DESIGN, ACCESS

AND PLANNING STATEMENT

Arkitech House, 35 Whiffler Road, ,

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 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.

6.6 The proposed dwellings are orientated parallel to the sites east & west boundaries. Front elevations are proposed to face North West, at an angle to Green Lane. Rear elevations are proposed to face South East to enjoy views of the sites wooded rear boundary.

7 | P a g e Ref No. 7015 7.0 APPEARANCE AND SCALE

7.1 The proposed single storey dwellings are comparable in size and scale to existing adjacent bungalows along Green Lane.

7.2 The low ridgeline of the proposed Bungalow house types will be concealed behind the existing tree line along Green Lane and the sites wooded rear boundary and will therefore not give rise to any “overlooking” issues with either adjacent or the recently approved/constructed housing off “Flag Cutters Way” at the sites rear.

7.3 Externally, the proposed bungalows have been designed to be in keeping with the character and appearance of the existing/adjacent dwellings and use similar materials.

7.4 Each dwelling is proposed to have provision for suitable car parking, cycle storage, separate refuse/recycled waste bin storage in line with current planning policy and front and rear gardens spaces.

8.0 ECOLOGY

8.1 Being mindful of the application sites quite location, proximity to woodland and the time elapsed since it was used as agricultural land, the client commissioned Gray Ecology to undertake a Preliminary Ecology Appraisal (PEA) for the proposal site.

The survey work associated with the PEA was completed in 21 st July 2019.

Accordingly, we invite the reader to refer directly to the associated PEA.

8.2 The Executive summary within the PEA recognised that although the proposal and adjacent 259 approved new dwellings are unlikely to impact upon any locally “designated sites”, the LPA should be consulted.

8.3 The PEA set out number of simple recommendations to “enhance” the sites ecological value, which we confirm the applicant is happy to adopt.

8 | P a g e Ref No. 7015 9.0 POLICY CONTEXT

Presumption in Favour of Sustainable Development.

9.1 One of the “Core Planning Principles” within the National Planning Policy Framework (NPPF) is that planning should:

“proactively drive and support sustainable economic development to deliver the homes, businesses and industrial units, infrastructure and thriving local places that the country needs”.

9.2 The NPPF explains that “The purpose of the planning system is to contribute to the achievement of sustainable development” (NPPF, para 7) and sets out a “ Presumption in Favour of Sustainable Development”. (NPPF, para 14)

9.3 With the above in mind, the applicant is seeking planning approval for x6 No. new dwellings within a disused site, situated in proximity to existing roads, infrastructure and services - which include the safe access public transport.

9.4 Para 47 of the NPPF states that, Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise.

Decisions on applications should be made as quickly as possible, and within statutory timescales unless a longer period has been agreed by the applicant in writing.

9.5 With the above in mind, the Development Plan associated with the application site comprises of the following:

- The Greater Norwich Joint Core Strategy (JCS) as prepared by the following Broadland, Norwich, Councils - adopted March 2011, amendments adopted January 2014.

-The Broadland Development Management Development Plan Document (DPD) - adopted 3 rd August 2015 and subject to a legal challenge ending on the 15 th September 2015.

-The Horsford Neighbourhood Plan (HNP) (2018-2038) - adopted July 2018 Horsford Parish Council.

9 | P a g e Ref No. 7015 9.6 The JCS sets out the long-term vision and objectives for the area, from 2008 up to 2026.

The JCS identifies broad locations for new housing and employment growth and changes to transport infrastructure and other supporting community facilities, as well as defining areas where development should be limited. It helps co-ordinate and deliver other services and related strategies.

9.7 The JCS states that (P20), at least 36,820 new homes are to be built, approximately 33,000 of which will be in the Norwich Policy Area. 11,099 to be delivered within the Broadland District, which includes Horsford.

9.8 JCS Policy 9, identifies Horsford as located within the Norwich Policy area, as such the area may be considered for additional development to assist with the delivery of “smaller sites in the Norwich Policy area” allowance.

9.9 JCS Policy 15, identifies Horsford as a service village.

9.10 The DPD contains a number of planning policies, against which the application should be considered: GC1, GC4, EN1, EN2, EN3, EN4, RL1, TS3, TS4, and CSU5.

9.11 DPD Policy GC1, Presumption in Favour of Sustainable Development - refers to NPPF, para 14 “ Presumption in Favour of Sustainable Development” and outline some additional provisions.

Subsequently, applications in accordance with DPD polices and where there are no material considerations to the contrary - will be granted without delay.

As demonstrated above, there are no adverse impacts associated with the proposed development and if approved (although modest in scale) the scheme would assist with the supply of much needed housing.

9.12 DPD Policy GC4 Design - states that “Development will be expected to achieve a high standard of design and avoid any significant detrimental impact.

As show within the application drawings, the site layout and dwelling design are of high quality, mindful of the sites context, character and appearance of the area. In conclusion, the application is in accordance with policy GC4.

