Land east of Buxton Road, Spixworth
BROADLAND DISTRICT COUNCIL 16 Mar 2018 20180443 PLANNING CONTROL
March 2018 On behalf of Orbit Homes Ltd
CONTENTS
1 Introduction 3 Background 3 Documents forming part of this application 3
2 Application Site 6 Location 6 Description 6 Surroundings 6 Planning history 6 Administrative matters 7
3 Pre-application engagement 8
4 The application 12 Description 12 Design and layout 12 Landscaping 12 Access 13 Vehicle parking 14 Waste management 14 Environmental and technical assessment 14
5 Planning policy 20 Local Planning Policy 20 National Planning Policy 30
6 Sustainability 33
7 Benefits 34
8 Conclusion 35
Planning Statement
1 INTRODUCTION
1.1 This planning statement supports a reserved matters application for 225 dwellings on land east of Buxton Road, Spixworth.
1.2 The site is located north of Old Catton, Norwich and south of the village of Spixworth, on what is currently predominantly agricultural land to the east of Buxton Road.
1.3 The applicant is Orbit, one of the UK’s leading housing providers. The application is submitted to Broadland District Council.
1.4 The proposed development comprises 225 dwellings, a section of the new east-west Beeston Park link road, estate roads, car parking, garages, public open space and a comprehensive landscaping scheme.
Background
1.5 The site is part of the Old Catton/Sprowston growth area, and was allocated for residential/mixed use development in Broadland District Council’s 2014 Core Strategy. This application follows the adoption of the Growth Triangle Area Action Plan in 2016 and the granting of an outline consent for “Development of a minimum of 225 new homes with associated car parking, open spaces and landscaping” in May 2015 (application reference 20141725).
1.6 Proposals for the residential development of the site have been extensively consulted upon through the local plan, development brief and outline planning application processes. The principle of development of the site has therefore been widely communicated and is now clearly established.
1.7 As a result, the purpose of this application is to establish the detailed design of the proposed development, including: • Appearance; • Scale; • Layout; • Non-structural landscaping.
1.8 This statement signposts and summarises the information provided with this application. Section 2 describes the application site. Section 3 provides a history of the site and details the pre-application consultation work which has been carried out by the applicant. Section 4 describes the application proposals and summarises the environmental and technical assessment work which has informed the application. Section 5 assesses the proposals against local and national planning policy. Section 6 considers the sustainability of the development, while section 7 summarise the development’s benefits. Concluding comments are provided in section 8.
Documents forming part of this application
1.9 The following documentation has been submitted as part of this application. All reports are referenced, signposted and/or summarised within this Planning Statement.
Planning Statement 3
Description Author Title/reference & revision Date Completed reserved Carter Jonas PP-06685172 14/03/18 matters planning application forms Planning Statement Carter Jonas 14/03/18 Design and Access ASD 6884 Design and Access Statement (080318) 08/03/18 Statement Architecture Location Plan ASD 6884 Loc01 28/02/2018 Architecture Site Plan ASD 6884 SL02W 14/03/2018 Architecture Architectural drawings ASD 6884 SE01B – Street Scene 28/02/2018 and Architecture 6884 Pers 01 240118 06/02/2018 6884 G01 – Garages 6884 G02 – Garages 6884 G03 – Garages 6884 G04 – Garages 6884 PL01A – Poringland 6884 PL02A – Stevington (L) side bay 6884 PL03A – Stevington (L) without bay 6884 PL04A – Stevington (P) side bay 6884 PL05A – Stevington (P) without bay 6884 PL06 – Sandringham 6884 PL07 – Sandhurst 6884 PL08A – Langford (L) 6884 PL09A – Langford (P) 6884 PL10A – Ashley (L) side bay 6884 PL11A – Ashley (L) without bay 6884 PL12A – Ashley (P) side bay 6884 PL13A – Ashley (P) without bay 6884 PL14 – Cardington 6884 PL15A – Welney (semi) 6884 PL16A – Penshurst (semi) 6884 PL17A – Marsham (semi) 6884 PL18A – 2b (semi) 6884 PL19A – 2b (terrace of 3) 6884 PL20 – 2b & 3b (block of 4) – plans 6884 PL21A – 2b & 3b (block of 4) – elevations 6884 PL22 – 3b & 2b (block of 4) – plans 6884 PL23A – 3b & 2b (block of 4) – elevations 6884 PL24A – Welney & Penshurst (block of 3) 6884 PL25A – Welney & Marsham (block of 3) 6884 PL26 – Welney & Marsham (block of 4) – plans 6884 PL27A – Welney & Marsham (block of 4) – elevations 6884 PL28 – Welney, Marsham & Penshurst (block of 4) – plans 6884 PL29A – Welney, Marsham & Penshurst (block of 4) – elevations 6884 PL30A – Marsham & Penshurst (block of 3) 6884 PL31 – Marsham & Penshurst (block of 4) – plans 6884 PL32A – Marsham & Penshurst (block of 4) – elevations 6884 PL33A – 3 bed townhouse (Semi) 6884 PL34A – 3 bed townhouse with garage (Semi) 6884 PL35A – 4 bed townhouse
Planning Statement 4
6884 PL36A – 4 bed townhouse (Semi) 6884 PL37b – 2 bed flats 6884 PL38 – 2 bed flats with FOG 6884 PL39 – 2 bed flats with 2FOG – plans 6884 PL40 – 2 bed flats with 2FOG – elevations 6884 PL41 – 1 bed flats 6884 PL42 – 2 bed flats with 2FOGs – plans 6884 PL43 – 2 bed flats with 2FOGs – elevations 6884 PL44 – 1bb & 2bb (semi) 6884 PL45 – 3 bed townhouse (terrace of 3) 6884 PL46 – 3 bed townhouse with garage (terrace of 3) – plans 6884 PL47 – 3 bed townhouse with garage (terrace of 3) – elevations 6884 PL48 – 4 bed townhouse (terrace of 3) - Plans 6884 PL49 – 4 bed townhouse (terrace of 3) – Elevations 6884 PL50 – 4 bed townhouse with garage (terrace of 4) Landscape drawings James Blake JBA17_219-SK01D Landscape Masterplan Spixworth (note – to be 05/02/2018 Associates submitted by email) JBA17_219- 01 Detailed Landscape Proposals for Plots & POS JBA17_219- 02 Detailed Landscape Proposals for Plots & POS JBA17_219- 03 Detailed Landscape Proposals for Plots & POS JBA17_219- 04 Detailed Landscape Proposals for Plots & POS JBA17_219- 05 Detailed Landscape Proposals for Plots & POS JBA17_219- 06 Detailed Landscape Proposals for Plots & POS JBA17_219-DT1 Tree pit detail JBA17_219-LEMP1 Spixworth JBA17_219-01—06 MWS Arboricultural Impact James Blake JBA 17_219 AIA Rev A AR01 09/01/18 Assessment & Tree Associates JBA 17_219 Tree Survey Schedule TS01 09/01/18 Survey JBA 17_219 AMS Rev A AR02 09/01/18 JBA 17_219 Tree Works Schedule Rev A 09/01/18 JBA 17_219 Tree Removal Plan Rev A-TR01 21/12/17 JBA 17_219 Tree Protection Plan Phase 1 Rev A-TP01 21/12/17 JBA 17_219 Tree Protection Plan Phase 2 Rev A-TP02 21/12/17 AMS Appendix 3 Protective Signage 09/01/18 Ecology Surveys James Blake JBA 17_219 ECO01 Spixworth Phase 1 Habitat Survey 2017 REV A Jan 18 Associates JBA_17-219_ECO04_Buxton Road Spixworth_Badger Survey Dec 17 Report JBA 17-219mD_Land at Buxton Road_Spixworth_Bat_Survey No 17 JBA 17-219 ECO02 Spixworth Reptile Survey Report 2017 Nov 17 Archaeological Survey MOLA Archaeological Survey Spixworth_Buxton_Road_17-127 (parts 1-2) Sep 17 Foul and Surface Water Peter Brett FRA Rev C – 2018.02.27 Report Body 28/02/2018 Drainage Strategy Associates 31134 – FRA Rev C – 2018.02.27 Appendices_Part1 31134 – FRA Rev C – 2018.02.27 Appendices_Part2 31134 – FRA Rev C – 2018.02.27 Appendices_Part3 31134 – FRA Rev C – 2018.02.27 Appendices_Part4 31134 – FRA Rev C – 2018.02.27 Appendices_Part5 31134 – FRA Rev C – 2018.02.27 Appendices_Part6 Environmental Noise Loven LA/1362/03R/ML 15/08/2017 and Vibration Acoustics Assessment Ground Investigation Peter Brett 160906 31134 Phase 2 Interpretive Report Buxton Road (parts 1-6) 06/09/2016 Interpretive Report Associates
Planning Statement 5
2 APPLICATION SITE
Location
2.1 Buxton Road is an unclassified road linking central Norwich (via the A1042) with the northern villages of Spixworth, Frettenham and Horsham St Faith. The site lies immediately east of Buxton Road, approximately 5.5km north of Norwich city centre. It is approximately 350m north of the northern fringe of Norwich and 1km south of the village of Spixworth.
