Site Proposals document

Yelverton and part of Alpington is classified as a Service Village in the JCS. The main built up areas of Alpington and Yelverton form a contiguous settlement. Development is concentrated around Church Road and Wheel Street. There is also a significant area of development at Mill Road, Alpington.

The settlement has a range of social and community facilities including primary school, pub, church and village hall. Enhancement to sewage treatment capacity may be required to serve new development.

Six sites have been put forward for consideration for residential uses through the GNLP. All of the sites are greenfield, on grade 3 lesser quality agricultural land.

Sites GNLP0529, 0434, 0400, and 0433 are immediately adjacent to the settlement, therefore, sympathetic to the form and character of the area , whilst site 0435 is beyond the settlement limit, and therefore less sympathetic to the built form and is further away to facilities in comparison to other sites. In accessibility terms, to the east site 0529 is located near the school but on Nicholas Road which is a narrow road with access constraints. Site 0434 would front on to Burgh Road where there are no footpaths and opposite to an open field. To the west site 0433 also on Burgh Road would front on to residential development, and would follow on west from the general form of development as allocation ALP1 and is close to the existing facilities but is constrained by impacts on listed buildings. Site GNLP1012 is adjacent to the development boundary for the village close to Bergh Apton, however, in accessibility terms this site is further away to the local schools, bus stops and would require footpath improvements.

Overall, if this settlement is identified for further growth, there is a choice of sites with potential for development, with site 0433 appearing to have the fewest constraints.

Settlement Summary

Ashwellthorpe is classified as a Service Village in the JCS. The village has developed in a linear form along the Street, and southwards along New Road. Local facilities include a village hall and pub. To the north of the village is Lower Wood, a designated SSSI, which contributes to the attractive setting of the village.

There is an existing planning permission on Land Rear of Wood Farm (reference 2011/0506) for 31 homes, a village hall, bowling green, sports pitch and village green.

Nine site have been submitted for consideration through the GNLP. Sites GNLP0213, 0230, 0234, and 0235 are on the north side of the Street and would have the benefit of focusing development in the existing heart of the village. Constraints include achieving suitable access onto The Street, proximity to Lower Wood, and potential impact on views of the Grade I All Saints' Church to the east.

The other five sites (GNLP0064, 0239, 0242, 0597 and 0598) are along New Road. A factor to consider here is the form and character implications of elongating the village further. There are also surface water flooding issues in this part of the village.

In conclusion, no fundamental constraints have been identified that would rule out any of the sites in Ashwellthorpe, although the net developable area may be constrained on some. Consequently if the need for additional housing development is identified through the GNLP, several site options are available.

The JCS identifies Aslacton, together with Great Moulton, as a Service Village. The historic core of Aslacton is concentrated around The Street and Church Road. The former Coopers Scrapyard to the east of the built-up area of the village is allocated and has planning permission for 15 dwellings.

Three sites have been put forward for consideration in the GNLP:

• GNLP0459, a site of 1.78 hectares on the north side of Church Road opposite Coopers Scrapyard. The site is located close to village services. Development of the site in combination with the existing allocation could have a negative impact on the setting of the village and existing listed buildings including the Grade I listed Church Farm to the east and St Michael's Church to the west.
• GNLP1042, a 3.7 hectare site to the south of Church Road which is also located close to village services. This site is virtually landlocked and satisfactory highway access could be difficult to achieve. Development of the site at the very low density proposed could result in a form of development poorly integrated with the rest of the settlement and could also have a negative impact on the setting of the village and listed buildings.
• GNLP1041 is a 1.4 hectare site at the north end of Aslacton parish within the hamlet of Pottergate Street. This site is remote from services, is constrained to some extent by landscape designations and flood risk and additional waste water and sewerage capacity may be required.

In conclusion, should further development be concluded to be necessary in Aslacton, sites GNLP0459 and GNLP1042 close to village services are more likely to be suitable for consideration for allocation. However, this would be subject to the constraints noted above, most particularly potential townscape impacts.

Barford is classified in the JCS as a Service Village. It is located on the B1108 and is in the Tiffey Valley. An existing allocation (BAR1) for approximately 10 homes is situated south of Church Lane within the village.

Three sites have been submitted for consideration through the GNLP:

• GNLP0416 (Land at Barford Church) is a site of 1.47 ha that is slightly disconnected from services in Barford. Development here could be unsympathetic to the character of the village, with the site's main constraint being possible impact on the setting of the Grade II* St Boltolph's Church.
• GNLP0552 (Land off Watton Road) is a substantial site of 37 ha proposed for 117 homes and extensive amounts of green infrastructure (GI). Housing developed is proposed for the north of the site. Constraints, which largely apply to the area proposed for GI in the south of the site, include flood risk, power lines and landscape impact on the Tiffey Valley. The potential for delivery and maintenance of the extensive GI proposed would also be a significant issue.
• GNLP1013 (Land at the Hall between Church Lane and Back Lane) is a 2 ha site that would be an extension to the existing BAR 1 allocation. There are potential issues in achieving a suitable access and potential townscape and landscape impacts, but these are likely to be capable of being mitigated.

Site GNLP0415-F in the north west of Barford parish is proposed as a nature reserve as part of the new settlement proposals for Honingham Thorpe. Due to the nature of its proposed use, it does not form part of the settlement summary.

Should further development be required in Barford, no fundamental constraints have been identified that would rule out any of the proposed sites. However, the scale of site GNLP0552 and its GI in relation to Barford presents a range of issues and site GNLP 0416 is slightly disconnected from the village. Site GNLP1013 is well located in relation to village services.

The JCS classifies Barnham Broom as a Service Village. There is a range of facilities including a primary school, village hall, garage, shop and pub.

The adopted local plan allocation at Bell Road (BARN 1) for approximately 20 dwellings would form a southern extension to an existing area of estate development to the south of Mill Road.

Four sites have been proposed for consideration in the GNLP, two large adjoining sites of roughly 2 hectares each situated to the west of the existing allocation toward Mill House (GNLP0174 and GNLP0196) proposed for 100 dwellings in total; and two sites which would extend the existing linear settlement along Norwich Road beyond the existing settlement limit, occupying the open gap between the settlement boundary and Grove Farm (GNLP0324 and GNLP0055) to the east. Development on the sites to both the east and west of the village could have potentially significant heritage impacts by encroaching on the setting of nearby listed farm and mill buildings and compromising the historic form of the settlement, whilst the two sites south of Mill Road (GNLP0174 and GNLP0196) have access constraints, which in the case of GNLP0196 appear difficult to address.

In conclusion, the large scale of proposed development on both sides of the village could have significant impacts on the built and natural environment. The two sites to the west (GNLP0174 and GNLP0196) have more constraints than the two to the east.

Bawburgh is classified as an Other Village in the JCS and is close to the A47. There some local services (a pub, primary school and a recently built village hall), but the village lacks access to public transport or local employment, although there are a range of employment opportunities nearby at Costessey. The conservation area, southern bypass protection zone, river valley and fluvial and surface water flooding are the most notable constraints.

There is a current housing commitment south of the Village Hall for 10 homes.

The following sites have been submitted for consideration through the GNLP:

Site GNLP0581 (Land Off Bawburgh Lane and New Road) is within the parish of Bawburgh but is related to the built up area of Costessey (see the Costessey summary for further details).

Two other residential sites in Bawburgh have been submitted:

• GNLP0015 (New Road) is an 0.4 hectare site separated from the built-up area of the village;
• GNLP0484 (Land East of Stocks Hill) is 13.48 hectare site which is better related to the village, but has significant areas at risk of flooding, though the site proposal does include open space.

There is also a proposal (GNLP0376) for employment and possibly retail development on part of the Costessey Park and Ride site, outside the village but within the parish of Bawburgh. This site has good access to the A47 but does not have pedestrian access from nearby housing on the other side of the A47. Employment development would therefore require access improvements, and would at the same time reduce the number of car park spaces available.

To conclude, if additional development is considered appropriate in Bawburgh, small scale residential development may be possible on part of GNLP0484. Other sites appear less attractive in terms of their relationship to the current built form.

Settlement Summary

Bergh Apton is identified as a Service Village in the JCS and the two existing Local Plan allocations have been approved for 16 units.

Five sites have been put forward ranging in size from 0.2-2.4ha, giving various options for growth. The dispersed nature of development in the parish means that all sites have potential impacts on character and townscape of the village, and most may need sewerage and/or mains upgrades.

GNLP0122 (Cooke's Road) is a site of 0.23 ha.This small site is opposite housing allocation site BER 1 currently under development. There are no significant site constraints identified. The site's remoteness could lead to increased car dependency.

GNLP0203 (Church Road) is a sites of 0.87 hain a remote location in the south of the parish. There are no known significant constraints other than the site's remoteness and the suitability of the local road network.

GNLP0210 (Church Wood, Wellbeck Road) is a site of 2.38 ha in a remote location. Known constraints include the sites location adjacent to a listed church. The site adjoins a County Wildlife site and there are protected species identified in the vicinity. Development would affect established woodland. The local road network is considered unsuitable.

