Planning Application - School Playing Field, Green Lane West, NR13 6LU

Planning Statement – Erection of one dwelling

September 2016 School Playing Field, Green Lane West, Rackheath Planning Statement

Issue Sheet

Report Prepared for: Mr D Jeans

School Playing Field, Green Lane West, Rackheath

Planning Statement

September 2016

Prepared by: Signature:

Name: Ian Reilly Title: Senior Planner

Date: September 2016

Approved by: Signature:

Name: Philip Atkinson

Title: Director Date: September 2016

Contents

1 INTRODUCTION AND BACKGROUND 4

1.1 PURPOSE OF THE STATEMENT 4 1.2 RELEVANT PLANNING HISTORY 4 1.3 PRE-APPLICATION 5

2 PROPOSAL 5

2.1 SITE CONTEXT AND LOCATION 5 2.2 PLANNING APPLICATION SUBMISSION 6 2.3 PROPOSAL 6

3 PLANNING POLICY CONTEXT 6

3.1 PRIMARY LEGISLATION 6 3.2 NATIONAL PLANNING POLICY FRAMEWORK (NPPF) 7 3.3 JOINT CORE STRATEGY (JCS) 8 DISTRICT 8 3.4 COUNCIL LOCAL PLAN 8

4 PLANNING ASSESSMENT 9

4.1 THE PRINCIPLE OF DEVELOPMENT 9 4.2 DESIGN AND LANDSCAPE 10 4.3 HIGHWAYS 12 4.4 SELF-BUILD 13

5 SUMMARY AND CONCLUSIONS 13

5.1 SUSTAINABLE DEVELOPMENT 13 5.2 CONCLUSIONS AND RECOMMENDATION 13

School Playing Field, Green Lane West, Rackheath Planning Statement

1 Introduction and Background 1.1 Purpose of the Statement 1.1.1 Lanpro Services have been instructed by the applicant, Mr Dennis Jeans, to submit a planning application at the School Playing Field, Green Lane West, Rackheath. 1.1.2 The purpose of this statement is to:  Provide for a review of the relevant background  Provide site context  Describe the proposal  Address the relevant adopted Development Plan policies  Examine any further material planning considerations  Address matters raised through the previous application process.  Provide a justified recommendation 1.1.3 Should consultation responses be forthcoming from this submission which require to be addressed Lanpro Services will lead on the resolution of these matters. We would request that consultation responses are sent directly to us upon their receipt at Council. 1.2 Relevant Planning History 1.2.1 The adjacent school house was granted planning permission for conversion to residential use through applications 20061802 and 20071284, we understand that the later application was the one implemented. Neither decisions or available reports make reference to the associated playing field. 1.2.2 Planning Application 20081501 proposed to erect a two storey dwelling in the central part of the site. The dwelling included a two car garage and a high pitched roof; the proposed roof form is considered to be uncharacteristic of the immediate housing stock. The frontage of the dwelling incorporated a large gable projection and by virtue of the scale of the dwelling and the garages the plot and streetscene was over dominated by built form. 1.2.3 The Council refused planning application 20081501 on 8 December 2008 with the following matters raised:  The site is outside the development boundary and there are no reasons provided to justify the dwelling.  The site contributes to the visual break between the industrial estate and the existing residential development and that the erosion of this visual separation would harm the rural character of the immediate area.  The Highway Authority objected due to visibility issues. The Highway Authority noted that due to the volume of traffic using this section of road and the fact that this route is used by Heavy Goods Vehicles travelling to the industrial estate a visibility splay of 120m x 2.4m must be provided. Insufficient information had bene provided to address this matter and therefore the Council determined that the access is inadequate and would be detrimental to highway safety. 1.2.4 The applicant appealed the decision and the Planning Inspector dismissed the appeal (APP/K2610/A/09/2105386). 1.2.5 The Inspector highlighted, and subsequently quoted, only one area of national policy in her assessment. It is therefore considered that the aim of Planning Policy Statement 7: Sustainable Development in Rural Areas (PPS7) was paramount in her decision making: ‘New building development in the open countryside away from existing settlements, or outside areas allocated for development in development plans, should be strictly controlled; the

