Site Specific Policies and Proposals Preferred Sites Consultation

11Harling

11.1 Harling has been identified as one of four larger villages in the District which will accommodate modest estate scale growth. The Core Strategy states that Harling will receive an allocation of 50 new homes. This figure has since been reduced to 40 because planning permission has been granted for 10 units outside the existing settlement boundary along Lopham Road. The Core Strategy requires that sites are well integrated with the established built up area of the village in order to minimise the impact on the countryside.

11.2 During the preparation of the Core Strategy it became established that there are no known capacity issues relating to the services and infrastructure in Harling for the allocated growth. It is anticipated that the scale of growth in Harling can be accommodated within existing water and electricity infrastructure and school and doctor capacity. Local balance between homes and jobs will be secured through the continued provision of services in the village and the retention of the nearby Roudham Industrial Estate as a protected General Employment Area. In addition to these core services, the village also contains a sport and social club and a village hall. Furthermore, limited growth in Harling is considered acceptable because of the access from the B1111 to the A11 and the commuter rail service from Harling Road station to Norwich. The local bus service includes a route to Norwich with one return service a day.

11.3 There are no known water and utilities capacity issues in Harling. With regard to flood risk, the River Thet flows to the west of the village and there are areas of Flood Zone 3a to the south and west of Harling.

11.4 There are a small number of sites within the established built up area of Harling which may become available for development in future years, but none of sufficient size to accommodate the number of dwellings required. To meet the Core Strategy requirement for new housing it will therefore be necessary to identify new ‘greenfield’ sites for development.

11.5 The landscape Character Assessment indentifies East Harling Fen to the north of the village as having a high landscape character area sensitivity, the middle Harling open Valley Floor as having a moderate/high landscape character area sensitivity and the East Harling heathlands that immediately surround most of the village and extend to the east as having a moderate landscape character area sensitivity. Areas of high biodiversity importance lie to the north of the village (East Harling Common SSSI) and to the south (Middle Harling Fen SSSI).

98 Site Specific Policies and Proposals Preferred Sites Consultation

Preferred Sites

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005.

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Breckland Council Elizabeth House Walpole Loke Harling Dereham 0 62.5 125 250 375 500 NR19 1EE Meters Tel. 01362 656870 - Fax. 01362 656297 Map 11.1Harling Preferred Site

99 Site Specific Policies and Proposals Preferred Sites Consultation

H1: Preferred Residential Allocation - Land to the north of Kenninghall Road, adjacent East Harling Primary School

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the5 Controller of Her Majesty's Stationery Office © Crown copyright. 50 1 Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005. 44 2 1 TREET 8 2 S 38 40a 1 1 7 34 3 Swallowtail Cottage

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1 12 1 34 14 0 25 50 2 100 150 200 5 Meters Map 11.2Preferred Site H1

Policy H1

Land amounting to approximately 1.5 hectares is allocated for a residential development, averaging 30 dwellings per hectare, of approximately 40 dwellings. A minimum of 0.08 hectares of children’s play space will be provided along with related landscaping and facilities. Development will be subject to compliance with adopted Core Strategy policies and:

1. provision of access to the site from Kenninghall Road, along with widening of this carriageway;

100 Site Specific Policies and Proposals Preferred Sites Consultation

2. retention and enhancement of perimeter hedgerows and trees, and retention of hedgerow on the site which lies in close proximity to the south-west corner;

3. provision of significant internal open space, hedgerows and tree planting within the site;

4. provision of low-density housing to maintain the rural character of the area;

5. provision of pedestrian access along Kenninghall Road.

Description

11.6 The preferred site forms part of a wider site [042]012 that comprised a large area of arable land with a single dwelling to the south, the totality of which was capable of accommodating approximately 319 dwellings to the east of Harling. Approximately 40 new dwellings are required in Harling and it is proposed that the southern section of the site (which lies adjacent to Kenninghall Road) is identified for residential development due to concerns from the highway authority regarding vehicular access on to Quidenham Road to the north. The average development density will be 30 dwellings per hectare on the site. Significant landscaping can be found around the boundary and within the site that is to be retained and enhanced. Immediately adjacent to the west of the site is East Harling Primary School. To the north-west of the site lies residential development and to the east of the site is arable land. On the opposite side of Quidenham Road lies an historic landfill site.

Constraints

11.7 There are substantial trees and hedgerows along the majority of the major boundaries of the site and a substantial hedgerow within the site can be found, enclosing the south-western corner. Although there are currently no Tree Preservation Orders (TPO’s) on or adjacent to the site, some trees are worthy of preservation/ retention. Furthermore, there is currently a large dwelling near to the southern boundary of the site which could impact upon the way the site is developed.

