Acle Neighbourhood plan. The site sits to the North of Acle, within the Parish Boundary of Acle. The sites lies within close proximity to the Broads Authority Boundary, but within the remits of Broadland Council.

2.3 The adopted Local Plan proposals map, shows that the site lies within the development boundary for Acle, and comprises ‘white land’ which is not subject to any policies of restraint.

2.4 The site is located within Flood Zone 1 which is identified as having a low probability of flooding.

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Figure 1 - Acle Neighbourhood Area

Figure 2 - EA Flood Map

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3.0 Site Photographs

Figure 3 - View of the site from Bridewell Lane

Figure 4 - View of site from existing access, and of the existing building on site

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Figure 6 - view towards the site from Bensley Close

Figure 5 - existing building on the site

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4.0 Planning History

4.1 A search of Broadland District Council’s online portal identified the following planning history:

Site Application Details Decision Herondale, Bridewell Lane, Erection of external wall, window Granted 7th June 2002 Acle NR13 3RA and door to form lobby between care home and accommodation; and change of use from residential to activity area/reablement.

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5.0 Statement of Community Involvement

5.1 The final submitted scheme has been subject to a significant amount of consultation with both statutory consultees, the determining planning authority and members of public.

5.2 Policy 10 of the Acle Neighbourhood Plan is clear that developers are encouraged to consult and engage with the local community as development proposals are progressed, to show how the views of the community have been addressed in subsequent planning applications.

Public Consultation

5.3 A public consultation event was held Acle Methodist Church, 2 Bridewell Lane, Acle on the 16th December 2019, and was well attended by members of public. The event was split between an afternoon (2pm-3:30pm) and evening (5:30pm-7pm) session to ensure that a reflective response was received from members of the community. A total of 47 attended the events, this total comprised neighbouring residents, members of the local parish and interested parties.

5.4 The event was well advertised both by letter drop, and by flyers posted around the vicinity of the application site. A total of 100 residents were invited, in addition to Cllr Hempsall.

5.5 Those that attended the event had the opportunity to provide their feedback to members of the consultant team, and to complete a feedback form. A summary of the responses received both in writing, and verbally are summarised below: - the addition of retirement homes in Acle are supported - concerns regarding car parking provision - overlooking issues - good to see that the trees have been retained - issues with the litter from builders and noisy radios - really good design - great that they will all be affordable - concerns in relation to the balconies - Noise from future residents - lots of issues in Acle with parking, this development will not help - really like the modern look, feels like it fits in with the area - density concerns - the roof impact has been reduced with the flat section, a nice touch - capacity of the drains - impacts on the value of neighbouring properties - it has been designed so that it does not look like a block of flats - concerns about the height - concerns about the design - the 2 ½ storey height is better than 3 storey

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- good to see that the impact on neighbours has been considered - how do we sign up for a flat?

5.6 A number if the comments raised which relate to material planning consideration are dealt with directly within section 7.0 of this report. Other concerns, including the impacts on neighbouring property value are not material planning considerations, and should be given minimal weight in the determination of the application.

Pre-application submission 5.7 The application has been subject to a number of discussions with the planning team at Broadland Council, South Norfolk Council and Norfolk County Highways.

5.8 An initial preapplication was submitted in October 2019. Whilst the principle of the development was accepted, given the sites location within the village envelope, some suggestions were made in relation to the design and external materials. In addition, alterations were suggested to the roof and gable ends, to ensure that the development appeared less bulky. These comments were considered, and the scheme was subject to design amendments.

Figure 3 - October Preapp submission

Figure 4 - November preapp submission

5.9 A meeting was held between Saffron’s consultant team, Chris Watts (Planning Officer) and Chris Bennetts (Urban Design Officer) on the 28th November 2019. The consultant team presented the revisions to the plans which had occurred as a result of the previous comments on the scheme.

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5.10 Whilst the general principle of the development was supported, some concern was raised in relation to the inclusion of a mansard roof. The planners suggested that a set back of the second floor would be more appropriate to reduce the bulk of the development.

5.11 In addition, alterations to the main entrance point were suggested, and it was advised that style and form of the local vernacular should be considered further in working up the final design.

