Land west of Holt Road, Horsford

Statement of Community Involvement March 2017

Land west of Holt Road, Horsford Statement of Community Involvement

Issue Sheet

Report Prepared for: Glavenhill Strategic Land

Land west of Holt Road, Horsford

Statement of Community Involvement

March 2017

Prepared by: Signature: Name: Jane Hunting Title: Associate Planner (MRTPI) Date: March 2017

Contents

1  INTRODUCTION 1 

2  METHODS OF COMMUNICATION 2 

3  FEEDBACK RECEIVED 3 

4  OUR RESPONSE TO THE FEEDBACK 3 

5  CONCLUSION 4 

Appendix 1 – Leaflet

Land west of Holt Road, Horsford Statement of Community Involvement

March 2017

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1 Introduction 1.1 This Statement of Community Involvement (SCI) accompanies an outline planning application

with all matters reserved, with the exception of access, for the proposed development of approximately 4.05 ha of land comprising of 84 dwellings with new access and associated infrastructure and creation of areas of open space.

1.2 The SCI provides an account of the pre-application consultation and communication which was undertaken with stakeholders and members of the local community. The SCI assesses the comments received during this process and describes how these responses have been taken into account and used by the Applicant to inform the proposal.

1.3 The Applicant has undertaken early and formal pre-application consultation with various departments of Broadland District Council to agree the scope of works required for the technical assessments and the design principles of the project.

1.4 The Applicant understands the importance that early and continued involvement with the local community can have in the design development process. Engagement with the local residents and Councillors was undertaken to ensure that wherever possible, their comments were incorporated into the scheme design.

1.5 The Broadland District Council Statement of Community Involvement, which was adopted in July 2016, highlights the importance of “The Council recognises that in delivering this ambition it needs to ‘bring people along’ with it and ensure that they ‘have a stake in the area’s future’. The Plan recognises that the Council wants Broadland ‘to be known as a district where people can contribute to and help shape their own environment.’.” Early involvement between developers, the community, consultees and the local planning authority allows issues and concerns to be discussed before a formal planning submission and subsequently has the best chance of success.

1.6 The SCI sits alongside the other planning application supporting documents, namely:

• Flood Risk Assessment;

• Heritage Statement;

• Desk Based Assessment and Geophysical Survey;

• Noise Assessment

• Preliminary Ecological Assessment;

• Transport Statement;

• Phase 1 Geo-Environmental Assessment;

• Utility Assessment; and

• Design and Access Statement.

1.7 The development proposals would be considered a tier 1 application in the Council’s SCI and the Community Involvement Protocol (November 2010) lists the following as suitable community involvement techniques which were undertaken on this development proposal:

• Letters to local residents/businesses/occupiers on where and when they can get more information;

• Contact community groups, interest groups and ward councillors; and

• Attend and meet with Parish Councils.

Land west of Holt Road, Horsford Statement of Community Involvement

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2 Methods of Communication

2.1 Leaflet Distribution 2.1.1 The applicant distributed in excess of 600 public consultation leaflets to residential properties

and local businesses identified within the surrounding area on the 2nd February 2017. This included deliveries within a 750m radius as shown on figure 1. The leaflet, a copy of which is contained within Appendix 1 of this document, detailed in broad terms, an overview of the application proposals and contained a dedicated e-mail address where comments could be sent until the 17th February.

Figure 1 Leaflet distribution area

2.2 Presentations 2.2.1 Lanpro Services attended and presented to Horsford Parish Council on the 5th December 2016.

The presentation involved circulating a copy of the draft masterplan (which was broadly in line with the indicative masterplan submitted with this application) and advising the council of the design ethos behind the scheme and how it has developed in line with the surveys and assessments which have been undertaken on the site.

Land west of Holt Road, Horsford Statement of Community Involvement

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3 Feedback Received 3.1 12 people sent emails or letters to the provided email address. The comments captured from

the emails/letters are below with the number of people who made a similar comment in brackets:

• Problems crossing Holt Road currently from bus stop (2);

• Street lighting (2);

• Layby for bus stop (1);

• Speed camera and speed limit (1);

• Increase on infrastructure including schools, play spaces, doctors surgery (5);

• Management of the site under construction (2);

• Closure of Drayton Lane (1);

• Level of traffic (7);

• Bungalows (2);

• Drainage (1);

• Overlooking and loss of views (5);

• Loss of wildlife (1);

• General objection, no reasons given (2).

4 Our response to the feedback 4.1 Lanpro has considered the matters raised above and how they can be addressed. We have

grouped the comments together which relate to similar planning matters and explained where we have been able to respond to an issue and also our reasons where we may not have been able to.

Traffic impact, crossing Holt Road and closure of Drayton Lane

4.2 The transport statement has found that there will be no detrimental impact 4.3 The current lack of crossing point was also a matter raised by the parish council. As part of our

initial discussions with the Highway Authority it has been agreed that a pedestrian refuge will be provided on Holt Road to allow crossing. The exact location of this is still to be determined and is being discussed with the County Council. Within these discussions, the need for a lay-by will also be covered.