9.13 DPD Policy EN1 Biodiversity & Habitats - seeks to protect and enhance biodiversity within the district.

As stated above & within the submitted Preliminary Ecology Appraisal (PEA). The application will have negligible impact on the sites biodiversity, which is of “low” ecology value. The application seeks to improve the sites existing

10 | P a g e Ref No. 7015 biodiversity with the implementation of enhancements, as identified within the PEA report. In conclusion, the application is in accordance with DPD Policy EN1.

9.14 DPD Policy EN2 Landscape - seeks to protect the character of the area/district.

Existing natural and topological features greatly limit the opportunities for both near and distant views in to and from the application site. The established mature tree and hedge line encloses the site, effectively screening it from view. The proposed single storey dwelling type, ensures the roof ridge line is below the boundary tree line and will have no impact on near or distant views across/within the landscape. In addition to the above, proposals include new tree and shrub planting within front and rear gardens, a further enhancement. In conclusion, the application is in accordance with DPD Policy EN2.

9.15 DPD Policy EN3 Green infrastructure – requires developments of five or more dwellings to maximise opportunities for the creation of a well-managed network of wildlife habitats.

EN3 sets out expected commitments to provide adequate arrangement for the management and maintenance of green infrastructure for developments of five or more dwellings. We note that whilst opportunities to meet the above commitment (as identified within EN3) within the application site are limited, Broadland Council recognises that a flexible approach is required (para DPD 3.22).

Being mindful of the above and that Broadland Council collects CIL, it is envisaged the that any approval (if granted) would have planning conditions attached to meet DPD Policy EN3 obligations.

9.16 DPD Policy EN4 – states that proposals are expected to include an assessment of potential pollution.

As stated within section 3 above, the application site is disused agricultural land and was previously part of a much large Small holding which ceased operation circa 1990. The application site has remained in the ownership of the family which once farmed the larger small holding. Accordingly, it is with certainty that our client confirms that there is no contamination/pollution within the site. In conclusion, the application is in accordance with DPD Policy EN4.

11 | P a g e Ref No. 7015 9.17 DPD Policy RL1 – requires developments of five or more dwellings to make adequate provision for and subsequent management for recreation.

RL1 sets out expected commitments to provide adequate arrangement for the provision and maintenance for recreation for developments of five or more dwellings. We note that whilst opportunities to meet the above commitment (as identified within RL1) within the application site are limited,

Broadland Council recognises that a flexible approach is required (para DPD 7.14).

Being mindful of the above (in the event of an approval is granted), we envisage that Broadland Council will require the applicant to agree to a S106 agreement in order to meet DPD Policy RL1 obligations.

9.18 DPD Policy TS3 – states that developments will not be permitted where it would result in any significant adverse impact upon highway use or safety.

As stated above (para 5.5 & 5.6), we acknowledge NCC Highways safety concerns and recommendation raised previously in connection with application 20182023 (Erection of x6 No. Bungalows – Refused).

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.

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”. In conclusion, the application is in accordance with DPD Policy TS3.

9.19 DPD Policy TS4 – requires developments demonstrate provision for suitable car parking and manoeuvring space appropriate to the location as well as access to non-car modes of transport.

As set out within Broadland Council Parking standards SPD appendix 2 (page 35), we understand that the application is in accordance with the parking standards set for Class 3 dwellings and are proposed to be as follows:

Plot 1, 2 & 3 – Three bedroom: x2 Parking spaces & x1 No. Double Garage Plot 4 – Four bedroom: x2 Parking spaces & x1 No. Double Garage Plot 5 – Three bedroom: x2 Parking spaces & x1 No. Double Garage Plot 6 – Three bedroom: x3 Parking spaces

12 | P a g e Ref No. 7015 As stated with in para 5.6 above, the application site is in proximity of the newly constructed “Flag Cutters Way” bus stop - estimated to be approx. 256m away from the proposed application site.

As stated with in para 5.5 above, safe pedestrian access to the “Flag Cutters Way” bus stop is proposed to be provided with the construction of an all new 1.8m wide pedestrian foot path (no dig construction as/where required).

The new 1.8m wide pedestrian foot path (no dig construction as/where required) is proposed to be provided along Green Lane to connect the proposed new highway threshold and “Flag Cutters Way”. In conclusion, the application is in accordance with DPD Policy TS4.

9.20 DPD Policy CSU5 – requires developments demonstrate that provision for surface water drainage has been considered.

As noted within the attached application drawings impermeable area has been minimised with the use of permeable road surfaces. Rain water runoff from the dwellings & garages would be directed to appropriately design soakaways. In conclusion, the application is in accordance with DPD Policy CSU5.

9.21 The HNP contains a number of planning policies, against which the application should be considered: HBE1, HBE2, HBE3, TRA1, TRA2, TRA3, ENV1, ENV2, ENV3, ENV4, ENV5 and ENV6.

