Village Clusters Housing Allocations Plan - Main Modifications document

Amend Policy VC PSM1 as follows:

Policy VC PSM1REV: Land north of Norwich Road and west of Poppy’s Lane

2.833.95 ha of land is allocated for up to 50 75 dwellings.

The developer of the site will be required to ensure:

• Access to the site either via an improved Poppy’s Lane and Poppy’s Lane/Norwich Road junction or via a new access road between Norwich Road and Goldsmiths Way;
• On- and off-site highways works to include the provision of a pedestrian footpath along the site frontage as well as road frontage development onto Norwich Road, where possible;
• A site-specific Flood Risk Assessment (FRA) and strategy to inform the layout/development of the site, including access arrangements. The FRA must have regard to the requirements set out in the Stage 2 VC Strategic Flood Risk Assessment (including the July 2026 update) and the National Flood Risk Assessment 2 data);
• An area of open space to be retained in the southeast corner of the site to reduce the visual impact of the developmentas well as reinforcement of the existing hedgerow to reduce the visual impact of the development on Poppy’s Lane;
• The retention and ongoing protection of trees subject to Tree Preservation Orders along the north and south boundaries of the site; and
• Retention and reinforcement of the existing boundary An appropriate boundary treatment along the west boundary of the site to lessen the visual impact of the development and integrate with the wider rural landscape, as well as the planting of an appropriate boundary along the northwest boundary to minimise the impact of the development on the setting of Hill Farmhouse to the north.

Make consequential changes to the following paragraphs of supporting text:

28.8. The site is to the north of Norwich Road and west of the centre of Pulham St Mary. The site is part of a larger agricultural field and as such there is currently no boundary defining the western edge of the allocation. Norwich Road runs parallel to the southern boundary of the site, an area of woodland lies to the north and Poppy’s Lane, a sunken rural lane, bounds the east of the site. To the south of Norwich Road is a linear row of semi-detached dwellings with directaccess to the highway. Pulham St Mary hasa number of local services and facilities, as well as a continuous pedestrian footpath connecting it to Pulham Market which lies to the northeast. Pulham CE Primary School is located approximately 1km from the site in Pulham Market and is accessible by pedestrian footway along the entire route.

28.9. The site is in a prominent village location due to its proximity to Norwich Road. Development on this site will have a visual impact however with appropriate site design,and layout and landscaping, the impact is considered to be reasonable. The existing allotments immediately to the east of Poppy’s Lane provide a break in the streetscene and an area of open space in the southeast corner of the site will extend this green break, whilst simultaneously also addressing the flood risk outlined below. A balance will need to be struck between enhancing To preserve highway safety by the frontage hedgerow along Norwich Road will require partial or complete removal of the frontage hedgerow on Norwich Road to allow frontage development, and setting back development from the southern boundary to avoid areas of surface water flood risk.However, all protected trees on the site and along the site boundaries will continue to be protected. Appropriate landscaping will be required within the site to compensate for the loss of the hedgerow along Norwich Road. Development of the site will not have a significant visual impact on the wider landscape due to the presence of existing tree belts and areas of woodland that restrict views towards the site. Views from the footpath network to the south of Norwich Road will be seen in the context of the existing built form and opportunities exist to form an attractive gateway into the village on the approach from Pulham Market.

28.10. In terms of access to the site, this can either be via an access off a significantly improved Poppy’s Lane between the Poppy’s Lane/ Norwich Road junction (which also requires improvement) and Goldsmiths Way, or by will be via the creation of a new priority route through the site, from Norwich Road to Goldsmiths Way, which will reduce existing traffic flow along Poppy’s Lane. The former would significantly change the character of Poppy’s Lane and create a greater divide between the two green spaces at this junction (existing allotments and new space proposed in the southeast corner of the site). Early engagement with the highways authority is recommended to inform the detailed design of the site. The highways authority has also confirmed a number of other highways requirements to ensure the continued safe and free flow of the highway network. These include the provision of frontage development onto Norwich Road with associated vehicular accesses as well as a pedestrian footpath, along the site frontage. However, this will need to be balanced with consideration of setting back development to avoid surface water flood risk.

28.11. Flood map data, as well as discussions with the Lead Local Flood Authority, have confirmed that the southeast corner of the site lies at the head of a surface water flow path with a risk of flooding identified in this area at the 0.1% AEP event. The area at risk of flooding extends onto Poppy’s Lane and any highways works associated with the development of the site should seek to improve the current situation. The SFRA Stage 2 assessment for the site concludes that the existing flow paths on the site should be retained and integrated into the site layout and design, with development steered away from the southern boundary, and that an area of green infrastructure in the southeast corner of the site would be an appropriate design solution. A site-specific Flood Risk Assessment will be required to inform the layout and design of the site, as well as the detailed drainage strategy., however it is considered that development of the scale proposed is achievable. Furthermore, theThedetailed drainage strategy for the site may offer opportunities to improve the existing situation outside the boundaries of the site and any highways works associated with the site should seek to improve the current situation at the Poppy’s Lane junction. As noted above, development may also need to be set back from the immediate Norwich Road frontage.

28.12. An area of 2.833.95 hectares has been allocated for up to 50 75 dwellings. This would be an appropriate site area to deliver a scheme of a suitable density, including the identified area of green infrastructure and standard infrastructure requirements, and facilitate the highways improvements to the local road network.