5.12 The Council were very supportive of the landscaping shown as part of the scheme, in terms of the layout and usability, given the site constraints.

5.13 A final preapplication was submitted in December 2019 to incorporate the suggested revisions to the scheme. The proposed revisions to the development included:

• The mansard and flat roof elements have been omitted. • Introduced a traditional pitched tiled roof throughout. • The third floor has been treated as a room in a roof and the roof profile has stepped been down and reduced in height towards the wings • A modest pitched gable element incorporating oak elements over the entrance has been introduced. • All timber cladding has been omitted, external finishes are limited to render and a multi-red facebrick with stone window sills. • Parking on site has been increased to 50no. in total

5.14 This final scheme formed the development presented to members of public during the public consultation event.

Figure 5 - December Preapp submission

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5.15 In light of the comments made by members of the public, minor amendments have been made since this preapplication submission, which are reflected within the submitted scheme. This includes the addition of further car parking spaces and an additional public footpath through the site.

Norfolk County Highways

5.16 Norfolk County Highways have also been consulted as part of the preapplication discussions. Their response raises no objection in relation to the proposed car parking quantum and layout. The full response is attached below.

5.17 Whilst Highways raised no objection to the quantum of parking, it is noted that in light of the public consultation event, the quantum of car parking has been increased since the preapp submission. The figure below shows the layout proposed submitted to NCC Highways which relates to their comments.

Figure 7- layout plan submitted to NCC Highways

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Figure 8 - response from NCC Highways dated September 2019

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6.0 The Proposal

6.1 As detailed in section 4 above, the proposed development has been subject to a number of design amendments prior to the formal planning submission.

6.2 The final, formal planning submission scheme proposes 58 new affordable homes for people over 55, to meet the needs of the aging population in Norfolk. Designed partly within the footprint of a redundant carehome, these retirement flats will comprise both one and two bedrooms, and will include the provision of communal spaces including a lounge, a cinema/activity room, a retail/café space and a hair salon.

6.3 The units would support independent living, and in light of this, each unit would accommodate a kitchen, living space and bathroom facilities, enabling occupiers to be self-sufficient. The scheme will accommodate a part two, part 2 ½ storey building, with the second floor accommodating units within the roofspace.

6.4 The existing access to the site would be retained and utilised as part of the proposal. The scheme will comprise no. 50 car parking spaces on site, with a further 10 visitor spaces along the main access point. Areas of soft landscaping and a landscaped courtyard are proposed to the east of the site. Existing vegetation around the site is to be retained where possible, to ensure that the development assimilates well into the existing streetscene.

6.5 Whilst not every unit occupied will require care provision, access to care facilities are available as and when occupiers need them. This will enable occupiers to reside at the premises regardless of changes in their circumstances.

6.6 In terms of the external appearance, the proposed development would comprise a sympathetic pallet of materials including red brick and render.

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7.0 Planning Policy Review

7.1 As detailed above, both the adopted and the emerging Local Plan are considerations in assessing the acceptability of the proposed development on the site. The relevant policies are therefore:

Joint Strategy for Broadland, Norwich and South Norfolk

7.2 Policy 1: Addressing climate change and protecting environmental assets

Development should be energy efficient, provide for recycling of materials, use locally sourced materials where possible and minimise the need to travel and give priority to low modes of travel.

7.3 Policy 2: Promoting good design

All development will be designed to the highest possible standards, creating a strong sense of place.

7.4 Policy 3: Energy and Water

All development proposals of a minimum of 10 dwellings or 1,000sqm of non-residential floorspace will be required (a) to include sources of ‘decentralised and renewable or low- carbon energy’ proving at least 10% of the scheme’s expected energy requirements and b) to demonstrate through the Design and Access Statement for the scheme whether or not there is viable and practicable scope for exceeding that minimum percentage provision.

All development proposals for a minimum of 10 dwellings or 1,000sqm of non-residential floorspace will be required to demonstrate through the Design and Access Statement, that all viable and practicable steps have been taken to maximise opportunities for sustainable construction.