2.2 The site is currently relatively isolated, and is mostly surrounded by agricultural land. The site is adjacent to a broader allocated urban extension of Sprowston and Old Catton, which will provide 10,000 new homes over the next 20 years.
Description
2.3 The 7.8ha site is roughly rectangular with an area of overgrowth/woodland extending from the north east corner. The site consists mainly of agricultural land with a vacant single dwelling (formerly Fifers Nursey) towards the north-west corner of the site, surrounded by former nursery land. Parts of the site are overgrown/wooded, with larger areas of woodland in the north east corner, and along the western and northern boundaries.
2.4 The site is currently accessed from Buxton Road, midway along its western boundary. This is the access which served the former nursery.
Surroundings
2.5 The site lies in a predominantly rural area. • To the north of the site is the residential property of Moorsticks with a large paddock and a number of outbuildings. • To the east of the site is agricultural land and beyond that Norwich Rugby Club. • To the south of the site is agricultural land. • To the west of the site is Buxton Road, agricultural land and a residential dwelling (Silver Birches) with associated agricultural buildings.
Planning history
2.6 The table below details the relevant parts of the site’s planning history. Due to the undeveloped nature of the site its planning history is very limited.
Reference Date Description Decision 20140179 January 2014 Screening opinion request for proposed development Development comprising 300 Dwellings with Access Roads and is EIA Associated Infrastructure; Create Green Infrastructure, Cycle Links, Link Road, etc 20141725 May 2015 Development of a minimum of 225 new homes with Approved associated car parking, open spaces and landscaping (outline)
Planning Statement 6
Administrative matters
2.7 The site lies within the administrative area of Broadland District Council and Spixworth Parish Council.
Planning Statement 7
3 PRE-APPLICATION ENGAGEMENT
3.1 Proposals for the residential development of the site have been extensively consulted upon through the Local Plan preparation process, Area Action Plan preparation process and outline planning application process. Further detail is provided below:
• Joint Core Strategy public consultation o Public consultation ran in phases from 2007 to 2009 o Further information is available in the Statement of Consultation and Position Statement, December 2012 • Area Action Plan public consultation o Public consultation rounds were held in November 2008 to January 2009, September to October 2011, March to June 2013, August to September 2014 and February to March 2016. o Section 5 of the Growth Triangle Area Action Plan Environmental Statement provides comments on how the results of the public consultation work have been taken into account in the final allocation document. • Outline planning application public consultation o Community engagement activities were carried out during October and November 2014 and comprised a leaflet drop, a public exhibition (on 16 th October 2014) and meetings with Sprowston and Spixworth Parish Councils o Response rates were low but were generally supportive of the proposal, provided traffic impacts could be mitigated to the satisfaction of the local authority. o A Statement of Community Involvement was submitted with the application scheme which provides more information on the consultation undertaken, and the responses received.
3.2 Notwithstanding the significant public consultation work already undertaken in connection with the development proposals for the site, further public engagement activities have been undertaken as part of the process of preparing this reserved matters application. These comprised: • Meetings with Spixworth and Old Catton Parish Councils (7:30pm Tuesday 3 rd October, and 6pm Monday 9 th October respectively); • A web-based three week public consultation publicised by a local leafleting campaign, from 17 th to 31 st January.
3.3 A summary of the feedback received from these activities follows:
Spixworth Parish Council meeting (3 rd October) • Questions were raised about the interaction of the proposed development with the new Northern Distributor Road: o Why the NDR works involved the creation of large lagoons and what this meant for the proposed development. ° Our development is not permitted to have standing water on site due to its proximity to Norwich Airport and the potential to attract birds. We are not aware of the arrangement Norfolk County Council has in place for the NDR. o Whether there had been collaboration on ecology matters between the two projects, especially in relation to the relocation of protected species from the NDR site/route. ° We have not yet determined whether any protected species exist on site. If they are, and translocation is necessary, this will be undertaken independently through a qualified ecologist. • A desire was expressed to have the proposed landscaping delivered as early as possible.
Planning Statement 8
o The timing of open space (which will contain the landscaping) delivery is determined by condition. Orbit will be adopting and managing the open space themselves; an external management company will not be used. • Councillors were interested to know what services the development would provide. o It was explained that Orbit would be providing the public open space and a section of the new Beeston Park east-west link road. Further services will be provided on adjacent development sites. The proposed development will be CIL liable, with CIL monies contributing towards local infrastructure. • Concerns were raised about the impact of 225 new dwellings on the local highway network. o It was explained that Orbit would be making improvements to Buxton Road. The link road is expected to handle most of the site’s traffic, but this will be built out in stages. • Councillors were interested to know when the development would start, particularly the creation of the access, and how long it would take. o It was explained that development was expected to start in 2018 and that Orbit would be coordinating with Town regarding the delivery of the new east-west link road and adjacent development. It was also explained that the local planning authority had made it clear that they expected Orbit to deliver the T-junction with and new link road from Buxton Road. • Councillors indicated that a recent traffic study had indicated problems with congestion on the southbound carriageway of Buxton Road. o It was explained that Orbit were obligated to make improvements to Buxton Road as part of the s106 agreement for the outline planning application. • Questions were asked about the routing of traffic during the construction work because of problems that Spixworth has experienced with NDR construction traffic routing through the village. o The Parish Council were encouraged to check the Construction Traffic Management Plan that had been approved for the NDR, and liaise with their ward member/the LPA’s planning enforcement team in ensuring it was being adhered to. In relation to the proposed development Orbit advised that construction traffic was expected to route via Norwich, which would be secured through the Construction Traffic Management Plan. • Councillors wanted to know why the level of affordable housing proposed (20%) is below the policy requirement. o It was explained that this had agreed with the local planning authority by the previous owners of the site (LanPro) following a viability assessment of the proposed development. • Councillors were interested to know whether the development proposals were in accordance with the masterplan and design brief for the wider Beeston Park development. o It would explained that Orbit’s proposals adhered to the design brief, with a view to ensuring the intended character of the new wider development area was respected and delivered. However it was explained that the scheme design, particularly the layout, was still liable to change as a result of drainage related constraints. • Councillors expressed a dislike for rear parking courts, rear gardens without external access and unadopted roads and were keen to see all of these features minimised. o Orbit noted the preferences of the Council on these matters and committed to reviewing the design with a view to limiting the use of the relevant features.
Old Catton Parish Council meeting (9 th October) • Councillors were interested to know: o Whether bus stops near the site would be upgraded by the developer. o Whether the east-west link road (a section of which falls within the application site) would be delivered at the outset of the works. o What the housing mix would be. o Whether the affordable housing would be pepper-potted.
Planning Statement 9
o How the public spaces proposed would be managed once the development has been completed. o How traffic would be managed during the construction and operational phases of the development and what impacts were anticipated. o About the design and appearance of the proposed development. o Further detail about the proposed drainage arrangements. o Further detail about the roundabout which is expected to replace the priority junction currently proposed for accessing the new development.
The applicant and agent provided responses in a similar vein to those provided at the Spixworth Parish Council meeting. Councillors were generally accepting and understanding of the position.
