Nova Scotia Farm, Land West of Jack Chase Way

Caister on Sea (Magnolia Gardens)

Persimmon Homes

November 2019

PLANNING STATEMENT

Planning Statement

Page i

Quality Assurance

Site name: Magnolia Gardens, Land to the West of Jack Chase Way (Nova Scotia Farm), Caister-on-Sea

Client name: Persimmon Homes

Type of report: Planning Statement

Prepared by: Harry Ramsey BA (Hons)

Signed

Date November 2019

Reviewed by: Darren Cogman BA (Hons) MTPL MRTPI

Signed

Date November 2019

Planning Statement

Page ii

Table of Contents

1.0 Introduction 1

2.0 Site and Surroundings 3

3.0 Planning Applications & Promotion History 6

4.0 The Proposal 7

5.0 Planning Policy Review 14

6.0 Pre-Application Engagement 17

7.0 Environment Impact Assessment 18

8.0 Planning Analysis 21

9.0 Conclusion 40

Appendix 1 PLANNING POLICY REVIEW

Planning Statement

Page 1

1.0 Introduction

1.1 This Planning Statement has been prepared by Bidwells, on behalf of Persimmon Homes, in

support of an ‘outline planning application with all matters reserved, except access, for up to 665

dwellings; local centre (to include A1-A5, B1, D1 and other community uses); land for a primary

school; health centre; plus associated infrastructure and open space, on land to the west of Jack

Chase Way (Nova Scotia Farm), Caister-on-Sea’.

1.2 This Statement sets out the details of the proposed development, establishes the relevant planning

policy framework against which the application is to be considered and determined and assesses

the acceptability of the proposal in the context of that framework and other material considerations.

1.3 An Environmental Statement is submitted alongside the Planning Application, the scope of which

has been informally agreed with Great Yarmouth Borough Council.

1.4 This Planning Statement should be read in conjunction with the following reports and drawings,

which are submitted as part of this application:

● Site Location Plan, drawing no. NSC-SLP01, Rev A, prepared by Persimmon Homes,

November 2019;

● Landscape Masterplan, drawing no. E19824-TLP-L-PA01, Rev A, prepared by The

Landscape Partnership, November 2019;

● Parameter Plans:

- Access and Circulation Plan, drawing no. E19824-TLP-L-PA02, Rev A, prepared by The

Landscape Partnership, October 2019;

- Density Plan, drawing no. E19824-TLP-L-PA04, Rev A, prepared by The Landscape

Partnership, October 2019;

- Phasing Plans, drawing no. E19824-TLP-L-PA03, Rev A, prepared by The Landscape

Partnership, October 2019;

- Building Heights Plan, drawing no. E19824-TLP-L-PA05, Rev A, prepared by The

Landscape Partnership, October 2019;

● Access Plans North, drawing no. E19824-TLP-L-PA06, Rev A prepared by The Landscape

Partnership, November 2019;

● Access Plans South, drawing no. E19824-TLP-L-PA07, Rev A prepared by The Landscape

Partnership, November 2019;

● Access Plans Central, drawing no. E19824-TLP-L-PA08, Rev A prepared by The Landscape

Partnership, November 2019;

● Sketch View, drawing no. E19824-TLP-L-PA09, Rev A prepared by The Landscape

Partnership, November 2019;

● Entrance Sketch View, drawing no. E19824-TLP-L-PA10, Rev A prepared by The Landscape

Partnership, November 2019;

● Landscape Strategy Views, prepared by The Landscape Partnership, November 2019;

● Foul Sewage and Utilities Assessment, prepared by Richard Jackson Engineering

Consultants, November 2019;

Planning Statement

Page 2

● Sustainability Statement, Rev A, prepared by JSP Sustainability Ltd, November 2019;

● Arboricultural Impact Assessment, prepared by Oakfield Arboricultural Services, November

2019;

● Tree Removal Plan 1, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Removal Plan 2, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Removal Plan 3, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Removal Plan 4, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Removal Plan 5, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Constraints Plan 1, prepared by Oakfield Arboricultural Services, November 2019;

● Tree Constraints Plan 2, prepared by Oakfield Arboricultural Services, November 2019; and

● Tree Constraints Plan 3, prepared by Oakfield Arboricultural Services, November 2019.

Planning Statement

Page 3

2.0 Site and Surroundings

2.1 The site (the subject of this application), which totals approximately 30.9 hectares, is situated in

West Caister (to the west of Caister-on-Sea). Caister-on-Sea is identified within the Core Strategy

(2015) as a Key Service Centre, benefitting from a range of services and amenities.

2.2 At present, the site constitutes two arable fields, bisected by an existing hedgerow. The fields

constitute part of the Nova Scotia Farm. The full extent of the site is highlighted on the following

location plan:

Site Location Plan

Surrounding Context

2.3 To the north and west, the site is bordered by the remainder of the Nova Scotia Farm, which

predominately consists of arable land, alongside a solar farm (which is located to the north west of

the site). The Nova Scotia farmyard (which consists of a complex of agricultural buildings used for

storage and potato packing), and associated farmhouse, lies adjacent to the western boundary of

the site. Beyond this, a range of dispersed agricultural dwellings are located on the access road to

the Nova Scotia Farm (which is accessed from the A149 to the west).

Planning Statement

Page 4

2.4 To the east, the site is bounded by existing hedgerows and trees, alongside Jack Chase Way. Jack

Chase Way connects Ormesby St Michael, Ormesby St Margaret, California and Scratby, with the

A149 Caister Bypass; both of which provide connections to Gt. Yarmouth to the south and Norwich

to the west.

2.5 Beyond Jack Chase Way to the east lies a range of existing residential areas, situated around

Prince of Wales Road, Diana Way and Covent Garden Road. These residential areas are relatively

modern and of high density, including a range of single and two-storey detached and semi-

detached dwellings. Further to this, a large area of green open space is situated to the east of Jack

Chase Way, which includes a range of existing play equipment, sports pitch, and public footpaths

with the Caister Water Tower beyond.

2.6 To the north-east of Jack Chase Way lies Beauchamp Grange, a development of 189 dwellings,

currently under construction by Persimmon Homes. Part occupied, this development includes a

range of 2, 3, 4 and 5-bedroom detached and semi-detached single and two storey properties.

2.7 To the south, the site is bounded by the A149 Norwich Road, a dual carriageway. Beyond the A149

lies further arable farmland followed by West Caister.

Access, Highways and Public Transport

2.8 At present, multiple points of vehicular access to the site are in place in connection with its use as

arable land Two points of access, one via the roundabout joining Norwich Road and Jack Chase

Way and one directly from the A149 to the south, are both closed off via locked gates. Further

points of access to the site are available from the Nova Scotia Farm to the west.