Government’s overall aim is to protect the countryside for the sake of its intrinsic character and beauty, the diversity of its landscapes, heritage and wildlife, the wealth of its natural resources and so it may be enjoyed by all’. 1.2.6 Planning application 20151844 proposed the siting of a temporary unit to provide creche/nursery facility, erection of a 1.6m high perimeter fencing and formation of grasscrete car parking area. The application was refused under delegated authority on 12 January 2016. 1.2.7 The decision notice advised the following as the reasons for refusal:  The site is in an unsustainable location outside of the development limits and the proposal would cause adverse impacts  The development would result in additional built form and commercial activity in the countryside  The proposal would lead to significant intensification in the use of an access onto Green Lane West which would cause interference with the safe and free flow of traffic on this route; the use of Green Lane West as a busy HGV route is also highlighted.  The application was considered to provide insufficient standards of on-site parking and manoeuvring.  The application documents did not demonstrate that the applicant had control over a sufficient amount of land to provide the required visibility splays. 1.2.8 The decision notice confirmed that the Local Planning Authority believes that the application could not be amended to overcome the ‘in principle’ concerns detailed above and therefore they refused the application.

1.3 Pre-application 1.3.1 Prior to submitting this application Lanpro Services have been in contact with Broadland DC. These discussions have focused around the principle of developing the site for residential purposes rather than a commercial use, as previously proposed. 1.3.2 Formal pre-application discussion have taken place (ENQ20160337) and the Council Planning Officer has advised that the principle of development is considered to be acceptable. In response to concerns raised by the Planning Officer there have been some amendments made to our draft scheme with regards to the roof pitch. 1.3.3 The Highway Authority have advised that they could not support the scheme prior to the completion of the NDR / Green Lane West works.

2 Proposal 2.1 Site Context and Location 2.1.1 The application site is located to the north west of the established Rackheath Industrial Estate and is surrounded by residential property. The junction of Green Lane West and Road is situated to the north west of the site. 2.1.2 To the south west of the site on Green Lane West is the village hall and playing fields. Beyond that to the south is the part of the settlement known as New Rackheath, this includes the primary school. 2.1.3 The application site addresses Green Lane West on its western boundary and is separated from the Old School House and former Headmasters House to the north by a narrow lane adjoining the site boundary. Behind the Old School and House and Headmasters House is further residential development which wraps around the junction of Green Lane West and Wroxham School Playing Field, Green Lane West, Rackheath Planning Statement

Road; with access points onto both roads. The Hill Top Cafe is situated on the southern side of Wroxham Road. 2.1.4 On the western side of Green Lane West, opposite the site, are further residential properties with vehicular access points onto Green Lane West. The western side of Green Lane West also incorporates a footpath which connects the Wroxham Road/Green Lane West junction with all of the services and facilities in Rackheath. 2.1.5 The dwellings surrounding the site are a mixture of styles with a varying use of materials, scale and orientation. 2.1.6 To the east and south of the site are mature trees and vegetation which effectively screen the site from the industrial estate and wider countryside. The site is currently open to view from the roadside with herras fencing erected for security. There is an established access onto Green Lane West at the north western corner of the site. 2.1.7 The site is grassed and contains an exposed concrete base which previously hosted a mobile classroom. The site slopes gently from north to south with the concrete base located in the north eastern corner and prominent from the roadside view. 2.2 Planning Application submission 2.2.1 The application is accompanied by the following plans:  Location Plan  Existing site plan  Proposed site plan  Proposed elevations  Proposed Internal floor layout 2.2.2 The development is not of a scale or use that requires for a design and access statement to be provided. However, matters related to design and access are considered within this statement. 2.3 Proposal 2.3.1 The planning application proposes to provide for a single detached 1.5 storey three bedroom dwelling with an integral garage. 2.3.2 The dwelling is proposed to be set back from the road side and cover the existing concrete base. The site would be accessed from Green Lane West via an existing access point which is currently used for maintenance purposes. 2.3.3 The application does not propose to place any landscaping within the immediate frontage and the application does not require for the removal of any trees. 2.3.4 The dwelling would be constructed using a mix of red facing brick, render, tiles and timber. 3 Planning Policy Context 3.1 Primary Legislation 3.1.1 Under Section 38 of The Planning and Compulsory Purchase Act 2004 (‘The 2004 Act’), the determination of planning applications must be in accordance with the approved development plan unless material considerations indicate otherwise. This chapter identifies the national and local planning policies that provide the framework in which this application has been made. 3.1.2 Section 2(1) of the Self-build and Custom Housebuilding Act 2015 requires for planning authorities to have regard to each self-build and custom housebuilding register that relates to their area when carrying out their planning, housing, land disposal and regeneration functions.