Public consultation • A series of slides were prepared to explain the proposed layout and dwelling designs and provide information on the planning background of the site and some of the environmental and technical assessments that had informed the scheme design. This information was uploaded to a public consultation website (http://www.orbithomes.org.uk/publicconsultations/buxton-road-spixworth/) on 17 th January 2018. An online response form was provided and interested parties were invited to share their thoughts on the proposals. • The public consultation website was advertised via a leaflet drop on 18 th January 2018. An A5 consultation leaflet containing a map of the site, description of proposals and link to the website was delivered to 1,500 dwellings in north Old Catton and south Spixworth, along with dwellings on Buxton Road. • E-mail notification of the public consultation was sent to both of the parish councils on 16 th January 2018. • The consultation period ran from 17 th January to 7 th February. • As a result of feedback from local councillors, hard copies of the slides were provided at Spxiworth Village Hall and Old Catton Morrisons store on 26 th January 2018. These copies could be viewed or taken by interested parties and a postal address was provided for hard copy written responses. The deadline for responses was extended to 7th February 2018. Parish councils and local councillors were notified accordingly.
• Ten responses were received via the consultation website; no postal responses were received. The responses were reviewed in full by the project team and have been addressed in the final scheme design (where appropriate) as follows: o Two responses supported the proposals, with a third response stating they supported it subject to the widening of Buxton Road. ° The applicant is required to make improvements to Buxton Road by a s106 obligation relating to the outline planning permission for the site, and will be carrying out the work as part of the proposed development works. o Six respondents were concerned about the impact of increased traffic on Buxton Road and in surrounding villages, with three responses specifically concerned about lack of access to the Northern Distributor Road. ° Buxton Road is to cross over the NDR on a new bridge. Access to the NDR will be either going west via Quaker Lane or east via Beeston Lane and North Walsham Road. Both of these routes would avoid passing through Spixworth or Old Catton directly. Once the east-west link road is completed through Beeston Park, this will link the development with North Walsham Road and relieve pressure on Beeston Lane and White Woman Lane. ° The impact of traffic from the development was assessed as part of the outline application and found to be acceptable.
Planning Statement 10
o Two respondents objected to the impact on local schools and doctor’s surgery. ° This development will be making s106 contributions to local/social infrastructure and will be CIL liable. This will ensure the development contributes to addressing identified deficiencies in such infrastructure. New schools and surgeries are proposed as part of the adjacent/wider Beeston Park development, which future residents are will be able to use once completed. o Other issues raised included noise pollution from increased traffic; impact on the countryside between Catton and Spixworth; and the cumulative effects of expansion of Norwich Airport. ° Likely noise pollution has been assessed by Loven Acoustics in connection with the outline planning application. Their work demonstrates that the development will not create or suffer an unacceptable noise environment. This is further explained at paragraph 4.24 below.
• Old Catton Parish Council provided a written response (via email) to the public consultation on 2 nd February 2018. This: o Suggested that the applicant take note of the Old Catton Neighbourhood Plan, particularly policies 4, 5 and 6. o Questioned the timing of East-West link road and increase in traffic on Buxton Road ° Orbit are obligated to provide improvements to Buxton Road, including road widening, and the first stage of the new link road. Traffic is expected to use the link road once complete, rather than go through Old Catton. o Suggested that a single bus stop each side of Buxton Road is not sufficient – street lighting, pavements, and shelters are needed. It also indicated that a separate bus roadway within the site may mitigate this issue. ° Due to drainage and tree constraints, a bus lane parallel to Buxton Road cannot be accommodated within the site. The design and provision for the bus stops is part of the provision for the link road. o Suggested that inadequate play provision has been made for 4-14 year olds. ° The plans show a Local Equipped Area for Play for this age group, located to the west of the site. o Asked whether the airport masterplan had been considered by the applicants. ° The airport authorities will be consulted on the proposals and their plans have been accounted for in the Noise Assessment. o Asked whether measures to prevent verge parking will be included in the proposals. ° Visitor parking has been built into the link road. All houses will have adequate drive or garage parking. o Suggested all construction traffic should be restricted to Buxton Road and White Woman Lane. ° This can be secured via planning condition and a Construction Traffic Management Plan.
3.6 It can be seen from the above that community and wider public consultation has been an integral part of the planning and design of the residential development proposals for this site and that the feedback received through this process has influenced the scheme in a positive way. The application scheme therefore accords with both paragraphs 155 and 189 of the National Planning Policy Framework.
Planning Statement 11
4 THE APPLICATION
Description
4.1 This reserved matters application provides details of: • appearance; • layout; • scale; and • non-structural landscaping
for the proposed development which comprises: • 225 dwellings (20% affordable) comprising: o 9 no. 1 bedroom flats (all affordable); o 32 no. 2 bedroom flats (8 affordable); o 1 no. 1 bedroom bungalow (affordable); o 1 no. 2 bedroom bungalow (affordable); o 24 no. 2 bedroom houses (12 affordable); o 103 no. 3 bedroom houses (14 affordable); o 55 no. 4 bedroom houses • Priority T-junction access from Buxton Road; • Part of Beeston Park east-west link road; • Estate roads and footpaths; • Surface water attenuation basins; • Foul water pumping station; • Garages and car parking; • Public open space; and • Comprehensive landscaping scheme.
4.2 Details of access and structural landscaping were provided as part of the outline planning application.
Design and layout
4.3 The key aspects of the design and layout are: • Principle road forms southern edge of the development (part of the Beeston Park east-west link road), with frontage of higher density dwellings, including flats; • Dwellings arranged in loose grid-style layout, with active street frontages and gardens and parking or mews-style dwellings beyond; • Secondary road (main estate road) runs east-west through centre of site; and • Public open space located principally in the north west and north east, with further pockets forming an east-west green finger through the centre of the site.
4.4 The design and layout of the proposed development are detailed further and explained in the accompanying design and access statement.
Landscaping
4.5 Structural landscaping proposals for the site were approved as part of the outline planning permission. These proposals comprised 1.89ha of public open space, including retained woodlands, an attenuation pond, and
Planning Statement 12
formal and informal open space. This was equivalent to 24% of the total site area. The fourth schedule of the s106 agreement between the applicant and the local authority mandates a minimum of 1.05ha of open space, comprising areas of equipped children’s play space, formal recreational space and informal open space calculated in accordance with the Council’s standards.
4.6 The landscaping proposals for this reserved matters application provide 1.89 ha of public open space which is broken down as follows: • Large area of multifunctional open space on the western side of the site, including retained and newly planted trees along Buxton Road, two infiltration basins and a play area; • Large area of open space on the eastern side of the site, incorporating an infiltration basin and wildflower meadow; • Open space in the north east corner of the site, including existing woodland, infiltration basin and wildflower meadow; and • Smaller areas of open space along access roads and the northern and western boundaries, including informal pocket parks, generous landscaped verges and feature trees.
4.7 Hard landscaping comprises bitumen macadam for primary roads and footpaths; shared surface block paving; private drive block paving; and resin bound footpaths.
4.8 The philosophy behind the design was to create a network of green infrastructure corridors to enhance connectivity across the site and the wider landscape, using a series of interlinked multifunctional open space areas in conjunction with strategic planting. The landscape design strategy is further explained in the Design and Access Statement and Landscape Strategy.
Access
4.9 Access to the site – vehicles Vehicular access to the development is provided via a priority controlled T junction on Buxton Road with 4.5 x 90m visibility splays in both directions and pedestrian footways. These arrangements were approved as part of the outline planning permission.
4.10 Access to the site – pedestrians Two pedestrian connections are provided to Buxton Road (which lies to the west of the site). Internally, footpaths are provided throughout the site, ensuring all parts of the development are accessible. Further pedestrian connections will become available as further sites within the wider Beeston Park area are built out.
4.11 Access within the site Access within the site is provided via estate roads connecting to the link road which runs along the southern edge of the site. These estate roads include shared surface streets and connect to private drives in various parts of the site. The hierarchy of roads will be clearly denoted through the use of different colours and materials (see paragraph 4.7 above). The access roads are well connected in a loose grid pattern, ensuring a accessible and legible development.
4.12 Access for emergency and service vehicles within the site All accesses are provided to a suitable standard for emergency vehicles. The loose grid structure ensures that all parts of the site are easy to reach.
4.13 Access to buildings All buildings will have level thresholds at entrances and be designed in accordance with Part M of the Building Regulations.
Planning Statement 13
Vehicle parking
4.14 The proposed development will provide vehicle and cycle parking as follows: • Allocated parking spaces: 403 • Garages: 133 • Visitor parking spaces: 27 • Cycle parking spaces: o 2 spaces per dwelling in garages or sheds o 4 secure cycle stores for the blocks of flats with space for 44 cycles
4.15 This is provided at a minimum of: • 2 vehicle spaces per 2 bed dwelling; • 2 vehicle spaces per 3 bed dwelling; • 3 vehicle spaces per 4 bed dwelling; and • 2 cycle spaces per dwelling (average).