2.9 No existing pedestrian access to the site from Caister is in place.

2.10 In relation to public transport, the site is in close proximity to multiple bus stops situated on Prince

of Wales Road and Norwich Road. These services provide connections to a range of destinations,

including Great Yarmouth, North Walsham, Lowestoft and the James Paget Hospital. Furthermore,

the site is approximately 3.5 miles from Great Yarmouth Train Station, which provides direct

services to Norwich and Acle.

Services and Amenities

2.11 Caister is a well-established Key Service Centre, benefitting from a range of shops, services,

amenities and employment opportunities. In particular, Caister benefits from two supermarkets (Lidl

and Tesco), as well as an Infant and Nursery School, Junior School, High School and Caister

Academy.

2.12 Caister is also connected to the wider context, being approximately 2 miles north of Gt. Yarmouth.

Gt. Yarmouth is defined within the Adopted Core Strategy as a Main Town, given that it is a location

which benefits from an array of services and amenities, including opportunities for employment,

retail and education. Gt. Yarmouth also benefits from a Train Station which provides frequent and

direct services to Norwich.

2.13 Norwich lies approximately 21 miles west of the site. Norwich provides a wealth of services and

amenities, alongside employment and leisure opportunities.

Planning Statement

Page 5

Heritage Assets

2.14 There are no identified heritage assets on, or adjacent to, the site. The site does not fall within, or

within close proximity to, a Conservation Area.

2.15 Within the wider context, to the south-west of the site (approximately 500m), lies Caister Castle

which is a Scheduled Ancient Monuments (with Caister Castle also Grade I Listed with Caister Hall

Grade II* Listed). The site is bisected from these heritage assets by mature hedgerows and trees,

the A149 dual carriageway, and existing arable fields.

2.16 To the east (approximately 365m), within the urban area of Caister-on-Sea, lies the Caister Roman

Fort and Saxon Settlement, a Scheduled Ancient Monument. This heritage asset is bisected from

the site by a range of existing residential areas alongside Jack Chase Way.

2.17 To the south, in West Caister (approximately 730m) lies the Ruins of Church St Edmund and

Church of St Edmund, both Grade II Listed Buildings. The site is bisected from these assets by

large areas of arable farmland, existing hedgerows and trees, and the A149.

Flood Risk

2.18 The Flood Map for Planning confirms that the site falls within Flood Zone 1 revealing that there is

a low probability of flooding on the site.

2.19 The Long-Term Flood Risk Map confirms that a small area within the south-western corner of the

site (adjacent to the A149) is at low, medium and high risk of surface water flooding.

Landscape Designations

2.20 The site is not subject to, or within close proximity to, any Landscape Designations.

2.21 The Site is approximately 1.4km from the Gt. Yarmouth North Denes Site of Specific Scientific

Interest (SSSI) and SPA to the south-east. To the west, the Site is also 4.2km from The Broads

SAC and Trinity Broads SSSI. To the south-west, the Site is approximately 5.7km from the Burgh

Common and Mudfleet SSSI, Broadland SPA and Broadland RAMSAR.

Planning Statement

Page 6

3.0 Planning Applications & Promotion History

Planning Applications

3.1 A search of Great Yarmouth Borough Council’s online planning register has not identified any

relevant planning history for the site.

3.2 In spite of this, the following relevant planning history has been identified for the surrounding

area:

REFERENCE DESCRIPTION DECISION

06/15/0309/F

(Pointers East, West of

Ormesby Road).

Construction of 189 dwellings

and associated infrastructure

(revised from 194 dwellings).

Approved, June 2017.

06/17/0489/F (Caister Holiday

Park).

Change of use from chalet

accommodation and touring

facilities to the siting of 69

static caravans including

associated infrastructure.

Approved, November

2017.

Site Promotion History

3.3 As part of the examination of Part 1 of the Local Plan, the Inspector determined the need to

increase overall housing numbers within the Borough. The Inspector agreed to a phased increase

in housing numbers of two periods – pre-2020 and post 2020. The site was included in Residential

Land Supply Reports but was not formally identified in Part 1 of the Local Plan as it was not

regarded as a strategic site. Great Yarmouth Borough Council subsequently relied upon the site to

seek to demonstrate a 5-year housing land supply, with the expectation that the site would come

forward through Part 2 of the Local Plan. Persimmon Homes were actively encouraged by Great

Yarmouth Borough Council Planning Officers to promote the site through Part 2 of the Local Plan.

3.4 During the early stages of the preparation of Part 2 of the Local Plan, the site was included as a

draft allocation (following extensive consideration of a range of options and the suitability of each

option), with the Local Plan Working Group including the site for consultation purposes in Autumn

2017. Notwithstanding this, in 2018 GYBC Officers reconsidered Guidance provided by Central

Government in relation to the new standardised methodology for determining objectively assessed

housing need, and the site was removed from the draft Local Plan. The site was removed as a

draft allocation due to the fact that the objectively assessed housing need anticipated a reduction

in housing output for the Borough, which was subsequently assessed to be an error.

3.5 As a result, it was confirmed that there is a need to increase the overall quantum of development

allocated in the Borough, through Part 2 of the Local Plan.

3.6 Consequently, the further emerging Draft Local Plan (Part 2) (August 2019) re-introduced the site

as a draft site allocation (Policy ADA5). Policy ADA5 proposes to allocate the site for up to 725

dwellings, alongside 20% affordable housing provision, 10% retirement/extra care housing, land

for a primary school, land for a healthcare use and land for a local centre.

Planning Statement

Page 7

4.0 The Proposal

4.1 Persimmon Homes are seeking outline planning consent for the development on land to the west

of Jack Chase Way (Nova Scotia Farm) Caister-on-Sea. The site totals approximately 30.9

hectares. The precise description of development for which outline planning permission is sought

is:

“Outline planning application with all matters reserved, except access, for up to 665 dwellings; local

centre (to include A1-A5, B1, D1 and other community uses); land for a primary school; health

centre; plus associated infrastructure and open space, on land to the west of Jack Chase Way

(Nova Scotia Farm), Caister-on-Sea”.

Indicative Masterplan

Planning Statement

Page 8

Masterplan Layout

4.2 The indicative masterplan submitted with the application has been prepared with the overarching

aspiration of creating a green infrastructure led development, based around a landscape-led

masterplan. As a result, large belts of landscaping have been incorporated around the peripheries

of the site, that link with public open spaces within the site, creating green corridors.

4.3 The proposed masterplan has been prepared following extensive assessments of pedestrian and

cycle desire lines, that have informed the location of the pedestrian and cycle crossing points

across Jack Chase Way. Through locating the proposed pedestrian crossings, two principal points

of access to the site were located in optimal positions on Jack Chase Way (the roundabout towards

the north of the site and a T-junction towards the south of the site).

4.4 In this context, and in recognising the site’s opportunities and constraints, the layout evolved

organically. In particular, the land for the local centre, health care facility and primary school were

located towards the centre of the site adjacent to Jack Chase Way. This responded to the pre-

application engagement undertaken, together with the sites draft allocation in the emerging Local

Plan.

