Comment

Representation ID: 22257

Received: 16/03/2020

Respondent: Carter Jonas LLP

Number of people: 2

Policy 2: Sustainable Communities identifies a number of criteria to ensure the delivery of high quality development. Criteria 5 seeks to respect, protect and enhance landscape character.

Land at Green Lane West, Rackheath
A full Landscape and Visual Impact Assessment (LVIA) has been prepared for the proposed allocation at land to the west of Green Lane West in Rackheath (Ref. Policy GNLP0172) as part of the current planning application at the site. In summary, there are residential areas to the north, commercial development to the south, the Norwich Northern Distributor Road (A1270) to the west, and the proposed strategic development at North Rackheath Urban Extension would be located to the east. The site is enclosed by a dense hedgerow and hedgerow tree planting to the east. The majority of the existing vegetation within the site would be retained within the proposed development. The proposed residential areas will include landscaping and structural planting. The proposed development includes a substantial area to the east of the Norwich Northern Distributor Road for landscape enhancement and new wildlife habitats. The overall conclusion from the LVIA is that the site is a suitable location for residential development in terms of landscape and visual impacts, provided the landscape mitigation and enhancement measures are implemented. The case officer for the planning application accepted that the development would be visible in the immediate area, but concluded that the site would be well screened from long distance views and that the additional landscaping to be provided as part of the proposed development would reduce the visual impact. In addition, the case officer acknowledged the provision of open space, green infrastructure, highway access and an acoustic bund would ensure the delivery of a high quality development.

Land off Townhouse Road, Costessey
A draft Landscape & Visual Impact Assessment has been prepared for the land off Townhouse Road in Costessey (Ref. GNLP0284R), which is identified as an unreasonable site in the GNLP Site Assessment document for Costessey sites. The landscape impact was one of the reasons why the site was assessed as unreasonable. It is considered that landscape impacts can be mitigated. This site is well-related to the existing built-form in Costessey and represents a natural and logical continuation of the settlement. The majority of the existing vegetation at the site boundary will be retained within the promoted development. The promoted development will enhance the boundaries to the site, with new tree planting on the western boundary and a new woodland belt on the southern boundary, alongside green corridors, planting and areas of open space within the development. The significant green buffers and corridors are provided to mitigate the impact of new development at the site and integrate it into the landscape setting. Therefore, it is considered that the promoted development at the site would respect, protect and enhance the landscape character of the surrounding area and edge of Costessey, which is consistent with Criteria 5 of Policy 2.
In addition, the delivery of green infrastructure and landscaping at the Green Lane West site in Rackheath and Townhouse Road site in Costessey would contribute towards Criteria 3 of Policy 2.
Policy 2 includes a requirement for delivery statements to be prepared for developments of 100 dwellings or more, setting out a timetable for housing delivery at the site. The requirement for a delivery statement is appropriate, but the information provided in the statement needs to be robust, and a statement is no substitute for the allocation of deliverable sites in emerging GNLP. It is considered that a detailed assessment of housing delivery should be undertaken before sites are allocated for development or identified as reasonable alternatives, because discussions with developers on its own represents a limited and inadequate approach.
A detailed assessment of housing delivery would have highlighted that the proposed strategic extension contingency sites for +1,200 dwellings at land off Bawburgh Lane and New Road (Ref. GNLP0581) and land north of New Road and east of A47 (Ref. GNLP2043) cannot be delivered quickly enough to address non-delivery at allocations and commitments in Costessey in the short term. As set out in the representations to the Site Allocations document, land off Townhouse Road in Costessey (Ref. GNLP0284R) is deliverable, is controlled by a housebuilder, and should be allocated or identified as a reasonable alternative site.