4.16 Vehicle parking spaces will have a minimum size of 6 metres x 2.5 metres.
4.17 Cycle parking will be provided in garages or in sheds within the garden areas.
Waste management
4.18 The application scheme makes the following provision for waste storage and collection: • 3 bin system to allow the separate storage and collection of recyclable, compostable and residual waste; • Space for the storage of 3 no. 240 litre wheelie bins within the rear garden of each proposed house; and • Bin drag distances (from storage locations to nearest point on highway) of less than 25 metres. • Each block of flats is provided with an external bin store adjacent to the parking area.
Environmental and technical assessment
4.19 This section details the environmental and technical considerations relevant to the proposed development and how they have been addressed.
Highways and transport
4.20 All highways and transport matters have been addressed through the outline planning application and the relevant conditions on the outline planning permission.
Flood risk
4.21 A Flood Risk Assessment and Drainage Strategy forms part of this application. The Flood Risk Assessment aspect of this work was undertaken to assess the flood risk associated with the application site and proposed development. The assessment finds that: • The site is in Flood Zone 1; • It is not at risk of river, sea, surface water, groundwater, reservoir or sewer flooding. • There is no requirement for a Sequential or Exception Test.
Accordingly the application scheme is acceptable in flood risk terms.
Planning Statement 14
Drainage
4.22 A Flood Risk Assessment and Drainage Strategy forms part of this application. The drainage strategy aspect of this work was undertaken to demonstrate that the proposed development can be drained in an acceptable manner.
The strategy is as follows:
Surface water • incorporates Sustainable Drainage Design (SuDS) principles • includes water attenuation systems, surface detention basins and swales to manage flood risk • four cellular storage basins (to which surface water flows will be channelled) are to be located on site, adjacent to the north west, north east, east central and west central boundaries • storage basins have been located in the parts of the site with the best infiltration rates • each basin will be accompanied by deep bore soakaways (see below) • water disposed of by infiltration through shallow storage systems and deep bore soakaways • treatment stages include open swales, permeable paving and filtration manholes (to improve the quality of the runoff water discharge).
Foul water • foul water flows will drain by gravity to a wet well in the north-eastern corner of the site where a pumping station will be provided • foul water would then be pumped through a rising main south along the site boundary, west under the section of the new east-west link road to be delivered as part of the proposed development, and then south along Buxton Road, discharging to Anglian Water chamber 7801 at a discharge rate to be agreed • the pumping station would be adopted by Anglian Water and designed to accord with ‘Sewers for Adoption’ and Anglian Water’s own requirements • sufficient storage capacity will be provided in the wet well to account for the risk of pump failure or interruption of power supply • the proximity of the pumping station to proposed deep bore soakaways carries a small groundwater contamination risk, to mitigate this risk a bund is to be provided around the pumping station to prevent exceedance flows from running to the adjacent surface water storage basin.
4.23 Having regard to the above the application scheme is acceptable in drainage terms.
Noise
4.24 An Environmental Noise and Vibration Assessment of the proposed development has been undertaken and forms part of this application. The assessment updates the conclusions of the 2014 noise and vibration assessment of the proposed development, which was part of the Environmental Statement for the outline planning application.
4.25 The survey assessed the likely impact of noise from the proposed Norwich Northern Distributor Road, increased traffic on Buxton Road, and engine-testing at Norwich Airport on the proposed development. The Assessment finds:
Noise • The dominant noise was traffic from Buxton Road, which could be heard at a distance of over 100m.
Planning Statement 15
• Aircraft intermittently flying overhead become dominant for a few seconds at a time, although not be a major margin. • No aircraft engine testing was audible. • Likely future traffic scenarios were assessed at outline stage. Any increase in traffic as a result of the development and the building of the NDR results in a 2-4dB increase in noise.
4.26 As a result of these findings the Assessment recommends two mitigation measures: • boundary treatments of gardens along Buxton Road and the Northern Distributor Road should be of 1.8 metre high masonry or close boarded timber fence construction; and • all dwellings should have glazing and means of ventilation which provide sufficient acoustic attenuation to create acceptable internal noise levels (in view of the potential traffic and aircraft noise).
4.27 These recommendations have been adopted in the final scheme, as noted in the Design and Access Statement. Adoption of these noise recommendations will afford acceptable noise environments inside the proposed dwellings and within private amenity spaces. Accordingly the proposed development will be acceptable in noise terms.
Landscape and visual impact
4.28 All landscape and visual impact related matters have been addressed through the outline planning application and the associated Landscape and Visual Impact Assessment prepared by Lanpro (submitted as part of the Environmental Statement).
Arboriculture
4.29 An Arboricultural Impact Assessment has been undertaken to inform the application scheme. This was undertaken to assess trees and significant vegetation on site (which are likely to be affected by the development) and categorises them from A (high quality) to C (low quality).
4.30 The survey assessed 66 individual trees and groups of trees/hedges. None were found to have Category A status (high quality or value).
4.31 Trees and vegetation on site are limited to the site boundaries and around the existing dwelling. • The majority of trees are located in the northwest corner of the site and along the northwest boundary, with most designated Category C (low quality or value). • The hedge of mixed native species along the northern boundary has been designated Category B along with some trees near the northern boundary (walnut and oak trees). • A large group of trees in the north east corner of the site, comprising a dense unmanaged plantation of grey poplars, have been designated Category C. • Hedgerows along the eastern and southern boundaries have been designated Category C, interspersed with Category B trees (mainly oak). • Part of the hedge along the western boundary has been designated Category B, with the remainder Category C.
4.32 The report concludes that while a number of trees within the site will need to be removed to make way for the proposed development these trees are generally of low quality with limited amenity value. Further, the new landscaping proposed as part of the application is considered to compensate for the loss of these trees. The application scheme is therefore acceptable in terms of its arboricultural impact.
Planning Statement 16
Ecology
4.33 A Phase 1 Habitat Survey has been undertaken and accompanies this application. This assesses the habitats on site; the likelihood of the presence of protected species (both flora and fauna); and makes recommendations for further surveys and/or mitigation.
4.34 The survey finds that: • There are no statutory conservation areas within 2km of the application site, but there are two county wildlife sites within 2km • The county wildlife sites will not be adversely affected by the proposed development • No protected habitats exist within the site • Much of the site consists of ephemeral/ruderal vegetation • Further surveys are recommended for great crested newts, reptiles, badgers and bats
4.35 The survey makes the following recommendations in terms of planning and ecological enhancement: • trees and hedgerows should be retained where possible; • bat and bird boxes should be provided where possible; • New planting should be prioritise native species; • Reptile hibernacula should be provided.
4.36 The survey concludes that if the recommended mitigation or compensation measures are carried out, and if the precautionary measures for birds detailed in this report are followed, it is considered that the development could proceed with minimal impact on the local conservation status of any protected, principally important or rare species within the area. It is also considered that with a sensitive landscape scheme the site could be enhanced for local wildlife post development.
4.37 These recommendations have been incorporated in the application scheme as shown in the accompanying Landscape Masterplan. The scheme will therefore have a positive impact on biodiversity and wildlife.
4.38 Following on from the Phase1 Habitat Survey a number of species surveys have been undertaken or are programmed to take place. The completed surveys are summarised below:
Reptile survey (undertaken in September and October 2017) • No reptile species were recorded and no mitigation measures are necessary. • Ecological enhancements such as compost heaps, log/rock piles, and use of native plant species in the landscaping scheme are recommended. • Therefore the development will not impact reptiles, and inclusion of mitigation measures will result in a net gain for reptiles.
Bat survey (undertaken in August to September 2017). • A bat day roost was found in the derelict building on the west of the site. • The same building was found to have potential to support hibernating bats. • Demolition of the derelict building is recommended in March to avoid hibernation and summer periods; a European Protected Species Mitigation License will be required for this work. • The site’s hedgerows and tree lines are suitable for foraging and commuting bats. • A sensitive lighting scheme is recommended and compensatory trees/hedgerows planting and provision of bat boxes is recommended. • If the measures recommended are undertaken then the proposal scheme will not have an adverse impact on bats.
