South Norfolk Village Clusters Housing Allocations Plan (Reg. 19 Pre-submission Draft)

FW Properties consider Site VC HAL1 to be a suitable and deliverable location for new homes within the village. Development in this location, which is in close proximity to an established community, would represent sustainable development as defined within the National Planning Policy Framework. Not only is Hales an appropriate location for growth but the site is also a short distance from the services and amenities provided by the market town of Loddon.

Site VC HAL1 is located immediately to the north of the allocated site VC HAL2 which is currently being developed by FW Properties for 23 new homes. It is the same landowner and developer progressing the proposals for both sites with VC HAL1 to be delivered as a seamless second phase to VC HAL2. The site is therefore immediately available and its development for 35 new homes is considered to be viable and deliverable. The scheme will provide a mix of dwelling types and sizes to meet local needs.

Vehicular and pedestrian access from Yarmouth Road to VC HAL1, together with the connections to services, will be provided by way of the adopted road being constructed as part of the current development of VC HAL2.

The site is not subject to any delivery constraints which would prevent its development for new homes and FW Properties believe that the site specific requirements attached to this draft allocation can all be fulfilled. Whilst the majority of the site has a low risk of flooding, there is a one in a hundred year surface water flow path which runs from north to south across the site. This has been incorporated into the site layout plan for VC HAL1 as a new public open space which will connect into Briar Lane for pedestrians only and the wider public footpath network. The scheme layout will also respect the former Hales Hospital heritage asset which is located to the east of the site.

On this basis, FW Properties believe that Site VC HAL1 should be taken forward for allocation as it will make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041. The site is outside the area currently effected by nutrients neutrality so it is FW Properties’ intention to submit the planning application for its development during Quarter 2 2023 so that we can then hopefully be on site with the delivery of these new homes by the end of 2023.

FW Properties consider Site VC BAP1 to be a suitable and deliverable location for new homes within the village. Whilst this brownfield site is slightly detached from the main clusters of development within Bergh Apton and nearby Alpington, we believe its regeneration as part of a residential development would provide many benefits to the local community. Not only is Bergh Apton considered to be an appropriate location for growth but also a residential proposal would provide many social, economic, and environmental improvements to the village.

The site currently generates a number of sizable HGV movements through the village each day. In addition, the current use also creates various social issues and is detrimental to its attractive rural setting which can be remedied by the change of use to residential.

FW Properties have entered into agreement with the owners of the site so VC BAP1 is immediately available. Despite the additional costs of demolishing the existing buildings and for breaking up the concrete surfaces on the site together with the associated de-contamination costs, FW Properties, who have previously developed 11 new houses in Bergh Apton in 2017, consider the development of 25 new homes on Site VC BAP1 to be viable and deliverable.

Vehicular and pedestrian access from Church Road, together with the connections to services, will be provided by way of several private drives each serving no more than 9 properties. In addition, the development of VC BAP1 will provide a mix of dwelling types and sizes to meet local needs.

The site is not subject to any delivery constraints which would prevent its development for new homes and FW Properties believe that the site specific requirements attached to this draft allocation can all be fulfilled. The scheme layout will also respect the listed Tayler and Green houses which are located nearby.

On this basis, FW Properties believe that Site VC BAP1 should be taken forward for allocation as not only will it regenerate a poor quality brownfield site located in an attractive rural setting but will also make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041. The site is outside the area currently effected by nutrients neutrality so it is FW Properties’ intention to submit the planning application for its development during Quarter 2 2023 so that we can then hopefully be on site with the delivery of these new homes by Quarter 2 2024.

FW Properties consider Site VC BRO1 to be a suitable and deliverable location for new homes within the village. Development in this location, which is in close proximity to an established community, would represent sustainable development as defined within the National Planning Policy Framework. Not only is Brooke an appropriate location for growth with its current provision of services and amenities including the village primary school but also the site is a short distance from Poringland.

Site VC BRO1 is located immediately to the north of the 12 houses previously developed by FW Properties in 2015 – it is the same landowner and developer therefore progressing the proposals for VC BRO1. The site is immediately available and its development for 50 new homes is considered to be viable and deliverable. The development will provide a mix of dwelling types and sizes to meet local needs.

Vehicular access for both parts of the site from Norwich Road, together with the connections to services, will be provided by way of two adopted highways from a new roundabout (unless otherwise agreed with the Highways Authority). Pedestrian access will be from new footways along the frontages of both parts of the site which will link into existing footways and footpaths. There will also be a safe pedestrian crossing point over Norwich Road.

The site is not subject to any delivery constraints which would prevent its development for new homes and FW Properties believe that the site specific requirements attached to this draft allocation can all be fulfilled. The scheme layout will include some frontage based development and will also link into the current footpaths in this part of the village. The mature trees along the boundaries of the sites will be retained as part of the overall landscaping and screening of the development.

On this basis, FW Properties believe that Site VC BRO1 should be taken forward for allocation as it will make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041. The site is outside the area currently effected by nutrients neutrality so FW Properties will submit the planning application for this development at the appropriate time.