3.2 National Planning Policy Framework (NPPF) 3.2.1 National planning policy is set out in the National Planning Policy Framework (NPPF) which was published in March 2012. This provides a framework within which regional and local policy is set. The publication of the Planning Practice Guidance (PPG) in March 2014 gives further guidance. 3.2.2 Central Government planning guidance contained in the NPPF advises that there are three dimensions to sustainable development; economic, social and environmental. The key to providing sustainable development is to ensure that all three are considered within planning decisions and plan making. 3.2.3 At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. Paragraph 14 of the NPPF further advises that Local Authorities should approve development proposals that accord with the development plan without delay. 3.2.4 Paragraph 17 details the twelve core principles of planning. These include advice that planning should:  always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings  encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value 3.2.5 Paragraph 32 of the NPPF advises that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. 3.2.6 Paragraph 47 requires Local Authorities to boost significantly the supply of housing. They are instructed to identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5% (20% in cases of persistent under delivery) to ensure choice and competition in the market for land. 3.2.7 Paragraph 47 also demands that Councils identify a supply of specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15. 3.2.8 Paragraph 49 of the NPPF advises that housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites. 3.2.9 NPPF paragraphs 49 and 50 advise Councils that housing applications should be considered in the context of the presumption in favour of sustainable development and that a wide choice of homes should be delivered. 3.2.10 NPPF Para 50 promotes that a wide choice of housing should be delivered to widen the opportunities for home ownership and create sustainable, inclusive communities. 3.2.11 In order to boost housing supply and ensure that a wide range of housing is delivered Central Government have introduced the need for Locals Authorities to keep a register of individuals and associations who are seeking to acquire serviced plots of land (NPPG Paragraph: 002 Ref ID: 57-002-20160401). 3.2.12 The NPPG (Paragraph: 014 Reference ID: 57-014-20160401) advises that the regard must be had to the self build register, this includes both plan making and decision making responsibilities and that the register is a material consideration for decision making.