Planning Statement 17
Badger Survey (confidential)
4.39 Having regard to the above the proposed development is acceptable in terms of its ecological impact.
Archaeology
4.40 All pre-planning archaeology related matters have been addressed through the outline planning application and the associated archaeological investigation work.
4.41 Further archaeological investigation work is required before the proposed development is commenced. The further work takes the form of a magnetometer survey which is likely to need to be followed up with trial trenching. However, the additional work does not have any implications for the determination of this reserved matters planning application.
Land contamination
4.42 A Ground Investigation of the application site has been undertaken and has been written up in the Ground Investigation Interpretive Report which accompanies this application. The ground investigation to meet the requirements of condition 20 of the outline planning permission for the site and support this reserved matters application.
4.43 Condition 20 states:
A site investigation and detailed risk assessment must be completed to assess the nature and extent of any contamination on the site, whether or not it originated on the site. The report must include: i. A survey of the extent, scale and nature of contamination. ii. An assessment of the potential risk to; human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland, service lines and pipes, adjoining land, groundwater and surface water, ecological systems, archaeological sites and ancient monuments.
4.44 The Investigation finds: • No visual or olfactory evidence of contamination • From soil laboratory testing: no exceedances of the assessment criteria for residential end use with plant uptake • All of the compounds tested for within the pesticides and herbicides analysis fell below the limits of detection • Of the ten samples scheduled for asbestos identification analysis, no samples tested positive for asbestos • Based on the soil laboratory test results, water supply pipes are not anticipated to require upgrading in accordance with UKWIR • Ground gas monitoring results indicate that the Site is classified as a CS1 very low risk site for ground gas • No ground gas protection measures will be required for the construction of new residential dwellings
4.45 The report concludes that: • as no sources of contamination were identified during the investigative works and subsequent laboratory testing, there are not considered to be any complete pollutant linkages present on the site • There is potential for unidentified contamination to exist under existing structures and across areas not previously investigated meaning that construction workers will still be at some risk of exposure to contamination, albeit a low risk.
Planning Statement 18
4.46 The proposed development is therefore acceptable in terms of land contamination.
Utilities
4.47 A foul water pumping station and electricity substation are being provided as part of the development. The proposal scheme can be served by appropriate infrastructure and will not have an adverse impact on local utilities infrastructure.
Planning Statement 19
5 PLANNING POLICY
5.1 This section identifies the main elements of national and local planning policy and guidance which are relevant to the application proposals and assesses the proposals against them (or refers to such assessments elsewhere in this statement). It is not intended to be an exhaustive study for the reasons of brevity and proportionality.
5.2 The application proposals have been prepared to address the requirements of relevant policies and to follow the relevant guidance wherever possible. The below assessments of the proposals against individual policies should be read in the context of the wider policy and guidance picture and the weight each should be afforded in the overall planning balance.
5.3 The principle of the proposed development and its acceptability have been established through the outline planning application process. The below assessments therefore address only the planning policies relevant to the reserved matters of appearance, non-structural landscaping, layout and scale.
Local Planning Policy
5.3 The development plan for Broadland District comprises: • Joint Core Strategy DPD 2014 (covering Broadland, Norwich and South Norfolk) • Development Management DPD 2015 • Site Allocations DPD 2016 • Growth Triangle Area Action Plan 2016 The main policies from these documents which are relevant to the application scheme are outlined below.
Joint Core Strategy (2014)
5.4 Policy 1 – Addressing climate change and protecting environmental assets
To address climate change and promote sustainability, all development will be located and designed to use resources efficiently, minimise greenhouse gas emissions and be adapted to a changing climate and more extreme weather. Development will therefore: • be energy efficient • provide for recycling of materials • use locally sourced materials wherever possible • be located to minimise flood risk, mitigating any such risk through design and implementing sustainable drainage • minimise water use and protect groundwater sources • make the most efficient appropriate use of land, with the density of development varying according to the characteristics of the area, with the highest densities in centres and on public transport routes • minimise the need to travel and give priority to low impact modes of travel • be designed to mitigate and be adapted to the urban heat island effect in Norwich • improve the resilience of ecosystems to environmental change
The environmental assets of the area will be protected, maintained, restored and enhanced and the benefits for residents and visitors improved.
Planning Statement 20
Development and investment will seek to expand and link valuable open space and areas of biodiversity importance to create green networks. Where there is no conflict with biodiversity objectives, the quiet enjoyment and use of the natural environment will be encouraged and all proposals should seek to increase public access to the countryside.
In areas not protected through international or national designations, development will: • minimise fragmentation of habitats and seek to conserve and enhance existing environmental assets of acknowledged regional or local importance. Where harm is unavoidable, it will provide for appropriate mitigation or replacement with the objective of achieving a long term maintenance or enhancement of the local biodiversity baseline • contribute to providing a multifunctional green infrastructure network, including provision of areas of open space, wildlife resources and links between them, both off site and as an integral part of the development • help to make provision for the long term maintenance of the green infrastructure network • …
5.5 The application scheme will be energy efficient, as detailed in the Design and Access Statement (section 6.19). Further, the proposed development is not in an area which is at risk of flooding, will not contribute to flooding elsewhere, and will protect groundwater sources (see 4.44). The density of the development reflects its position in a wider area of development, with greater densities adjoining future development to the south along the proposed link road and public transport route. This makes the most efficient use of land.
5.6 In terms of the scheme’s impact on biodiversity and green networks, the application scheme conforms with the Policy 1 through the retention of boundary hedgerows and notable trees to the west of the site. The application site has not been assessed as being of significant ecological importance and the landscaping and tree planting proposed will help enhance the biodiversity of the area.
5.7 The scheme minimises fragmentation of habitats through: • retention of boundary hedgerows to the west, north and east of the site; • extensive area of landscaping along Buxton Road to the west, linking with existing hedgerows and trees along the road; • proposed tree planting through the centre of the scheme along the secondary access road; • use of garden land, boundary planting and public open space along the north of the site to link the retained area of woodland with Buxton Road and the countryside to the north and east.
5.8 The application scheme therefore accords with all parts of Policy 1.
5.9 Policy 2 – Promoting good design
All development will be designed to the highest possible standards, creating a strong sense of place. In particular development proposals will respect local distinctiveness including as appropriate: • the historic hierarchy of the city, towns and villages, maintaining important strategic gaps • the landscape setting of settlements including the urban/rural transition and the treatment of ‘gateways’ • the landscape character and historic environment, taking account of conservation area appraisals and including the wider countryside and the Broads area • townscape, including the city and the varied character of our market towns and villages • provision of landscaping and public art • the need to ensure cycling and walking friendly neighbourhoods by applying highway design principles that do not prioritise the movement function of streets at the expense of quality of place
Planning Statement 21
• the need to increase the use of public transport, including through ‘public transport oriented design’ for larger development • designing out crime • the use of sustainable and traditional materials • the need to design development to avoid harmful impacts on key environmental assets and, in particular SACs, SPAs and Ramsar sites • all residential development of 10 units or more will be evaluated against the Building for Life criteria published by CABE (or any successor to this standard), achieving at least 14 points (silver standard)
5.10 The application scheme constitutes good design. Some key examples of this are: • The scheme responds to an allocation and masterplan which have sought to enforce the green gap between Norwich/Old Catton and the village of Spixworth. The scheme does not encroach on this gap. • The scheme takes landscape character into account, with landscaping to the east, west and north, where the scheme meets areas of open countryside. • Walking and cycling is promoted through the loose grid structure, which ensures that all areas of development are integrated and well connected. • The link road to the south of the site includes cycle highways and is intended to form a new bus route over the longer term. • The strong street frontages and overlooking of all parking areas and open space promote public safety and contribute to ‘designing out’ crime. • The materials proposed (brick, render and slate) reflect those found in the local area. • The scheme avoids harming key environmental assets as shown at 4.39 above. • The buildings have been designed with regard to the 12 Building for Life criteria.
5.11 The local authority’s design officer has been consulted as the proposals have developed which has ensured that opportunities to deliver good design have been identified and taken.
5.12 Having regard to the foregoing it can be seen that the application scheme accords with all parts of Policy 2.
5.13 Policy 3 – Energy and water . This policy states that Development in the area will, where possible, aim to minimise reliance on non-renewable high-carbon energy sources and sustainable construction technologies. To help achieve this: • all development proposals of a minimum of 10 dwellings or 1,000m 2 of non-residential floorspace will be required: (a) to include sources of ‘decentralised and renewable or low-carbon energy’ (as defined in the glossary) providing 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 of a minimum of 10 dwellings or 1,000m 2 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.
