0382 Policy
Support
Publication
Representation ID: 23702
Received: 14/03/2021
Respondent: NPS Property Consultants Ltd
Number of people: 2
The landowner supports the overarching growth objective of the GNLP, which is to provide choice and flexibility by ensuring there are enough committed sites for new homes.
The landowner supports the allocation and inclusion of policy GNLP0382 in the GNLP. The landowner and their development company (Repton Property Developments Ltd.) are now looking to deliver GNLP0382 in conjunction with SWA1 situated to the north, in a comprehensive and coherent manner (as envisaged by the Regulation 19 version of the plan). SWA1 has been subject to a planning permission (ref: 20161643) which demonstrates that site is capable of delivering at least 21 dwellings.
Repton is in the process of appointing a consultant team to progress a planning application for GNLP0382 and SWA1 collectively, with pre-application discussions likely to take place with Broadland Council in the spring of 2021. A draft Statement of Common Ground (SocG) is submitted with this representation, which demonstrates that the site is available, suitable, and deliverable.
It has been demonstrated through 20161643 that access to the site can be achieved from Burlingham Road. Whilst both policies GNLP0382 and SWA1 envisage access from Burlingham Road, when read together, there is an opportunity to consider access to the overall combined site from Chamery Hall Lane to the south. As such, the policy wording of GNLP0382 should be flexibly worded to allow for this to be considered.
Technical work undertaken by Repton’s Highways Consultants is appended to this representation (See Appendix on separate sheet). This identifies a possible access solution from Chamery Hall Lane, to GNLP0382. Consideration has been made to achieving appropriate visibility splays within the control of the landowner. As shown on the access drawing, visibility of approximately 160m can be provided, which accords with 85th percentile speeds of 53mph.
Whilst it is noted that the speed limit on Chamery Hall Lane is de-restricted (i.e. 60mph), a speed survey recently undertaken by the highways consultants, demonstrates that the 85th percentile speeds recorded were lower than the 60mph speed limit (namely they were 51/52mph, which is less than the 53mph for which visibility splays of 160m are provided for on the access drawing). In addition, a 4.8m wide access road can be achieved with radii of 6m. There is flexibility to enlarge this if required. Also taken into consideration is junction spacing with Burlingham Road and the existing layby on Chamery Hall Lane, to the west. The layby is on land within the control of the landowner and can be stopped up or relocated to the west. As such there is considered to be an acceptable access solution to GNLP0382 to be further explored with the Highway Authority.
In summary, policy GNLP0382 is considered to be sound but flexibility within this policy (and also policy SWA1) should be introduced to provide access from either Burlingham Road to the north, or Chamery Hall Lane from the south, as supported by a robust approach to the comprehensive masterplanning of the site.
Flexibility within Policy SWA1 (and GNLP0382) should be given to provide access from either Burlingham Road to the north, or Chamery Hall Lane from the south, as part of a robust approach to the comprehensive masterplanning of the site.
To achieve this, the policy should be re-worded as follows
Policy GNLP0382: Land north of Chamery Hall Lane, South Walsham
Land north of Chamery Hall Lane, South Walsham (approx. 1.12ha) is allocated for residential development. The site is likely to accommodate approximately 25 homes.
More homes may be accommodated, subject to an acceptable design and layout as well as infrastructure constraints.
The development will be expected to address the following specific matters:
1. Single vehicular access to serve GNLP0378 and SWA1 from either Burlingham Road to the north or Chamery Hall Lane from the south (with pedestrian and cycle access onto Burlingham Road through the existing SWA1 allocation) with a masterplan provided to ensure a cohesive development with that site.
2. Provision of adequate footpath improvements to ensure a safe and continuous pedestrian route between the development and the school, which may involve improvements to junctions throughout the village.
Whilst Norfolk County Council, as landowner, supports this allocation and has submitted a Statement of Common Ground that explains that the site is available, suitable and deliverable for development in the earlier part of the plan period, it would reserve the right to appear at the Examination, if necessary, to outline further the benefit of the suggested change to the wording of the policy.
Transport Note – Chameryhall Lane, South Walsham
This note has been prepared by Rossi Long Consulting (RLC) for Repton Property Developments Ltd. to summarise the work undertaken to date regarding the provision of suitable access to land north of Chameryhall Lane, South Walsham.
It is understood that the site has previously been considered by the HELAA Assessment as suitable for up to 30 dwellings, with preferred access taken from Burlingham Road to the north-east
of the site.
We also understand that the site is a preferred allocation in the emerging Reg. 19 Greater Norwich Local Plan which proposes to allocate the site for at least 25 dwellings. Attached to this note is a site access drawing prepared by RLC to investigate the feasibility of potential access from the site on to Chameryhall Lane to the south.
Consideration has been made to achieving appropriate visibility splays within client owned land.
As shown on the aforementioned drawing, visibility of approximately 160m can be provided, which accords with 85th percentile speeds of 53mph.
Whilst it is appreciated that the speed limit on Chameryhall Lane is de-restricted (i.e. 60mph), a speed survey recently undertaken suitably demonstrates that the 85th percentile speeds recorded were lower than the 60mph speed limit. Infact vehicular speeds were 51/52mph, which is less than the 53mph for which visibility splays of 160m were provided for on the attached drawing; therefore, the visibility splays can be considered
appropriate for this location.
As can also be seen by the attached drawing, a 4.8m wide access road is shown to be provided with radii of 6m. These can be enlarged should NCC Highways require or housing numbers increase.
Also taken into consideration is junction spacing with Burlingham Road and the existing layby on Chameryhall Lane to the west. In summary, the layby will likely either have to be stopped up or relocated to the west. It is understood that NCC own the field to the north and west of Chameryhall Lane, so there should be no third-party land required should the layby have to be relocated.
It is also anticipated that pedestrian access will be required at some stage to Burlingham Road. This could be provided via a small strip of land shown on the Architect’s drawing to the north-east of the site, or possibly by the public highway on Burlingham Road.
Whilst there is a short gap in footway provision from Chameryhall Lane to Burlingham Road, the carriageway is one-way at this point which should permit a reduction in carriageway width to provide the required footway.
Therefore, the work undertaken as set out above demonstrates that an access can be provided to
GNLP0382 that can serve this site and land within allocated policy SWA1 (land to the north of GNLP0382).
The recommended next steps are to undertake further discussions with the Local Highway Authority, Norfolk County Council to consider an appropriate solution.
Norfolk County Council, as landowner, supports this allocation and has submitted a Statement of Common Ground that explains that the site is available, suitable and deliverable for development in the earlier part of the plan period.