7.5 Policy 7: Supporting communities

Appropriate and accessible health facilities and services will be provided across the area including through new or expanded primary health facilities serving the major growth locations.

An expansion of care home provision specialising in dementia care will be required with particular needs in the north and west of Broadland NPA. Additional care homes with nursing provision are also identified.

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Development Management DPD

7.6 Policy GC1 – Presumption in favour of sustainable development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the NPPF. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area.

7.7 Policy GC2 – Location of new development

New development will be accommodated within the settlement limits defined on the policies map.

7.8 Policy GC4 – Design

Development will be expected to achieve a high standard of design and avoid any significant detrimental impact. Schemes which are of an innovative nature or which reduce reliance on centralised, non-renewable energy sources will be particularly encouraged.

Proposals should pay adequate regard to:

- The environment, character and appearance of an area - Reinforcing local distinctiveness through careful consideration of the treatment of space throughout the development, the appearance of new development, the scale of new development and landscaping - Meeting the reasonable amenity needs of all potential future occupiers - Considering the impact upon the amenity of existing properties - Making efficient use of land and resources - Being accessible to all via sustainable means including public transport - Creating safe environments and addressing crime prevention and community safety - Incorporating appropriate infrastructure linking to the surrounding area - The creation of sustainable, inclusive and mixed communities; and - Minimising resource and energy consumption and how it is located and designed to withstand the longer terms impacts of climate change

7.9 Policy EN1 – Biodiveristy and Habitats

Development proposals will be expected to protect and enhance the biodiversity of the district, avoid fragmentation of habitats, and support the delivery of a co-ordinated green infrastructure network throughout the district.

Where harmful impacts may occur, it should be adequately demonstrated that:

i) The development cannot be located where it would cause less or no harm; and

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ii) That adequate mitigation is incorporated, including specific mitigation requirements to address impacts upon international wildlife sites (Natura 2000 sites); and iii) That the benefits of the development clearly outweigh the impacts.

7.10 Policy EN2 – Landscape

In order to protect the character of area, development proposals should have regard to the Landscape Character Assessment SPD and, in particular, consider any impact upon as well as seek to protect and enhance where appropriate:

- Gaps between settlements - Visually sensitive skylines, hillsides and valley sides and import views including the setting of the Broads Area; - Nocturnal character - Conservation areas - Scheduled ancient monuments - Historic Parks and Gardens; and - Green spaces including natural and semi-natural features as well as geological/geomorphological features which make a significant contribution towards defining the character of the area.

7.11 Policy EN3 – Green Infrastructure

All development will be expected to maximise opportunities for the creation of a well- managed network of wildlife habitats.

7.12 Policy TS2 – Travel Plans and Transport Assessments

In the case of major development, or where a particular need is identified, a Transport Assessment and/or Travel Plan will be required. Developers will need to include proposals to deal with any consequences of their development in terms of maximising access by foot, cycle and public transport and the means by which this will be secured in perpetuity.

7.13 Policy TS3 – Highway Safety

Development will not be permitted where it would result in any significant adverse impact upon the satisfactory functioning of safety of the highway network.

7.14 Policy TS4 – Parking guidelines

Within new developments appropriate parking and manoeuvring space should be provided to reflect the use and location as well as its accessibility by non-car modes.

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7.15 Policy CSU5 – surface water drainage

Mitigation measures to deal with surface water arising from development proposals should be incorporated to minimise the risk of flooding on the development site without increasing flood risk elsewhere.

In particular, within the Critical Drainage Catchments and other areas at significant risk of flooding as identified by the Lead Local Flood Authority, all development proposals involving new buildings, extensions and additional areas of hard surfacing should ensure that adequate and appropriate consideration has been given to mitigating surface water flood risk.

Developers will be required to show that the proposed development would:

i) Not increase the vulnerability of the site, or the wider catchment, to flooding from surface water run-off from existing or predicted water flows; and ii) Wherever practicable, have a positive impact on the risk of surface water flooding in the wider area.

Development must as appropriate, incorporate mitigation measures to reduce surface water runoff, 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 practicable.