School Playing Field, Green Lane West, Rackheath Planning Statement

3.2.13 Section 7. Requiring good design highlights that good design is also needed to achieve a sustainable development outcome. The NPPF is clear that good design is considered to be vital to achieving sustainable development (Para 56): …Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. 3.3 Joint Core Strategy (JCS) 3.3.1 The Joint Core Strategy (JCS) for Broadland, and South was adopted in March 2011 with amendments adopted in January 2014. 3.3.2 The JCS is considered to be part of the adopted development plan for Broadland District Council and p[provides for a series of high level policies regarding design, the environment and social inclusion/cohesion. The JCS also sets out the long-term vision and objectives for the area, including strategic policies for steering and shaping development. 3.3.3 The majority of growth for the JCS Authorities will be located within the Norwich Policy Area (NPA) The NPA is defined in the JCS as: Part of the county which is centred on and strongly influenced by the presence of Norwich as a centre for employment, shopping and entertainment, generally comprising the fringe and first ring of large villages around the city of Norwich, but extending to Long Stratton and Wymondham 3.3.4 The overall spatial vision for the JCS area identifies Rackheath as part of the Growth Triangle area which will supply at least 7,000 dwellings by 2026. 3.3.5 JCS Policy 9 identifies that 2000 dwellings should be accommodated within the NPA on smaller sites. 3.3.6 The JCS area identifies a Service Village’s in JCS Policy 15. Service Villages are appropriate for small-scale housing development subject to form and character considerations. 3.3.7 Policy 15 identifies that Service Villages which are inside the Norwich Policy Area can accommodate further development to deliver the smaller sites in the NPA allowance which is detailed in JCS Policy 9. Policy 15 advises that Rackheath has the equivalent status as a Service Village and is in the Norwich Policy Area. 3.3.8 It is accepted practice that the NPA has a five year land supply target and that at present the target is not being met. The JCS is considered to have several policies which are related to the supply of housing and in light of recent High Court judgements the following policies are considered to be relevant to the application but they are also considered to have significantly diminished weight:  Policy 9: Strategy for growth in the Norwich Policy Area  Policy 10: Locations for major new, or expanded, communities in the Norwich Policy Area  Policy 12: The remainder of the Norwich urban area, including the fringe parishes  Policy 15: Service Villages 3.4 Broadland District Council Local Plan 3.4.1 The Council have recently adopted the Growth Triangle Area Acton Plan to complement the adopted Development Management and Site Allocations DPD’s. 3.4.2 Rackheath is positioned within the Growth Triangle AAP and Policy GT16: North Rackheath details the allocation of land for 3,000 homes, 25ha of land for employment and a range of other facilities. The site area for Policy GT16 is to the east of the application site.

3.4.3 The Development Management Policies which are considered to be relevant are:  GC1 – Presumption in Favour of Sustainable Development  GC2- Location of new development  GC4 – Design  EN2 – Landscape  EN3 - Green Infrastructure  TS3 – Highway Safety  TS4 – Parking Guidelines 3.4.4 Given the Councils five year housing land supply issue policies which are considered to be relevant to supply of housing are not considered to be up to date and therefore have diminished weight, this includes DM Policy GC2.

4 Planning Assessment 4.1 The Principle of Development 4.1.1 The application site is located outside of any identified development limits associated with the Councils Local Plan (2003); however, it is a section of previously developed land abutting the AAP Policy Allocation GT16. 4.1.2 The NPPF and JCS policy context encourages the development of previously developed land. We consider that the use of the site is still within the D1 use class as there has been no intervening use established since the school closed and the mobile unit removed. The site has been maintained and at one time marketed for a dwelling, with a planning application refused, the current use was never abandoned. It is entirely reasonable that a landowner will seek to establish what land uses are appropriate on a land holding which has had an active operation cease. 4.1.3 We note the Council believe the land to have a nil use class, and that this is not the same as agricultural use, and that there are no National or Local policy provisions to protect nil use land. Ultimately we consider the site to be previously developed brownfield land. 4.1.4 Paragraph 49 of the NPPF requires that housing applications should be considered in the context of the presumption in favour of sustainable development and that relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites. 4.1.5 It is considered that the Council do not have demonstrable five year housing land supply, there is no evidence to suggest otherwise. Therefore, Paragraph 49 of the NPPF is engaged and policies which are for the supply of housing cannot be considered up to date and therefore they have diminished weight. 4.1.6 The settlement boundary for Rackheath as identified on the Growth Triangle AAP is also considered to be out of date. 4.1.7 By virtue of the Councils housing land supply deficiency the restrictions on development outside of development boundaries are no longer relevant, and the principle of development is considered to be acceptable. 4.1.8 The Planning Inspector who refused the appealed application (20081501) for a new dwelling noted that the site was in the countryside and that new building development in the open countryside away from existing settlements, or outside areas allocated for development in development plans, should be strictly controlled. The main policy support for this conclusion was based on PPS7. This policy provision was superseded/withdrawn by virtue of the introduction of the NPPF. School Playing Field, Green Lane West, Rackheath Planning Statement

