PUBLIC CONSULTATION
THANK YOU FOR TAKING THE TIME TO VISIT OUR PUBLIC CONSULTATION EBSITE. Orbit Homes are preparing a reserved matters planning application for residential development on an area of land to the east of Buxton Road, to the north of Old Catton and south of Spixworth (the site). This public consultation provides information about the proposed development of 225 dwellings and the work that has informed it. The site has outline permission for 225 dwellings. The site is located adjacent to the wider Beeston Park growth area, which has outline planning permission for a further 3,000 houses. The site is the first parcel of that land within this broad area of growth to reach reserved matters stage. This public consultation provides an opportunity for all interested parties to comment on the proposed development. All comments will be carefully considered by the project team, so please help us shape this proposal by leaving your feedback via the web link provided.
THE SITE The 7.8 hectare site is located just over 1km south of Spixworth and 350m north of Old Catton, on land east of Buxton Road. Buxton Road links central Norwich (via the A1042) with the northern villages of Spixworth, Frettenham and Horsham St Faith. The site is approximately 5.5km north of Norwich city centre. The site is currently relatively isolated, and is largely surrounded by agricultural land. To the east is Norwich Rugby Club. The site was formerly home to Fifers Nursery but is now unused. Approved masterplan from the outline planning application, illustrating how the dwellings could be arranged May 2015 The proposed scheme shown within context of other emerging masterplans and planning approvals PNING BACKGROUND The site was allocated for development in the 2014 Broadland Core Strategy (site reference GT14) and is part of the wider Growth Triangle Area north of Norwich. The site is adjacent to a broader allocated urban extension of Sprowston and Old Catton (aka Beeston Park), which will eventually provide 3,500 new homes. An outline planning application for residential development of up to 225 dwellings at the site, with access from Buxton Road, was submitted in 2014. The outline application proposals were consulted on in October 2014, with a public exhibition and leaflet drop. The application was approved in May 2015 (following a further public consultation) and the principle of the development of up to 225 dwellings, with access from Buxton Road, was therefore established. This application is for the reserved matters : it deals with more detailed issues like the final layout and design of the proposed dwellings, internal access roads and landscaping; issues which were not dealt with at the outline planning application stage. Our application works within and develops the parameters set by the outline planning permission. SITE ALLOCATED FOR DEVELOPMENT BY BROADD DISTRICT COUNCIL OUTLINE RMISSION GRANTED FOR 225 DELLINGS, ITH ACCESS FROM BUXTON ROAD RESERVED MATTERS APPLICATION SUBMITTED FOR 225 DELLINGS RESERVED MATTERS APPLICATION APPROVED PROJECTED START ON SITE JANUARY 2014 MAY 2015 SPRING 2018 AUTUMN 2018 - ESTIMATED EARLY 2019 - ESTIMATED
ENVIRONMENTAL AND TECHNICAL ASSESSMENT A number of environmental and technical studies of the site and proposed development have been undertaken during the preparation of the reserved matters planning application. These studies have informed the proposed layout and design. The studies are summarised below and will be submitted with the application. TREES James Blake Associates have undertaken a tree survey of the site. The site has a number of mature trees located along the boundaries, particularly on the northern, north eastern and western boundaries. None of the individual or groups of trees are of high ecological or aesthetic value (category A); however, a number of trees have been identified as category B (moderate value), and the layout has sought to retain these trees where possible. Trees along the western boundary will be largely retained, continuing to screen the site from Buxton Road. Notable trees along the eastern boundary will be retained, as will the woodland in the north east corner. ECOLOGY James Blake Associates have undertaken a Phase 1 Habitat Survey for the site, which assesses both the presence of protected species and the site s potential to accommodate them. There are no statutory nature conservation sites within 2km of the application site but two County ildlife sites lie within 2km (Spixworth Meadows and Fiddle ood and Night Plantation). However, the development will not have any impact on these protected areas. DRAINAGE Peter Brett Associates have prepared a detailed drainage strategy for the site. The site will be drained via infiltration, which is designed to minimise and limit the impact of surface water flooding. Infiltration testing has demonstrated that some parts of the site drain more freely than others. Surface water will therefore be directed to certain parts of the site, where it will be collected in attenuation basins in sudden or prolonged rain events. The water will drain from these basins to underlying deep bore soakaways which will provide the necessary infiltration rates. The attenuation basins have dictated the layout of the open space, which in turn has been a key determinant of the wider scheme layout. The basins will appear as depressions in the open space, and will be dry except in extreme or prolonged rainfall events. Foul water from the proposed development will be drained via a new connection to the existing public sewer in Buxton Road. D CONTAMINATION Peter Brett Associates have