Acle Neighbourhood Plan

7.16 The Acle Neighbourhood Plan has been produced by the parish council for guiding the future development of the parish. The plan was adopted February 2015, and it forms part of the Broadland District Council’s Development Plan.

7.17 Paragraph 3.5 of the adopted plan states that ‘new housing development in the village should include a mix of houses of sizes, types and tenures to reflect local housing needs and aspirations, including affordable homes, homes suited to older people looking to downsize’.

7.18 The plan goes on to state that ‘encouragement will be given to homes designed to be accessible for those with reduced standards of mobility as well as homes designed to be accessible and adaptable for wheelchair users’.

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8.0 Planning Considerations

Principle of Development

Need for the development

8.1 As a society we are living longer, there are currently 9.9 million people in England (and 11.8 million in the UK overall) over the age of 65. This number is forecast to rise over the next decade. The number of people aged 90 or over is set to almost double in the next 10 years.

8.2 There is therefore a need to provide a level of housing which is suitable for older people, but which also enables them to live independently. The proposed development would provide one and two bedroom self-contained flats, that are designed to enable people to retain their independence in their own home for as long as possible. The units have been designed to support the changing needs of individuals at different stages of life, including a provision of care to those in need of this service.

8.3 Being mindful of national need targets, population increases specific to Norfolk and an ambition to support more people to remain independent, the need for retirement living is predicted as follows by 2028:

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8.4 Chapter 5 of National Planning Policy Framework, 2019 states that housing should be provided for different groups in the community, including older people and those that require affordable housing. This policy requirement would be met by the proposal, ensuring that affordable housing provision is provided and for older people; creating a mixed and balanced community in Acle.

8.5 As well as meeting an identified need, by enabling local older people to downsize the proposal will release family-sized homes back into the local market. The proposal will free up existing housing stock which accommodates larger, family homes, which are also in demand. Retirement homes therefore tackle both directly, and indirectly, the housing crisis providing properties for the aging population, but enabling them to live independently, but also by freeing up larger family homes which will also meet an identified need in Broadland.

Sustainability

8.6 Policy GC2 states that new development will be accommodated within the settlement limits defined on the policies map. The site is currently a vacant, brownfield site, located within the development boundaries of Acle. The proposed development would therefore meet policy requirements in terms of directing all new development to the development boundaries of towns and villages with Broadland, and would also bring a currently underused site, in the heart of Acle, back into use.

8.7 The location of the site, within the development boundaries of Acle, and within close proximity to local facilities, including Acle library, Methodist Church, Acle Social Club, and a doctors surgery. The site is also within walking distance from the Crossways Terrace bus stop, which offers services to Wroxham. The site therefore offers a desirable location for this type of development, as well as meeting policy GC2 for the location of new development.

Social benefits

8.8 In addition to the need for this type of housing, the proposal for retirement housing brings with it a number of social benefits. The proposal will offer opportunities for social interaction and a range of communal facilities can help reduce loneliness and will help to keep residents healthier for longer. This will in turn reduce the demand on social care and NHS budgets.

8.9 There are already capacity issues within the NHS, with frequent cases of older patients occupying hospital space recovering from illness and accidents rather than being in their own homes. This scheme, and the future aspirations of Saffron in building out retirement living accommodation, would relieve some of the current strains on our heathcare system by offering care in house to those that require it.

8.10 The scheme will also offer a safe environment in a community setting, which offers a number of social benefits.

8.11 In light of the above, the proposal would help to tackle the social care and housing crisis, as well as meeting an identified housing need. The site is located within a sustainable location, where the principle of the site accommodating new development is accepted in principle. The site would bring a vacant brownfield site back into use, and would provide a mixed and

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balanced community within the heart of Acle. The benefits of the scheme therefore form a material consideration of significant weight in determining this application.

8.12 Policy GC1 is very clear that when considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the NPPF. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area.

8.13 As demonstrated above, the proposed development would meet the economic, social and environmental strands of sustainability, and is therefore in accordance with policy GC1, and the principle of the development should be accepted. All other materials considerations are covered in turn below.