FW Properties consider Site VC ROC2 to be a suitable and deliverable location for new homes within the village. Development in this location, which is in close proximity to an established community, would represent sustainable development as defined within the National Planning Policy Framework. With its current provision of services and amenities, including the doctors surgery, village shop and primary school, Rockland St Mary is an appropriate location for growth.

Site VC ROC2, which is owned by one landowner, is immediately available. FW Properties, who have previously developed 23 new houses in Rockland St Mary in 2020, consider the development of Site VC ROC2 for 25 new homes to be viable and deliverable. The scheme will provide a mix of dwelling types and sizes to meet local needs.

Vehicular and pedestrian access from The Street to VC ROC2, together with the connections to services, will be provided by way of a new adopted road to be constructed on the existing field access between 24 and 26 The Street. A new pedestrian footway will also be provided along the southern edge of the Street to connect into existing footways outside 34 The Street.

We believe the site is not subject to any delivery constraints which would prevent its development for new homes and FW Properties believe that the site specific requirements attached to this draft allocation can all be fulfilled. In addition to the vehicular and pedestrian access requirements outlined above, the mature trees and hedging along the boundaries of the site will be retained as part of the overall landscaping and screening of the development.

On this basis, FW Properties believe that Site VC ROC2 should be taken forward for allocation as it will make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041. It is FW Properties’ intention to progress the development of these new homes as soon as possible but the timing is likely to be dictated by our discussions with Anglian Water and their proposed improvement works to the Whitlingham Water Recycling Centre.

FW Properties consider Site VC NEW1 to be a suitable and deliverable location for new homes within the village. Development in this location, which is in close proximity to an established community, would represent sustainable development as defined within the National Planning Policy Framework. With its current provision of services and amenities, including the village shop and primary school, Newton Flotman is an appropriate location for growth.

Site VC NEW1 is located immediately to the south east of the allocated site VC NEW2 which FW Properties are currently progressing through planning for 31 new homes (we have secured a resolution to grant but the Section 106 Agreement is being delayed by nutrients neutrality). It is the same landowner (for part of VC NEW2) and developer progressing the proposals for VC NEW1. The site is therefore immediately available and its development for 25 new homes is considered to be viable and deliverable. The scheme will provide a mix of dwelling types and sizes to meet local needs.

Vehicular and pedestrian access from Alan Avenue to VC NEW1, together with the connections to services, will be provided by way of a new adopted road through the scheme from two access points – the first will be from the development of VC NEW2 as outlined above and the second will be from a new junction further along Alan Avenue towards Flordon Road.

We believe the site is not subject to any delivery constraints which would prevent its development for new homes and FW Properties believe that the site specific requirements attached to this draft allocation can all be fulfilled. In addition to the vehicular and pedestrian access requirements outlined above, the mature hedging along the boundary of the site will be retained as part of the overall landscaping and screening of the development.

On this basis, FW Properties believe that Site VC NEW1 should be taken forward for allocation as it will make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041. It is FW Properties’ intention to progress the development of these new homes as soon as possible but the timing is likely to be dictated by the discussions with Anglian Water in relation to the foul water capacity.

The completed Regulation 19 Promoter Engagement Form for VC NEW1 is attached.

The plan should include this land off Chapel Street for the development of 25 new homes and a new village hall together with a new playing field on the adjacent land to the North.

FW Properties have submitted the attached Site Assessment for Land off Chapel Street in Barford (behind the Barford and Wramplingham Village Hall) as we believe the current VCHAP proposals for the village are unsound without the inclusion of this land. Not only have the Parish Council expressed delivery concerns in relation to the draft preferred Site VC BAR1 off Cock Street but also there have been comparatively few new homes built in the village during the last 20 years. Note that the previously allocated site within the current local plan in Church Lane has been removed from the development boundary due to significant delivery constraints. This means that in the event the land off Chapel Street and Site VC BAR1 are both developed for new housing then this would result in a net uplift of potentially 35 new homes (excluding the 10 houses not being developed within the current local plan) which can be accommodated within the village.

FW Properties consider the Land off Chapel Street to be a suitable and deliverable location for new homes within the village. Development in this location, which is close to an established community, would represent sustainable development as defined within the National Planning Policy Framework. With its current provision of services and amenities, including the primary school and village hall, Barford is an appropriate location for growth.

The site is immediately available and its development for 25 new homes is considered to be viable and deliverable. The scheme will provide a mix of dwelling types and sizes to meet local needs.

In addition, the communal benefits to be provided by the new development will include public open space, affordable housing and improved pedestrian connections to the primary school. The existing and very dated village hall would also be replaced with a new facility together with a new playing field on the adjacent land to the North. Vehicular and pedestrian access to this land will be from the existing junction on to Chapel Street.

We believe the site is not subject to any delivery constraints which would prevent its development for new homes. The mature hedging along the boundary of the site will be retained as part of the overall landscaping and screening of the development.

On this basis, FW Properties believe that in order for the VCHAP in Barford to be sound then this land should also be included for allocation within the village. It will then make a valuable contribution to the planned housing growth in South Norfolk in the period up to 2041.