GNLP0412 (Former concrete works site, Church Road).This is a 1.31 ha former industrial site in the south of the parish. There are no known significant constraints other than the site's remoteness and the suitability of the local road network.

GNLP0533 (The Street). This is a 0.58 hasite located to the north of housing allocation BER 2. There are no known significant constraints other than the site's remoteness and the suitability of the local road network.

Overall, if Bergh Apton is identified for growth, all five sites could have some potential for development, though all suffer from varying degrees of remoteness.

Bixley parish includes Arminghall village and development adjacent to Poringland/ Framingham Earl. It is in the Smaller Rural Community and the Countryside classification in the JCS.

GNLP0323 is proposed for employment use at an isolated farm. Access to services is poor, there are significant areas at risk of surface water flooding, and development may impact on the setting of the Church of St Wandregelius (a Grade II* listed building). The suitability of the site is therefore considered to be limited. Another site in the parish is proposed which is adjacent to the built up area of Poringland/Framingham Earl – see that settlement summary for details of GNLP1032.

Under the Joint Core Strategy, Bracon Ash is classified with Mulbarton as a Service Village. The main part of Bracon Ash is on the B1113, with other small clusters of housing near the church and towards Hethel.

Five sites within the parish have been proposed for future development through the GNLP.

Related to the village of Bracon Ash, GNLP0026 is a small backland 0.35 ha site accessed from the B1113 by a shared drive-way. Development of the site could have an impact on the setting of the village. If taken forward, it is perhaps most appropriate as a settlement limit extension, given the proposal is to build one property on the site.

To the south of the village, off Hawkes Lane, is the 1.76 ha site GNLP0549. There are some considerations about highway access improvements, adverse effect on the rural setting of the Grade II Home Farm and Mergate Farmhouse, and some areas at risk of surface water flood risk, but overall the site has limited constraints.

Two other sites would in essence be extensions of Mulbarton. Site GNLP0195, despite being well-related to Lark Rise / Partridge Close, is constrained by a narrow access, and perhaps relies upon a new access from the B1113 that would be difficult to achieve. Site GNLP0299 to the south-east of Mulbarton would be an extension of recent developments, it being opposite allocation MUL 1 on the other side of Long Lane.

Should Bracon Ash be identified for further development, growth options are available, though consideration would need to be given to site related constraints.

The fifth site is GNLP1055, which is 377ha of land which extends across the parish boundaries with Wymondham, Ketteringham, East Carleton and a small part of Wreningham. The site is proposed for a new settlement. It has areas at risk of surface water flooding, and contains and is adjacent to CWSs, but given the size of the site, development could avoid these parts. The site's limited access to existing services would need to be addressed by improved access to Wymondham. In the long term, the site is large enough to provide a school, village hall, local shops and so on and is adjacent to existing, and proposes additional, employment opportunities. If a location for a new settlement is sought, GNLP1055 could provide housing, employment and community facilities, if the CWSs and areas of flood risk are avoided, and assuming appropriate mitigation measures. A very significant amount of work would need to be done to further investigate the constraints and opportunities of a site of this size. A New Settlements Topic Paper provides additional information on this issue and question 12 in the Growth Options consultation document covers new settlements.

The JCS identifies Bramerton as a Service Village. It contains a village hall and provides for a journey to work by public transport, with a pub and chandlery out of the village but within the parish.

The village has a conservation area, and most of the parish is high quality agricultural land (class 2).

One site has been proposed: GNLP0366. This site lies adjacent to a recent housing allocation (which is being built out) and is also adjacent to the conservation area. This would be backland development, but is well-related to the built form of the village and could provide a low number of dwellings. Therefore, if Bramerton is identified for growth, small scale development may be possible in Bramerton on this site.

Bressingham is classified as an Other Village in the JCS. The parish contains a number of scattered settlements of which the largest are the part of Bressingham located on High Road, and Bressingham Common located along Common Road. It has a small range of services; a village hall, a bus service to Diss and a primary school and 'Blooms' of Bressingham provides for some employment opportunities locally.

One small (0.26 ha) site has been put forward for the consideration for residential development through the GNLP: site GNLP0241. It is within the existing settlement boundary to the west of the village and no fundamental constraints have been identified for the site.

Brockdish including Thorpe Abbotts is classified as an Other Village in the JCS. The parish has very limited services, consisting of a village hall and bus service. Brockdish is primarily a linear village located along the northern side of the Waveney Valley on the A143. Thorpe Abbotts is a group of mainly detached houses approximately 2.5 kilometres west of Brockdish. A development boundary has been drawn to include the main built form of the settlement at Brockdish. No development boundary has been defined at Thorpe Abbotts.

Two sites have been put forward for consideration for allocation through the GNLP. Site 0385 is located to the north of Brockdish's built up area and site 0464 is to the north of Thorpe Abbotts within its conservation area. The main constraint for these two sites is the limited access to services.

The JCS identifies Brooke as a Service Village.

Brooke is 12 km south of Norwich on the B1332 Norwich to Bungay road and has good road and public transport access to both destinations. It is characterised by a varied mix of dwellings, centred on The Street and High Green where there are numerous historic buildings. There is scattered development of individual homes and farms away from the village core with an industrial estate to the north of the village on the B1332.

There are three existing allocations in the adopted local plan. These are: land north of the village either side of Norwich Road (BKE1), allocated for 12 dwellings and very recently developed; land at High Green Fam (BKE2) on the south side of the village allocated for 8 dwellings; and an employment allocation (BKE3) at the established Brooke Industrial Park.

Seven sites have been proposed for consideration through the GNLP.

The three sites to the east of the village centre: GNLP0490, GNLP0583 and GNLP0584 are assessed as having a potentially significant adverse impact on the historic character and form of the village, with site GNLP0490 off Mereside having potential impacts in addition on a nearby County Wildlife Site at Kirstead Wood which would need to be mitigated.

Site GNLP0432, effectively a northerly extension of the recently developed Norwich Road BKE1 housing allocation, would further reduce the separation of the village from the listed Brooke Lodge and encroach on its setting.

The small remoter sites at Waldor Cottage High Green (GNLP0579) and Howe Lane (GNLP0077) at opposite ends of the parish have constraints in relation to highways access and accessibility to services, the former having a potentially significant impact on an area of ancient woodland and the latter being particularly prone to surface water flooding as well as both sites being isolated from the village and its services.

A choice of sites has been submitted in Brooke presenting options depending on the amount of growth identified for the village through the GNLP. Site GNLP0432 appears to have the fewest constraints.

Broome is classified as a Service Village in the JCS. It has a range of social and community facilities and has good access to a wider range of services in Ditchingham, which it merges with at the south-western end of the village. Local road and pedestrian links provide access to Bungay to the south. Part of the parish lies within the Broads Authority area.

Two sites have been put forward for consideration for future development:

GNLP0346 (Old Yarmouth Road)is a site of 1.82 ha proposed for residential development and community facilities. The main constraints on development relate to its location in a landscape protection zone and the adjacent Broome Heath (a local open space and GI corridor, County Wildlife site and local nature reserve), and protected species in the vicinity.

GNLP0410 (Yarmouth Road)is a site of 0.88 ha that overlaps allocation site BRO1 and expands to a site for 15 to 20 dwellings.Apart from its location within a landscape protection zone, there are no significant constraints to development.

If Broome is identified as a suitable location for growth, subject to mitigating environmental impacts, both sites appear suitable for further consideration.

Bunwell is identified in the JCS as a Service Village, as it contained a range of services including a post office, butcher and convenience store along Bunwell Street, and a primary school and village hall close to The Turnpike, as well as journey to work bus services. However, an application has been received for change of use of the convenience stores, which could mean the eventual loss of one of the services. The village is formed of dispersed clusters of dwellings, some in linear form. Recently the built form has been expanded with two allocations for a total of 15 dwellings.

Five sites have been promoted, ranging from 0.7ha to just over 6ha (the latter incorporates one of the recent allocations). There are a few listed buildings to consider, but otherwise the main constraint on development would be the loss of views to the open countryside or the church, and constraining development to a suitable scale for the level of services available.

GNLP0009 is the largest site and development of the entire site would be of a scale to risk dominating the existing village (part of the site has recently been allocated, at a scale which complements the existing village). GNLP0537, 0538 and 0539 are reasonably well related to the existing built form and services, however the latter two sites provide a break in development which contributes to the character of the village and provides an open setting for the listed farmhouse. GNLP0224 does not relate as well to the settlement pattern and the location of services.

If Bunwell is identified as a suitable location for growth, reducing the depth of GNLP0537 may provide small scale development in keeping with the adjacent built form and the settlement pattern. Whilst they also offer growth options, GNLP0009, GNLP0538, and GNLP0539 are less attractive in terms of their relationship to the current built form.

Burston is identified as an 'Other Village' in the JCS and has a development boundary around the village but not the outlying hamlets of Mill Green and Shimpling. A further group of dwellings is located at Audley End. The village has limited facilities including a school, pub, outdoor recreation area and bus service.