Affordable Housing

8.14 The use of the site for retirement housing will fall under use class C3, where there will be a requirement for affordable housing. Policy 4 of the JCS states that on sites of 16 units or more, 33% of the units should be affordable, with approximate 85% social rented and 15% intermediate tenures.

8.15 The proposed development in this instance proposes 100% affordable housing offer. The proposal offers a full range of tenures to appeal to older owner occupiers in Norfolk, and to meet the needs of those who need or prefer to rent.

8.16 Tenure mix in this instance will be:

o 17 no. shared ownership (10 x 1 bed and 7x 2 bed) o 41 no. affordable rent (38 x 1 bed and 3x 2 bed)

8.17 The proposed development therefore meets, and exceeds the requirements of affordable housing provision on site. This again, is a material consideration of significant weight, given the social benefits that the scheme would bring to the district.

Layout

8.18 Policy GC4 states that development should make an efficient use of land and resources. The proposal in this instance brings a vacant, brownfield site back into use, meeting this policy criteria.

8.19 In terms of the layout of the development on site, the retirement housing is located centrally within the plot, partly within the footprint of the existing building on the site, this to make the most efficient use of land on the site and to avoid encroachment into the soft landscaped part of the site where possible.

8.20 The proposed car parking is to be located to the north. The car parking has been shown to the north of the site to ensure that the site does not appear car dominant when viewed from

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the streetscene, and to enable the mature landscaping along the southern boundary to be retained.

8.21 The existing access to the site is to be retained and utilised as part of the proposal to ensure that the scheme would result in minimal impact on the soft landscaping of the site, and to make it clear that the western elevation in the principle elevation of the site.

8.22 The shape of the building ensures an effective use of the site, enabling landscaping pockets to be provided around the building, with the main amenity space element provided within the ‘U’ of the building.

8.23 The layout, and shape of the building ensures that the proposal would result in no demonstrable harm to the amenity of the neighbouring properties by reason of overlooking or loss of light, whilst ensuring that the car parking and amenity space is subject to natural surveillance by those residing at the premises.

8.24 During the consultation event, some concern was raised in relation to pedestrian access to the site. In light of this, an additional pedestrian access point is proposed from the site, directly to Bridewell Lane, along the western boundary of the site. This is to not only make access to the site more logical, but also to promote those visiting the site, and residing at the site, to walk to local services. This is considered to result in an improvement to the logistics of the site.

Design, Scale, Bulk and Height

8.25 As detailed within section 4 of this report, the scheme which is subject to planning permission has been subject to a number of preapplication discussions with both the planners and urban design officer at South Norfolk Council. The scheme that forms part of this submission has, in principle, been supported by officers.

8.26 The environment, character and appearance of the area has been considered in arriving at the final design, scale, bulk and height. The design development, and architectural detail in relation to the design features are covered in detail within the supporting Design and Access Statement.

8.27 The shape of the building being a ‘U’ shape would take advantage of the views of the site from public vistas, the outlook for future residents, and also ensuring that the amenity of the neighbouring properties is protected by reason of overlooking and overshadowing.

8.28 The main roof has been designed with pitches to the frontages to create a traditional design. The upper part of the roof is flat, as this considerably reduces the overall height. The pitched roofs to the northern wing rise above the flat roof to obscure the photovoltaic panels installed in this location. The elevations have been broken up into a series of elements which also helps to reduce the overall scale of the building.

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8.29 The proposal in terms of the choice of external materials has been chosen to reinforce local distinctiveness. The use of red brick and render would break up the building, and glazing to the main entrance and balconies, provides architectural interest to all elevations. This is something that residents that attended the public consultation event were particularly complimentary about.

8.30 Through careful consideration of the treatment of space throughout the development, the car parking and landscaping on the site have been situated to ensure the most effective use of the site, as well as working with the constraints of the site, including the mature vegetation, which is to be preserved.

8.31 The proposed development ensures that a safe environment is created, addresses crime prevention and community safety through the location of windows. The site would be overlooked, and well lit, to deter any criminal activity. The scheme has been designed to ensure that the entire site is subject to natural surveillance. The addition of a further public footpath from the main highway is considered to contribute to this safety aspect.

