Following the Greater Norwich Local Plan meeting held on the 6th March and the subsequent approval of comments at the Town Council meeting held on the 14th March, the Town Council responded to the GNLP consultation as follows. Residents are encouraged to make their own representations before the deadline on Thursday 22nd March
The following are the Reepham Town Council responses to the questions raised in the Greater Norwich Local Plan Growth Options Document as agreed at a sub-committee meeting held in the Reepham Town Council office on 12th March 2018. The Town Council response to the Site Proposals consultation will be made separately.
It was agreed at the sub-committee meeting that the Town Council would only respond to individual questions as they affect the town and parish of Reepham and that councillors could make their individual responses to the document on a personal basis.
Q1 No response
Q2 No response
Q3 No response
Q4 While we don’t dispute the methodology by which the OAN is calculated, and which averages out at 1880 pa, the inference that sites allocated within GNLP should be included in this figure without recognising the failure of developers/housebuilders to deliver to the previous JCS allocations at the rate desired risks the over allocation of sites and allows developers to cherry pick those most likely to improve their commercial performance at the expense of community benefit. Concern was also expressed that the consequences of Brexit may lead to a reduction in the need for additional new building which needs to be recognised in the strategy.
Q5 The statement in 4.22 that “A delivery buffer lower than 10% would make it much less likely that needs would be met” is not supported by the evidence which is that the satisfaction of needs is dependent on delivery, not targets. The practice of raising targets (and increasing buffers) because existing targets are not being met makes it even less likely that the new targets will be met. This is another demonstration of why allocations should be phased, that the current ones should be delivered before new ones are added.
Q6 Not agreed. There is no significant scope for windfall development in Reepham.
Q7 Reepham is poorly served with infrastructure, particularly road access, and any significant development within the parish would need appropriate improvement of the existing infrastructure.
Q8 No planning applications have yet been received for the existing sites allocated under the previous JCS.
Q9 To quote from the Foreword to the GNLP document, “sustainable access from homes to services and jobs will remain the key consideration for good planning”. Options 1, 2 and 3 are already best served with infrastructure, and are suitable for larger scale developments which the larger firms are able to provide. The railway to Cambridge, running alongside the A11/A14, forms a potentially invaluable communication link which is so far woefully unexploited thus making commuting by anything other than by car a problem. Options 1, 2 and 3 are the Town Council’s favoured options.
The statement that Options 4 and 5 “are more likely to address the draft plan delivery to deliver homes. This is because they provide for a much wider dispersal of development, and in doing so increase diversity, choice and competition in the market for land, which would be beneficial for delivery.” is disputed. These options are more likely to be served by windfall developments undertaken by smaller developers and builders; not only are these more likely to be built, because they are smaller scale and tend to have more local support but they are more likely to be sustainable than large scale developments. Options 4 and 5 are not favoured.
Similarly, Option 6 is not favoured.
Q10 No response
Q11 No response
Q12 No response
Q13 No reponse
Q14, 15, 16, 17, 18, 19, 20 and 21 Not appropriate to Reepham, no response.
Q22 No response
Q23 No response
Q24 Support Option SH1
Q25 No response
Q26 Yes, within the Norwich urban area.
Q27 The Town Council support option EC1.
Q28 and 29 No response
Q30 The Town Council is of the opinion that site reference GNLP0096 of the Sites Proposal should be designated as a new employment site.
Q31, 32 and 33 No response
Q34 There is a requirement to improve the frequency of public transport to and from Reepham and to extend the hours of service during the day and into the evening.
Q35 Support option TRA1 with particular emphasis on improving mobile ‘phone connectivity and improving public transport.
Q36 The Town Council is of the opinion that building density for new developments should be in keeping with the existing built environment and would oppose higher density development in long established settlements like Reepham.
Q37 Support Option AH2
Q38 Support Option AH3
Q40 Support Option AH7
Q41, 42, 43, 44, 45, 46, 47, 48, 49 and 50 No response
Q51 Support Option AQ1
Q52 Support Option FR1
Q53 Support Option NC1 subject to adequate funding for future upkeep.