Six sites greenfield have been put forward for the consideration for future residential development. Sites 0560, 0561 and 0562 to the west of the village are beyond the settlement boundary, as is site 1028 to the north and as such these are considered disconnected from the village and unsympathetic to the form and character of the village. Site 1028 is also significantly constrained by access issues.

Site 0386 is adjacent to the settlement boundary to the south on Rectory Road though there is an open field opposite, which would result in extending the village further into the countryside. Site 0349 is also adjacent to the settlement boundary to the north east on Gissing Road and opposite residential development. Both 0386 and 0349 are outside the conservation area and close to the local school. In addition, the sites are within the 3,000 m buffer of SSSI Shelfanger Meadows to the west.

If Burston is identified for growth through the GNLP, a number of site options are available, though in all cases constraints would have to be addressed. In addition, any growth in Burston would have to address sewerage infrastructure constraints.

Caistor St Edmund is a Small Rural Community in the South Norfolk Site Allocations and Policies Document. It is classified as an Other Village the JCS, however the services identified, although technically in the parish, are not in the village. Caistor St Edmund does not therefore have a defined development boundary.

Five sites have been put forward for consideration within this parish, 0131, 0485, 0491, 0532, and 0087. However, these sites are closer to Poringland settlement therefore these are discussed in the Poringland section of this document with the exception of site 0532 (see below).

Site 0532 is located in the countryside north of the village on Stoke Road, adjacent to the water works. There are limited services and facilities close to the site. Other constraints include surface water flooding. Also, Caistor St Edmund Chalk Pit SSSI is 90m north east of the site, and it is within 400m buffer of an Ancient Monument.

The site is not well related to services and facilities and development here could have an effect on designated areas as well as the Tas Valley landscape. The site is therefore heavily constrained.

The JCS identifies Carleton Rode as a Service Village, as it contains a village hall, a primary school, and public transport services. The settlement pattern is linear and fragmented, and the principal constraints are the listed buildings and surface water flood risk, along with the capacity constraints and operational impacts on the sewage treatment works on the edge of the village.

Three sites have been proposed in Carleton Rode but only one is actually a new site. GNLP0438 and GNLP0439 are both recent allocations and would therefore not contribute additional growth beyond that planned for in the adopted local plan. GNLP0547 is along The Turnpike, close to a cluster of dwellings but remote from the centre of the village, providing a significant constraint.

Claxton is classified as an Other Village in the JCS. The parish contains very limited services comprising of a village hall and bus service. The village is located on the edge of the Broads Authority Area with development concentrated in a linear form along The Street

One site has been put forward for the consideration for future development through the GNLP. Site GNLP0530 is a greenfield site located to the north of Ashby St Mary off Church Lane, a narrow country lane with no footpaths. Development would intrude into the mostly open agricultural landscape separating Ashby from Claxton and Hellington and is not considered sympathetic to the character of the area. The site is has poor access to services, occupiers are likely to be highly dependent upon the use of the private car. The site falls within the buffer zones of designated national and international environmental sites, there is a designated species recorded at this site and it is within higher grade (two) agricultural land. Overall, therefore, there are significant constraints on the site.

Colney is a small village, but the parish is a strategic employment location, including parts of the Norwich Research Park and the Norfolk & Norwich and Spire hospitals. It is situated on the B1108 close to the A47. The River Yare forms the parish boundary, therefore some areas are prone to fluvial and surface water flood issues and may be ecologically sensitive. The parish is also partially covered by landscape policies protecting the A47 Norwich southern bypass and the river valley landscape.

Eight sites have been submitted for consideration, two of which (GNLP0140 – A and B) are proposed for leisure use. Both sites are within a recently granted permission (2016/0233) for new sports pitches, pavilion/club house, parking areas, and equipment storage facility; the allocation of these would be consistent with the existing planning permission on the sites. Other sites range from 0.6ha to 63.5ha and are proposed for housing or employment uses, giving various theoretical options for growth.

The sites proposed for housing are within walking distance of major employers and close to a bus route, but otherwise remote from services:

• GNLP0158 (Land at Hall Farm, Watton Road), a site of just under 3ha which is not well-related to the existing built form;
• GNLP0514 (Old Watton Road) is an 0.6ha site in the river valley, almost adjacent to a small group of dwellings;
• GNLP0253 (Colney Hall) is over 26ha, is currently in use as a residential dwelling, with ancillary buildings in use as offices and with a recent permission for a pre-school. This site is proposed for 200 retirement properties and a research facility;
• GNLP0592 (32 Watton Road) is a site of just under 3ha proposed for housing or an extension to the research park which is not well related to the existing built form. It is in the Norwich Southern Bypass Landscape Protection Zone, but is adjacent to GNLP0331 and could form part of a larger employment allocation.

Sites proposed for employment are:

• GNLP0331 (Land adjacent to Norwich Research Park) is a 63.5ha site which partially overlaps an employment allocation (by 4ha) and would be incremental growth when the allocation is built out but is entirely within the Norwich Southern Bypass Landscape Protection Zone;
• GNLP0140-C is a 7.52 hectare site already permitted for an innovation centre and is now proposed for university-related development.

To conclude, the sites proposed for housing and retirement properties do not relate well to the existing built form of the settlement; the sites proposed for employment over and above those already allocated may be suitable for expansion of existing institutions if this is necessary, and if landscape policies to protect the setting of the A47 are reviewed. Site GNLP0140 A-C have existing planning permissions.

7.52

University research and teaching uses, a sports pavilion, and car parking:

A: Proposed Colney Lane Clubhouse/Pavilion and Artificial Grass Match Pitch (application ref: 2016/0233);

B: Colney Lane Car Park extension - included as part of Clubhouse/Pavilion (application ref: 2016/0233); and,

C: UEA 'Triangle Site' university related development such as teaching / research / accommodation / general infrastructure / ancillary uses.

Costessey is a suburb on the fringes of the Norwich urban area. Along with Easton, it is identified in the JCS as a major growth location and has seen significant amounts of development in recent years. The parish has one of the largest populations in South Norfolk. As well as benefiting from facilities in Norwich, residents have access to a wide range of shops, services, and leisure facilities, a recently developed medical centre, and a strategic employment area at Longwater. The Royal Norfolk Showground is an important asset to the local economy. Costessey residents have good access to the NRP including UEA and the N&N University Hospital.

The valley of the River Tud divides Old Costessey and Queens Hills from New Costessey. To the north the River Wensum is a designated Special Area of Conservation (SAC) and contains a number of Sites of Special Scientific Interest (SSSI) and County Wildlife Sites (CWS). Therefore, there are river valley landscape, ecology and heritage constraints in this area. With two rivers running through it, Costessey has areas at risk of fluvial and surface water flooding. Costessey parish has access to the A47 at Longwater junction, which is under significant pressure, and to Norwich via Dereham Road, which is also under pressure.

Eleven sites have been proposed for development, ranging from 0.4ha up to 49.6ha, potentially providing a range of options for development.

Two sites have significant constraints:

• GNLP0039 (north of Townhouse Rd) is a site of 11.39ha. It has a number of significant constraints, is surrounded by undeveloped land that includes a sewage pumping station and has no access to Townhouse Road. It is not well related to the existing settlement pattern.
• GNLP0510 (off Longwater Lane) is a small site of 0.4ha. The majority of the site is in a designated river valley and at risk of flooding. It contains a bowls club currently protected as important local open space. It has no suitable access.

The remaining nine sites are:

• GNLP0206 (Cleves Way/Longwater Lane) is a large site of 17.82ha but has a significant band of land at risk of flooding, and avoiding this area means the site would need to be considered with GNLP0284 (a 3.86ha site off Townhouse Road) for access and to form a cohesive development. However, GNLP0206 and GNLP0284 together would almost close the gap between Old Costessey and New Costessey. Both sites are entirely within the designated river valley and GNLP0284 may impact on the setting of the church; landscaping and ecology mitigation are very likely to be required.
• GNLP0238 (north of Farmland Road) would be an extension of existing development in New Costessey – it would need mitigation to deal with surface water flood issues and avoid harmful impact on the adjacent CWS, but is otherwise largely unconstrained.
• GNLP0243 (off Longwater Lane) is a site of 2.75ha. Approximately half the site is in a designated river valley. Access between a dwelling and a belt of TPO trees is constrained and could be difficult to improve.
• GNLP0266 (Costessey Landfill Site, and adjoining land) is a large site over 46ha proposed for housing and employment use located on Dereham Road between the Longwater employment area and Round Well Park (a Gipsy and Travellers site) and opposite recent housing development at Lodge Farm. Part of the site contains a closed landfill and an area under consideration by Norfolk County Council for a Longwater link road. Other constraints affecting parts of the site include risks of surface water flooding on some areas, a County Wildlife site, and areas of semi-natural habitat.
• GNLP0468 (off Ringland Lane) is a site of 4.3ha that lies between a garden centre and a small cluster of dwellings in a less-developed part of the parish between Queens Hills and Costessey Pits. It is not well related to the existing settlement pattern;
• GNLP0489 (off Gunton Lane) is a site of 2.57ha. Constraints include its location in a river valley, impact on the Marriots Way, adjacent County Wildlife Sites and flood risk on parts of the site.
• GNLP0581, (off Long Lane and New Road) is a large site of nearly 50ha adjacent to Bowthorpe and the Lodge Farm development. While it is mostly in Bawburgh parish it relates well to Costessey and is in an area currently being considered for a boundary change. Constraints include woodland, overhead power cables, adjacent contaminated land, and a strip of land at risk of surface water flooding, but the site is large enough for development to avoid these. Most of the site is within the designated river valley and the entire site is within the southern bypass landscape protection zone although it has potential to provide green infrastructure linking Lodge Farm and Bowthorpe with Bawburgh Lakes.
• GNLP0593 (Roundwell works) would be an infill site of 1.27ha, redeveloped from an existing employment use. It was previously allocated in the 2003 South Norfolk Local Plan for housing. It has few constraints, but would entail the loss of local employment.