8.32 Policy GC4 is clear that any proposed development is expected to achieve a high standard of design and avoid any significant detrimental impact. Schemes which are of an innovative nature or which reduce reliance on centralised, non-renewable energy sources will be particularly encouraged. The proposed development incorporates a number of energy efficient solutions which are detailed further in the report. This includes the inclusion of PV panels on the roofspace, in accordance with policy GC4.

8.33 As noted above, and covered in further detail within the supporting Design and Access Statement, the proposed development is considered to visually enhance the area, particularly when drawing comparisons to the existing built form on the site, which is of limited architectural merit. The proposal has been designed to ensure that it assimilate well into the existing area, in accordance with the adopted local plan policies.

Impact on Residential Amenity

8.34 The application site is bound to the east by residential development. The residential properties surrounding the site comprise both single storey and two storey houses. The site is screened from these units by mature vegetation, which is to be retained as part of the development.

8.35 The development has been designed to accommodate two and two ½ storeys of residential accommodation, with the second floor accommodating units within the roof space. The unit has been stepped in to ensure that there would be no demonstrable harm to the amenity of the surrounding buildings by reason of overshadowing or loss of light.

8.36 In terms of overlooking, windows have been orientated to ensure that there would be no direct overlooking to the residential properties to the east, and no windows are located on the eastern flank elevation of the projecting wings, to ensure that there would be no overlooking into the rear amenity space of the neighbouring properties.

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8.37 During the public consultation event members of public did raise concern in relation to overlooking from the second floor balconies. The distance of these balconies from the boundary shared with neighbouring properties to the east is 36m, which is in excess of deign guidance which suggests back to back distances of 25m. The proposal is therefore not considered to result in any demonstrable harm by reason of overlooking.

8.38 Other concerns raised by residents during the public consultation event included impacts from future residents on their amenity including noise and disturbance. The noise and disturbance caused by residents is considered to be comparable to the existing lawful use of the site as a carehome. Given the nature of the development, any potential noise caused is not considered to be demonstrable to the neighbouring residents.

8.39 In terms of noise and disturbance during the construction phase, the application is supported by a construction method statement and management plan, which demonstrates that the contractors will be considerate to the neighbouring occupiers by reason of construction times, and site set up, which should alleviate these concerns.

Highway Safety

8.40 Policy TS2 states that development will not be permitted where it would result in any significant adverse impact upon the satisfactory functioning of safety of the highway network.

8.41 The existing access to the site is to be retained and utilised as part of the proposed development. Given the lawful use of the site, the use of the site for retirement flats is not considered to result in any demonstrable harm to the highway network by reason of free flow of traffic or highway safety.

8.42 The application is submitted with a supporting Transport Scoping note which demonstrates that the proposals will result in no demonstrable harm by reason of highway safety. The document details that since the site was previously in use as a care facility, the site has a history of generating and attracting both vehicular and non-vehicular trips to and from the site.

8.43 Based on proposals of up to 58No. apartments, this would equate to a maximum of up to 4 arrivals and 4 departures in the AM peak hours, and 3 arrivals and 3 departures in the peak hours.

8.44 This quantum of development trips is considered small for the location of the proposed development (within the town centre), and therefore should not cause any local capacity issues.

8.45 Additionally, the lawful use of the site as a care home which would generate similar vehicular movements, albeit slightly less (due to a lower quantum of apartments). Therefore, the net impact of the development proposals is likely to be negligible. The proposal would therefore be in accordance with policy TS2.

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Car Parking

8.46 Policy TS4 states that ‘within new development appropriate parking and manoeuvring space should be provided to reflect the use and location as well as its accessibility by non-car modes’.

8.47 The Broadland Parking Standards SPD states that for C3 uses, which this proposal would fall within, it is stated that for flats and developments with communal parking, provision should be made for 1.5 spaces for a 1 bedroom unit, and 2 spaces for a 2 or 3 bedroom unit.

8.48 Policy TS2 states that developers will need to include proposals to deal with any consequences of their development in terms of maximising access by foot, cycle and public transport and the means by which this will be secured in perpetuity.