4.5 In addition, the masterplan has been guided by the site’s topography, which has informed the

location of the surface water drainage lagoons in the south-western and northern parts of the site.

4.6 On this basis, the landscape-led masterplan has emerged with a range of distinct green spaces

throughout the site, with key areas of public open spaces being located in the south-western corner

and towards the north of the site, amongst other areas.

4.7 A key element of the layout is the creation of the circular dog walk (2km) which incorporates the

existing farm track towards the western boundary of the site. This provides sufficient space and

opportunity for off-lead dog walking.

Residential Development

4.8 Outline planning consent is sought for up to 665 dwellings (Class C3). Residential development on

the site is considered to be an entirely suitable use, constituting a logical extension to the settlement

of Caister-on-Sea.

4.9 As represented on the Buildings Height Plan, a maximum of 2.5 storeys are proposed in the

southern, central, eastern and the central-western parts of the site. A number of areas to the west

are proposed to include up to 2 storey dwellings and bungalows, helping to create a variety of

scales.

4.10 Whilst the specific mix of dwellings will be agreed through future reserved matters applications, the

proposed development will provide a mix of dwelling sizes. The proposed mix will include a range

of dwelling sizes, between 1 and 4 bedrooms, alongside a range of bungalows and houses.

4.11 Based on a gross site area of 30.9 hectares, and the maximum figure of 665 dwellings, the proposal

achieves an average density of 22 dwellings per hectare across the site. The Density Parameter

Plan recognises how a range of parcels of residential development are proposed with different

densities to contribute towards the creation of a varied and diverse environment, whilst being

Planning Statement

Page 9

respectful of the surrounding context. These parcels include low (25-30dph), medium (30-40dph)

and high densities (40-50dph).

Local Centre

4.12 Outline planning consent is sought for a local centre, including use Class A1 – A5, B1, D1 and

other community uses (totalling 0.67 hectares). The inclusion of a local centre in the site seeks to

provide future opportunities for retail/convenience uses, employment use, or other business use

on the site.

Primary School

4.13 A 2 hectare site is safeguarded towards the centre of the site for a primary school.

Health Centre

4.14 A 0.75 hectares site is safeguarded for a health centre, towards the centre of the site.

Density Plan Building Heights Plan

Planning Statement

Page 10

Public Open Space

4.15 To support the proposed uses on the site a total of 6.9 hectares of open space is provided. This

is dispersed throughout the site, helping to create a landscape-led masterplan with green

corridors incorporated throughout the proposed development. Moreover, significant landscape

buffers are proposed along the southern and western boundaries, helping to integrate the

development into the adjacent countryside and provide a suitable landscape led boundary to

assist with the development assimilating into the wider landscape.

Access Strategy

Vehicular, Pedestrian & Cycle

4.16 Two principle points of vehicular access to the site (together with secondary private drives) are

proposed from Jack Chase Way:

● First principle access from the Prince of Wales Road/Jack Chase Way junction, which would

become signalised. This access point also has provision for pedestrian and cycle crossing.

● Second principle point of access through the creation of a new junction towards the north of

the site (approximately 790m north of Prince of Wales Road), through a 4-arm roundabout,

and a? uncontrolled pedestrian crossing.

4.17 Reduction in speed limit on Jack Chase Way from 60mph to 40mph via a Traffic Regulation

Order (TRO).

4.18 Creation of a new cycle way along Jack Chase Way from the A149 roundabout junction. A toucan

crossing will also be provided between the existing cycleway located on the eastern side of Jack

Chase Way and the proposed cycle way on the western side of Jack Chase Way.

4.19 For travel to the site from existing residents in Caister-on-Sea, a new zebra crossing is proposed

on Norwich Road.

4.20 All of the proposed crossing points have been generated based on desire lines between the site

and existing local services/amenities for future and existing residents.

4.21 The proposed access strategy has been subject to a Stage 1 Safety Audit. Subject to minor

amendments, the findings of the Audit confirm that the proposals should be satisfactory from a

road safety perspective.

Public Transport Provision

4.22 For Phase 1, existing public transport facilities on Prince of Wales Road would be utilised (as

Phase 1 is within 400m of the existing bus stops).

4.23 As development progresses, the internal spine loop road will be completed, and will then be

serviced by an improved bus service. New bus stops may allow for the diversion of services 1/1a,

currently using Jack Chase Way, to serve the site.

Planning Statement

Page 11

4.24 For day time services, First are expected to split the bus service 4 into two routes providing a

regular service between the site and Great Yarmouth. For the latter phases of development,

Persimmon Home and First intend to provide a limited commuter and shopper service between

Gt. Yarmouth and Norwich (via the development).

4.25 Multiple bus stops will be provided along the spine loop road.

Off-Site Facilities

4.26 To enhance connectivity and integration, Norwich Road, between Jack Chase Way and Prince of

Wales Road, and the upgrading of the existing footway section on foot/cycleway as far as Grange

Road.

4.27 5 cycle stands, providing 10 spaces could also be provided in the vicinity of the Holy Trinity

Church, in order to encourage cycling in the centre.

Northern Access Roundabout Central Pedestrian and Cycle Crossing

Central Pedestrian and Cycle Crossing

Planning Statement

Page 12

Phasing

4.28 Consideration has been given to the proposed

phasing of the development, commencing

development from the south of the site and

moving north. The proposed phasing is as

follows:

Phase 1 and 2

● Up to 250 homes;

● All necessary highway works to Jack

Chase Way (such as pedestrian and

cycle paths, and the southern T-junction

to the site);

● Roundabout and type 1 spine road; and

● Land for a primary school.

Phase 3

● Up to 250 homes;

● Road works including signals;

● Central Toucan crossing (prior to school

occupation); and

● Local centre.

Phase 4

● Up to 225 homes.

Phases 1 & 2

4.29 Whilst the application is in an outline format, except access, it has been agreed with Great

Yarmouth Borough Council that the application will be amended and the detailed element for Phase

1 and 2 will be submitted during the determination period.

Planning Statement

Page 13

Visualisations

Visualisation Along Jack Chase Way

Southern Entrance Corridor Visualisation

Planning Statement

Page 14

5.0 Planning Policy Review

5.1 This Section provides an overview of the planning framework, within which the proposed

development is to be assessed, and further identifies other material considerations relevant to the

proposal. In identifying the planning framework, consideration has been given to Section 38(6) of

the Planning and Compulsory Purchase Act 2004, which states that:

“If regard is to be had to the Development Plan for the purpose of any determination to be made

under the Planning Act, the determination must be made in accordance with the Plan, unless

material considerations indicate otherwise.”

5.2 A full Planning Policy Overview is provided within Appendix 1.

Adopted Development Plan

5.3 In accordance with Section 38(6) of the consideration is given below to the Adopted Plan for the

site, which comprises:

● Adopted Local Plan Core Strategy (2015);

● Local Plan Policies Map; and

● Remaining Borough-Wide ‘saved’ Local

Plan Policies (2001).