To conclude, subject to decisions on the quantum of housing/employment to be allocated to Costessey and any on-site mitigation required, the sites which appear to be better related to the existing settlement pattern and/or the least constrained are GNLP0593 (Roundwell works); parts of GNLP0206 and GNLP0284 together; GNLP0238 (north of Farmland Road) and parts of GNLP0266 (Costessey Landfill Site, and adjoining land), and GNLP0581 (off Long Lane and New Road).

Cringleford is classified as an Urban Fringe Parish and major growth location in the JCS. It benefits from good transport links into the city centre, is close to the UEA, N&N University Hospital and Norwich Research Park, and also hosts three community halls, a primary school, some local employment, two convenience stores and a GP surgery. Cringleford Neighbourhood Plan identifies areas for housing, commercial development, a new school, a strategic gap separating it from Hethersett, allotments, green infrastructure corridors and protected areas.

Cringleford contains a stretch of the A11 and A47 (the latter has a landscape policy aiming to prevent the A47 becoming the hard boundary for the built-up area) and part of the Thickthorn Junction where the two roads meet. The River Yare forms much of the parish boundary, and the river valley landscape is also protected by long-standing policy. Between these two landscape policy areas, there is a small conservation area containing a cluster of listed buildings. There are areas of fluvial and surface water flooding and the parish also contains a few CWSs.

There are five sites promoted for development within the parish, but one of these (GNLP0486) is principally in Hethersett parish, and is summarised in that section. The four other sites are in the north of the parish.

GNLP0461 (2.7ha proposed for housing) is adjacent to the River Yare within the designated river valley and has some areas at risk of surface water flooding which could be avoided. There is a CWS adjacent to the site and woodland to the north, south and east, meaning ecological mitigation may be extensive. Cringleford Neighbourhood Plan protects this area.

GNLP0244 (7.3ha) is a road frontage site along Colney Lane between the existing built up area and the hospital. The site is currently plantation woodland and is proposed for university-related uses and potentially housing. The woodland is currently publicly accessible and designated as a locally important space; development of the site would impact on the green infrastructure corridor effect of the river valley and remove publicly accessible leisure space, while creating a townscape in a prominent position above the UEA and river (the entire site is in the designated river valley). A very small part of the site is at risk of surface water flooding and the site is 130m from the River Yare CWS.

GNLP0307 (44ha) covers an area identified in the Cringleford Neighbourhood Plan for housing and a school; the proposal is for housing, a primary school with early years facility and public open spaces, reflecting a planning permission on the site. The site encroaches onto the A47 landscape protection zone and the strategic gap between Cringleford and Hethersett. There are areas at risk of surface water flooding running through the site which would need to be avoided or mitigated.

GNLP0327 (8.4ha) is also adjacent to the A47 and Thickthorn junction, and mostly overlaps the A47 landscape protection zone and the strategic gap between Cringleford and Hethersett. A small part of this site overlaps the area identified in the Cringleford Neighbourhood Plan for housing. The land is proposed for mixed use development and would form a gateway to the settlement. Due to the proximity to the A47 and Thickthorn junction, the site's air and noise pollution could be high.

GNLP0307 is already permitted. Subject to growth plans for Cringleford, most of this site and a small part of GNLP0327, minus the parts which overlap with the A47/strategic gap, may be suitable locations for development. The other sites are considered less appropriate due to their contribution to both ecological and publicly accessible green infrastructure and impact on the river valley landscape.

The JCS classifies Denton as an Other Village; it has a village hall, part-time post office and car repair garage. The village also shares a primary school with Alburgh, approximately a mile away.

Two sites have been promoted in the village, GNLP0168 (3.2ha) and GNLP0193 (5.7ha). Neither site is well related to the existing village as defined by the settlement boundary, with both sites adjacent to Upland Farm and Upland Terrace, just over 400m to the north of the main part of the village. Both sites have some areas at risk of surface water flooding but these could be avoided. GNLP0193 would impact on the setting of a listed building, but this could be mitigated. The combined sites are not large enough to provide or support a new school or other service. Due to their poor relationship with the existing village and the lack of accessible services, these sites are heavily constrained.

Dickleburgh is classified as a Service Village in the JCS and has two sites allocated through the current local plan. The village has a range of basic services and facilities supporting everyday needs, including a primary school, journey to work public transport, a local shop, pub and a village hall.

Thirteen sites have been put forward for consideration for allocation through the GNLP. Sites comprise a range of sizes (0.56 – 5.33ha) giving various options for growth.

The historic centre of the village is along The Street with more recent developments mainly east of the former main A140. Sites with good access to The Street, and consequently to the shop, church and pub, the bus route and the junctions with the A140 bypass include: GNLP0199, 0217, 0239, 0230, 0361, 0498, and 0518. Potential impact on listed buildings and the setting of the Conservation area vary.

Sites GNLP0063, 0256, 0257, 0258, 0259 and 0389 to the east of the village have less impact of the historic core, but instead raise highways concerns by drawing more traffic along narrow lanes like Rectory Road and Harvey Lane.

Surface water flood risk may impact on the net developable area of sites GNLP0063, 0256, 0230, 0257, 0361 and 0518.

Sites 0199, 0256, 0257 are relatively close to the existing waste water treatment works and the latter two appear to have access constraints that could be resolved through 0199.

GNLP0063, 0217 0259 and 0389 are less well related to the current built form of the village.

In conclusion, if Dickleburgh is identified for further development, a range of growth options is available, subject to overcoming site specific constraints.

Residential development of an unspecified number.

Residential development to assist in achieving the housing development targets set out as part of the wider Norwich plan.

The Joint Core Strategy classifies Diss as a Main Town. The town has a good range of shops and services for its size, including two supermarkets and a high school, reflecting its role as a market town serving a wider rural hinterland.

It has an attractive historical town centre with a conservation area. From an economy and jobs perspective, notable features are that the Norwich-London railway stops at Diss and the Mid Suffolk Business Park (formerly Eye Airfield) is nearby.

Existing housing allocations at the edges of the Town are DIS 1 Land north of Vince's Road, DIS 2 Land off Park Road, DIS 3 Land off Denmark Lane, DIS 4 Land north of Frenze Hall Lane, and Dis 5 Former haulage depot, Victoria Road. Mixed use allocations are at the south of the Town Centre: DIS 6 Former Hamlins Factory Site, Park Road; and, DIS 7 Feather Mill, Park Road. Employment allocations are concentrated to the east of the railway line: DIS 8 Land at Station Road/Nelson Road, DIS 9 Land at Sandy Lane (north of Diss Business Park), and DIS 10 Diss Business Park.

Fourteen sites have been put forward for consideration for future development through the GNLP.

There is a grouping of six sites to the north of Diss, some of which cross into neighbouring parishes, reference numbers: GNLP0119, 0250, 0291, 0342, 0362, and 0606. These sites could be developed partially, in full, or possibly as a larger scheme to expand the town northwards along the Shelfanger Road. Whilst in principle suitable, site specific issues will need addressing, these include acceptable access points along the Shelfanger Road, utilities upgrades, consideration of impact on nearby ecological habitats, regard to landscape impact, and implications on the local road network.

There are six sites to the east of the town near to the railway station and existing allocations. Site GNLP0102, east of the railway, is proposed for residential use in an area where industrial premises tend to dominate, presenting possible concerns over managing incompatible neighbouring uses. Likewise with Site GNLP1045, also east of the rail station, a proposal for residential use on part of an employment allocation DIS 8, therefore applicant may be required demonstrate that continued employment use on that portion of the site is not viable. Site GNLP0112, on Frenze Hall Lane, is 0.23 ha but appears constrained by its access where the road bends and passes under the railway bridge. Site GNLP1044 is located adjacent to housing allocation DIS4 and the development boundary west of the train line which may require noise mitigation measures. It also has significant highway constraints. Site GNLP1003 is located beyond the development boundary and in close proximity to Walcot Green. Site GNLP0185, west of the railway, is part of the existing allocation DIS1, is thought suitable for housing; and is a continuation of recent development just to the north from Prince William Way.