To ensure all housing is water efficient, new housing development must reach Code for Sustainable Homes level 4 for water on adoption of this document…
5.14 The application scheme has been designed in line with the fabric first approach to energy efficiency. Measures will include 100% low energy lighting and controls on the gas boilers, the use of improved thermal bridging
Planning Statement 22
details ensures that the target is better than half the current building regulations standards for thermal bridging. Energy efficiency measures and sustainable construction measures are outlined in the accompanying Design and Access Statement.
5.15 Policy 4 – Housing delivery
Housing mix Proposals for housing will be required to contribute to the mix of housing required to provide balanced communities and meet the needs of the area, as set out in the most up to date study of housing need and/or Housing Market Assessment.
Affordable Housing A proportion of affordable housing, including an appropriate tenure mix, will be sought on all sites for 5 or more dwellings (or 0.2 hectares or more). The proportion of affordable housing, and mix of tenure sought will be based on the most up to date needs assessment for the plan area. At the adoption of this strategy the target proportion to meet the demonstrated housing need is: on sites for 16 dwellings or more (or over 0.6 ha) 33% with approximate 85% social rented and 15% intermediate tenures (numbers rounded, upwards from 0.5)
The proportion of affordable housing sought may be reduced and the balance of tenures amended where it can be demonstrated that site characteristics, including infrastructure provision, together with the requirement for affordable housing would render the site unviable in prevailing market conditions, taking account of the availability of public subsidy to support affordable housing.
5.16 The level and type of affordable housing that the application scheme provides was agreed through the outline application and s106 agreement variation processes. The affordable housing is provision has been secured through the s106 agreement for the outline planning permission and the subsequent Deed of Variation (date February 2017). The scheme will provide 20% affordable housing, provided as 55% rented housing and 45% intermediate housing. This equates to 45 dwellings which will be pepper potted across the scheme (see paragraph 4.1 above).
5.17 The remainder of the dwellings will range from 1 to 4 bedrooms, and include bungalows, flats and terraced, semi-detached, and detached housing (see accommodation schedule at paragraph 4.1 above).
5.18 The mix of housing, both market and affordable, has been selected to address local housing needs and has been agreed with the Council’s housing officer. Accordingly the application scheme will provide a mixed community and will accord with Policy 4.
5.19 Policy 7 – Supporting communities
All development will be expected to maintain or enhance the quality of life and the wellbeing of communities and will promote equality and diversity, and protect and strengthen community cohesion.
In order to deliver thriving communities, tackle social deprivation and meet diverse needs across the area, a multi-agency approach will be required to ensure that facilities and services are available as locally as possible, considering the potential for colocation, and are accessible on foot, by cycle and public transport.
Health 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. Health Impact
Planning Statement 23
Assessments will be required for large-scale housing proposals. Provision will be made for the expansion of the Norfolk and Norwich University Hospital to meet the needs of growing communities.
Healthier lifestyles will be promoted by maximising access by walking and cycling and providing opportunities for social interaction and greater access to green space and the countryside. …
Crime New police facilities will be provided to serve areas of major growth and areas which are deficient. Development will be well designed, to include safe and accessible spaces where crime and fear of crime are minimised.
Education Provision will be made for sufficient, appropriate and accessible education opportunities for both residents and non-residents, including: o wider community use of schools, including through design o new primary and new or expanded secondary schools to serve the major growth locations o …
Community infrastructure and cohesion Provision will be made to ensure equitable access to new and improved community halls, including new provision on major developments. This will provide facilities for use by a wide range of groups, including faith communities. Expanded library provision will be made including through new or expanded facilities in major growth locations. Integration and cohesion within and between new and existing communities will be promoted including through support for community development workers and the early engagement of existing communities in the design process.
5.20 The application site falls within a local plan allocation which seeks to provide up to 10,000 homes, new education and community facilities, and employment space. These facilities are to be delivered on other development sites and are unlikely to be ready by the time the application scheme begins to be occupied. In the interim, the nearest facilities are as follows: • Lodge Lane Infant School – 1.1km to the south west • Spixworth Infant School – 2.3km to the north • White Woman Lane Junior School – 1km to the south • The Paddocks supermarket/pharmacy/local centre – 450m to the south • Old Catton Medical Practice – 1.1km to the south
5.21 The application scheme seeks to provide extensive areas of open space and play equipment for use by future residents. Pedestrian and cycle links to the wider area will enable residents of Old Catton and Buxton Road to access the play facilities also.
5.22 As noted at 3.1 above, the community has had considerable involvement in the allocation, masterplanning and design of the application site and scheme.
5.23 Having regard to the foregoing the application scheme accords with Policy 7.
5.24 Policy 8 – Culture, leisure and entertainment
Cultural heritage will be enriched through use of innovative design and art in the public realm. Development will be expected to provide for local cultural and leisure activities, including new or improved
Planning Statement 24
built facilities, provide for a range of activities including performance space, and/or access to green space, including formal recreation, country parks and the wider countryside.
5.25 As noted at 2.2 above, the application site is part of an allocation which is expected to provide a new local centre and shopping facilities. The proposal scheme provides large areas of formal and informal open space, and includes play equipment. Further it will be linked to the wider growth area and afford access to the wider countryside. The scheme therefore delivers the scope and extent of culture, leisure and entertainment provision which would be expected of a development of its size, especially taking into account its place within the large allocation for the area and the provision within the allocation as a whole.
5.26 Policy 10 – Locations for major new or expanded communities in the Norwich Policy Area
Major growth in the Old Catton and Sprowston area will be masterplanned as attractive, well serviced, integrated, mixed use development using a recognised design process giving local people an opportunity to shape development.
Development will achieve the highest possible standards of design and aim to address current service and infrastructure deficiencies to benefit existing communities. In addition each major development location will: • deliver healthy, sustainable communities with locally distinctive design and high quality green infrastructure within the development and contributing to the surrounding network • provide for a wide range of housing need including giving serious consideration to the provision of sites for Gypsies and Travellers • seek to achieve a high level of self containment through the provision of services to support the new development while integrating well with neighbouring communities • achieve a major shift away from car dependency and be designed around walking and cycling for local journeys and public transport for longer journeys • include Sustainable Drainage Systems (SuDS), on site or nearby renewable energy generation, for example large-scale wind turbines / farms and biomass fuelled Combined Heat Power and Cooling (CHPC), and water saving technologies • include new or expanded education provision addressing the needs of the age range, local retail and other services, community, police and recreational facilities, small-scale employment opportunities and primary healthcare facilities • ensure high quality telecommunications and adequate energy supply and sewerage infrastructure
5.27 The application scheme accords with the approved masterplan for the site.
5.28 In terms of the other requirements of the policy the proposed development: • will deliver high quality green infrastructure; • provide an appropriate mix of housing, including affordable housing; • integrates with surrounding communities through the provision of foot and cycle paths, green spaces and play equipment; • has been designed with pedestrians and cyclists in mind, and will have a new public transport route running to the south; • will be drained using SuDS; • provides new recreational facilities; • will contribute to the provision of new education and other facilities as necessary through the s106 agreement; and • will include the necessary telecommunications, electricity and sewerage infrastructure.
Planning Statement 25
5.29 The application scheme can therefore be seen to accord with Policy 10.
Development Management Policies (2015)
5.30 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: i. The environment, character and appearance of an area; ii. 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; iii. Meeting the reasonable amenity needs of all potential future occupiers; iv. Considering the impact upon the amenity of existing properties; v. Making efficient use of land and resources; vi. Being accessible to all via sustainable means including public transport; vii. Creating safe environments addressing crime prevention and community safety; viii. Incorporating appropriate infrastructure linking to the surrounding area; ix. The creation of sustainable, inclusive and mixed communities; x. Minimising resource and energy consumption and how it is located and designed to withstand the longer term impacts of climate change.
5.31 As has been demonstrated in the Design and Access Statement and explained elsewhere in this statement the proposed development constitutes good design and fulfils the requirements of a number of policies which deal with the same issues as this policy.
5.32 The only aspect of the policy not covered elsewhere in this statement is the requirement to ‘[meet] the reasonable amenity needs of all potential future occupiers’. The scheme design provides all houses with private amenity space and all flats with access to extensive communal amenity areas within the development.