11.8 The site lies within a landscape described as moderately sensitive by the Breckland District Settlement Fringe Landscape Assessment. According to this document, development on the site should be of low density.

11.9 The Breckland Strategic Flood Risk Assessment identifies a history of sandbag deliveries along the southern boundary of the site, adjacent to Kenninghall Road, although it is not considered that there is a risk of flooding that may affect the site.

11.10 The Highways Authority considers that the desirability of vehicular access to Quidenham Road is doubtful and therefore access should be taken from King Street/Kenninghall Road. However, carriageway widening and further footway provision on this road would need to be provided from land within the site.

11.11 Norfolk County Council stated that it is less than 400m from the site to the nearest bus stop, however this stop only serves the 10a bus (which runs a commutable route to Old Buckenham, Mulbarton and Norwich. The next closest bus stop is on Pound Corner, just over 400m away from the southwest corner of the site.

11.12 The Local Education Authority has confirmed that there is sufficient capacity at the adjoining Primary School to meet existing and forecasted pupil numbers and as a consequence there is no requirement to acquire additional land as part of this allocation. The layout of the site and the location of open space within it could be delivered in such a way as to allow for future school expansion should the Local Education Authority’s position change.

11.13 An historic landfill site can be found in close proximity to the northern boundary of the site, on the opposite side of Quidenham Road. As such a preliminary site investigation would be required including gas monitoring.

101 Site Specific Policies and Proposals Preferred Sites Consultation

Deliverability

11.14 The Strategic Housing Land Availability Assessment (SHLAA) indicates that the site is deliverable and that there are no severe constraints to development on this site. It is expected that 150 homes could be delivered from 2009-2014 and 169 homes from 2014-19.

11.15 Any phasing of the site will be addressed as part of negotiations in the grant of planning permission. This negotiation will also include any provision for the delivery of key infrastructure and services, including the provision of open space and affordable housing in accordance with the Development Plan.

11.16 The land is in single ownership and will be available for development when required.

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Alternative Sites

Breckland Council

Elizabeth House Walpole Loke Dereham Harling NR19 1EE 0 80 160 320 480 640 Tel. 01362 656870 - Fax. 01362 656297 Meters Map 11.3Harling Alternative Sites

103 Site Specific Policies and Proposals Preferred Sites Consultation

H2: Alternative Residential Allocation -Land adjacent to Lopham Road

0 15 30 60 90 120 Meters Map 11.4Alternative Site H2

Description/Capacity

11.17 The site forms part of the submitted site [042]016 and [042]010. The site has been identified as deliverable/developable by the Strategic Housing Land Availability Assessment. The eastern section of the site is currently overgrown land whilst the western section of the site is managed grassland. The site is capable of accommodating 40 dwellings. Planning permission has been granted to the south-west of the site for the erection of 10 dwellings whilst open land surrounds the site to the north-east and south-east. There are existing residential properties to the north-west of the site. The entrance to the site, which would be from Lopham Road, would lie adjacent to a small business park.

104 Site Specific Policies and Proposals Preferred Sites Consultation

Reasons why the site is not a preferred choice

11.18 Planning permission has already been granted for a scheme comprising of 10 dwellings to the south-west of the site. Development of this site would therefore represent piecemeal development. Additionally, the site lies in a peripheral location on the eastern edge of Harling and is not within easy walking distance of a doctor’s surgery. The eastern section of the site extends beyond the 35m contour line which the Breckland District Settlement Fringe Landscape Assessment states should be the limit to development because of the impact upon the Harling Heathlands landscape. The site has some biodiversity and geodiversity importance because of the existence of a lime pit and pine tree belt. Any development would have to ensure the protection of these features. Finally, Highways are concerned because Lopham Road has a severely sub-standard junction with Garboldisham Road (B1111) and limited pedestrian facilities to village services.

105 Site Specific Policies and Proposals Preferred Sites Consultation

H3: Alternative Residential Allocation - Land west of the Glebe

0 20 40 80 120 160 Meters Map 11.5Alternative Site H3

Description/Capacity

11.19 The site is a small northern section of the submitted site, [042]003. Site [042]003 was identified in the SHLAA as unsuitable/unachievable due to access issues, although this has to be considered that the SHLAA was assesing the wider site and not the smaller area presented as H4. To the east of the site is low density residential development. To the north are allotments and to the west is a small area of woodland beyond which are residential properties. To the south is grassland. The site is in a moderate/high sensitive landscape. The northern section of the site has capacity to deliver the 40 houses required for Harling.