5.4 The site is not currently subject to a site-

specific allocation in the Adopted

Development Plan and falls outside of, but

adjacent to, the Settlement Boundary. The site

also falls partially within Grade I Agricultural

Land and is within relatively close proximity to

two Scheduled Ancient Monuments. Open

amenity space bounds the site to the east.

Emerging Development Plan

5.5 The site benefits from a draft allocation within

the Emerging Local Plan (Policy ADA5).

Policy ADA5

5.6 Policy ADA5 proposes allocating the site for up

to 725 dwellings, alongside 20% affordable

housing provision, 10% retirement/extra care

housing, land for a primary school, land for a

healthcare use and land for a local centre.

Adopted Local Plan Policies Map

Emerging Local Plan Policies Map

Planning Statement

Page 15

Planning Statement

Page 16

Other Material Considerations

5.7 Consideration has also been given to the following documents:

● The National Planning Policy Framework (NPPF) (2019);

● National Design Guide (2019);

● Emerging Local Plan – Draft Local Plan Part 2 (Regulation 18 Consultation);

● Draft Policies Map – Caister-on-Sea (2018);

● Local Plan Part 2 Update – Focused Consultation on Amendments (2019); and

● Great Yarmouth Borough Council Landscape Character Assessment (2009).

Planning Statement

Page 17

6.0 Pre-Application Engagement

6.1 Extensive pre-application engagement has been conducted with a range of key stakeholders, as

detailed within the Statement of Community Involvement (SCI), prepared by Bidwells, November

2019, which accompanies this application.

6.2 Three formal pre-application meetings have been held with Great Yarmouth Borough Council (2nd

April 2019, 13th May 2019 and 12th July 2019), alongside ongoing informal liaison with the Head of

Planning and Planning Manager, throughout the preparation of this planning application. Whilst an

email containing some initial pre-application feedback was received on the 12th September 2019,

no formal pre-application feedback has yet been received.

6.3 As part of the ongoing pre-application discussions, a range of statutory consultees have been

engaged with, including Norfolk County Council Highways, Norfolk County Council Education, the

Lead Local Flood Authority, Natural England, Housing Enabling, NHS and Planning Obligations.

6.4 Furthermore, a presentation was made to Caister-on-Sea Parish Council in the early stages of

preparing the Masterplan (on 29th April 2019), alongside continual ongoing liaison with the Parish

Council. Subsequently, a private preview session was held with the Parish Council, prior to the

Public Consultation event in Caister (on 23rd May 2019), which enabled the Parish Council to ask

any further questions or provide any feedback they had on the proposals.

6.5 A Public Consultation event was held on Thursday 23rd May 2019, in Caister-on-Sea Community

Centre, between the hours of 2.30pm and 8pm. Invitation leaflets were distributed to circa 6,500

dwellings in Caister-on-Sea, in order to raise awareness of the event, alongside a bespoke

consultation website. The website provided a range of information on the proposals and the ability

to comment on the proposals, should local residents have been unable to attend the event. A total

of 338 people attended the Public Consultation, with a total of 179 feedback forms being received.

The comments raised have been analysed within the Statement of Community Involvement that

accompanies this application. The SCI also outlines how the comments received have been

addressed, where possible.

6.6 Further to the Public Consultation event, Caister-on-Sea Football Club and Cricket Club

approached members of Persimmon Homes, identifying their interest on occupying parts of the

site. Whilst a range of subsequent work and discussions sought to try and accommodate

either/both Clubs on the site, it emerged that it would be impractical to accommodate either Clubs

on the site. Further details concerning this are included within the Statement of Community

Involvement.

Planning Statement

Page 18

7.0 Environment Impact Assessment

Introduction

7.1 EIA is a systematic and objective process through which the likely significant environmental effects

of a development can be identified, assessed and, wherever possible, mitigated. Screening is the

first stage in the process to determine if development should be subjected to EIA.

7.2 EIA process implements European Directive 2011/92/EU (as amended) for the ‘assessment of

effects of certain public and private projects on the environment’ (“the EIA Directive”). Most

recently, substantial amendments to the EIA Directive have been adopted (Directive 2014/52/EU)

and transposed into English Law through the 2017 EIA Regulations. Put simply, the EIA Directive

sets out the objectives of EIA whilst the EIA Regulations set out the procedures required to meet

those objectives within the context of the English planning system.

7.3 The new EIA Regulations came into force on 16 May 2017, with a number of changes being made

to the EIA process, covering Screening, Scoping and the production of an Environmental

Statement.

EIA Screening and Scoping

7.4 An initial pre-application meeting was held with Great Yarmouth Borough Council (GYBC) and

Norfolk County Council (NCC) on 2 April 2019 to discuss the project proposals, and the informal

approach to scoping the EIA. The informal approach to scoping the EIA was agreed with GYBC at

this meeting. Subsequent discussions have been undertaken by the EIA consultant team with the

technical consultees to agree both the environmental aspects to be included within the ES and the

scope of their assessment.

7.5 This informal scoping process commenced in April 2019, and remained an iterative process of

engagement with various statutory and non-statutory consultees throughout the EIA process and

preparation of the Environmental Statement (ES), which included the following:

7.6 Norfolk County Council as Lead Local Flood Authority

● Norfolk County Council as Highway Authority;

● Environment Agency;

● Caister Parish Council;

● GYBC Planning, Housing and Environmental Health Officers;

● NHS;

● Natural England/County Ecologist; and

● Norfolk Historic Environment Service.

7.7 This process, alongside utilising our own experiences as competent EIA experts undertaking

such assessments across similar developments, including experience of undertaking EIAs for

similar forms of development within other parts of the Borough, from which we identified the

following topics to be considered in the EIA:

● Agriculture;

Planning Statement

Page 19

● Air Quality;

● Archaeology & Cultural Heritage;

● Ecology;

● Flood Risk, Drainage & Water Resources;

● Noise;

● Socio Economic;

● Transport;

● Landscape & Visual; and

● Cumulative and In-Combination Effects.

Scope of Environmental Topics

7.8 It should be noted that the other environmental topics required to be considered in the EIA

Regulation were determined not likely to have significant environmental effects.

Non-Significant Environmental Topics

TOPIC – SUB TOPIC RATIONAL FOR SCOPING OUT

Arboriculture No significant effects. Notwithstanding this, an Arboricultural Implications

Assessment will accompany the planning application.

Vibration Vibration is likely to be limited to the construction only phase which is not

considered likely to give rise to a significant effect on the environment. It

will be addressed through standard practices in the Construction

Environmental Management Plan.

Soils / Land Contamination The site is currently agricultural land, and whilst the ES will contain an

assessment of the effect of the proposed development upon removing

arable land out of agricultural production, it is not considered that the

impact of the proposals upon soils/land contamination is likely to be

significant to warrant inclusion within the EIA process.