There are other proposed residential schemes situated around the town. GNLP0104 is a 0.48 ha site off Sandstone Way to the west of the town. Near the centre of the town, GNLP0341 has several advantages of location but it could be to the detriment of Mount Street Gardens, considered an Important Local Open Space in South Norfolk planning policies. GNLP0599 has potential to be a continuation of development along Walcot Green. GNLP1038 is a greenfield site adjacent to Diss Football Club off Brewers Green Lane. Within Roydon parish it is located between the development boundaries of Diss and Roydon. In landscape terms, it is within the river valley which provides a green wedge between the two settlements and development here could lead to coalescence between Roydon and Diss. There are also heritage issues in relation to this site.

Dependent on the growth strategy identified for Diss through the GNLP, there are several small to medium sized sites promoted in and around the town, especially to the north along Shelfanger Road, which provide options for growth. Sites could be considered individually, or in combination, though the principle of de-allocating employment sites to residential use would require further evidence. An overriding consideration is congestion on the A1066 and the need for evidence that the highway network could accommodate the sites promoted.

DIS 4

(South Norfolk Site Specific Allocations & Policies Document)

DIS 1

(South Norfolk Site Specific Allocations & Policies Document)

DIS 7

(South Norfolk Site Specific Allocations & Policies Document)

DIS 2

(South Norfolk Site Specific Allocations & Policies Document)

DIS 5

(South Norfolk Site Specific Allocations & Policies Document)

DIS 6

(South Norfolk Site Specific Allocations & Policies Document)

The JCS identifies Ditchingham as a Service Village, as it contains a primary school, village hall and shop. Ditchingham abuts the smaller village of Broome to the east, and there is no clear boundary between the two villages – see the Broome summary for sites falling within that parish.

Most of the village's listed buildings are concentrated within the conservation area which is a significant constraint, as is the close proximity of Broome Heath SSSI/CWS/LNR which is immediately adjacent to the village. The village sits entirely within the designated river valley landscape and there are areas throughout the village which are at risk of surface water flooding. The Broads Authority executive area also lies very close to Ditchingham.

Five sites have been promoted for development ranging from 0.4ha to 5.5ha in size. All sites are reasonably well-related to the existing built form of the village.

GNLP0205 is spread over two sites, totalling 0.4ha, both of which are entirely within the conservation area. The smaller site has surface water flood issues and appears to be an access road; the larger site provides amenity space for existing housing. This site is therefore heavily constrained.

GNLP0078 (0.7ha) is adjacent to the rear of housing along Station Road. Although the site shape will constrain the layout, the site could be suitable for housing with mitigation to address heritage impacts.

GNLP0343 (0.7ha) has a small area at risk of surface water flooding, which could be avoided. The site could impact on the setting of the conservation area, but subject to suitable boundary treatment could be suitable for housing.

GNLP0345 (1.6ha) has a small area at risk of surface water flooding, which could be avoided. This site is adjacent to Broome Heath, but ecology advice suggests that with appropriate mitigation this site could be developed.

GNLP0373 (5.5ha) is the largest site, and although it is well related to the recent allocation, this has not yet been permitted. The site would therefore not be contiguous with the existing village. There is a large area within the site which is at risk of surface water flooding, which could be avoided. It is also close to Broome Heath which may require mitigation.

If Ditchingham is identified for growth, a range of site options is available. Small scale housing development may be appropriate on GNLP0078, GNLP0343 and GNLP0345. If further sites are required, GNLP0373 and GNLP0078 may also be suitable.

The JCS identifies Earsham as a Service Village; it contains a primary school, pub, garage and village hall. The main constraints in the village are a significant swathe of land at risk of fluvial flooding in the designated river valley which almost encircles the village, the Broads Authority executive area which lies just to its north, and some listed buildings.

Two sites have been proposed to the east and west of Earsham; both are reasonably well-related to the current village form. GNLP0218 (3.5ha) contains an area at risk of surface water flooding which could be avoided. It is adjacent to the A143 and within the designated river valley but is otherwise unconstrained, and could be suitable for residential development if suitable landscape and noise mitigation measures are put in place. GNLP0390 (2.6ha) has an area in Flood Zones 2 & 3 which would need to be avoided. It is within the designated river valley and has a narrow access. The site would be backland development and is generally a heavily constrained location for development.

If Earsham is identified for further development, a residential scheme could be acceptable on GNLP0218, while GNLP0390 appears more constrained.

The JCS classifies East Carleton as a Smaller Rural Community reflecting its limited services which does not have a development boundary or current allocations . Its built up area is linear in form, located along Rectory Road and the Hethersett Road.

Six sites have been promoted through the GNLP. Three (GNLP 0428, 0600 and 1058) are within and close to the built up area of the village and three (GNLP1037,1059 and 0247) are clustered in the north-east of the parish in the hamlet of Lower East Carleton close to Swardeston.

GNLP0428 is a linear 0.62 ha site with limited constraints located on Rectory Road that is most suited to single plot depth development. GNLP0600 is a 1.02 ha site located along the Hethersett Road which has limited on site constraints but has poor access to services. Similalary, site GNLP 1058 has poor access to services.

Separated to the north-east of the village are the three green field sites in Lower East Carleton. Site GNLP0247 is a 1.35 ha site constrained due to its narrow access from Low Common / The Drift, and some consideration might be required to impact on nearby ecological habitats. Similarly, site GNLP1037 a 2.77 ha site located adjacent GNLP0247, where ecological surveys may be required. Site GNLP1059 is a 0.63 ha site located adjacent to site GNLP1037 and off Swardeston Lane with a constrained access, the main constraint for all these sites at this location is isolation due to the lack of services and facilities in Lower East Carleton. Site GNLP1058 is located beyond the hamlet to the west situated off Wymondham Road, approx. 80m to grade II listed building White House Farm with heavily constrained access and road network. As such this site is considered isolated.

Should further development be considered necessary in the built up area of East Carleton, site options are available, but only GNLP0428 has reasonable access to services. Likewise, should further development be considered appropriate in Lower East Carleton site choices are available, but all sites suffer from poor access to services to some extent.

The JCS identifies Easton as a Service Village and a major growth location. There is an allocation and a planning permission for development of 893 homes and local services including a primary school on land to the east, south and west of the village.

The draft Easton Neighbourhood Plan went to referendum on 1^st September 2017. It does not allocate land, but has thematic policies around preserving the village's heritage and separation from Costessey, protecting the setting of the church, and enhancing biodiversity.

Two sites have been promoted through the GNLP within the parish, but GNLP0415-C is mostly in Honingham parish and is assessed in that section.

GNLP0456 is a 9.12 ha site which lies north of the A47 dual carriageway, separated from the village and its services by the road, providing a significant constraint. The site is surrounded by woodland. The A47 may create some noise and air pollution, and there is some surface water flood risk within the site.

To conclude, there are no sites put forward that appear suitable in Easton.

EAS 1

(South Norfolk Site Specific Allocations & Policies Document)

The JCS identifies Flordon as an 'Other Village'. The settlement of Flordon comprises two physically distinct areas, one is around the parish church and the other is near the main Norwich-London railway line. To the south of The Street is a tributary valley of the River Tas which includes Flordon Common SSSI.

One site has been promoted, GNLP0566, a 1.4 ha site on The Street. Whilst at the village's centre, the site could impact on the rural setting of the Grade II* listed St Michael's Church and on Flordon Common, which is nationally designated for its ecological value.

To summarise, if Flordon is identified for development through the GNLP, there may be a need to identify an additional site or sites as the submitted site, GNLP0566, is constrained by its location in an environmentally sensitive area adjacent to a listed building.

Please note, sites in Forncett End are considered as part of the Tacolneston & Forncett End settlement summary

Forncett St Mary and Forncett St Peter are adjoining settlements which are identified as 'Other Villages' in the JCS. Both are linear settlements in form and have developed along Aslacton Road/Low Road which follows the line of the Tas Valley. A conservation area is drawn around most of the two settlements with many listed farm buildings and cottages within it. More recent development has tended to be in Forncett St Peter where there is a primary school and bus stop, and there is a village hall in Forncett St Mary.

Four relatively small sites have been promoted for housing through the GNLP and one much larger land holding.

GNLP0429 is a 0.3 ha site along Spicers Lane. GNLP0559 is a 0.9 ha site behind the former Four Seasons Plant Nursery promoted for "three self-build houses for plantsmen". GNLP1039 is a 0.4 ha site at Wash Lane. GNLP1040 is a 1.2 ha site at the junction of Mill Road and Overwood Lane. All of the sites are at some distance from the existing settlement boundaries, are constrained by the local road network and have limited access to services.

GNLP1002 is a much larger land holding of 21 hectares which has been submitted in three parcels. Due to the rurality of the location, where services are limited and the land promoted is disconnected from the existing village, it is probable the land would like be less favourable for development either as a whole or by allocating a small part.

Whilst the settlement pattern of Forncett is linear, and interspersed with open space, none of these sites are well-related to the main part of the settlement. Therefore if the GNLP identifies the need for additional housing sites in Forncett, there may be a case for seeking alternative sites.

Framingham Earl

The built-up part of Framingham Earl parish is contiguous with Poringland. Five sites have been proposed which are completely or for the most part within Framingham Earl parish. These sites are considered in the Poringland settlement summary.

