DESIGN & ACCESS STATEMENT & Sustainable Development Statement New Dwelling Land at: Iceni Brewery, 3 Foulden Road, Thetford, Norfolk, IP26 5HB Prepared by: The Glass House, Lynford Gardens, Lynford Road, Mundford, Thetford, IP26 5HW Introduction This Design and Access Statement is in support of the proposal for one new home submitted for Full Planning Approval on land at Iceni Brewery, Foulden Road in Ickburgh. The land is currently a small- scale brewery, with a brewer’s license. The land is owned by the applicant. The scheme reuses a brownfield site with sustainable design principles which align with the National Planning Policy Framework. Scheme Outline Planning permission is sought by a private individual for a new detached house on a 2869m² piece of brownfield land which presently contains the Iceni Brewery. It is proposed that the plot be a 4-bedroom home. The plot has been designed to be traditional country style house utilising sustainable technology and modern construction techniques. The building has been designed with Lifetime Homes standards. The plot will include an attached garage and cart lodge with allocation for 4 parking spaces. The dwelling will have access on to Foulden Road with adequate visibility in both directions via the existing access to the site. The existing access will not be affected by the application as the adjacent property has ownership with site retaining access rights. Sustainability Development Statement The Area, Shops and Services Ickburgh is a rural Breckland village and civil parish in Norfolk. As of the 2001 census the parish has a population of around 245 villagers dispersed within 99 households. Ickburgh is located approximately 1 mile to the North of the village of Mundford and sits on Swaffham Road connecting the Market Towns of Thetford and Swaffham (approximately equidistant at 10 miles from each). The village is exactly 9.9 miles (16 minutes by car) South of the High Street in Swaffham and 10.2 miles (18 minutes by car) North West of the High Street in Thetford. Brandon is another nearby service centre village with shops, schools and services located 6 miles from Ickburgh. Both Ickburgh and Mundford (all within walking distance of the site) share a range of local shops and services and also benefits from a proportionally regular bus service. Please see below for a full list of local amenities within 1 mile of the site (Munford & Ickburgh): - Ickburgh Settlement Boundary (on the boundary) - Bus Stop (0.6 miles/ 11 min. walk) - Coach Services Ltd. (No.40 Thetford-Brandon-Mundford-King's Lynn) - Monday - Friday (4 times a day) - Saturday (Once a day) - Mundford C of E Primary Academy (0.8 miles/ 13 min. walk) - Mundford Village Hall (0.8 miles/ 13 min. walk) 2 1616 – New Dwelling on Foulden Road, Ickburgh - Mundford Post Office (0.8 miles/ 12 min. walk) - Doctor's Surgery (Part time by appoint.) (0.8 miles/ 13 min. walk) - St Leonard's Church (0.9 miles/ 12 min. walk) - St Peter's Church (0.6 miles/ 12 min. walk) - Mundford Methodist Church (0.6 miles/ 12 min. walk) - Driving School (Ahead Start) (1.5 miles/ 30 min. walk) - Taxi Service (Goddard's Taxis) (1 miles/ 20 min. walk) - Shop (Glen Lyon Stores) (0.9 miles/ 17 min. walk) - Shop & Butchers (Yallop R&E & Son) (0.6 miles/ 12 min. walk) - Care Home (St Leonard's Court) (0.6 miles/ 12 min. walk) - Hotel (Lynford Hall Hotel) (1.2 mile/ 24 min. walk) - Hotel (Acer Lodge B&B) (0.5 miles/ 8 min. walk) - Hotel/ Restaurant/ Pub (The Crown) (0.7 miles/ 10 min. walk) - Cafe/ Bar (Brown's) (0.7 miles/ 14 min. walk) - Newsagents (Mundford Green) (0.6 miles/ 10 min. walk) - Florist (Flowers by Yolande) (0.5 miles/ 10 min. walk) - Petrol Station (Walker Barry & Sons) (0.2 miles/ 4 min. walk) - Outdoor Space (Mundford Football Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Mundford Cricket Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Mundford Bowls Club) (0.8 miles/ 16 min. walk) - Outdoor Space (Lynford Arboretum) (1.4 mile/ 28 min. walk) - Outdoor Space (Lynford Lakes) (1.4 mile/ 28 min. walk) -Outdoor Space and Dogwalks Forestry Commision Land ( 4min. walk) The core strategy does not identify the area for significant growth, but does highlight areas such as the proposed for nominal growth totalling 3000 across Breckland for the remainder of the plan. It is conjecture that the proposed scheme does not constitute a significant growth in relation to the scale and site specifics. 