Village Clusters Housing Allocations Plan - Main Modifications document

Amend Policy VC DIT1REV as follows:

Policy VC DIT1REVA: Land at Thwaite’s and Tunneys Lane

2.53ha of land is allocated for up to 45 dwellings.

5.61ha of land is allocated for 65 to 70 dwellings. A maximum of 65 dwellings from a single point of access via Hamilton Way, or approximately 70 dwellings if a second point of access can be achieved.

The developer of the site is required to ensure:

• Vehicular access to the site to be via Hamilton Way with pedestrian connectivity to Ditchingham FP5 to be created;
• Access is either:
  • A single vehicular access via Hamilton Way only, with a pedestrian and cycle access to be created between the site and Thwaite Road; or
  • Two points of vehicular access, via Hamilton Way and Thwaite Road.
• Pedestrian connectivity to Ditchingham FP5 to be created;
• Off-site highways improvement works to be agreed in conjunction with the Highways Authority, but to include localised improvements to footways and junction crossings to enable improved pedestrian access to local bus stops and play facilities;
• Site layout and design to respond to the existing built forms adjacent to the site, including in terms of building height and massing, protection of the existing trees along the boundaries of the site, safeguarding the residential amenities of existing and future residents and maximising opportunities for connectivity;
• Early engagement with Anglian Water (AW) to identify infrastructure crossing the site and connection to the local water recycling network; capacity for wastewater flows from the proposal;
• Protection of the established trees situated both along the site boundaries and outside the site during the construction phase of development;
• A site-specific Flood Risk Assessment (FRA) and strategy, to inform the layout of the site, which has regard to the requirements of the Stage 2Level 2 VC Strategic Flood Risk Assessment (including the July 2026 update) and the National Flood Risk 2 Assessment data;
• Investigation and assessment of the safeguarded mineral resource will be required, potentially followed by prior extraction to ensure that needless sterilisation of viable mineral resource does not occur; and
• TheNorfolk’s Historic Environment Service isRecord to be consulted prior to application to determine the need for, and the extent of, any archaeological assessments surveys prior to development.

Make consequential changes to the following paragraphs of supporting text:

13.15The site lies within a larger agricultural field comprises an agricultural field and is bound to the east, south and west by residential development. Wider views of the site are limited due to the presence of a substantial tree belt adjacent to both Thwaite Road and Tunney’s Lane. along the northern perimeter of the wider field, as well as existing vegetation to the east along Thwaite Road. Although the site lies within a River Valley setting it has a strong relationship with the existing built form of the settlement and will not have an adverse landscape impact.

13.16 There are two options for vehicular access to the site: (a) will be a single point of access via Hamilton Way only with a pedestrian and cycle connection to be created between the site and Thwaite Road, or (b) two points of vehicle, cycle and pedestrian access via Hamilton Way and Thwaite Road. Whilst the former is acceptable in highways terms for up to 65 dwellings, the latter (if achievable) would both facilitate extra capacity on the site, and also place less pressure on existing roads, including Rider Haggard Way, which becomes busy at school drop-off and pick-up times. Additional pedestrian connectivity is also to be provided to Ditchingham FP5. Off-site highway works will be required to improve non-car access to the nearby playground on Thwaite Road, and the bus stops on Hollow Hill Road. The site layout and design, including infrastructure and connectivity, should maximise opportunities to respond to the adjacent development site (2019/1925). Particular regard should be given to the amenities of both existing and future residents along all of the site boundaries.

13.17     The site layout and design must also have regard to the presence of the established tree belt, avoiding the loss of, or damage to, trees both during the construction phase of development and once the site is occupied. To achieve this, consideration must be given at an early stage in the site design to the orientation and proximity of dwellings and associated private amenity space and the surrounding trees.

13.18 The Level 2 VC Strategic Flood Risk Assessment (SFRA) has identified an area in the eastern section of the site that is at risk of surface water flooding in all flood events due to a topographic low spot in the land. Discussions with the Lead Local Flood Authority have identified an area of the site that is at risk of flooding during the 0.1% AEP flood event. The site layout and design will need to appropriately accommodate this area of surface water flood risk, and the drainage strategy will also need to include an assessment of groundwater for the entire site. In conjunction with the promoter of the site the site area has been drawn to minimise the impact of this constraint. It is noted that the identified surface water flowpath contributes to a wider off-site flowpath and the drainage strategy for the scheme will need to respond to this appropriately. In order to satisfy the requirements of the Environment Agency (EA), the drainage strategy will also need to ensure that waterflows from the site can be accommodated without impacting on the status of the River Waveney in accordance with the appropriate legislation and guidance. A site-specific Flood Risk Assessment will be required, with consideration given to the key issues identified in the Stage 2Level 2 VC Strategic Flood Risk Assessment (SFRA)(including the July 2026 update) and the National Flood Risk Assessment 2 data.

13.19 Anglian Water (AW) has advised that their infrastructure crosses the site and the developer is encouraged to enter into early engagement with AW regarding this potential constraint. VC DIT1REVA is in addition to the 2015 Local Plan allocations in Ditchingham and Broome, and the cumulative impact of recent and planned growth maywill require phasing of VC DIT1REVA to allow for upgrades to Ditchingham Water Recycling Centre.

13.22 An area of 2.53ha 5.61ha of land is allocated for up to 45 approximately 70 65 to 70 dwellings, a scale of development that is considered to be acceptable within the context of the surrounding built form and sufficient to deliver the required standard infrastructure whilst addressing the constraints addressed above.

Delete Policy VC BRM1, supporting text paragraphs 13.23 – 13.29, and site allocation VC BRM1 from the Broome Policy Map.