undertaken ground investigation at the site. This has demonstrated that the site is not contaminated and that future occupants of the site will not be at risk from exposure to contamination. OTHER ISSUES Impacts of the development in terms of noise; landscape and visual impact; and transport were assessed as part of the outline application. These issues have not been reassessed for the purposes of the reserved matters planning application. The habitats on site comprise tall ruderal species, grassland and woodland. Most of the site comprises species-poor grassland or ephemeral vegetation. No rare plant species exist on site. Further species surveys have been undertaken for badgers, bats and reptiles (with a further survey for great crested newts to be undertaken). These species are either not present on site, or with the proper mitigation measures will not be adversely impacted by the development. ARCHAEOLOGY A desk-based assessment undertaken for the outline application indicated that there are unlikely to be any important archaeological remains on the site. A geophysical survey undertaken in October identified some potential ditch and pit features which will be investigated prior to development. Oak tree to be retained within the development
PROPOSALS DESIGN The proposed development pays regard to both the Beeston Park Design Guide and the parameters of the outline planning permission. The design of the development will therefore link with the wider development area, providing a sense of cohesiveness whilst also allowing the creation of individually designed neighbourhoods. The layout of the proposed development maintains a loose irregular grid structure with plenty of green space. This provides active frontages on all roads, and ensures that the development remains permeable for pedestrians and cyclists. The density of the development is greatest in the southern part of the site, with flats of up to three storeys high fronting the junctions of principle roads, along with terraces and semi-detached housing. The development becomes more suburban and informal moving north, towards Spixworth, with detached and semi-detached housing. STREET SCENE A PLOTS 33-28 (LOOKING EAST) Street scene ACCESS DSCAPING The scheme will be accessed from Buxton Road as was approved with the as part of the outline planning permission in 2015. The access will carry all traffic into and out of the site until the east-west link road is completed (see below). The site has been designed with plenty of open green spaces. Principal areas of public open space are located on the eastern side of the site, in the centre of the site and in the north west corner of the site. These areas will be linked by trees and generous grass verges along the principal internal estate road. The site is linked to the wider Beeston Park area with an east-west link road, which runs along the southern boundary of the site. Subsequent developments on Beeston Park will extend and join to this link road, which will STREET SCENE Blink St Faiths Road with roxham Road. Upon eventually PLOTS 1-17 (LOOKING NORTH) completion of the east-west link road the site will be able to be accessed from the both the east and west. A series of curving internal estate road connect the eastwest link road with the wider development providing access to private drives and individual dwellings. All dwellings will have allocated parking spaces. A B Retained oodland Potential link to adjacent land PO 122 42 43 44 99 99 48 ASH (L) ASH (L) 33 33 32 Public Open Space 32 58 60 62 59 57 64 28 66 67 67 83 63 64 66 77 65 68 93 50 78 77 68 69 70 78 70 69 71 79 80 80 79 71 72 82 81 72 73 87 81 83 82 73 74 75 84 85 26 25 76 86 23 22 21 21 20 217 216 22 2 19 19 11 8 2 3 4 202 5 6 12 13 14 17 10 7 8 MA 9 TH 9 15 16 10/11 6 FLATS 199 200 198 199 197 195 196 194 200 193 192 191 188 187 203 204 196 6 FLATS 189 TH TH 186 206 4Bth 4Bth 4Bth 4Bth 202 203 204 205 207 209 208 209 178 179 181 183 182 208 207 183 186 185 184 206 182 185 190 189 187 188 205 213 201 201 184 190-195 12-17 197 198 18 18 7 1 1 218 110 180 212 211 210 177 219 220 221 MA MA 215 212 224 211 225 210 223 168 167 174 173 166 165 176 161 158 CAR 164 152 149-154 151 150 156 160 155 148 147-148 139 180 179 178 177 176 175 4Bth 4Bth 4Bth 4Bth 4Bth 4Bth 174 173 164-172 9 FLATS 1 BED 153 145 146 6 FLATS 2 bed B 133 134 134 137 136 135 135 141 147 146 138 132 133 161 162 163 140 149 145 x2 136-141 172 181 131 132 163 131 MA MA 157 157 156 155 162 159 160 158 225 224 175 159 222 213 171 170 169 PRIVATE DRIVE 222 221 PROPOSED LINK ROAD A Electrical Sub Station Footpath Cycle ay Proposed site layout 217 218 219 220 223 214 214 20 23 5 6 129 129 Public Open Space 24 24 128 130 76 74 TY 2 ROAD 25 26 4 3 111 Public Open Space 75 216 27 130 112 111 110 87 86 85 127 128 109 90 126 127 112 109 114 113 108 108 90 115 113 107 91 89 88 89 126 MA 114 107 CAR 125 116 115 106 106 125 117 116 105 92 91 215 4Bth 4Bth 4Bth 4Bth 93 92 51 84 27 94 117 105 95 94 124 118 118 104 104 96 95 P.S 124 119 119 Public Open Space 122 123 120 103 97 96 50 88 62 65 29 29 28 63 30 52 53 54 98 97 ASH (L) 49 49 51 52 102 102 103 120 101 100 98 48 47 53 61 30 47 54 55 56 56 ASH (L) 55 57 59 60 61 31 31 58 46 46 45 45 PO 100 99 1BB 123 121 101 ASH (L) ASH (L) B T9 Existing dwelling to be demolished 121 PO 44 43 42 6 ROAD 40 41 38 39 41 40 39 38 36 37 TY 34 35 PO 37 36 35 34 144 143 143 144 142 142 6 FLATS 2 bed Many of the existing trees along Buxton Road will be retained, ensuring the site continues to be well screened from the west. An area of mature woodland in the north east corner of the site will be retained as a wildlife area.