Waste The submission of a Construction Environmental Management Plan is

anticipated if planning permission is granted to fulfil the discharge of any

subsequent planning conditions. This is standard practice to ensure that

waste is dealt with appropriately and recycled where possible during

construction, ensuring that any wider impacts are

sufficiently mitigated.

Vulnerability to Major

Accidents or Disasters

The UK has a relatively limited amount and type of natural disasters. The

site’s coastal location could mean that it is more vulnerable to risk of tidal

flooding and storm surges, with heightened risk as a result of climatic

change. However, this will be considered within the Flood Risk and

Drainage chapter of the ES, to ensure that the proposed development

has mitigation embedded within its design so the proposed development

is safe from flood risk for the prescribed event periods, including

allowance for climate change, and that the proposed development does

not increase the flood risk elsewhere.

In respect of major accidents, the development is not considered likely to

be vulnerable to terrorist attacks, cyber-attacks or major accidents.

Planning Statement

Page 20

TOPIC – SUB TOPIC RATIONAL FOR SCOPING OUT

For this reason, no further consideration of the schemes vulnerability to

major accidents and disasters is considered necessary as part of this

assessment.

Macroclimate (including

greenhouse gas emissions,

environmental performance

and vulnerability to climate

change)

The Proposed Development will be built to the appropriate regulatory

standards at the time of construction, including climate change and

environmental performance standards. Climate considerations have

been included as standard assumptions in the flood risk assessment.

Given appropriate regulatory standards and required parallel consenting

regimes no separate assessment of macro climate is considered

necessary as part of the EIA. A stand-alone greenhouse gas

assessment is not considered to be required.

Population and Human

Health

While there may be some beneficial employment impacts from the

construction of the proposed development, these are not likely to be

significant.

Human health impacts are addressed through the air quality and water,

and socio economic assessments.

No other possible significant effects have been identified.

Utilities Utilities will be addressed through appropriate technical reports as

needed, but are not considered a likely significant environmental effect

on material assets and are consequently scoped out of the EIA.

Planning Statement

Page 21

8.0 Planning Analysis

8.1 This Section provides an assessment of the proposed development against the planning

framework and material considerations identified earlier in this document.

Principle of Development

Five-Year Land Supply Position

8.2 At the time of this submission, the site is not currently allocated within the Adopted Development

Plan and is situated outside of the Settlement Boundary of Caister-on-Sea. Policy CS2 of the

Adopted Development Plan seeks to focus new development within the Settlement Boundary.

Notwithstanding this, in accordance with Section 38 (6) of the Planning & Compulsory Purchase

Act (2004), material considerations exist which are sufficient to outweigh the policies of the Adopted

Development Plan.

8.3 The National Planning Policy Framework (NPPF) supports the Government’s objective of

significantly boosting the supply of homes (para.59), and carries significant weight in the

determination of this planning application, requires Councils to demonstrate 5 years’ worth of

deliverable housing sites. Where Local Authorities cannot demonstrate 5 years’ worth of housing

land supply, relevant policies for the supply of housing (such as Policy CS2), cannot be considered

up-to-date. Accordingly, sites such as those which would not normally be considered suitable for

residential development may, in principle, be considered for development.

8.4 At present, GYBC are unable to demonstrate a 5-year supply of housing land within the Borough,

as readily acknowledged within their latest Annual Monitoring Report (2017-2018). More

specifically, this outlines that the Council are only able to demonstrate 2.55 years of housing land

supply (base date 1st of April 2018). In addition to this, the Government introduced the ‘Housing

Delivery Test’ in 2018, which highlighted the number of dwellings being completed in a Local

Authority Area. If the delivery test falls below 95% of the Local Authorities’ annual housing

requirement, the Local Authority should publish an Action Plan, and if it falls below 85% of

the annual housing requirement, Local Authorities would be expected to plan for an additional

20% buffer on their supply of housing land.

8.5 First published in February 2019, the Housing Delivery Test results for the Borough over the period

2015-16 and 2017-18 reached 67% of the target. Accordingly, a 20% buffer is required. As a result,

the relevant policies for the supply of housing as contained within the Development Plan cannot

be considered up to date.

8.6 In such circumstances, Paragraph 11 of the NPPF advises that where the policies which are most

important for determining the application are out-of-date, permission should be granted unless: i.)

the application of policies in the Framework that protect areas or assets of particular importance

provides a clear reason for refusing the development proposed; or ii.) any adverse impacts of

doing so would significantly and demonstrably outweigh the benefits, when assessed against the

policies in the Framework as a whole.

Planning Statement

Page 22

Emerging Site Allocation (ADA5: West of Jack Chase Way, Caister-on-Sea)

8.7 Notwithstanding the Local Planning Authorities acknowledged position in respect of land supply,

the suitability of both Caister-On-Sea and this particular site as an entirely sustainable location

for growth has been readily acknowledged via this sites proposed allocation within the ‘Draft Local

Plan Part 2’ (Reg.18) iteration of the Plan (Policy ADA5).

8.8 This states that the site is suitable for development of up to 725 dwellings, alongside 20%

affordable housing provision, 10% retirement/extra care housing, land for a primary school, land

for a healthcare use, and land for a local centre, amongst other requirements. This policy also

proposes that a phasing strategy is provided with the specific intent to maximise the delivery of

housing within the Plan period, with the aim of delivering the site in its entirety by 2030.

8.9 This proposed allocation, that has emerged re-affirms that Caister-on-Sea, as a high order ‘Key

Service Centre’ settlement, is a sustainable location for additional growth, given the range of

services and amenities on offer in the locality, alongside connectivity to nearby towns such as

Great Yarmouth. The Sustainability Appraisal, which accompanied the Draft Local Plan Part 2

Reg.18 consultation also assessed alternative options and considered the potential environmental,

social and economic effects of the sites, concluding the appropriateness of the host site subject to

this application.

8.10 In this context, the supporting text to Policy ADA5 rightly acknowledges that “The site is one of the

largest residential developments to be provided in the Borough, and will balance the major growth

(already largely committed) at the other Key Service Centre of Bradwell.”

8.11 The Framework itself recognises that ‘the supply of large numbers of new homes can often be best

achieved through planning for larger scale development…….or significant extensions to existing

villages and towns, provided they are well located and designed, and supported by the necessary

infrastructure and facilities.(para.72)”.’ In accordance with the emerging site allocation, we contend

that the location of this application is such a site. Accordingly, the following section demonstrates

how the provision of a scheme of this quantum of new homes can meet identified housing needs

in a sustainable manner.

8.12 In assessing whether there are any adverse impacts of the scheme which would significantly and

demonstrably outweigh the benefits of development on the site, the three objectives of sustainable

development (social, economic and environmental) are assessed. A range of technical

assessments included within the Environmental Statement and standalone assessments are

discussed below.

Social

8.13 Paragraph 8 of the NPPF outlines that the social objective of sustainable development is to ‘support

strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes

can be provided to meet the needs of present and future generations; and by fostering a well-

designed and safe environment, with accessible services and open spaces that reflect current and

future needs and support communities’ health, social and cultural well-being’.