8.49 The site is located within 200m to the bus stop, where services to Wroxham and Norwich are offered. Given the locality of the site, within walking distance to everyday services, and where alternative modes of transport are available, there is considered to be limited reliance on the use of private vehicle which has been reflected in the number of car parking spaces proposed as part of the development.

8.50 The proposal would accommodate 60 car parking spaces. The spaces would not be allocated so would be used by residents, visitors and healthcare professionals. Given that these units are to be occupied by those aged 55 and over, a number of residents are unlikely to have access to their own private vehicle, and therefore an element of flexibility must be applied to the specified C3 standards. In addition, the site is located within a sustainable location, within the development boundaries of Acle where access to everyday facilities is available, including alternative modes of transport.

8.51 Norfolk County Highways were consulted as part of the preapplication process, their full response is evident in section 5 of this report. This response was provided as part of an earlier scheme, when the quantum of development was lower than that proposed as part of the formal application. As a result of the comments made by members of public during the public consultation event in relation to current parking pressures in Acle, an additional 10 visitor parking spaces have been provided to the south of the main access.

8.52 Given that NCC Highways raised no objection in relation to the proposal when a lower quantum of car parking was proposed, the inclusion of further spaces is considered to result in a benefit to the scheme.

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Landscaping and Ecology

8.53 Policy EN1 states that development proposals will be expected to protect and enhance the biodiversity of the district, avoid fragmentation of habitats, and support the delivery of a co- ordinated green infrastructure network throughout the district.

8.54 Where harmful impacts may occur, it should be adequately demonstrated that:

i) The development cannot be located where it would cause less or no harm; and ii) That adequate mitigation is incorporated, including specific mitigation requirements to address impacts upon international wildlife sites (Natura 2000 sites); and iii) That the benefits of the development clearly outweigh the impacts.

8.55 In terms of ecology, the application site is supported by an Extended Phase I Habitat Survey. The report concludes that the site sits 817 metres NW of Damgate Marshes SSS1 and 1.2km due north of Decoy Carr SSSI but the context means the development will not impact on either. The presence of the boundary of Broadland SPA to the north of the site is considered, but as concluded within the report, given the nature of the proposal (care apartments) this does not indicate the need for a HRA.

8.56 The report details ecological enhancement measures, including additional planting, and bird and bat boxes on, or within the fabric of the new building, and the additional of a bug box within the site.

8.57 There are a number of mature landscaping features along the boundaries of the site, which are considered to contribute to the streetscene, and will assist in ensuring that the development assimilates well with the character of the area. The layout of the proposed development reflects the protection of these important landscape buffers. The mature vegetation along the southern and eastern boundaries of the site have therefore been retained as part of the proposal.

8.58 The scheme has been designed to maximise the efficiency of the site, this includes locating the amenity space in the most appropriate location. Given the layout of the building, the most useable amenity space is to be located within the ‘U’ of the building. This will ensure that the space is both overlooked and easily accessible from the various entrance/exits points within the building.

8.59 The site is to be occupied by the over 55’s and therefore children’s playspace is not considered to be applicable, as no children will be occupying proposed units. The proposal instead proposes communal landscaped gardens for residents to enjoy. The scheme in relation to the landscaping is therefore considered to meet the reasonable amenity needs of all potential future occupiers, consideration has been taken of the impact upon the amenity of existing properties and makes efficient use of land.

8.60 The proposal by reason of the ecological enhancements proposed, and landscping details, are considered to be compliant with the adopted policies.

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Energy Efficiency

8.61 The scheme has been designed with energy efficiency in mind. Policy 3 of the Joint Strategy for Broadland, Norwich and South Norfolk relates to energy and water. The policy states that:

All development proposals of a minimum of 10 dwellings or 1,000sqm of non-residential floorspace will be required (a) to include sources of ‘decentralised and renewable or low- carbon energy’ proving at least 10% of the scheme’s expected energy requirements and b) to demonstrate through the Design and Access Statement for the scheme whether or not there is viable and practicable scope for exceeding that minimum percentage provision.