9.22 HNP Policy HBE1 – recognises the importance of preserving “local character”. Policy HBE1 seeks to support development that will provide housing of a mixed type, scale, design. Reinforcing local disactivates in resistance to the prevailing “sameness of large” developments. Page 24/25 of the HNP states that Horsford is mostly made up of low-density housing which relates to its surrounding environment and that local residents wish to see new development that positively contributes to the village “rural image” through sympathetic and visually attractive design.

The submitted house type drawings demonstrate that the applicant has developed a scheme mindful of the sites context. In conclusion, the application is in accordance with HNP Policy HBE1.

9.23 HNP Policy HBE2 – Seeks to support developments with a well-considered site layout, simple to navigate and well connected with the wider village.

The single sweeping drive/site layout acknowledges the above aspiration. In conclusion, the application is in accordance with HNP Policy HBE2.

13 | P a g e Ref No. 7015 9.24 HNP Policy HBE3 – Seeks to support developments of a high quality of design which respect and enhance local area/village character.

As stated above, the scale, design and massing of the proposed house types has been informed by adjacent dwellings/site context. In conclusion, the application is in accordance with HNP Policy HBE3.

9.25 HNP Policies TRA1 and TRA2 – Seeks to support developments that will contribute/enhance the “joined-up network of high-quality footpaths, rights of way and cycle ways” and connections to Public Transport - improving access to amenities within village and beyond.

As stated above, the application seeks to provide an all new “trogg” footpath to connect the application site to the newly constructed footpath and Bus Stop at “Flag Cutters Way” - thus extending/enhancing the village footpath network. In conclusion, the application is in accordance with HNP Policy TRA1 & TRA2.

9.26 HNP Policy TRA3 – Seeks to support developments that are designed to minimise the visual impact and obstruction of cars parked within residential areas.

As stated above, the proposed site layout will provide sufficient safe “off street parking” in accordance with JCS policy requirements. The proposal site is screened from view from the adjacent highway (Green Lane), behind a “well established” tree/hedge line. In conclusion, the application is in accordance with HNP Policy TRA3.

9.27 HNP Policy ENV1 – Seeks to protect, preserve and enhance the local woodland and heathland habitat.

As stated above and within the attached PEA report, the proposal site currently is of “low” ecology value. The application seeks to improve the existing biodiversity, as identified within the PEA report. In conclusion, the application is in accordance with HNP Policy ENV1.

9.28 HNP Policy ENV2 – Seeks to support developments that seek to maintain and enhance the connectivity of “all green corridors” to further enable walking and cycling within the parish.

As stated above, the application seeks to provide an all new “trogg” footpath from the application site, along Green Lane to connect with “Flag Cutters Way”. In conclusion, the application is in accordance with HNP Policy ENV2.

14 | P a g e Ref No. 7015 9.29 HNP Policies ENV3 and ENV4 – Seeks to protect, preserve and enhance Green space and view within/across the Parish.

As stated above, the application site is enclosed with a “well established” tree/hedge screen. Accordingly, there will be no visual impact on views to, from or across Green Lane and the surrounding countryside. In conclusion, the application is in accordance with HNP Policy ENV3 and ENV4.

9.30 HNP Policy ENV5 – Seeks to protect, preserve and enhance significant trees within site boundaries.

As stated above and noted within the submitted application drawings PEA & AIA. The application site in enclosed within a “well established” retained tree/hedge lined boundary, thus preserving the sites rural character. In conclusion, the application is in accordance with HNP Policy ENV5.

9.31 HNP Policy ENV6 – Seeks to restrict/confine the use of “Street lighting” to “main roads” only, thus limiting light pollution and any impact on biodiversity.

We confirm it is our understanding that the applicant is not seeking to provide any “Street lighting” other than that which is required of him by NCC highways. In conclusion, the application is in accordance with HNP Policy ENV6.

10.0 PLANNING CONDITIONS, OBLICATIONS AND CIL

10.1 Planning conditions - It is assumed it will prove acceptable for the detail of site, dwelling, highways and services design to be considered/agreed with the Broadland Council (LPA) via the discharge of planning conditions.

10.2 Section 106 - We note Planning Policy Guidance states that Section 106 planning obligations should only be sought by the LPA to mitigate the impact of unacceptable development.

10.3 We confirm it is our understanding that Broadland Council is a CIL collecting Authority.

15 | P a g e Ref No. 7015 11.0 CONCLUSION

11.1 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.

11.2 This Statement should be read in conjunction with all documents and drawings attached to/associated with the above planning application.

11.3 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.

11.3 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.

11.4 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.

11.5 We have demonstrated that there are no negative impacts associated with the application, which, if approved would provide x6 No. open market dwellings and assist with meeting the national housing shortage.

11.6 We have demonstrated that the application is in accordance with planning policy, constitutes sustainable development and that the “ presumption in favour” should apply.

16 | P a g e Ref No. 7015