Planning Statement

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Deliverability

8.14 The National Planning Policy Framework (Annex 2: Glossary) confirms that to be considered

deliverable sites for housing ‘should be available now, offer a suitable location for development

now, and be achievable with a realistic prospect that housing will be delivered on the site within

five years’.

8.15 Persimmon Homes are a key provider in the Borough, with 259 dwellings provided over the last 3

years. This equates to circa 40% of GYBC’s total housing delivery in three years. Notably,

Persimmon Homes anticipate the delivery of 195 dwellings in 2019, through developments in

Bradwell, Caister-on-Sea and Martham. This equates to more than half of GYBC’s annual housing

delivery. These figures demonstrate Persimmon Homes commitment to delivery in the Borough.

8.16 In conjunction with the representations made to the recent Local Plan Part 2: Further Focused

Changes (Reg.18) consultation, that supported the proposed allocation of this site, Persimmon

provided a delivery timetable to completion, as indicated below.

Submission of Hybrid Full/Outline Application November 2019

Determination by GYBC May 2020

Submission of Conditions June 2020

Determination of Conditions September 2020

Commencement of Development October 2020

First occupation August 2021

Year Delivery Rate

Per Year

Cumulative

Completions

2021 30 30

2022 72 102

2023 72 174

2024 80 254

2025 100 354

2026 100 454

2027 100 554

2028 100 654

2029 71 725

8.17 As indicated above, subject to approval (and determination by the Local Planning Authority in May

2020) the intention is that construction would commence on site as soon as possible (c. October

2020). The intention is that the site would be completed within10 years of commencement on site.

Therefore, in accordance with the NPPF, there is a very realistic prospect of housing being

delivered on the site within 5 years.

Planning Statement

Page 24

Education

8.18 A 2ha site is reserved for a primary school, as identified through ongoing pre-application

discussions with Norfolk County Council Education, alongside the sites draft allocation in the

emerging Local Plan. Ongoing pre-application discussions have confirmed that Caister-on-Sea

Primary School is nearing capacity, with 5 spare spaces at the time of writing.

8.19 Accordingly, pre-application discussions confirmed the requirement to reserve a 2ha site in order

to accommodate a two-form entry primary school. These discussions have indicated that the

options are for the relocation and enlargement of the existing Primary School within Caister-on-

Sea to the application site, or for an additional primary school to be opened on the application site.

Norfolk County Council Education have confirmed that they will provide a definitive answer as to

whether they wish to occupy the land reserved upon occupation of the 150th dwelling.

8.20 Accordingly, this outline planning application will secure consent for a primary school and will

provide a ‘fully serviced’ site for the school. However, it remains the statutory requirement and

responsibility of Norfolk County Council Education to deliver the school on the site.

8.21 The provision of land for a primary school, towards the centre of the site, is fully consistent with the

emerging site allocation, Policy ADA5.

8.22 The provision of land for a primary school is also fully consistent with the Adopted Development

Plan, which seeks to ensure that new developments are supported by a range of community

facilities (Policy CS15). The application also accords with the NPPF, as Paragraph 94 emphasises

the importance of ensuring that there is a sufficient choice of school places available to meet the

needs of existing and new communities. Paragraph 94 also advises that Local Authorities should

take a proactive, positive and collaborative approach to meet this requirement.

Health Centre

8.23 Outline planning permission is sought for a health centre on 0.75ha of land within the application

boundary. This land has been reserved for a health centre following ongoing discussions with both

health bodies and the Local Planning Authority. Whilst no definitive conclusions have been reached

by health bodies, both they and the Local Planning Authority were eager to future proof the site,

should the land for a health centre be required. This is due to the recognition that the existing health

facilities in Caister-on-Sea are landlocked without the ability to be expanded. Discussions, thus far,

have suggested that there is the possibility of providing a new multi-purpose health facility on the

site to meet the rising demands in Caister-on-Sea.

8.24 The safeguarding of land for a health centre and its location towards the middle of the site is fully

consistent with the emerging site allocation, Policy ADA5. Accordingly, the land will be

safeguarded until the relevant health bodies decide whether the land is required prior to the final

reserved matters application.

8.25 The safeguarding of land for a health centre is in accordance with Policy CS15 of the adopted

Development Plan, which seeks to ensure that developments are supported by sufficient

community facilities. The safeguarding of land for a health facility also accords with the aspirations

of Paragraph 92 of the NPPF, which recognises that decisions should provide community facilities

in order to enhance the sustainability of communities and residential environments.

Planning Statement

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Phasing

8.26 A Phasing Plan has been prepared by Persimmon Homes as part of this application, which

recognises how the intention is to develop the site in 4 key phases, starting from the south of the

site and progressing north.

8.27 Phases 1 and 2 would provide approximately 250 dwellings, alongside necessary highway works

to Jack Chase Way, and the provision of the southern T-junction access to the site. Phase 1 and

2 would also provide the northern roundabout and the Type 1 internal spine road. The land for the

primary school would also be made available.

8.28 Phase 3 would also consist of approximately 250 dwellings, alongside road works (including

signals), a central Toucan crossing and the provision of the local centre.

8.29 The final phase, Phase 4, would provide the remaining circa 225 dwellings (in the event that the

health centre land does not come forward).

Layout

8.30 The indicative masterplan demonstrates how the layout of the development is such that it creates

a sympathetic environment, according with the overarching aspiration of creating a landscape-led

masterplan. As a result, large belts of landscaping have been designed around the peripheries of

the site, to help link with public open spaces within the site and creating green corridors.

8.31 The masterplan has been developed following extensive assessments of pedestrian and cycle

desire lines, which have informed the location of the pedestrian and cycle crossing points on Jack

Chase Way. This has informed the location of two principal points of access to the site, one to the

north (4 arm roundabout) and one to the south (T-junction).

8.32 The layout accommodates land for a local centre, primary school and health centre which have

been located towards the centre of the site, adjacent to the Jack Chase Way boundary. The location

of these parcels of land to the centre of the site seek to address comments raised during pre-

application discussions, ensuring visibility and prominence for each of the uses. Furthermore, the

location of the uses to the centre of the site address the requirements detailed in the emerging

allocation in the Local Plan, Policy ADA5.

8.33 Notably, the residential areas have been designed around the public open spaces, and areas of

landscaping, alongside the land for the local centre, health centre, primary school and the key

crossing points on Jack Chase Way.

8.34 A further key element of the layout is the creation of the circular dog walk (2km) which incorporates

the existing farm track to the west of the site. This provides sufficient space and opportunity for

walking dogs off the lead.

Planning Statement

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8.35 Accordingly, the design of the indicative masterplan is such that it will facilitate the creation of a

high-quality environment. Therefore, it is considered that the layout shown is in accordance with

Policies CS9 and HOU16 of the adopted Development Plan.

Density

8.36 Based on a gross site area of 30.9 hectares and the maximum figure of 665 dwellings, the proposed

development equates to an average density of under 22 dwellings per hectare across the site.

