South Norfolk Village Clusters Housing Allocations Plan (Reg. 18 Draft)

Ended on the 2 August 2021
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21. Ketteringham

Form and character

Ketteringham is a small village which lies to the south of the new A11 and the Norwich - Ely railway line. The village has developed in a linear form along The Street and Low Road. The council depot and waste-recycling/paper recycling plants in the parish are separated from the residential area. There is a smaller outlier of development to the south of the village around the Church and Ketteringham Hall.

Some infilling has taken place along The Street and Low Road, but the total number of dwellings is still small. The setting of the village within open countryside is made apparent by the significant breaks in the built-up area to the north of The Street around the War Memorial and between 'Cytringa' and 'Thatched Cottage' to the south of Low Road. These afford views over the surrounding countryside. The area around Ketteringham Hall is distinctly separate from the main part of the village. The grounds of Ketteringham Hall are of considerable archaeological importance.

Services and Community Facilities

There are limited services available comprising a village hall, preschool facilities and small garage. Further employment is available at the cluster of industrial units to the north-east. There is also a bus service.

Settlement Limit and Constraints

The Settlement Limit has been drawn to include the main built form of the settlement. Due to the setting of the village in open countryside and limited service and facilities available, the boundary has been defined to allow only very limited infill development.

No alterations are proposed to the existing Settlement Limit

QUESTION 73: Do you agree with the extent of the Settlement Limit and any changes proposed? If not, please explain what further changes should be made.

Preferred and Shortlisted Sites

4 sites have been promoted for consideration, of which none were identified as preferred or shortlisted sites.

Rejected Sites

The following site(s) were promoted for development but have been rejected on the basis of information available at the time of assessment:


Location and Reasons for Rejection


Land at Church Road, Ketteringham

The site is an unsuitable option for allocation due to its physical separation from the main settlement, access issues and the detrimental townscape impact its development would have. Development of the site would represent a breakout to the south of the village where views of the site are afforded from the surrounding road network. The site is also located adjacent to Bean and Outer Park Woods – County Wildlife Park where development may impact on protected species, which may not be reasonably mitigated.


Land north of High Street, Ketteringham

The site is part of a smaller group of dwellings located north off The Street, also separated from the existing Settlement Limit. The site is also constrained by heritage setting (Listed War memorial in front of the adjacent site) and landscape impact. Site is also at the limits of accessibility to services in terms of distance, a problem which is exacerbated by the lack of footways.


High street, Ketteringham

The site is constrained by heritage impacts, access and landscape. There is a Grade II listed war memorial located to the site's frontage where a Planning Inspector has considered that the development of the site would fail to preserve or enhance the setting, and thereby the significance of, the designated heritage asset. Whilst the site is adjacent to the existing Settlement Limit and within a reasonable distance of local services and facilities, this does not outweigh the limitations of the site in highways terms. The site also provides an attractive rural setting with open views to the north and north east, where development could lead to an uncharacteristic interruption.


Land at Cantley Lane, Ketteringham

The wider site is significantly too large in the context of the Village Clusters document. No smaller parts of the site are considered suitable due to the poor relationship with existing settlement (i.e. detached by intervening fields), and the consequent townscape/landscape concerns. The site is also heavily constrained by flood zone 2 and 3a, which cover over 50% of the site. Impacts on landscape, highways and Heritage assets could not be reasonably mitigated.


(1) QUESTION 74: Do you think that any of the rejected sites should be allocated? Please add additional comments to explain your response and please specify which site(s) you are referring to.

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