QUESTION 13b: Do you think there are any specific requirements that should be added to the allocation policy to reflect these changes?

See attachment for full representation.

See attachment for full representation.

We believe that a number of specific requirements should be added to the allocation policy to address the following issues.
a. There is only a very limited local bus service, and the primary school is currently full. Improvements to the bus service and additional school places will be needed to accommodate the increased population.
b. Concerns previously raised over the poor drainage of the site and the impact of the housing on nutrient neutrality have yet to be addressed satisfactorily.

We note that the Sustainability Report states that “biodiversity value of the site must be understood in the context of its position in the wider landscape. The Regulation 19 supporting text explains: “A network of off-site ponds exists in proximity to the site and development of the site should ensure ongoing connectivity between these ecological features. Similarly, appropriate measures will need to be taken to ensure the continued protection of the protected horse chestnut tree on the site frontage...”
We recommend that wording is included within the policy to ensure ongoing connectivity between the network of off-site ponds.
We support the following policy wording and recommend that this is retained – “Retention and protection of the horse chestnut tree on the site frontage which is subject to an existing Tree Preservation Order”.
We note that this is a greenfield site outside of the current development boundary. Authorities have a duty under the NERC Act 2006 and the Environment Act 2021 to have regard to the conservation and enhancement of Priority Habitats in their decision making. Hedgerows are listed as a Priority Habitat under the requirements of section 41 of the NERC Act.
Also of relevance is: National Planning Policy Framework, (NPPF), 179: ‘-To protect and enhance biodiversity and geodiversity, plans should…62 b) promote the conservation, restoration and enhancement of priority habitats, ecological networks and the protection and recovery of priority species; and identify and pursue opportunities for securing measurable net gains for biodiversity.’
We recommend that clear and robust policy wording with respect to hedgerows/trees is included in this policy, such as the following: ‘The developer of the site will be required to ensure: ‘Protection of the trees and hedges on the site boundaries…’ . In exceptional circumstances only, where the developer has demonstrated that removal of any part of a hedgerow or a tree/s is absolutely unavoidable, then the policy wording should clearly set out high expectations for compensatory planting sited so that the existing ecological connectivity is not reduced. We recommend that policy wording should also require robust compensatory planting (delivering at least 10% Biodiversity Net Gain, regardless of whether the site is exempt from the mandatory national BNG requirements and also maintaining any ecological connectivity that the original habitat provided), include reference to mitigation measures and ideally reflect the updated biodiversity duty required in the 2021 Environment Act to have regard to the enhancement of biodiversity.

Question 13a: Do you agree with the boundary of revised allocation VC TAC1 REV, Land to the west of Norwich Road, Tacolneston, to facilitate 'approximately 25 dwellings' on 1.0ha? Please explain your response.

The boundary of revised allocation VC TAC1 REV is welcomed and better reflects the proposed development of 29 affordable dwellings, access, provision of open space, soft landscaping, hardstanding, vehicle and cycle parking and associated infrastructure currently being considered by the Local Planning Authority under Full Planning Application Ref: 2023/2234.

Furthermore, it is considered that, as demonstrated by Full Planning Application Ref: 2023/2234, 29 dwellings can be accommodated within the boundary of the revised allocation VC TAC1 REV as opposed to 25 dwellings. Therefore, it is respectfully requested that the allocation should be revised to ‘up to 29 dwellings’.


QUESTION 13b: Do you think there are any specific requirements that should be added to the allocation policy to reflect these changes? Please tick the ‘comment’ button in your response and complete the associated text box.

Since the preparation of the proposed wording for Emerging Policy VC TAC1, there have been several fundamental changes to the Site and its context. This has been acknowledged by the Local Planning Authority within revised Emerging Policy VC TAC1 REV. The following considerations should also be reflected within the proposed wording of Emerging Policy VC TAC1 REV:

1. The Site Area should be updated to 1.0ha to reflect the proposed amendments under Emerging Policy VC TAC1 REV.
2. A Full Planning Application has been submitted for 29 affordable dwellings under LPA Ref: 2023/2234. It is therefore respectfully requested that the allocation should be revised to ‘up to 29 dwellings’
3. Full Planning Application LPA Ref: 2023/2234 is the subject of statutory consultation with Norfolk County Council as Highway Authority. This has included discussions on the nature and scope of the off-site highway works to be delivered as part of the new affordable housing development. The proposed highway works include the provision of crossing points and a bus stop on the B1113 in order to connect to the existing pedestrian footpaths and also provide a safe route to school. No footpath across the frontage of the Site is proposed or required. These proposed highway works are the result of Highway Reports and drawings, containing site specific information and data, and discussions undertaken between the appointed Highway Consultant and Norfolk County Council Highway Authority. Therefore, due to the technical work which has since been undertaken the proposed wording pursuant to the highway works within Emerging Policy VC TAC1 should be updated within Emerging Policy VC TAC1 REV to reflect this.
4. The removal of horse chestnut tree, which is subject to a Tree Preservation Order, on the site frontage has been established as acceptable by the Local Planning Authority under LPA Ref: 2021/2384. The principal of removing the tree is carried forward under LPA Ref: 2023/2234. Therefore, all reference to the horse chestnut tree should be removed within the wording of revised Emerging Policy VC TAC1 REV in order to reflect this.

In light of the above, the proposed wording is therefore as follows:

Policy VC TAC1 REV: Land to the west of Norwich Road
1.0ha is allocated for up to 29 dwellings.

The development of the site will be required to ensure:

1. Highway works to include the creation of crossing points and a bus stop on the B1113 in order to connect to the existing pedestrian footpaths, and provide a safe route to school;
2. Appropriate boundary treatments to the south of the site minimise the landscape impact of the development.
3. Early engagement with Anglian Water (AW) to determine the capacity of the receiving Water Recycling Centre (WRC), and the consequent potential need to phase the site until capacity is available.