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7015 Design Access and Planning

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7015 Design Access and Planning DESIGN, ACCESS AND PLANNING STATEMENT Arkitech House, 35 Whiffler Road, Norwich, Norfolk NR3 2AW Proposed residential development consisting of : T: 01603 787778/788878 F: 01603 787496 x6 No. Bungalows with associated garages, parking and gardens [email protected] www.dfal.tv On land east of Oak Deane, Green Lane, Horsford Norwich, Norfolk, NR10 3ED On behalf of : Graham Able The Gables Cottage Stony Lane Reepham Norfolk Ref No. 7015 October 2019 CONTENTS Page 1.0 INTRODUCTION 2 2.0 RELEVANT PLANNING HISTORY 2 3.0 THE SITE 3 4.0 AMOUNT 5 5.0 ACCESS 6 6.0 LAYOUT 7 7.0 APPEARANCE AND SCALE 8 8.0 ECOLOGY 8 9.0 POLICY CONTEXT 9 10.0 PLANNING CONDITIONS, OBLICATIONS AND CIL 15 11.0 CONCLUSION 16 1 | P a g e Ref No. 7015 1.0 INTRODUCTION 1.1 This Design, Access and Planning Statement has been prepared by David Futter Associates Ltd on behalf of Mr Graham Abel to accompany an application for planning permission for: x6 No. Bungalows with associated garages, parking and gardens. 1.2 This Statement should be read in conjunction with all documents and drawings attached to/associated with the above planning application. 1.3 We confirm it is our understanding that this is a “Free Go” application planning application subsequent to refusal of app 20182023, decided on 17 th May 2019. 1.4 The Statement covers those planning policies that are considered relevant to the development proposal at national and local level and as such shows how the proposal is consistent with and meets the relevant policy requirements of the National Planning Policy Framework (NPPF), The Greater Norwich Joint Core Strategy (JCS), The Broadland Development Management Development Plan Document (DPD) and The Horsford Neighbourhood Plan (HNP) (2018- 2038) - adopted July 2018 Horsford Parish Council. 1.5 The application site is part of a larger parcel of enclosed former agricultural land located East of Oak Deane and with frontage on Green Lane, Horsford, Norwich. 1.6 The application is submitted with both an Arboricultural Impact Assessment and an Ecology report. 1.7 This Statement establishes that the principle of the development is acceptable, and that the proposal conforms with relevant national and local plan policies. 2.0 RELEVANT PLANNING HISTORY 2.1 Within the application site: 20182023 – x6 No. Bungalows (Refused) 2.2 Adjacent to the application site: 20161770 – x259 No. dwellings (Approved) 2 | P a g e Ref No. 7015 3.0 THE SITE 3.1 As stated within the introduction, the site (approx. 0.49 hectares), is part of a larger parcel of enclosed former agricultural land with road frontage along Green Lane, Horsford, Norwich. It is understood that the site was once part of a larger smallholding owned by a Mr James Fulcher and was originally attached to the adjacent land currently being developed to accommodate 259 dwellings. (Planning app. 20161770) It is understood that subsequently to Mr Fulcher ‘s passing, the Smallholding was bequeathed to and divided between Mr Fulcher ‘s family members (circa 1990), which included his daughter and our client, the son-in-law. 3.2 The application site is orientated with thus: - Northern edge parallel/adjacent to Green Lane. - Eastern edge adjacent to neighbouring agricultural land. - Western edge adjacent to neighbouring dwelling Oak Deane. - Southern boundary will be formed as a result of the internal subdivision of the enclosed parcel of land. 3.3 Green Lane is an adopted, largely tarmacked single track tree lined road, connected to the Holt Road (B1149) at its “Western end” and the Cromer Road (A140) at its “Eastern end”. It is understood that a large length of the mid-section of Green Lane (within an expanse of woodland), reverts to an unmade track. Consequently, Green Lane is considered as a “Dead end” Lane, primarily providing access to only local resident, smallholding and farm vehicular traffic in proximity to the “Eastern” & Western” tarmacked ends. 3.4 The road layout at the Green Lane/Holt Road junction has recently undergone extensive modification, subsequent to the approval and commencement of a significant 259 housing development situated South of Green Lane. 3 | P a g e Ref No. 7015 3.5 Highway modifications at the junction of Holt Road & Green Lane as a result of the new 259 dwelling development include: - The demolition of No. 360 Holt Road (Flag Cutters). - Modification to the road layout / junction between Holt Road & Green Lane. - Construction of an all new roundabout. - Relocation of the “Village gateway” speed limit signs on the Holt Road 30 mph inbound to Horsford, National speed limit signs outbound. - Widening of Green Lane from the Roundabout up to the new development -The renaming of the “widened” section of Green Lane to “Flag Cutters Way”. - An all new 1.8m wide pedestrian footpath along “Flag Cutters Way”. - Speed limit reduction from Holt road along “Flag Cutters Way”, 40 mph down to 30 mph on Green Lane. - Priority given to “Flag Cutters Way” at a new junction with Green Lane. - Highway width reduction from “Flag Cutters Way” to Green Lane width decreases from 6m down to 3.5m. - Speed limit change from “Flag Cutters Way” (30 mph) and Green Lane (60 mph) National speed limit. 