4.1.9 Since the considerations by the Planning Inspector the planning policy landscape associated with this site has change significantly. The site is immediately adjacent/abutting a large scale allocation in a growth area and the Council cannot demonstrate a five year land supply as is now required by the NPPF. 4.1.10 The site is served by a footpath which connects the road junction with Rackheath. The site is considered to be at a distance from the current main residential areas and commercial uses of Rackheath that sustainable forms of transport can be used. The site is also directly abutting the North Rackheath allocation and therefore directly beside what will become a large residential area. 4.1.11 Previously when considering the application for a nursery the Council concluded that because the site is approximately one mile from other services that it is an unsustainable location. Rackheath is a settlement which is sporadic in its form and which has services and facilities spread throughout its locality. This site is within easy walking and cycling distance of businesses, the village hall and other residential properties. It is not an unsustainable location. 4.1.12 The principle of developing the site for residential purposes is established by virtue of the Council not having a five year land supply and therefore the policies which control the supply of housing are not considered to be up to date. 4.2 Design and Landscape 4.2.1 NPPF Section 7 and JCS Policy 2 seek to ensure that development proposals respect local landscape and townscape character. DM Policy GC4 expects high standards of design to be achieved without causing significant detrimental impacts. 4.2.2 The application proposes to introduce a dwelling of modest scale to a site which has previously hosted a community/education use building and amenity area. The scale of the building is considered appropriate for the size of the site and the positioning proposed is not intrusive on the streetscene or the neighbouring properties. 4.2.3 The scale of the building is also considered appropriate in comparison to the varied sizes of dwellings which are surrounding the site. 4.2.4 The building has been designed to utilise materials which are commonplace within the surrounding dwellings. 4.2.5 The dwelling has been designed to ensure that there is no direct over looking or over shadowing of the adjoining residential properties; this ensures that amenity standards are maintained for all parties. The use proposed is also considered compatible with the adjoining plots. 4.2.6 Policy EN2 requires that, in consultation with the Councils Landscape Character Assessment SPD, development should seek to protect and enhance gaps between settlements, green spaces which make a significant contribution to defining the character of an area and many more historical landscape considerations. 4.2.7 The Councils Landscape Character Assessment SPD details that the site is within E4: Rackheath and . The relevant Landscape Planning Guidelines for E4 state that development should:  Seek to conserve and enhance the landscape structure within the area, including blocks and belts of woodland, copses of mature trees, mature parkland trees and intact hedgerows.  Seek to conserve the diverse and interesting landscape character, particularly in northern and western parts.  Seek to conserve distinctive, historic architectural and landscape features including historic parkland landscapes and their setting, which contribute to the area’s rich historic character and strong sense of place, particularly in northern and western parts.

