South Norfolk Village Clusters Housing Allocations Plan (Reg. 18 Draft)
46. Winfarthing and Shelfanger
Form and Character
Winfarthing
Winfarthing has developed a linear settlement character along The Street, along part of Hall Road and along Mill Road southwards with outliers of development at Short Green and Goose Green. Winfarthing comprises mainly single plot frontage development including a mixture of housing types and some notable old buildings. The Street is characterised by several areas of open frontage formed mainly by the playing field and several farms which contribute towards the dispersed nature of much of the development, especially in the southern half of the village which has a very open aspect.
The village contains a conservation area in the centre containing a variety of development interspersed with open spaces and an attractive tree-lined area adjacent to St. Mary's Church. The visual interest along The Street is enhanced by a number of notable old buildings and complemented by the bends in the road.
Shelfanger
The settlement has developed along the B1077 and contains a mixture of old and new development centred on the junction of The Street, Church Road and Rectory Road, with newer extensions to the east and west. The built-up areas are surrounded by large open field with few trees or hedgerows affording distant views especially to the north and to the west.
Services and Community Facilities
The parish contains a limited range of facilities including a school, pub and village hall located a short distance away. No alterations are proposed to the existing Settlement Limit.
Settlement Limit and Constraints
Winfarthing
The potential for development is limited by the linear nature of Winfarthing. The existing Settlement Limit has been drawn to allow for limited infill within it. The Settlement Limit includes the areas within the main village which are developed but excludes the area considered to form an attractive setting to the church. The boundary therefore maintains the separation of the existing settlements while providing for limited infill development which should enhance the form and character of the village.
Shelfanger
Much of the existing built form of the settlement is within the flood zone areas and the limited facilities available and the form and character of the settlement limits the potential for further development if further intrusion into the countryside is to be avoided. The Settlement Limit has been defined to provide some limited infill development whilst precluding further expansion of the ribbon development to the east and west of the village.
No changes are proposed to the Settlement Limits.
(2)QUESTION 160: 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
13 sites have been promoted for consideration, of which 2 were identified as preferred allocation site and 1 was shortlisted.
Preferred Sites
On the basis of the assessment undertaken the following site(s) have been identified as a preferred allocation:
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Site: SN4050, Land to the west of Hall Road, Winfarthing |
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Preferred for 15 dwellings on a site of 0.6hectares Reasoned justification: The site relates acceptably to the existing villages and would be suitable for development of approximately 15 dwellings, that would enable areas of flood risk to be excluded from development. A linear form of development along the road frontage would be the preferred development form. Through good design the development of this site could enhance the entrance to the settlement and would not result in harmful landscape or townscape impacts. Access to the site would be achievable. |
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(7)QUESTION 161: Do you support or object to the allocation of the preferred site? Please add additional comments to explain your response and please specify which site(s) you are referring to. If the site is allocated do you think there are any specific requirements that should be set out in the allocation policy?
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Site: SN4055, Land off The Street, Winfarthing |
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Preferred for 25 dwellings on a site of 1 hectare. Reasoned justification: The site benefits from good connectivity and relates well to the existing built form of the settlement. Through good design development of this site could provide an opportunity to create an attractive entrance to the village. Off-site highway works have been identified however these are considered to be achievable. |
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(9)QUESTION 162: Do you support or object to the allocation of the preferred site? Please add additional comments to explain your response and please specify which site(s) you are referring to. If the site is allocated do you think there are any specific requirements that should be set out in the allocation policy?
Shortlisted Sites
On the basis of the assessment undertaken the following site(s) have been shortlisted:
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Site |
Reasons not preferred for allocation: |
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SN0399B |
Land to the east of Winfarthing Road Shortlisted for a Settlement Limit Extension on a site of 0.4 hectares. The site is therefore considered to be suitable as a settlement limit extension only. Development of the site would have an impact on nearby heritage assets and would require the total removal of a mature frontage hedgerow. |
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.
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Site |
Location and Reasons for Rejection |
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SN0005 |
Hill Farm, Norwich Road Development of the site would represent a breakout to the east of the A140 which is considered to have a harmful impact upon both the townscape and the landscape. It is not considered that the impacts can be mitigated. |
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SN0364 |
Land to the south of Heywood Road, Shelfanger The site is considered to be unreasonable due to the significant highway safety issues and constraints resulting from the narrow width of the access roads between the site and the centre of the village. |
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SN0399ASL |
Land to the north east of Rectory Road, Shelfanger Unsuitable as both an allocation and an extension to the settlement limit. The site relates well to the main settlement however forming a suitable access to the site is not considered achievable, nor are the associate highways works that would be required. There would not be a significant landscape or townscape impact however there would be a loss of the existing hedgerow and landscaping across the site. Potential surface water flooding constraints have also been identified. |
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SN0556 |
Land between Chapel Close and Short Green, Winfarthing The site is constrained by flood risk which would affect both the amount and location of development. Significant highways concerns have been raised and development of the site would also have a harmful impact on both the local landscape and the townscape. |
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SN2049SL |
Land south of Stocks Hill, Winfarthing The site is considered to be an unreasonable option for a settlement limit extension due to the impact that its development would have on the local landscape resulting from its elevated position and its gateway position between the settlement and the surrounding countryside. Highways concerns have also been raised that would mean that development of the site is not achievable. |
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SN3011 |
Havencroft Poultry Site, Winfarthing Road, Shelfanger The scale of development proposed is considered to be unreasonable however even a reduced scale development in this location would result in harmful landscape character impacts and would adversely impact on the transition that it affords between the village of Shelfanger and the surrounding countryside. |
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SN4074 |
Land off Druids Lane, Shelfanger Significant highways constraints have been identified, in particular the narrowness of Druid's Lane. A solution to these constraints is not considered to be possible due to issues relating to land ownership. Townscape and landscape impacts could be mitigated and no other constraints have been identified. |
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SN4076SL |
Land off Druids Lane, Shelfanger (This is a small site within SN4074) Significant highways constraints have been identified, in particular the narrowness of Druid's Lane. A solution to these constraints is not considered to be possible due to issues relating to land ownership. Townscape and landscape impacts could be mitigated and no other constraints have been identified. |
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SN4075 |
Land off Church Road, Shelfanger The site is considered to be an unreasonable option for development due to the identified highways issues, as well as the harmful impact development of the site would have on the gateway to the settlement as development of the site would erode the existing transition between the built form of the settlement and the surrounding countryside. Harmful impacts have also been identified relating to designated heritage assets. |
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SN4077SL |
Land off Church Road, Shelfanger Highways constraints, including access into the site, have been identified as well as the impact development of this site would have on the designated heritage assets and the harmful impact it would have on the approach into the village. |
(5)QUESTION 163: Do you think that any of the shortlisted or rejected sites should be allocated instead of, or in addition to, the preferred site?
(2)QUESTION 164: Do you think that any of the shortlisted sites should be considered unreasonable?
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