Framingham Pigot

One site has been proposed in Framingham Pigot parish. It is adjacent to recent allocation in Poringland/Framingham Earl, and is considered in the Poringland settlement summary.

POR 2

(South Norfolk Site Specific Allocations & Policies Document)

Geldeston is classified as a Service Village in the JCS and the allocated local plan site is pending a decision for 13 homes. The village has a few services and facilities, including journey to work public transport and employment opportunities. The main concentration of development is around Geldeston Hill and The Street, with a small amount of development at West End.

Three sites have been put forward for consideration through the GNLP, with sizes ranging from 0.3-0.8ha. All three are adjacent to the existing development boundary of the village. GNLP0207 and GNLP0437 are both adjacent to the Old Yarmouth Road, whereas GNLP1004 is centrally located off the Street. GNLP1004 has access constraints which it may be difficult to overcome. All three sites are within the Conservation area, making impact on the setting of the village an issue. A further consideration is surface water flood risk, which may impact on the net developable area of site GNLP0437.

Overall, If Geldeston is identified as a location for additional housing, all three sites could be suitable for some development within the constraints noted above, with access a key constraint on site GNLP1004. On all three sites the design of development would need to be considered very carefully to take account of heritage impact.

Gillingham is classified in the JCS as a Service Village; it contains a primary school, village hall and motel in the village and a petrol station and fast food restaurant to its north. The main constraints include extensive fluvial flood risk areas to the south of the village, grade 2 agricultural land to its south, the Broads Authority executive area to the south and east of the village, Broads SAC/SPA/Ramsar sites to the west and to the north-east, and a large conservation area outside the village to the north-east.

Two sites have been promoted for development through the GNLP. GNLP0274 is 5.4ha site to the north-west of the existing village. The part of the site adjacent to the road, and the road itself, is in Flood Zones 2 & 3, and there are also areas within the site at risk of surface water flooding. Avoiding these areas would not produce a development which relates well to the adjacent development and in conclusion the site is heavily constrained..

Gissing is classified as a Smaller Rural Community in the JCS. As a result there is no settlement limit for Gissing. There is also an extensive conservation area which covers a number of grade II listed buildings.

One site has been put forward for consideration for future residential development through the GNLP. Site GNLP0208 is located beyond the build-up area of the village to the north and within 400m buffer of the conservation area, however as this is situated in the entrance to a cul-de-sac it could fit in the rest of the houses. The main constraint with this location is the lack of available services.

Great Melton is classified as a Small Rural Community in the Site Allocations DPD, superseding its JCS classification as an 'Other Village' due to its limited services. Great Melton does not therefore have a defined development boundary.

One site has been put forward for consideration for future development. Site GNLP0014 is a greenfield site in a remote location at some distance from the settlement of Great Melton, closer to Barford village, in the Tiffey Valley, with some risk of flooding. Poor access to services and road network issues mean that this site has limited potential.

The JCS classifies Great Moulton (along with Aslacton) as a Service Village. Since the publication of the JCS the village shop has closed, but there is a village hall and a pub.

The main constraints are large areas at risk of surface water flooding, narrow roads and a number of listed buildings around the village.

Three sites have been promoted for development, all of which are reasonably well-related to its existing built form:

GNLP0554 is considerably affected by the risk of surface water flooding but a small area of the site adjacent to existing development could be developed while avoiding this.

GNLP0555 also has surface water flood issues. Avoiding these and producing a scheme which mimics the adjacent Orchard Crescent could be possible on a reduced area of the site.

GNLP0557 does not have much frontage onto Old Road, therefore has reduced scope for accommodating development while avoiding surface water flood areas; this site also has a more direct impact on heritage assets and is not considered suitable for development.

In conclusion, residential development may be possible on reduced sites at GNLP0554 and GNLP0555 if the number of services and road capacity at Gt Moulton is considered appropriate for more development.

The JCS classifies Haddiscoe as an Other Village; it has a village hall and a pub. It is adjacent to the Broads Authority executive area, so landscape and ecological sensitivity are important considerations, and there are areas at risk of fluvial or surface water flooding.

Three submissions have been made:

GNLP0455 is a small, remote site in the northern part of the parish, towards Lower Thurlton. It has been proposed for employment uses connected to the adjacent business. It is almost entirely within fluvial flood zones 2 and 3 and is therefore heavily constrained.

GNLP0414 comprises three sites either side of Beccles Road totalling around 7ha. If all the site areas were developed, this would be out of scale with the village. One of the sites contains a small area at risk of surface water flooding which could be avoided, but surface water flooding on the roads will impact on access decisions on the sites. Development of the sites may affect listed and undesignated heritage assets and the Broads landscape, all of which would require mitigation but would not prevent development.

GNLP0392 also has surface water flood areas on the road which will impact on access decisions. Development of the site may affect listed and undesignated heritage assets including the setting of the adjacent Grade I listed church. As the site is 0.8ha there is potential for a limited amount of road frontage development which avoids these constraints.

To conclude, if Haddiscoe is identified as a location for further development, parts of sites GNLP0414 and GNLP0392 could provide residential development on road frontages or small estates in scale with the village.

The JCS classifies Hales as a Service Village. Services include a garage and shop next to the A146, a village hall, and local bus services.

One site on the edge of Hales, but inside the boundary of Heckingham, has been promoted. GNLP0308 is a 3.21 ha site located on north-eastern edge of the village. Constraints of the site include mitigating surface water flood risk and possibly site access improvements if not provided by the existing allocation HAL1.

Should further development be considered necessary in Hales, GNLP0308 provides potential for continuing to grow the village to the north-east of its centre if access issues can be addressed.

The JCS classifies Harleston as a Main Town; its services include employment sites, a supermarket and independent shops, GPs, a leisure centre and community buildings. The main constraints to development include flood issues, constrained water supply, historic townscapes and listed buildings (protected by a conservation area), the river valley landscape and the hard boundary of the A143 bypass to the south.

Three sites have been promoted for development, all of which are well related to the town's existing built up area. The largest of these is 1.2ha, which limits the new site options within the town in addition to those sites already allocated in the current local plan.

GNLP0209 and GNLP0237 are proposed for residential development. They are in the designated river valley and have areas at risk of surface water flooding, both of which could be avoided or mitigated. Development of GNLP0209 would affect the setting of a listed building, which could be mitigated. It is the largest site currently proposed, but is of an appropriate scale for its immediate context. GNLP0237 is just under 0.3ha of amenity grassland, which appears to be publicly accessible. It would be desirable to replace this amenity if the site was developed.

GNLP0263 is a brownfield site, proposed for redevelopment of a social club on a 0.48ha site. It is proposed for housing or retail use (it is adjacent to existing housing) and is less constrained than the other proposed sites.

To conclude, subject to growth plans for Harleston, GNLP0209, GNLP0263 and GNLP0237 could each be suitable for development, with various mitigation measures required and the potential need to replace a lost amenity asset. However, if further levels of growth are required in Harleston, additional sites would need to be identified.

The JCS classifies Hempnall as a Service Village. The majority of its development and services are in Hempnall village itself. There is a secondary focus of development elsewhere in the parish at Hempnall Green.

Five sites have been proposed for housing development around the edges of Hempnall village. All of the sites have good access to services in the village. If chosen for development, mitigation would be likely to be required to address the constraints set out below:

• GNLP0220 is a 0.48 ha site close to the existing centre of the village. There are issues related to access along Millfields and the effect on the setting of the Grade II listed disused windmill;
• GNLP1015 is a 1.6 ha site adjacent to the primary school. Constraints include achieving suitable access points and impacts on the landscape and townscape.
• GNLP1016 is a 1.3 ha site at Bussey's Loke. Constraints include achieving suitable access points and impacts on the landscape and townscape, in particular the effect on the setting of the Grade I listed Church of St Margaret.
• GNLP1017 is a 0.9 ha site adjacent to Broaden Lane. Constraints include achieving suitable access points the local road network and impacts on the landscape and townscape.
• GNLP1018 is a 0.9 ha site to the south of Millfields. There are issues related to access along Millfields and the effect on the setting of the Grade II listed disused windmill.

Three sites have been proposed in Hempnall Green:

• GNLP0178 and GNLP0580, at 0.40 ha and 0.94 ha respectively, provide the potential for some development along Alburgh Road, although these sites would have limited access to services in the village;
• GNLP0147 is a substantial 13.17 ha site proposed for a mixed of uses that would provide for significant development in a location with limited access to facilities and services in the village.

Should further development be required in Hempnall, and subject to specific site constraints, housing growth could be accommodated on sites close to services in Hempnall village. Sites in Hempnall Green are less likely to be suitable for development due to their poor relationship to the services and facilities in Hempnall village.

The JCS settlement hierarchy identifies Hethersett as a Key Service Centre; it has a wide range of services including a new village hall/community centre, social club, an infant/nursery school, junior school and high school, convenience store/supermarket, range of small independent shops and services, post office, pharmacy, doctor and dentist surgeries, a library and a small business centre. Hethersett lies close to the A47, N&N/NRP and Wymondham, extending the number of services accessible within a short distance. It was identified as a major growth location and has allocations for over 1,000 homes which have permission and are being developed.