HOUSE DESIGNS A mixture of dwellings are proposed, including flats, bungalows, terraced, semi-detached and detached dwellings, ranging from 1 to 4 bedrooms. This will help to create a lively and mixed community. The dwelling designs incorporate traditional features. All internal layouts are generous and spacious, with most having open plan ground floors and generous bedrooms. All dwellings have adequate parking provision, on drives and/or in garages. All dwellings except the flats have external amenity space. Utility En-suite Study / Bedroom 4 Store Store Cupd. /.C GROUND FLOOR P.C /.C En-suite GROUND FLOOR P FIRST FLOOR P En-suite FIRST FLOOR P SECOND FLOOR P / / STREET SCENE A PLOTS 33-28 (LOOKING EAST) Store Store.C FIRST FLOOR P.C /.C Garage Garage Garage GROUND FLOOR P FIRST FLOOR P GROUND FLOOR P STREET SCENE B PLOTS 1-17 (LOOKING NORTH) AFFORDABLE HOUSING 45 of the proposed dwellings (20%) will be affordable, split 55%:45% between affordable rent and shared ownership. These dwellings provide between 1 and 3 bedrooms and include flats, bungalows and town houses. They are pepper potted throughout the development. Orbit Homes will retain and manage the affordable dwellings. The number and split of affordable housing has been agreed with the local authority and secured through a legal agreement as part of the outline planning permission.
ORBIT HO E ARE Orbit are one of the UK s largest developing housing associations. e have delivered over 5,000 homes since being established in 2009. e now build around 1,800 new homes each year, as we strive to achieve our ambitious target of building 12,000 homes by 2020. e re-invest our profit into building more homes. e are committed to Orbit s mission of Building Communities by providing high-quality homes in places where our customers are proud to live. e build a range of homes to meet need and aspiration, and are proud to offer our customers a flexible housing journey through different tenures, including affordable rent, private rent, shared ownership, market sale and independent living. To find out more about Orbit and the services it offers, please visit www.orbit.org.uk. 1967 1978 1984 2000 2009 2017 Orbit Housing Society Limted is established Tanyard Farm, Orbit s first sheltered scheme, opens in Coventry 5,000 homes Full Customer Service Centre is established Orbit Homes launched 40,000 homes E RE CELEBRATING 50 YEARS OF BUILDING COMMUNITIES THIS YEAR. Find out where we ve come from and how we got there by visiting our special Orbit at 50 website.
VIES This consultation is about a proposed development which will soon be the subject of a reserved matters planning application for 225 dwellings on land to the east of Buxton Road, Spixworth. The subject site is part of a broader growth area and already has outline planning permission for 225 dwellings. This application therefore seeks to provide further information on layout, scale, appearance and landscaping. Having viewed the proposals, you are invited to submit your thoughts via our website http://www.orbithomes.org.uk/publicconsultations THE CONSULTATION RIOD RUNS FROM EDNESDAY 17TH TO EDNESDAY 31ST JANUARY 2018. PS All of the comments you make will be analysed, summarised and reported on as part of the reserved matters planning application submission. It will be necessary for Orbit Homes to pay proper regard to any comments that are relevant to planning and explain the way in which they have amended their application in response to what has been said, or to explain the reasons why they have not done so. Views expressed about matters not material to planning, although strictly outside the scope of the planning application, will still be analysed, summarised and reported on. The reserved matters planning application is programmed for submission following our analysis of consultation responses.