8.37 As recognised on the Density Parameter Plan, a range of parcels of residential development are

proposed with different densities. These parcels include low (25-30dph), medium (30-40dph) and

high densities (40-50dph). The proposed densities are such that they should contribute to the

creation of a varied and diverse environment, whilst being respectful of the surrounding context of

Caister-on-Sea.

8.38 The proposed development is considered to be in full accordance with Policy HOU17 of the

adopted Development Plan.

Residential Mix

8.39 Whilst the specific mix of dwellings will be agreed through future reserved matters applications, the

proposed development will provide a mix of dwelling sizes. The proposed mix will include a range

of dwelling sizes, between 1 and 4 bedrooms, alongside a range of bungalows and houses.

8.40 On this basis, the residential mix will create a mixed and diverse environment, according with Policy

CS3 of the adopted Development Plan.

Affordable Housing

8.41 In full accordance with the requirements of Policy CS4 of the adopted Development Plan (Sub-

Market Area 1), 20% affordable housing provision is proposed. Based on the maximum figure of

665 dwellings, the affordable housing provision would equate to the provision of a maximum of 133

affordable dwellings.

8.42 The location and composition of affordable housing will be detailed through future reserved matters

applications for the site. The affordable housing will provide a mixture of dwelling sizes, ranging

between 1 and 4 bedrooms. Ongoing discussions are being held with Kay Boyden, in order to

ensure that the affordable housing provision in future reserved matters applications meets

identified local housing needs.

8.43 On this basis, the affordable housing strategy is in full accordance with Policy CS4 of the adopted

Development Plan.

Residential Amenity

8.44 In preparing the masterplan and parameter plans, careful consideration has been given to ensuring

that the layout of the development is such that it will positively influence the amenity of future

residents. A key element of this is the design of the development to create a landscape-led

masterplan, incorporating a range of public open spaces, areas of landscaping, and a 2km circular

Planning Statement

Page 27

dog walking route. These factors will ensure that the development provides good levels of amenity

for future residents.

8.45 In addition, the provision of a corridor of landscaping along the eastern boundary of the site will

help to preserve the amenity of existing residents beyond the application site.

8.46 Specific amenity considerations will be reviewed for the detailed layouts of each phase and

reserved matters application.

8.47 On this basis, the masterplan and parameter plans recognise how good levels of amenity can be

provided for existing and future residents of the site, according with Policy CS9 of the adopted

Development Plan.

Open Space

8.48 The proposed development has been designed around a landscape-led masterplan where the

provision of public open spaces is an integral part of achieving this. These public open spaces are

dispersed throughout the site, including large areas to the south-west, north, alongside landscaping

buffers on the peripheries of the site, and dispersed corridors of public open spaces throughout the

proposed development.

8.49 Current adopted policy requirements seek the provision of 40m2 per dwelling, which would total

26,600m2 (2.66ha).

8.50 However, the proposed development seeks to significantly exceed the current policy requirement,

according with the emerging Local Plan requirement of 103m2 per dwelling. As a result, 69,000m2

of public open space is provided (6.9ha). This equates to an overprovision of public open space to

current policy standards of 43,000m2 (4.3ha), which is a significant benefit to current and future

residents of Caister-on-Sea. Furthermore, the provision of 69,000m2 also provides an

overprovision of public open space when assessed against emerging Local Plan requirements of

500m2.

8.51 Accordingly, the range of public open spaces are such that they will contribute to the creation of a

high quality, landscape-led development. On this basis, the proposed development is in excess of

the requirements of the adopted Development Plan.

Retirement Housing

8.52 The supporting text contained within the adopted Development Plan recognises that the Borough

has a larger than average ageing population. Therefore, the supporting text encourages developers

to build long life, flexible homes that can be adapted more easily by their occupants to changing

life circumstances. In addition to this, Footnote 46 of the NPPF recognises that planning policies

for housing should make use of the Government’s optimal technical standards for accessible and

adaptable housing.

8.53 In accordance with the emerging site allocation, Policy ADA5, 10% of the maximum number of

dwellings on the site are proposed to be adaptable for the ageing population. More specifically, it

is proposed to design 10% of the total number of dwellings in accordance with Building Regulations

M4(2) – Accessible and Adaptable Dwellings.

Planning Statement

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8.54 Therefore, the provision of 10% of the total number of dwellings to be designed in accordance with

Building Regulations M4(2) accords with the adopted Development Plan, emerging Local Plan and

the NPPF.

Social Summary

8.55 In conclusion, it has been recognised how socially, the proposal provides significant benefits,

including helping to meet an identified need for housing, alongside the provision of land for a

primary school and health centre, amongst other benefits. Therefore, socially, it has been

demonstrated that the proposal does not give rise to any adverse impacts which would significantly

or demonstrably outweigh the benefits of development on the site.

Economic

8.56 The economic objective of sustainable development, as outlined under Paragraph 8 of the NPPF,

is to ‘help build a strong, responsive and competitive economy, by ensuring that sufficient land of

the right types is available in the right places and at the right time to support growth, innovating

and improved productivity; and by identifying and coordinating the provision of infrastructure’.

8.57 Outline planning consent is sought for a local centre (Use Classes A1 – A5, B1, D1 and other

community uses), totalling 0.67ha. A range of pre-application engagement have determined the

location of the land for the local centre, being adjacent to Jack Chase Way, which provides visibility

and prominence for future businesses on the site.

8.58 The provision of a local centre will help to provide new facilities on the site, both meeting the rise

in demand generated from the scheme and providing facilities for existing residents in Caister-on-

Sea. The detailed mix of specific uses within the Local Centre will be provided through reserved

matters applications in due course.

8.59 Therefore, the provision of a local centre will help to economically bolster Caister-on-Sea, helping

to expand and enhance the local economy. This is a significant benefit to current and future

residents.

8.60 In addition to the above, the Socio Economics Chapter, prepared as part of the Environment

Statement, recognises how the construction works are estimated to directly generate

approximately 180 full time jobs, with a further 216 support jobs to those directly employed.

8.61 The proposed development will be a vital element of supporting economic growth in the Borough,

as a predicted £50million of expenditure in the local economy will result from the development. It

is also envisaged that the new households will have a higher proportion of younger people, which

will provide additional workforce to support the local economy.

8.62 As well as providing jobs during construction, the proposed development will give rise to the

creation of a range of jobs through the provision of the local centre, primary school and health

centre.

Economic Summary

8.63 Economically, it has been recognised how the proposed development will be of significant benefit

to the local economy, through the creation of jobs (both during construction and in the longer term),

Planning Statement

Page 29

alongside the impact of the proposed development on future economic growth. On this basis,

economically, it has been demonstrated how the proposal does not give rise to any adverse

impacts which would significantly or demonstrably outweigh the benefits of development on the

site.