4.4 The closure of Drayton Lane is proposed and approved under the construction of the NNDR and not part of this planning application.

Increase Pressure on Infrastructure

4.5 As part of the pre-application process we undertook discussions with Norfolk County Council to confirm the capacity of schools and they have confirmed that there is capacity. If the application is approved then as part of the reserved matters application then the development will be subject to CIL monies. Part of this money will go towards education.

Land west of Holt Road, Horsford Statement of Community Involvement

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4.6 As part of the consultation period it is likely that the NHS will be consulted and if there is a considered deficit in the current local provision then a financial contribution may be required. This would be secured through a Section 106 agreement.

4.7 In relation to open space, the site will provide on-site 0.91 ha which is split between informal and formal green space. At the pre-application stage Broadland District Council have advised that they may require a financial contribution towards improvement of an existing informal green infrastructure provision which exists in the area.

Overlooking and loss of views

4.8 The matter of personal views is not a planning matter. 4.9 The indicative layout shows at the minimum a separation distance of around 37m between the

proposed dwellings and the properties on Holt Road at the southern end of the site. At the northern end of the site there is approximatly 55m separation distance. Along the eastern boundary of the site all of the existing vegetation is proposed to be retained.

4.10 To the north of the site there is at least 25m separation distance between the existing and proposed dwellings.

4.11 To the south of the site there is proposed to be a strip of land between the rear gardens of the proposed dwellings and the boundary of the existing dwellings on Drayton Lane. With this strip the potential separation distance between existing and proposed dwellings is around 34m. Again, the existing vegetation will be retained and supplemented where necessary.

4.12 The matter of the buffer strip between The Lindens and the development has been discussed with the residents as they consider that it needs to be increased and also want the boundary treatments to be agreed. Given that the application is in outline it is difficult to fix this level of detail. We have responded to the applicants that once the consultation period has been completed then we can discuss this matter to see what can be fixed.

4.13 Overall, given all of the separation distances long with the retention and supplementary planting it is not considered that there would be any significant overlooking to any of the properties surrounding the site.

Drainage

4.14 The proposed surface water drainage strategy seeks to replicate the existing greenfield run-off. The ground conditions allow for the surface water drainage to be dealt with through permeable paving and a soakaway located in the lowest part of the site. The foul sewage will be connected to the existing system which has capacity.

Ecology

4.15 An ecology survey has been undertaken which assesses the sites current ecological potential which was determined to be of negligible to low value. The design of the site has been done sensitively to retain the features of the site which contain the greatest relative ecological value. Therefore it is not considered that there will be any significant harm to the biodiversity and instead there will be a number of gains in biodiversity.

5 Conclusion 5.1 The Applicant has sought to engage pro-actively with the local community and have an open

dialogue with local residents, the local Councils, community groups and in particular, with those that live close to the proposed development site.

5.2 Consultation has involved the local community and local councillors. The information circulated in a clear and concise manner for people and also allowed opportunities for any questions or queries to be answered.

Land west of Holt Road, Horsford Statement of Community Involvement

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5.3 We trust that the information provided within this statement will be taken into account by the local planning authority during their consideration of this application proposal.

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Appendix 1 - Leaflet

Proposal for a new residential development on land west of

Holt Road, Horsford

An outline planning application is being prepared for submission to Broadland District Council to develop land to the west of Holt Road, Horsford, which will provide 84 dwellings comprising a mix of 2, 3, 4, and 5 bedroom houses, along with a public green space and associated infrastructure.

Thank you for taking the time to consider our proposal.

Planning +Development

Architecture + Urban Design

Archaeology+ Heritage

Transport+ Travel

Horsford

Proposed Site

DRAYTON LANE CHURCH ST

HO

LT ROAD B1149

DOG LN

CROWN HILL

A scheme has been prepared seeking the erection of 84 dwellings, to include 28 affordable dwellings, the creation of public open space with play area and associated infrastructure. Access into the site will be provided through the creation of a new access from Holt Road.

As part of the NNDR plan, Drayton Lane will be closed to through traffic. This site will provide pedestrian cycle access onto Drayton Lane.

We are seeking your views We are notifying local residents and businesses as part of the pre-application process in line with Broadland District Council’s requirements. If you have any comments to make regarding the application proposals, please either email them to: reply@lanproservices.co.uk

or send to the following address:Lanpro ServicesBrettingham House98 PottergateNorwich NR2 1EQ

By the 17th February 2017

The site comprises an area of approximately 3.76ha of agricultural land with existing pig farm buildings, located to the west of Holt Road, Horsford.

The site is bound to the east by the B1149 Holt Road and by existing residential development at Crown Hill to the north. To the west and partly south lies arable farmland and to the south residential dwellings along Drayton Lane.

PROPOSED MASTERPLAN