All development proposals for a minimum of 10 dwellings or 1,000sqm of non-residential floorspace will be required to demonstrate through the Design and Access Statement, that all viable and practicable steps have been taken to maximise opportunities for sustainable construction.

8.62 In addition, Policy GC4 is clear that schemes which are of an innovative nature or which reduce reliance on centralised, non-renewable energy sources will be particularly encouraged.

8.63 The application in this respect has been submitted with a sustainability report, which demonstrates that opportunities for sustainable construction are available, and are to be adopted within the build and during construction. The statement demonstrates that in terms of energy and carbon, a fabric first approach will be adopted which will achieve high levels of thermal performance. PV are to be shown on the roofspace of the two projecting wings.

8.64 In terms of the water, low flow fittings are specified to exceed 125 l/p/day. Waste is to be minimised throughout design, construction and operation phases. Measures will also be implemented to mitigate against overheating issues.

8.65 The sustainability report demonstrates that the criteria as set out in policy 3 of the Joint Strategy for Broadland, Norwich and South Norfolk will be met as part of the proposal.

Drainage

8.66 Policy CSU5 states that mitigation measures to deal with surface water arising from development proposals should be incorporated to minimise the risk of flooding on the development site without increasing flood risk elsewhere.

8.67 As part of this application, drainage details have been provided which demonstrate that the proposed development would not increase the vulnerability of the site, or the wider catchment, to flooding from surface water run-off from existing or predicted water flows.

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Contamination

8.68 The application has been submitted with a contamination report. The report states that the site does not comprise high levels of contamination, and would therefore be suitable for the proposed development, and associated use.

Other considerations

Scheme viability 8.69 The scale, bulk and height of the scheme has been driven by the required quantum of development, which is required in order to make the scheme viable. The number of units amounting to 58 is required in order for the scheme to be financially viable, considering the development would be 100% affordable, and would require the demolition of an existing built form on the site. This is a material consideration in the determination of this application.

Public comments 8.70 In terms of the neighbour comments, all of those detailed within the neighbourhood consultation event have been detailed and discussed within this report. Those that have not been covered in detail, including impact on marketability and value of neighbouring properties are not material planning considerations so are given limited weight.

8.71 During the exhibition, a number of residents raised concerns in relation to car parking issues on adjacent sites. These are both existing issues and are on sites outside of the control of the applicant, as such these have not been considered further within this report.

Planning conditions 8.72 The application has been submitted with a suite of documents to negate the need for any pre-commencement conditions. Given the programme and the need to deliver this accommodation, it is requested that the wording of any conditions imposed to this decision are agreed prior to issuing a decision.

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9.0 Draft Heads of Terms

9.1 The application is to be accommodated by those aged 55 and over, and will be 100% affordable. As a result, the development is CIL exempt.

9.2 Given that the use of the building will be restricted to those aged 55 and over, it is not anticipated that educational contributions will be a requirement. As care is to be provided on site, a contribution to healthcare is also not a requirement. As such, no financial contributions are required or proposed as part of the development.

9.3 The application will be submitted with a S106 agreement which will detail the affordable housing contribution.

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10.0 Conclusion

10.1 As a society we are living longer, there are currently 9.9 million people in England (and 11.8 million in the UK overall) over the age of 65. This number is forecast to rise over the next decade. The number of people aged 90 or over is set to almost double in the next 10 years.

10.2 There is therefore a need to provide a level of housing which is suitable for older people, but which also enables them to live independently. The proposed development would provide one and two bedroom self-contained flats, that are designed to enable people to retain their independence in their own home for as long as possible. The units have been designed to support the changing needs of individuals at different stages of life, including a provision of care to those in need of this service.

10.3 The proposal would help to tackle the social care and housing crisis, as well as meeting an identified housing need, by relieving pressure on the NHS and enabling local older people to downsize and release family-sized homes back into the local market.

10.4 In addition, the site is located within a sustainable location, and would bring a vacant brownfield site back into use, providing a mixed and balanced community within the heart of Acle.

10.5 In light of the above, the application is in accordance with the development plan, it is therefore respectfully requested that the application is approved.

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Appendix 1 – Consultation Boards

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