Q54 and 55 No response
Q56 Support Option SG1 but no views expressed on proposed locations.
Q57 Support Option EN1
Q58 Support Option W1
Q59 Support Option COM1
Q60 and 61 No response
Q62 Support Option CUL2
Q63, 63, 64, 65 and 66 No response.
Reepham Town Council – Comments concerning sites submitted
Sites Question 1 No discussion on this topic.
Sites Question 2
GNLP0096 – land off Wood Dalling Road adj. to Collers Way.
Reservations were expressed concerning the proximity of the site to the adjacent industrial area of Collers Way. Given that the Collers Way industrial estate appears to be fully occupied and that the estate is very congested it was felt that serious consideration should be given to designating this site as suitable for commercial/light industrial development. If the site continues to be considered for housing development, concerns were raised about the distance from the Town centre and, in particular, the schools.
GNLP0180 – land north of Whitwell Street
Concerns were raised about access from the site to and from School Road/Whitwell Road. Given an adequate traffic management solution to the problem of vehicular access to the site and subject to the provision of sufficient land within the development area to allow for expansion of the primary school buildings and playing field the Council would have no objections to development on this site.
GNLP0183 – land east of Whitwell Road
It is likely that the Town Council would find this site unacceptable because it is outside the settlement boundary and would represent an unwelcome and inappropriate development on one of the main access routes in to the town. Concerns were also raised about the lack of safe pedestrian access to the site from either Whitwell Road or Mill Road at the rear of the site.
GNLP0221 – land off Norwich Road
The Town Council would find development of this site unacceptable because of the lack of a safe pedestrian access to and from the site. Given the location of the site it is unlikely that a safe pedestrian route from the site to the town centre could be created.
GNLP0353 – land north and south of Dereham Road
Concerns about the size and nature of development on these sites and the fact that they are outside the settlement limit were expressed by councillors. Of immediate concern is the lack of safe pedestrian access from the sites to the town centre and the schools, the only viable route being along Dereham Road. The pavement along this road is very narrow and is not wide enough for pedestrians to pass each other safely; neither does it extend to the frontages of the two sites on Dereham Road. In addition pedestrians leaving the site to the south of Dereham Road would have to cross the main road where visibility is restricted. It is unlikely that the existing pedestrian access could be improved to an acceptable standard. It is likely that the Town Council would find these sites unacceptable because they are outside the settlement boundary and would represent an unwelcome and inappropriate development on one of the main roads in to the town.
As representation over 100 words – summarised as follows: Concerns are the lack of safe pedestrian access from the sites to the town centre and the schools. The pavement along the Dereham road (only pedestrian access)is too narrow for pedestrians to pass others safely; neither does it extend to the frontages of the two sites on Dereham Road. Pedestrians leaving the site to the south of Dereham Road would have to cross the main road where visibility is restricted. It is unlikely that the existing pedestrian access could be improved to an acceptable standard. Sites are outside the settlement boundary and would represent an unwelcome and inappropriate development.
GNLP0543A – land adjacent to Wood Dalling Road
The Town Council finds this site unacceptable because it is outside the settlement limit, it is not contiguous with existing development and there is no safe pedestrian access to the site. Concern was also expressed about the distance of the site from the town centre and schools.
GNLP0543B – land adjacent to Wood Dalling Road
The Town Council finds this site unacceptable because it is very narrow and would not allow for development appropriate to the location and in keeping with existing development. Concern was also expressed about the lack of safe pedestrian access to the site and the distance of the site from the town centre and schools.
GNLP1006 – land at the Old Rectory kitchen garden.
The Town Council found this site unacceptable because of a lack of suitable access to the public highway.
GNLP1007 – land at the Old Rectory meadow
Given that this site has been proposed for an extension to the sewage works, the Town Council has not expressed a view on this submission except that we believe it would be unsuitable for housing.
Sites Question 3 No discussion on this topic.