106 Site Specific Policies and Proposals Preferred Sites Consultation

Reasons why the site is not a preferred choice

11.20 There are issues surrounding access which would be achieved from the Glebe. However, the Highways Authority indicate that access constraints are not insurmountable and given the reduced size of Site H4 compared to submitted site (042)003 it is likely that a smaller site can be accessed from the Hill Harling Barn Road given that this road is constructed to an estate road standard. Natural England has raised objections that the development of wider site (042)003 could impact on Mid Harling Fen SSSI but again, it should be borne in mind that Site H4 comprises the northern part of the site (042)003 and is some 700 metres from the SSSi. Additionally the site itself has biodiversity interest due to surrounding woodland and lack of agricultural activity.

11.21 Neighbours to the site have raised the issue that the site is prone to flooding and is boggy in nature and photographic evidence has been submitted to the Local Planning Authority showing parts of the site under shallow water. The site itself is within a defined Environment Agency flood Zone 1 (i.e. not at risk from flooding) but it is a point where a number of watercourses discharge towards the River Thet. Notwithstanding this, the site promoter recognises that the site experiences periodic and localised waterlogging and is prepared to implement remedial measures to improve drainage of the site and safe on-site attenuation of surface water.

11.22 The site is in a moderate/high sensitive landscape and has a rural/natural character to it. The site is located in the River Thet landscape character type which is typified by the shallow valley of the river and its tributaries. The landscape is one of small enclosed fields and fens which are sensitive to development. This is reflected in Core Policy 11 of the Adopted Core Strategy which identifies river valleys as requiring particular protection. The Landscape Character Assessment recommends maintaining the historic small scale fields surrounding settlements.

107 Site Specific Policies and Proposals Preferred Sites Consultation

H4: Alternative Residential Allocation - Land west of the Glebe

0 12.5 25 50 75 100 Meters Map 11.6Alternative Site H4

Description/Capacity

11.23 This small site sits in a relatively low density area of the village. To west is a field of grass. In other directions are residential properties. The site was identified in the SHLAA as capable of delivering 16 houses. The site is in a moderate sensitive landscape.

Reasons why the site is not a preferred choice

11.24 The site is not large enough on its own to deliver the required number of houses in Harling. However, the site could be combined with parts of the other alternative options. Highway improvements to establish a safe access and new footpath provision would be required. It is uncertain whether these improvements would render

108 Site Specific Policies and Proposals Preferred Sites Consultation

the development unviable. There are potential tree issues on the site and the development of the site could impact upon the setting of the Grade II Listed Building opposite the site. Natural England have also raised concerns that the development could impact upon Mid Harling Fen SSSI.

Unreasonable Sites

11.25 In addition to the preferred and alternative sites, a number of other sites may be considered to be unreasonable. The reasons these =sites have been deemed to be unreasonable may be viewed in the following table:

Site Reference Proposed Used Reason why site is unreasonable

[042]001 Residential This site is remote from the main services and facilities within Harling. Improvements may also be needed to West Harling Road to ensure safe access.

[042]002 Residential This site is remote from the built up extent of Harling. Higher density residential development in this area could harm the form and character of the area.

[042]006 Residential This site is remote from the built up extent of Harling. Higher density residential development in this area could harm the form and character of the area.

[042]011 Residential This site partially lies within flood zone 2. The sequential approach shows there are other location which would be more suitable. There are also access concerns with this site.

[042]014 Residential Access from Fen Lane constrains the site. There is also a belt of trees to the north of the site, which screens the approach to Harling, and would be sensitive to change.

[042]015 Residential Development of this site is likely to harm the setting of The Cresent, a number of Grade II listed buildings.

[042]017 Recreation Site is remote from the built up extent of Harling

[042]018 Residential Site is remote from the built up extent of Harling

[042]019 Residential Development of the site would represent backland development which would harm the form and character of the area.

[042]020 Residential There are access concerns onto West Harling Road. The site is also on previously developed land.

[042]021 Residential Site is remote from key village services. There are also access concerns onto West Harling Road.

[042]022 Residential Part of this site is lies within flood zone 2. The sequential approach shows there are other location which would be more suitable. There are also access concerns with this site. Development of this site would also represent backland development which would harm the form and character of the area.

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Site Reference Proposed Used Reason why site is unreasonable

[042]023 Eco-housing Site is remote from key village services. There are also access concerns exception site onto West Harling Road.

[042]024 Residential There are access concerns onto Fen Lane.

Table 11.1Unreasonable Sites in Harling

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