 Seek to ensure the sensitive location of development involving further tall structures (such as steel pylons and telecommunication masts) in relation to prominent skyline locations both within the character area and within adjacent character areas  Seek to ensure that potential new small-scale development within villages is consistent with the existing settlement pattern, density and traditional built form.  Seek to conserve the landscape setting of villages, such as Woodbastwick, Rackheath and Salhouse and seek to screen (where possible) harsh settlement edges and existing visual detractors.  Seek to promote use of local vernacular buildings materials, including red brick, flint and pantiles.  Seek to conserve the landscape setting of historic houses, halls (including Beeston, Salhouse and Rackheath) and churches;  Seek to conserve the interesting landscape pattern of parkland, arable fields and woodland. 4.2.8 The site is not relevant to any historic landscape character. The site is also of such a minor scale that it is not considered to provide for an important separation between settlements or development clusters. The site does not make a significant contribution to defining the character of an area; the rear of the site is part of a wider tree belt which separates the existing residential development at the road junction from the industrial park; this will not be altered or negatively impacted upon. 4.2.9 The scale of development is modest and consistent with the existing pattern of development. 4.2.10 The development does not result in the loss of any vegetation on site and there will be opportunity through landscaping plans to enhance the green infrastructure of the site. Therefore, whatever importance the existing site vegetation is considered to contribute to the wider landscape character, ie shielding unattractive settlement edges, this will be retained and enhanced, the building proposed is not of a scale which will provide for any negative impacts on that landscape character. 4.2.11 The Council have stated that the previous application was unacceptable as it resulted in erosion of the visual break between the industrial estate and the existing dwellings at the junction. It is considered that the visual break between the existing commercial and residential uses is provided through the continuous tree and hedge line that is on the eastern side of Green Lane West. This tree/hedge line ceases at the southern point of the application site and from there the junction area is clearly characterised by established development which addresses the streetscene, with varying degrees of success. 4.2.12 Although we would dispute the importance and need for the visual break at this section of Green Lane West, especially considering the site history and urbanisation which will take place around the site, the proposed development will maintain the views through the site to the tree belt. We consider that the scale of the development proposal will not result in tree loss or erode the visual break. The opportunity to provide for roadside planting beyond the visibility splay will enhance the visual appearance of the immediate locality and expand the hedge line characteristic. 4.2.13 The Planning Inspectors decision to dismiss the 2009 appeal was done so on the basis that a large detached dwelling would dominate the frontage and this would erode the visual break. We have considered this decision and based on planning policy at that time we can understand the concerns raised. However, the planning policy situation has become more detailed in terms of landscape character assessment and the dwelling proposed is considerably different in terms of scale and impacts. School Playing Field, Green Lane West, Rackheath Planning Statement

4.2.14 The proposed development provides for an outcome which makes the most of the opportunities which are available on the site. This is achieved through a considerate design and the ability for supplementary planting to be established. 4.3 Highways 4.3.1 The previously refused application 20151844 for a commercial pre-school nursery had been referred to the Norfolk County Council Highway Authority who objected to the development on the following grounds:  The proposal would lead to significant intensification in the use of an access onto Green Lane West which would cause interference with the safe and free flow of traffic on this route; the use of Green Lane West as a busy HGV route is also highlighted.  The application was considered to provide insufficient standards of on-site parking and manoeuvring.  The application documents did not demonstrate that the applicant had control over a sufficient amount of land to provide the required visibility splays. 4.3.2 This application is significantly different in terms of highway impacts. The development would not result in a significant intensification of the access onto Green Lane West. It is considered that a dwelling of the scale proposed would result in no more than six car movements a day; a neutral impact on the highway functionality. The scale of movements are also not considered to be of a quantum which would have any detrimental impact on the use of Green Lane West as a busy HGV route. 4.3.3 It should be noted that the site has a maintenance gate which could be accessed at any time and from which HGV and general traffic would not expect traffic movements from. The introduction of a dwelling will be an obvious marker to all users of the roadway that vehicle movements from the site will occur, however given the adjacent existing access point and those on the opposite side of the road all users of the road, regular or otherwise, would be aware that this section of road will be subject to vehicles accessing and egressing the highway. Therefore, an increase of six vehicle movements per day will not have negative impacts on the functionality or safety of this section of highway. 4.3.4 As stated above the introduction of a dwelling will be an obvious marker to road users that there will be an expectation of traffic movements coming from the site. However, the County Council have confirmed that the Green lane West /Wroxham Road junction will be closed and the stretch of road which contains the site will effectively become a cul de sac. 4.3.5 There are no would not result in outcomes which could be described as causing significant adverse impacts upon the functionality or safety of the highway network, as detailed in DM Policy TS 3 and the NPPF para 32. 4.3.6 The proposal would provide the required amount of car parking and manoeuvring space for a dwelling and therefore complies with the relevant planning policy provisions. The site is also considered to be appropriately located for walking and cycling and therefore it will by virtue of its location encourage the use of sustainable transport modes. 4.3.7 The planning application is accompanied with a plan which details the visibility splays which can be achieved. The development offers an opportunity to improve the visibility splays by ensuring that the landscaping on site is planned and maintained in accordance with approved drawings. This will be a benefit to all users of the highway. 4.3.8 It is considered that the use of the existing access point for residential purposes will not result in the severely negative residual impacts being experienced either before or after the completion of the NDR works.