The village is bypassed by the A11 to the south, and the old A11 (B1172 Norwich Road) is effectively the southern boundary of the built-up area, with only limited development to the south of it. There are areas at risk of surface water flooding within and around Hethersett, and listed buildings and TPOs along the Norwich Road and in the north-west of the village. There are two CWS to the north-east and north-west of Hethersett, close to the high voltage overhead cables, and long-term strategic gap policies have prevented coalescence between the village, Cringleford to the east, and Wymondham to the west.

Twelve sites are within or overlap into Hethersett parish, but two are considered under other settlements; GNLP0525 is largely in Wymondham and GNLP0358 lies mostly in Ketteringham parish. Please see the relevant section of this document for these sites.

The other ten sites range from 0.8ha to 196.5ha. However, some of these already have permission and are therefore not 'new' sites.

GNLP0486 (14.8ha) straddles the boundary with Cringleford and is promoted for employment use. The site is well-related to the A11/A47 and Thickthorn services, but is poorly related to residential areas. Constraints include potential highway issues and landscape protection policies.

The majority of GNLP0177-A (196.5ha) was allocated in the last local plan, and in some areas are under construction. The newly submitted site is proposed for a mix of uses, and extends further to the north, west and east than the existing allocation. There a number of constraints but the scale of the area is likely to provide the potential for mitigation. GNLP0177-B to the south of Norwich Road is part of the same submission and is proposed largely for a country park. There would be a number of constraints to any built development of this site.

GNLP1023-B (10.7ha) overlaps GNLP0177-A and is proposed for employment uses along with GNLP1023-A (2.9ha) either side of Little Melton Food Park. The site is affected by a number of constraints including flood risk and the historic environment but the scale of the site gives the potential for mitigation.

At the far north of Hethersett parish, GNLP0454 (0.8ha) is promoted for housing. This would be redevelopment of a builder's merchant (therefore a brownfield site) but is separated and relatively remote from both Hethersett and Little Melton.

GNLP0462 (1.3ha) lies in the centre of the village, and has limited constraints.

A cluster of sites lie to the west of Hethersett village. Three of these are entirely within the strategic gap between Hethersett and Wymondham. GNLP0480 (4.5ha), GNLP0481 (4.9ha) and GNLP0394 (15ha) have a number of constraints including significant areas at risk of surface water flooding. There is no evidence that an access can be achieved to GNLP0394 and it is not considered suitable by the HEELA assessment.

GNLP0135 (1.9ha) is in the grounds of grade II listed Wood Hall and opposite grade II listed Old Hall School. The entire site is subject to a group TPO, and the site's development would have a significant effect on the townscape of this part of the village.

In conclusion, depending on the scale of development considered suitable for Hethersett, and issues such as strategic gaps and overcoming specific site constraints, there are a range of sites for potential consideration for housing and employment development.

Hingham is classified as a Key Service Centre in the Joint Core Strategy. It is a small town located on the B1108, equidistant from the larger centres of Attleborough, Dereham, Wymondham and Watton and serves a relatively local rural catchment. There is a good range of shops, services and community facilities. The industrial estate at Ironside Way provides local employment opportunities.

A housing site (allocated as site HIN1) at Norwich Road/Hopsack Road is currently being developed for 95 homes. Site HIN2 on the eastern edge of the town is allocated for a 2.24 ha extension of the employment area.

Ten greenfield sites have been put forward for consideration for housing development through the GNLP.

Three sites are to the north-west of the town:

• GNLP0501 (Land west of Springfield Way) is a site of 1.32 ha. It is adjacent to the built up area and has good accessibility to services with limited constraints. Access via Springfield Way would need further investigation.
• GNLP0502 is a 3.86 ha site west of site 0501. Due to access constraints, it would be likely to need to come forward with adjacent site 0501 to provide access.
• GNLP0503 (Land north of Springfield Way and west of Dereham Road) is a 13.06 ha site. It is adjacent to the built up area and has good accessibility to services. Some parts of the site are affected by surface water flooding. Potential for access via Springfield Way and Dereham Road may require further investigation.

GNLP0544 (Swan Field, Hardingham Road) is a 2.98 ha site adjacent to the north-east edge of the build-up area. There are potential access constraints but it is likely that these could be overcome through development.

There are two sites to the east of Hingham:

• GNLP0520 (Land to the south of Norwich Road) is adjacent to allocation HIN1 which is now being built. It is a 13.11 ha site with limited constraints;
• GNLP0310 (Land south of Norwich Road, north of Seamere Road) is a 5.65 ha site which also has limited constraints, though it is more disconnected from services in Hingham.

There are four sites to the south-west of Hingham:

• GNLP0298 (Land opposite Hingham Sports Centre), is an 1.87 ha site which would require safe access to the B1108. This site has good accessibility to services but development here would extend the settlement further into the countryside. The possible presence of designated protected species within the site may require survey work.
• GNLP0335 (Land off Watton Road) has access constraints which could potentially be overcome if the site comes forward with neighbouring sites0298 or 0395.
• GNLP 0395 is a 3.99 ha site adjacent to the Attleborough Road, which narrows as it leads to the historic core of the town, and where heritage assets like the former rectory garden walls would make highway improvements very difficult to achieve without having a negative impact on the historic environment.
• GNLP0273 is a 1.33 ha site further to the south, disconnected from the built-up area of the town and its services, and close to Grade II listed Gurney's Manor.

Overall, if Hingham is identified as a location for additional growth there are a number of potential site options, subject to site-specific constraints. However, site GNLP0395 appears particularly constrained.

Keswick is classified in the JCS as an Other Village. It has a small community hall and a small local business centre at Keswick Hall.

GNLP0497 is a 6.9ha site proposed for employment uses. It is close to an employment allocation for which a planning application has been submitted. The site is in the Norwich Southern Bypass Landscape Protection Zone. Constraints in include surface water flooding, impact on the setting of All Saints Church and the need for footpaths to provide access.

To conclude, if further employment land is required in the Norwich fringe area, GNLP0497 could be suitable, subject to mitigation.

Ketteringham is identified as an Other Village in the JCS, with a small village hall and a small car repair garage. There is employment within the parish at various industrial depots in the north-east of the village (near the A11) and in offices at Ketteringham Hall, in the south of the village. The main constraints to development are the physical barrier of the A11 and adjacent railway line, some areas at risk of surface water flooding, the presence of listed buildings (particularly clustered around Ketteringham Hall to the south of the main part of the village) and some scheduled monuments and contaminated land within the parish but outside the village itself.

Five sites have been promoted for future development. Two sites have been submitted within the main part of the village – GNLP0513 and GNLP0528, both approximately opposite the village hall and promoted for small scale housing development. GNLP0528 is a deep site, but could be reduced to provide development more in keeping with the existing settlement pattern, assuming appropriate mitigation for the war memorial which sits in the centre of the site's road frontage. The size of GNLP0513 is appropriate for the form and scale of the settlement. Both sites may have an impact on the setting of nearby listed buildings, but it is likely this could be mitigated. GNLP0473 is adjacent to an outlying cluster of dwellings near Ketteringham Hall, and could potentially provide small-scale residential development.

GNLP0245 is the former MoD fuel storage depot proposed for use as a Waste Depot. For this reason is not considered further through this plan, but has been passed on for consideration through the Minerals and Waste Local Plan.

GNLP0358 is less well related to the village but in the context of a proposal for employment use adjacent to the existing industrial employment area, railway line and A11. It is a very large site (27ha) which lies between the A11 and the rail line. Being a linear site, much of it is not well-related to the existing employment area, but 3-4ha close to the A11 may be suitable.

In summary, if Ketteringham is considered suitable for additional housing development, GNLP0513, part of GNLP0528 and GNLP0473 are potentially suitable sites. Industrial employment use could be appropriate on part of GNLP0358.

Kirby Cane/Ellingham is classifed as a Service Village in the JCS. The settlement has facilities including a primary school, shop and village hall. The main development of Kirby Cane and Ellingham is concentrated around Mill Road, Mill Lane and Yarmouth Road, with estate development south of Yarmouth Road and on a more limited scale to the east of Mill Road and Mill Lane.

Three sites have been submitted for consideration for future development through the GNLP in Kirby Cane and four sites in Ellingham.

Site GNLP0344 is adjacent to the A143 to the north of Kirby Cane. Therefore, noise mitigation measures are likely to be required. The site is also slightly remote from the existing built up area and consequenetly less sympathetic to its built form. To the east of Kirby Cane sites 0348 and 0396 are located adjacent to the built up area within the Waveney Valley, and are all affected by a low chance of surface water flooding. In terms of access, sites 0349, 0396 are more constrained than sites 0344, 0348 to the north of the parish which front onto less narrow roads.