4 | P a g e Ref No. 7015 4.0 AMOUNT 4.1 The proposal is to sub-divide the application site, construct x6 No. new bungalows consisting of the following: Plots 1, 2 & 3: (124 sqm GIA) x1 No. 3 Bedroom, 6 person bungalow with: -Detached double garage & x2 No. parking spaces -Open front garden & enclosed rear garden Plot 4: (147 sqm GIA) x1 No. 4 Bedroom, 8 person bungalow with: -Semi-detached double garage & x2 No. parking spaces -Open front garden & enclosed rear garden Plots 5: (159 sqm GIA) x1 No. 3 Bedroom, 6 person bungalow with: -Semi-detached double garage & x2 No. parking spaces -Open front garden & enclosed rear garden Plots 6: (119 sqm GIA) x1 No. 3 Bedroom, 5 person bungalow with: -x3 No. parking spaces -Open front garden & enclosed rear garden 4.2 As noted within the submitted drawings, in addition to construction of the above dwellings, the proposal also involves the construction of the following: an all new 1.8m wide “Trogg” footpath along Green Lane to connect the application site with “Flag Cutters Way”, construction of an all new highway access in conjunction with a communal driveway and garages. 5 | P a g e Ref No. 7015 5.0 ACCESS 5.1 Access to the application site is off Green Lane via Holt Road. 5.2 Access to/from Green Lane/Holt Road has greatly improved with the recent construction/completion of an all new roundabout junction and road widening to at the Southern end of Green Lane. The widened section of Green Lane has subsequently renamed “Flag Cutters Way”. The above highways improvements ensure the safe entry/exit for car, cycle and pedestrian alike. 5.3 As noted within the submitted drawings, the existing site access located at the plots North East corner, is proposed to be infilled with native hedge planting and made good. 5.4 An all new highway access threshold is proposed to be formed at the sites North West corner. The new highway threshold is proposed to be 4.2m wide with an all new 160m wide vision splay, in accordance with the extant 60mph speed limit along Green Lane. Whilst the above vision splay demonstrates that the scheme can accommodate a “worst case” scenario, we anticipate NCC Highways may wish to review the speed limit along this remaining length of Green Lane. NCC Highways may consider the Green Lane speed limit to be at odds with that set along the newly constructed adjacent “Flag Cutters Way”. 5.5 Whilst we acknowledge NCC Highways safety concerns and recommendations raised in connection with the previous application. (20182023 - Erection of x6 No. Bungalows – Refused). Having reviewed NCC Highways comments, we are mindful that a development of x6 No. private dwellings may not constitute a significant enough increase in traffic to warrant increasing the width of Green Lane to 4.8m wide from “Flag Cutters Way” up to the application site access. We note that there are many local examples in more heavily trafficked areas, where the provision of a passing place has been deemed acceptable. 6 | P a g e Ref No. 7015 5.6 In addition to the above, a new 1.8m wide informal footpath “Trogg” (no dig construction as/where required), is proposed to be constructed from the application site to link with “Flag Cutters Way”. 5.7 The proposed all new “Trogg” footpath would provide safe access for pedestrians to walk to the newly constructed “Northern” bus stop in proximity to Green Lane on “Flag Cutters Way”, which we estimate to be approx. 256m away. 6.0 LAYOUT 6.1 As stated above, access to the site is to be via Green Lane and an all new footpath. 6.2 Thereafter, access within the site is proposed to be via a 3.6m wide communal driveway, leading to individual dwellings. 6.3 The adjacency of Green Lane (considered a cul-de-sac) and width of the proposed new site access affords an opportunity for refuse, service and emergency vehicles to use the site access as a “turning head”, an improvement on the existing condition. 6.4 A communal refuse bin collection point is to be located adjacent to the site access. Waste is to be normally sorted and stored in recycling and waste bins adjacent to the respective dwellings until collection day. 6.5 The dwellings are proposed to be located towards the middle of the plot to respect existing trees roots and allow enough space for: car parking/garaging at the front and private enclosed South East facing gardens to the rear.
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