3 1616 – New Dwelling on Foulden Road, Ickburgh The surrounding area comprises of a typical mix of vernacular dwellings and the notable addition of several new properties along Swaffham Road with traditional materials and style. View left of site entrance along Foulden Road. View right from site entrance along Foulden Road. A view of the North approach to Ickburgh along Swaffham Road. The junction with Foulden Road is visible on the left. 4 1616 – New Dwelling on Foulden Road, Ickburgh The Site The site is a piece of private land owned by our client on Foulden Road. The site has been used to run a brewery business which has been in operation for some 20 years. Business has been waning over the past few years and the owner is looking to cease production and retire. The site has various containers, sheds and an old cattle barn which have been used for the running of the business. The site is separated from the surrounding fields at the rear, the highway to the front and the adjacent residential property to the side by well-established native hedging. To the North, the site is bounded by open agricultural fields. To the East, sits two residential properties and associated amenity land with Swaffham Road (A1065) running North to South beyond. To the North East the settlement of Ickburgh can be seen to either side of Swaffham Road. Across the road, there are 2 storey properties, roughly 10 years old, having received planning permission in 2005 which replaced a café. One of the adjacent neighbouring plots has also just been granted planning permission for a new bungalow on their land. To the South, beyond Foulden Road, running North West to South East, sits another neighbouring property and woodland beyond. To the West, across Foulden road lies further woodland. A large oil pipeline runs across the north of the site and this area has been designated as a ‘no build’ area with the tree buffer maintained. The site lies within the Ickburgh village envelope and is directly opposite the LDF development boundary. A highways standard footpath, which connects to village shops, schools and public transport in Ickburgh and Mundford, runs along Swaffham Road. The site is located adjacent to existing residential properties and forms a sprawling street character typical in this local area. There is an established corridor of residential development along Swaffham Road between Mundford and Ickburgh and given the relationship of the site to this corridor of development, the plot presents as an infill development site which would not infringe upon open countryside. It is also considered that the plot is a brown-field site; there are a number of sheds and barns on site along with machinery associated with the production and storage of brewed beer. This proposal would be a positive redevelopment of the land. 5 1616 – New Dwelling on Foulden Road, Ickburgh Ickburgh Site Mundford An aerial view of the site. Site site plan. 6 1616 – New Dwelling on Foulden Road, Ickburgh A view to the left from the existing access. A view to the right from the existing access. The existing site access from Foulden Road. Neighbouring property adjacent to the site. The existing brewery and associated buildings on site. Existing barn on site associated with the brewery. 7 1616 – New Dwelling on Foulden Road, Ickburgh Collection of storage units and equipment on site. Agricultural land to the rear of the site. Highways verge where proposed footpath will be located. Overgrown neighbouring hedgerow on highways verge. Access Swaffham Road (A1065) is a main road which connects Mildenhall with Fakenham and is defined by Breckland as a corridor or movement. Foulden Road connects Swaffham Road at Ickburgh and the settlement of Cockley Cley. The site’s existing access joins Foulden Road some 68m North West of the Swaffham Road junction. Foulden Road is a 40mph speed limit. Whilst the required visibility splays are not currently achieved it is noted that the closing of the business and replacement of a single dwelling will significantly decrease the amount of traffic leaving and joining Foulden Road. The proximity of the access to the junction also means speeds are likely to be below the speed limit. The hedgerow along the site frontage is overgrown and is largely responsible for the reduction in visibility but as part of this application, the hedge will be trimmed back to increase visibility. 8 1616 – New Dwelling on Foulden Road, Ickburgh View of the existing access to the site from Foulden Road. Access owned by neighbouring dwelling but right of access to the site will be retained. The Proposal The proposed scheme would involve the re-development of a piece of land, presently the site of a brewery which is now ceasing operation, for a new house. The proposed use of the land as residential will be more in keeping with the residential properties around the site and decrease disturbances associated with the existing light industrial uses. It is proposed that the plot be a 4-bedroom home. The plot has been designed to be traditional country style home utilising sustainable technology and modern construction techniques.