To the south in Ellingham parish sites 0303, 0304 and 0305 are located adjacent to the built up area and within the Waveney Valley. Site 0305 is nearest to the local school. In terms of access, all of the sites to the south have potential vehicular access constraints, but these could be overcome through development and it is believed that subject to suitable footpath provision any potential impact on the functioning of local roads could be reasonably mitigated. Site 0306 is on Yarmouth Road some distance away from the settlement and consequently has poor access to services and is unsympathetic to the existing built form of the villages.

Overall, if Kirby Cane/ Ellingham is identified as a location for additional housing, a number of sites have been submitted which could be considered further, with site 0350 offering better access to the local school in comparison to other sites. The main constraint in this settlement is proximity to environmentally sensitive sites in the neighbouring Broads Authority area. As such further assessment may be required to ascertain impacts and mitigation measures. In terms of utilities and local infrastructure, improvements to water recycling centre treatment capacity and sewerage infrastructure may be required.

Little Melton is classified in the JCS as a Service Village. It contains a primary school, village hall, pub, convenience store and MOT garage.

It is separated from Colney by the A47 and is less than 650m from the recent allocation/permission to the north of Hethersett. Its main constraints are the A47 southern bypass landscape protection zone, surface water flood risk and narrow village roads.

Eight sites have been promoted for development, ranging from 0.4ha to 43ha.

GNLP0477 (1.6ha) is comparatively unconstrained, but is slightly separated from the existing settlement. The most southern part of GNLP0182 (approximately 2.3ha) is also not well related to the existing settlement form, although it is opposite a recent allocation. It has areas at risk of surface water flooding, but is otherwise unconstrained.

GNLP0495 (0.6ha) is adjacent to a permission for redevelopment of a farmhouse to 9 flats. The site is part of the setting for the farmhouse, being between it and School Lane. Although this would need consideration, the site is otherwise unconstrained and well related to the services in the village.

There are two sites which do not perform well on their own, but are adjacent to a larger site: GNLP0397 (2.9ha), which contains some areas at risk of surface water flooding although these could be avoided. The site is also adjacent to woodlands, so ecological mitigation would be required if it was developed, and the local road network is narrow here. Therefore the site is constrained as a stand-alone site. GNLP0591 (1ha) also has areas at risk of surface water flooding within and adjacent to it, with a constrained access. It would not be suitable to be developed on its own.

Both of the previous sites are adjacent to GNLP0340 – a large site of 43ha. If it was determined that Little Melton should accommodate significant levels of growth, this site, along with GNLP0397 and GNLP0591 could be considered, although significant mitigation would be required. If all three sites were developed in their entirety, this level of development would be out of scale with the existing village, but the larger site is promoted for residential use along with a new local centre and health hub, and expansion of the local primary school. Much of GNLP0340 is within the southern bypass landscape protection zone, the site contains a large wooded area and some significant areas at risk of surface water flooding. Although the combined sites would have several potential access points and could relieve local roads of additional traffic, such large scale development may still be problematic for the capacity of local roads, which would also require mitigation.

GNLP0488 (3.2ha) is between the A47 and the built up area of the village. Being very close to the A47, the site is in the southern bypass landscape protection zone. If this policy was relaxed, theoretically, frontage development here could be suitable, but the road and this part of the site is at risk of surface water flooding. The depth of the site could provide estate development, but the road here is very narrow, limiting the quantum of development that could be acceptable. In any event, mitigation of the flood area at the site entrance would be necessary.

GNLP0182 (21.6ha) would extend the village to the west, wrapping around the church which currently stands isolated from the village. Development to the west of the village would inevitably draw traffic through the narrow village roads towards the A47. There are areas at risk of surface water flooding which could be avoided. There is a small parcel of this site adjacent to a recent permission off Gibbs Close. This could provide small estate development, assuming an appropriate access could be formed either via Gibbs Close or Mill Road. The rest of the site could be suitable if appropriate mitigation was made to reduce impact on the setting of the church and if local road capacity could be improved. On the other side of the Gibbs Close permission is GNLP1046 (0.4ha). This small triangular site is effectively landlocked by development and relatively unconstrained, and could be appropriate for a small expansion of the existing permissions, subject to addressing access constraints.

In conclusion, if Little Melton is identified for development, small scale residential development could occur at GNLP0495, or the small part of GNLP0182 off Gibbs Close, or on GNLP1046 if access constraints can be addressed. Larger scale development, if considered suitable for Little Melton, could take place on parts of GNLP0340, GNLP0397 and GNLP0591 combined, or on parts of GNLP0182.

Loddon and Chedgrave together form a Key Service Centre in the JCS. Land is allocated for the development of 200 dwellings (LOD1); and, as well as that there are two employment allocations. There are services and facilities supporting everyday needs, such as shops, community facilities including an infant, junior and high school, medical centre, library, several pubs and a range of independent retail businesses. The industrial estate at Little Money Road covers some 6 hectares and provides local employment.

Loddon and Chedgrave are separated by the River Chet. The valley to the east is grazing marsh typical of the Broads, whilst to the west there are more significant wooded areas. The A146 bypasses Loddon and Chedgrave to the south and provides good direct access to Norwich, Beccles and Lowestoft. The historic centre of Chedgrave is concentrated around the junction of Norwich Road and Bridge Street. The conservation area continues southwards along the High Street in Loddon and extends eastwards to the Norton Road. A second, smaller conservation area encloses the attractive setting to the Church of All Saints on the eastern edge of Chedgrave. Significant open spaces are Church Plain and the grounds to Holy Trinity Church in Loddon, Farthing Green on the Beccless Road in Loddon, and the grounds to All Saints Church in Chedgrave. More recent post-war development has tended to be at the north of Chedgrave in the vicinity of Langley Road.

Six sites have been put forward in Loddon, ranging from 0.7 ha to 7.7 ha in size. GNLP008 is a small site, remote from the settlement next to the Bungay Road. Access could be achieved but its development would create an isolated and less preferable form of development. Other sites are better related to Loddon and Chedgrave, but still have specific constraints to mitigate. To the south-east of the town, GNLP0312 has a long frontage onto the Beccles Road. Highways mitigation and consideration of surface water flood management are amongst the constraints. For GNLP0313, which is in the town centre, regard will be needed to the impact on listed buildings, including the Grade I Church of Holy Trinity, and general considerations of being in the conservation area. The access into GNLP0313 also appears constrained. To the south of the town centre, GNLP0314 is outside the conservation area, but the narrowness of the access onto Low Bungay Road is a constraint. At the south of town near the High Bridge Road / A146 junction, GNLP0372 has constraints that include highways issues and considerations related to surface water flood risk.

Three sites have been put forward in Chedgrave. To the north, GNLP0463 is a 3 ha site proposed for 70 dwellings. Constraints include the need for access and highways improvements and the site's proximity to Langley Historic Park which is opposite, but GNLP0463 is considered suitable for the land availability assessment. To the east, site GNLP0541 is accessed from the Hardley Road and is adjacent to the Grade I listed All Saints Church. Whilst suitable for the land availability assessment there are constraints to GNLP0541 over highways, landscape, historic environment implications. Lastly, to the west, site GNLP1014 is accessed from the Norwich Road and is diagonally opposite the Grade II listed Old Rectory. Constraints include the need for access and highways improvements, as well as landscape and historic environment implications, but GNLP1014 is considered suitable for consideration.

Overall, if Loddon and Chedgrave are identified for additional growth, there are potential options, subject to mitigating the constraints noted above.

Long Stratton is a large village which is set to grow into a small town that includes land that is within the parish of Tharston and Hapton on its western edge. An Area Action Plan for Long Stratton allocates a minimum of 1,800 new houses, 12 hectares of employment, an enhanced town centre and supporting infrastructure including a by-pass on the eastern side of the settlement.

Long Stratton has a good range of services and facilities that are mainly located along The Street (A140). On the western side of the town there are primary and secondary schools, a leisure centre, the district council offices, and Tharston Industrial Estate. Away from the historic core that evolved north-south along the A140, estate development has been added in recent decades taking the current population to approximately 4,500. In terms of the landscape and environment, the Tas Valley is to the west and various designated common lands are to the east and south.

In total seven sites have promoted on the edge of existing built up areas in the parishes through the GNLP, five for residential development, one for employment and one for a mix of the two.

The one site in Long Stratton parish, GNLP0509, is a 3.6 ha site promoted for 60-100 homes that would extend the village to the south, and would be accessed from St Mary's Road.

Four sites (GNLP0142, 0201, 0272 and 0576) are clustered around Tharston Industrial estate, with site 0272 promoted for employment uses and 0201 for a mix of residential and employment uses. Two residential sites, GNLP0458 and 1050, are located further north adjacent to the Long Stratton's development boundary.

Should further development be required in Long Stratton in addition to the commitments made through the Area Action Plan, a choice of growth options have been submitted both for residential and employment development. Sites in the proximity of Tharston Industrial Estate offer potential residential and employment development options subject to constraints which mainly relating to highways and addressing potential conflicts with existing employment uses. Sites 0458 and 1050 offer the potential for residential development, but access issues would need to be addressed to enable this. GNLP0509 also has potential for residential use given its proximity to services in Long Stratton. Overall, however, further development in the Long Stratton area could be contingent on addressing issues relating to waste water treatment.