5.33 The proposed development has therefore been shown to accord with the requirements of Policy GC4.
5.34 Policy EN1 – Biodiversity 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.
5.35 The proposed development will not affect any sites of ecological importance or any protected habitat, as is explained at paragraph 4.39 above. Further, the proposed development will not cause any unacceptable impacts to protected species.
5.36 The comprehensive landscaping scheme and ecological mitigation measures proposed as part of the application scheme will provide new habitat and link existing habitats within and adjacent to the application site (as noted at 4.6 above).
5.37 The application scheme therefore meets the requirements of policy EN1.
Planning Statement 26
5.38 Policy EN2 – Landscape
In order to protect the character of the 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 iv) Green spaces including natural and semi-natural features as well as geological/geomorphological features which make a significant contribution towards defining the character of an area.
5.39 The site allocation and outline planning application processes have assessed the application site and the proposed development from a landscape and visual perspective. Clearly, given the site’s progress through the planning process, the site has been found to be appropriate for the nature and extent of development proposed. The comprehensive landscaping scheme which forms part of the application scheme will screen and soften views of the site from the surrounding area as well as well as maintaining as many of the site’s mature landscape features as possible. This approach will help to maintain the character of the area despite the significant and obvious changes it faces. It is therefore the case that the application scheme meets the requirements of policy EN2.
5.40 Policy EN3 – Green Infrastructure
All development will be expected to maximise opportunities for the creation of a well-managed network of wildlife habitats. Residential development consisting of five dwellings or more will be expected to provide at least 4ha of informal open space per 1,000 population and at least 0.16ha of allotments per 1,000 population.
Development will also be expected to make adequate arrangements for the management and maintenance of green infrastructure.
5.41 As has been explained elsewhere in this statement the proposed development fulfils the requirements of a number of policies which deal with the same issues as this policy.
5.42 The 225 dwelling development proposed would be expected to house around 540 occupants (assuming 2.4 residents per dwelling). This gives rise to a policy requirement of 2.16 ha of informal open space. The application scheme provides 1.89 ha of open space; of this provision, 0.955 ha will be provided as informal open space. In view of the fact that the amount of open space accords with and indeed is in excess of the minimum mandated in the s106 agreement, the provision of informal open space is considered acceptable.
5.43 Having regard to the above the proposed development meets the requirements of with Policy EN3.
5.44 Policy RL1 – Provision of formal recreational space.
Residential development consisting of five or more dwellings will be expected to make adequate provision and subsequent management arrangements for recreation. The provision of formal recreation should equate to at least 1.68 ha per 1,000 population and the provision of children’s play space should equate to at least 0.34 ha per 1,000 population.
5.45 The expectation of 540 residents would give rise to a requirement for 0.9ha of formal recreation space and 0.18ha of play space. The proposal scheme will be providing 0.431 ha of formal recreation space. The play space to be provided is 0.0618 ha. The application scheme provides 1.89 ha of open space in total, equivalent to 24% of the site area. As noted at 5.42 above, this is in excess of the minimum 1.06ha secured in the s106 agreement relating to the outline planning permission for the site. The provision of formal recreational space and play space is therefore considered acceptable.
Planning Statement 27
5.46 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.
5.47 The application scheme provides a minimum of: • 1 parking spaces per 1 bedroom dwelling; • 2 parking spaces per two bedroom dwelling; • 3 parking spaces per three bedroom dwelling. These spaces are either provided on driveways or in secure parking courts. Many of the dwellings will have access to an additional garage parking space.
5.48 Visitor parking bays are provided along the proposed link road to the south.
5.49 Each of the dwellings will have cycle parking in secure garden sheds or garages. The flats will have access to secure cycle stores, with 44 cycle spaces provided for the 41 flats.
5.50 This is in accordance with the relevant parking standards (Parking Standards for Norfolk 2007).
5.51 Policy CSU4 – Provision of waste collection and recycling facilities within major development
Proposals for major development will be expected to include appropriate provision for waste collection and recycling facilities.
5.52 As noted at 4.18 above, the application scheme provides sufficient space for the storage and management of waste: • Storage space is provided for 3 no. 240 litre wheelie bins for each house; • Flats have communal bin stores sized to accommodate an appropriate number and size of bins for the number of residents; • The three bin system allows for the separate storage and collection of recyclable, compostable and residual waste; and • Extremal access is provided to all to storage areas with appropriate bin drag distances. Accordingly the scheme complies with policy CSU4.
5.53 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.
5.54 As has been explained elsewhere in this statement the proposed development fulfils the requirements of a number of policies which deal with the same issues as this policy. The application scheme has therefore been shown to comply with Policy CSU5.
Growth Triangle Area Action Plan 2016
5.55 Policy GT1 – Form of Development
All development proposals should create, or contribute to the creation of, distinct quarters; the characteristics of which should be based upon the principles of mixed use walkable neighbourhoods.
Planning Statement 28
Developments are expected to provide, or contribute to the provisions of community services and facilities, as set out in the allocations policies…
Each proposed development site will be masterplanned in a manner which has regard to other development proposals in the locality. This will ensure that closely related development proposals will function and interact together in an appropriate way. Masterplans should illustrate how homes, jobs, services and facilities have been integrated with walking, cycling and public transport facilities/services and green infrastructure proposals.
5.56 The proposal scheme: • Has been designed in accordance with the approved masterplan for the site and the masterplan for the wider area so that it functions together with and interacts with the surrounding area in a successful manner; • Has been informed by direct discussions between the project team for the application scheme and the project team working on the development proposed for the surrounding area; • Respects the design approach for the wider area while having its own identity and providing a number of character areas to aid legibility, create interest and encourage community formation; • Provides foot and cycle permeability and connectivity and aims to create a pedestrian and cyclist friendly environment throughout; and • Provides and/or contributes a number of community services and facilities as necessary.
5.57 The application scheme therefore clearly accords with policy GT1.
5.58 Policy GT2 – Green Infrastructure
Formal and informal recreational open space and green infrastructure will be provided through development in accordance with the development management policies of the local plan. Informal and formal open space, sports pitches, play areas, walking and cycling routes, landscaping and sustainable urban drainage systems will be located and oriented to support the delivery of the identified primary and secondary corridors.
5.59 As noted at 4.6 above, the proposal provides: • High quality public open space to meet local plan requirements; • Retention of existing trees, groups of tree and hedges wherever possible; • Equipped play areas; • Comprehensive new landscaping planting proposals; • Walking and cycling routes within the development and linking to adjoining areas; and • SuDS systems integrated into the open space area to make multifunctional and efficient use of the open space available.
5.60 The proposed development therefore clearly accords with Policy GT2.
5.61 Policy GT3 – Transport .
Permeable and legible street layouts which support walking and cycling and encourage low traffic speeds will be delivered through new development, encouraging walking and cycling both within and beyond new quarters. New developments will be expected to provide connections to the Norwich cycle network.
5.62 As explained at paragraphs 4.10 above, the application scheme:
Planning Statement 29
• Affords good levels of foot and cycle permeability and good levels of foot and cycle connectivity with the surrounding area; and • Uses a clear road hierarchy and appropriate road design to control traffic speeds and create street environments which are pedestrian and cyclist friendly.
5.63 The site does not lie close enough to the Norwich cycle network to provide connections to it but does promote foot and cycle connectivity as set out above.
5.64 The application scheme therefore accords with Policy GT3.
Old Catton Neighbourhood Plan 2016
5.65 Whilst the application site does not lie within the Old Catton Neighbourhood Plan area the Parish Council have requested, in their public consultation feedback, that the applicant takes into account their adopted Neighbourhood Plan (July 2016), particularly policies 4, 5 and 6 (see 3.3 above).
5.66 Policy 4 – Traffic Impact . This states that new development proposals will be expected to quantify the level of traffic movements they are likely to generate, and mitigate any negative impacts.
5.67 The outline planning application for the site assessed the future traffic impacts of the development. The approval of the application confirmed the acceptability of the development’s traffic impact. The application scheme includes improvements to Buxton Road and the creation of the first stage of the new Beeston Park east-west link road. The scheme therefore accords with Policy 4.
5.68 Policy 5 – Traffic in the Old Catton Conservation Area . This policy states that additional traffic should be deterred from entering Old Catton Conservation Area.
