REP2 Policy

Development of REP1 has started on site. The retail shop and parking is complete.

Planning Application 20180963 has received consent for 15 assisted bungalows, C2, 16 assisted flats C2, and a 60 bed carehome,C2, an assembly room C2, a clubhouse C2, offices Ba, and associated parking.

This development is in excess of Policy REP2 and will put extreme pressure on the infrastructure of Reepham, especially if development on REP1 comes to fruition.

The allocated site REP1 is carried forward in the emerging GNLP. the undetermined PA 20200847 was contrary to the 2015 development plan. The contraventions to policy were that community facilities were not provided on the site, and also that the provision of the 141 dwellings were outside the Reepham Settlement Boundary. The GNLP still proposes 100 dwellings outside the existing boundary, and as such is unsound.
Section 38(6) of the PCPA (2004) states that applications must be determined in accordance with the Development Plan. Development, outside of a settlement limit, will be permitted, provided it does not result in any adverse impacts. Development on REP1 has obvious adverse impacts on the character of Reepham, and on its surrounding countryside. These negative impacts are the loss of two greenfield sites which will impact on biodiversity, and wildlife, including nearby protected badger setts.The creation of a suburban estate near to the Broomhill Meadows CWS, and in close proximity to a designated SSSI at Whitwell Common will have an incongruous visual impact on this rural area. The site slopes down to this area of special conservation and would require the installation of a pumped foul drainage system, up to the mains drain in Broomhill Lane. This would be a 24/7 pumped non-gravity system which will only add to the creation of carbon emissions.
Development of this site will be in conflict with the NPPF definition of sustainability. The GNLP does not place enough emphasis on climate change and fails to acknowledge how public livestyles have changed since covid -19. This greenfield site is much used by walkers and cyclists. Access would require a new suburban road, separate new footpaths and a cycle track. In the process, trees and hedges would be removed. Landscape mitigation by using saplings is of little help, but established trees and hedgerows play in important role in reducing harmful carbon emissions.

The 2016 REP2 site was allocated for a mixed development of residential and employment.
It was suggested that it would accommodate approximately 20 homes, B1 and B2 employment uses.

Paragraph 5.57 in the emerging GNLP has changed this figure to 35 homes. Planning Permission Ref no.20180963 in fact shows 16 assisted flats and 15 assisted bungalows, together with a 60 bed carehome. The occupancy figure, incuding the carehome would be 122 persons, which would put added pressure on the local infrastructure, particularly on the GP surgery.

Together with the recommended 100 dwellings on REP1 in the GNLP, the combined total of homes in REP1 and REP2 is 131. This figure excludes accomodation in the proposed care home on REP2.

The figure of 155 dwellings for Reepham between 2018 and 2038 is increased to 166, made up of 100 dwellings on REP1, 31 dwellings on REP2, and 35 dwellings, taking account of existing planning permissions.

Clearly , the proposed 141 dwellings on REP1 are unacceptable under PA 20200847 and the 100 dwellings on the emerging GNLP REP1 site must also be considered unsound.

Site REP2 is being developed at the moment, but not in accordance with Policy REP2 which still states approximately 20 homes. The GNLP for REP2 is unsound as paragraph 5.57 is at variance with the actual Policy REP2
The existing town infrastructure would be unable to cope, if development on REP1 is also taken into account.