4.4 Self-build 4.4.1 The Council have advised that there is a demand for self-build plots in the district. This demand for serviced plots for aspiring self-builders should form a strong positive material consideration in determining this application. 4.4.2 The development proposal presents an opportunity to broaden the range of house types and tenures available in the immediate locality, and the District, and to open further opportunities for home ownership; which will add to the diversity, inclusivity and sustainability of the locality. 4.4.3 The application will provide for an opportunity to bring forward an evidenced need for self build housing, in a sustainable location which is within the Norwich Policy Area.

5 Summary and Conclusions 5.1 Sustainable Development 5.1.1 Sustainable development is identified in paragraph 7 of the Framework as having three mutually dependent elements, namely economic, social and environmental. 5.1.2 The scheme would bring economic benefits in terms of construction work and increased purchasing power for the Rackheath area. 5.1.3 The application provides for a well designed dwelling in a growth location (NPPF Para 17 and Policy GT16). This facility will provide social benefits to the locality in terms of the considered design outcome which retains the existing landscape qualities and the provision of a self build plot. The site is accessible by foot and cycling which will enable healthy lifestyles to be encouraged. 5.1.4 By virtue of the improved visibility splays and the policy compliant level of car parking and manoeuvring space the development will not result in severely negative road conditions being experienced (NPPF para32 and DM Policies TS3 and TS4). The site also has an existing uncontrolled access point which road users would not expect to experience traffic from, the application would remove that negative impact on the highway network. 5.1.5 The redevelopment of the previously developed (brownfield land) site is the most effective and efficient use of the land and is encouraged by the NPPF (Para 17). The land is not of high ecological value and the development could provide an opportunity to enhance the biodiversity qualities of the site through tree planting and the installation of bird and bat boxes (NPPF para 109). 5.1.6 The proposal is considered to provide for a sustainable outcome with positive economic, social and environmental elements. The continued conclusions of the Council to agree with the 2009 Planning Inspectors decision that the site is an unsustainable location fails to take account of the developing nature of Rackheath and the Growth Triangle. This conclusion also fails to acknowledge the work which is being undertaken through the NDR to change this section of Green Lane West and the promotion work that is being undertaken by the Council to provide meaningful links and reasons to use rural footpath and cycle path networks ie connections through Rackheath Park close to the site. To continue to consider the site as an unsustainable location is illogical when considered against the adopted and proposed development plans for the immediate locality. 5.2 Conclusions and Recommendation 5.2.1 The site has evolved over many years and should continue to do so, the snapshot in time by which it was evaluated by the Planning Inspector in 2008 and more recently by the Council’s Planning Officer provide for a false sense of a site which has been abandoned. 5.2.2 In recent time the site has been used for a playing field, had a concrete base poured, had a classroom installed and subsequently removed and been maintained by different landowners with hedging removed, tress managed and fencing erected; all of this was undertaken through School Playing Field, Green Lane West, Rackheath Planning Statement

the existing access arrangement onto Green Lane West. The site has a history of providing for activity and structures, it is not an unused and abandoned small field of agricultural or nil use. 5.2.3 The application would facilitate the delivery of a dwelling and at a scale and in a location which is in accordance with policy requirements. 5.2.4 The site is located in a growth location surrounded by residential and economic allocations and adjacent a footpath link to all of the growth points in Rackheath. The site is in a sustainable location and one which will become more so with further development. 5.2.5 The application is considered to comply with all of the relevant planning policies and through the use of conditions there are no material considerations which would indicate that the proposal should be refused. The proposal has at its core the principles of sustainable development and we would request that in accordance with the guidance of the NPPF that the development proposal is approved without delay; and if possible under delegated powers. 5.2.6 Should the application be recommended for refusal then we would request that it is presented to Planning Committee for determination. A recommendation of refusal would be contrary to the aims and objectives of those policies which would be considered to be relevant; and the aims and objectives of the NPPF.