5.70 The application scheme is 900m to the north of the Old Catton Conservation Area. However, traffic flows from the proposed development will need to travel through the conservation area (using Spixworth Road) to access Norwich and to travel south of Norwich. However, the new east-west link road which will run along the southern edge of the site will promote the dispersal of southbound traffic, particularly traffic travelling to the other side of Norwich, as alternative and easier routes will be created. Further, both the approved outline scheme and this reserved matters application scheme seek to promote sustainable transport in order to minimise traffic generation.
5.71 It is therefore the case that the application scheme accords with Policy 5 as far as is practically possible.
5.72 Policy 6 – Footpaths and Cycleway Networks . This policy states that all new development should maximise opportunities to enhance and encourage the use of existing footpath and cycleway links.
5.73 As noted at 4.10 above, the application scheme creates new footpaths and cycleways throughout the development (affording good levels of foot and cycle permeability) which link with Buxton Road to the west and future development sites to the east along the new east-west link road. The proposed development therefore accord with Policy 6.
National Planning Policy
5.74 The National Planning Policy Framework (NPPF) was introduced in 2012. It is the only national planning policy document in force and provides a comprehensive account of the Government’s approach to planning policy.
Planning Statement 30
5.75 Paragraphs 18 to 219 of the NPPF are those most relevant to the practical application of the Government’s policy approach. Most of these paragraphs are not relevant to or are silent in respect of what is proposed in this application (partly because it is a reserved matters application). Sections 7 & 8 (paragraphs 61, 66, 69 in particular) are considered relevant however. Paragraphs 5.76 to 5.85 below consider the application proposals against these parts of the Framework.
5.76 In addition to paragraphs 18 to 219 of the NPPF paragraph 14 is relevant to all development proposals. It is particularly important because it sets out the how the Government’s presumption in favour of sustainable development should be applied in practice. In relation to decision taking it states that the presumption means “approving development proposals that accord with the development plan without delay”. The proposals are assessed against the key policies of the development plan earlier in this section and have been shown to accord with them. As a result, the application scheme clearly benefits from the presumption in favour of sustainable development.
5.77 Section 7 of the Framework, entitled ‘Requiring good design’, stipulates that the Government attaches great importance to the design of the built environment. It goes on to states that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people (Paragraph 56).
5.78 Paragraph 61 states that high quality and inclusive design goes beyond aesthetic considerations to address the connections between people and places, and the integration of new development into the natural, built and historic environment.
5.79 Paragraph 66 states that applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take community views into consideration.
5.80 The Design and Access Statement and other documentation which forms part of the application explain the design process for the application scheme. They confirm the following: • The scheme has evolved from the approved Indicative Masterplan through: o a thorough understanding of the technical issues relating to the drainage strategy, highway network and existing trees to be retained on site; o production of an opportunities and constraints plan; o feedback from the Local Planning Authority, Parish Councils, and comments received following the public exhibition. • The layout retains its grid format with the central areas having areas of small public open space; • Due to the differing soil conditions throughout the site the areas of open space have been relocated in order to provide suitable attenuation in the areas with the best soakage; • Landmark buildings have been provided at key locations throughout the site; • The layout encompasses different character areas; • All areas of open space and parking are overlooked and secure.
The scheme is thus legible, safe and accessible, and connects with the natural, built and historic environment through the proposed landscaping and design of the dwellings.
5.81 Section 3 above details the extensive pre-application engagement undertaken throughout the allocation process for the site. The scheme has evolved in a way that takes community views into consideration.
5.82 It can therefore be seen that the application scheme contributes positively to making places better for people as well as constituting good design more generally.
Planning Statement 31
5.83 Section 8 of the Framework, entitled “Promoting healthy communities”, identifies the ways in which planning can contribute to the creation of healthy communities. Paragraph 69 of the NPPF advises that the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities. To do this, planning decisions should aim to achieve places which promote: • “opportunities for meetings between members of the community who might not otherwise come into contact with each other, including through mixed-use developments, strong neighbourhood centres and active street frontages which bring together those who work, live and play in the vicinity; • safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and • safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas.”
5.84 The application scheme will provide: • a full mix of dwelling types; • high quality, landscaped street frontages which are well related to open green areas; • good levels of foot and cycle permeability; • high quality open green areas which promote multiple uses and fulfil multiple functions; • a design and layout which creates a logical, legible development through good use of street design, street hierarchy, landmark buildings and character areas; and • safe public spaces as a result of a design which affords passive surveillance by residents and the local community. The application scheme is therefore clearly aligned with paragraph 69.
5.85 In view of the above the application scheme is considered to accord with the National Planning Policy Framework.
Planning Statement 32
6 SUSTAINABILITY
6.1. Sustainability has become a key consideration in planning decisions. Its importance in this regard was crystallised by the publication of the National Planning Policy Framework (NPPF) in March 2012.
6.2. The NPPF places great weight on sustainable development. It states at paragraph 6 that “the purpose of the planning system is to contribute to the achievement of sustainable development” and that “the policies in paragraphs 18 to 219, taken as a whole, constitute the Government’s view of what sustainable development in England means in practice for the planning system”. Paragraphs 7 and 8 set out the three components of sustainable development and the need to balance them.
6.3. The application scheme accords with the relevant parts of paragraphs 18 to 219 of the Framework as has been demonstrated in the previous section of this statement.
6.4. The three components of sustainable development set out in paragraphs 7 and 8 of the NPPF are: an economic role; an environmental role; and a social role. The development constitutes sustainable development when considered in this way because:
• from an economic perspective o it would provide a significant local economic boost during the construction phase which is likely to last for 5 years; o it would increase the size of the local labour market which would benefit local businesses; and o it would increase the customer base for local shops and businesses.
• from a social perspective o it will greatly improve the supply of all types of new housing locally to meet a variety of identified needs; o the new residents it would house will support local facilities and services and make viable the expansion and improvements of those facilities and services, and the provision of new ones; and o it will provide large areas of landscaped public open space including equipped play space.
• from an environmental perspective o it makes efficient use of the application site while recognising the site’s environmental value and respecting its environmental constraints; o it will provide extensive new foot and cycle infrastructure and will be well linked to bus services following the delivery of the new east-west link road, both of which will encourage sustainable transport by future residents of the scheme and residents in the surrounding area; o it retains as many of the site’s existing trees and hedgerows as possible; and o it includes significant amounts of landscape planting designed for maximum ecological value using appropriate species selection.
6.5. Having regard to the emphasis placed on sustainable development in the NPPF and the ways it identifies for considering what constitutes sustainable development it is concluded that the application scheme is indeed sustainable. As a result the development proposals benefit from the Government’s presumption in favour of sustainable development. Accordingly planning permission should be granted if they accord with the development plan (NPPF paragraph 14).
Planning Statement 33
7 BENEFITS
7.1. The application scheme will deliver a number of benefits which will need to be weighed in the planning balance in determining the application. In most cases these benefits have already been mentioned elsewhere in this statement. The purpose of this section is therefore to summarise the key benefits of the proposed development in one place for ease of reference.
7.2. The key benefits of the proposed development are as follows:
• Housing - Provision of 225 dwellings to meet an identified local housing need • Economy and employment - A significant boost for local construction firms and suppliers during the construction phase of the development - Growth of the local labour market which will benefit local businesses. • Local services - A boost for local facilities and services within the area whose viability will be improved by the additional customer base the development will provide. • Community facilities - Significant areas of landscaped public open space, including equipped play space. • Pedestrian and cycle routes - Enhanced linkages to existing communities in Old Catton and future development sites to the east, west and south • Ecology - Retention of a good proportion of the site’s existing trees and hedgerows - Landscape planting designed for maximum ecological value through appropriate species selection, an emphasis on food bearing species and the introduction of new types of habitat • Effective and efficient use of land - A high quality scheme design which maximises the provision of much needed new housing while providing an appropriate response to the site’s environmental and technical constraints
7.3. It is contended that the above listed benefits should be afforded significant weight in the determination of the planning application and that they push the planning balance firmly in favour of its approval.
Planning Statement 34
8 CONCLUSION
8.1. The detailed assessments in this statement have demonstrated:
• the application scheme to be in accordance with the development plan; • the significant benefits associated with the proposed development; • that the proposed development would be sustainable development; and • that the Government’s presumption in favour of sustainable development applies to the application scheme.
Accordingly, the Council is respectfully requested to grant reserved matters planning permission for the application scheme.
Planning Statement 35