Environmental

8.64 Under Paragraph 8 of the NPPF, the environmental objective of sustainable development seeks

‘to contribute to protecting and enhancing our natural, built and historic environment; including

making efficient use of land, helping to improve biodiversity, using natural resources prudently,

minimising waste and pollution, and mitigating and adapting to climate change, including moving

to a low carbon economy’.

Sustainability Statement

8.65 A Sustainability Statement has been prepared by JSP Sustainability Ltd, recognising how the

development has been designed to be sustainable. The Statement demonstrates that the proposed

development complies with national standards, whilst ensuring that in terms of energy efficiency,

renewable energy and water efficiency, the proposed development goes beyond the minimum

standards of Building Regulations and the adopted Development Plan. Through constructing

energy efficient homes and installing on-site renewable energy equipment, Persimmon Homes will

deliver a development with a lower carbon footprint, lessening the cause of climate change.

8.66 The Statement details a number of measures which will guide the construction of the development,

including:

● Persimmon Homes operating a robust Sustainable Procurement Policy, which emphasises

the legal and sustainable sourcing of building materials;

● Comprehensive, efficient and robust SWMP will be implemented (reduce, re-use and

recycle);

● Best practice policies with respect to site pollution;

● Incorporation of measures to achieve lower than average water consumption (lower than 100

litres per person per day);

● Landscape proposals which will result in a green infrastructure net gain when compared to

the present state of the site;

● Surface water drainage strategy which will result in zero flooding for the 1 in 100-year storm

event plus climate change allowances;

● The proposals include upgrades to the existing highways and the provision of further crossing

points, cycle paths and additional bike parking;

● External sockets for electric car vehicle charging will be provided to every home;

● Provision of electric car charging points in the local centre;

● Each home constructed to a specification capable of achieving and exceeding the energy

efficiency requirements of the Building Regulation Part L1A;

● Photovoltaic arrays will be installed on the south facing roof slopes of a number of properties;

and,

● Energy efficiency measures and the installation of renewable technologies will reduce

forecasted CO2 emissions by 10% over and above the Building Regulations Part L1A.

Planning Statement

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Landscaping

Achieving a ‘Net Gain’

8.67 The landscaping scheme and overall development have been designed in a manner to provide a

‘net gain’ in green infrastructure, compared with the existing agricultural field.

8.68 Proposed open space, tree and hedgerow planting would provide new east-west connections and

reinforce the existing western boundary. Semi-natural planting would include berry-bearing native

trees and shrubs to enhance food availability for wildlife. These areas of new habitat will be

structurally diverse, with tree, shrub and ground layers, and areas of dense tree and shrubs as well

as more open areas. Other habitat enhancements include the planting of new standard trees along

the west of the on-site walking route; seeding grassland areas with a native wildflower seed mix,

including flowering lawn mixes, wildflower meadow mixes and a wetland mix, and use of native

flowering trees and shrubs in the planting scheme within areas of public open space.

8.69 Sustainable Drainage System (SuDS) features will be enhanced using native species suitable for

seasonal wet and dry ponds that will function as wildlife ponds/habitats. The boundary vegetation

would be strengthened by further planting, including berry-bearing species to provide for bird

foraging, and native species to attract insects. A structurally diverse range of plants would be used,

including shrubs large enough to support nesting birds. The retained woodland habitat would be

enhanced by thinning, new planting with native shrub species and re-coppicing. Small-scale

biodiversity enhancements to benefit individual species/species groups would include bat boxes,

bird boxes and hedgehog boxes.

Agricultural Land

8.70 An Agricultural Assessment has been conducted by Kernon Countryside Consultants, as part of

the Environmental Statement. This Assessment confirms that the site predominately comprises

Grade 2 “very good” quality, with an area of Grade 1 “excellent” quality agricultural land. As the

occupying farm business will lose about 5% of its holding, it will have a proportionate impact on the

scale of the business. However, the relatively limited scale of this impact, together with the lack of

any other agricultural impacts on other land, results in a loss of minor adverse significance.

Flood Risk & Surface Water Drainage

8.71 A Flood Risk Assessment and Surface Water Drainage Strategy has been prepared by Richard

Jackson Engineering Consultants as part of the Environmental Statement. This Assessment

confirms that the site falls within Flood Zone 1, which is considered to be at very low risk of fluvial

flooding and at low risk of surface water flooding. Therefore, the site is considered to be appropriate

for development in accordance with the NPPF and the LLFA’s guidance.

8.72 The development will provide a new Sustainable Drainage System to direct surface water to the

development areas which will allow direct infiltration whilst also creating pollution control

mechanisms allowing surface water to follow its natural path. This will have a minor beneficial effect

on both the quality of the groundwater in the area and the surface water run-off from the

development by controlling any pollution that may occur. Surface water drainage attenuation

features located at the point of discharge into the ground will be designed to accommodate the

largest design storm event required by policy requirements, with an allowance for climate change

advised for the next 100 years, to ensure robust volume.

Planning Statement

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8.73 On this basis, the proposed development seeks to direct development to areas at the lowest risk

of flooding and proposes the implementation of a new Sustainable Drainage System. Accordingly,

the proposed development is in full accordance with Policy CS13.

Shadow Habitats Regulation Assessment

8.74 A Shadow Habitats Regulation Assessment (HRA) has been prepared by The Landscape

Partnership as part of the Environmental Statement. The HRA held the overall aim of assessing

whether the development would have a likely significant effect upon any European site and, if so,

whether the development had any adverse effect upon the integrity of that European site after

careful consideration and assessment of any mitigation proposed.

8.75 As a HRA has been conducted for the adopted Local Plan, by Footprint Ecology, a number of

mitigation measures have been put in place to offset the impact of development plans and policies

upon Natura 2000 sites. These include a monitoring and management strategy for those deemed

to be the most vulnerable to recreational disturbance. The HRA concluded that a per-dwelling

charge will be levied to fund the monitoring and mitigation strategy.

8.76 The Appropriate Assessment concluded that, with the mitigation measures specified, the proposals

in isolation would have no significant adverse impact upon the local Natura 2000 sites. In

combination, effects would be mitigated by the proposed monitoring and mitigation strategy.

Accordingly, it is ascertained that there would be no adverse effect upon the integrity of any

European site from the proposed development acting alone or in-combination with other plans or

projects.

Archaeology and Cultural Heritage

8.77 A Desk-Based Archaeological Study of the site and surrounding areas has been prepared by

CgMS, as part of the Environmental Statement. Historic maps have confirmed that the site has

been open farmland since the 18th century, but the site is considered to have archaeological

potential for yet to be discovered evidence of Prehistoric and Roman activity. Furthermore, traces

of a WWII aircraft crash site have been identified at the northern part of the site. A Geophysical

survey has also been conducted but only revealed traces of features of uncertain origin.

8.78 Building and landscaping works associated with the development have the potential to disturb

archaeological remains and potential to detract from the established setting of surrounding sites of

archaeological and historical importance. The encroachment of the development on Nova Scotia

Farm and its WWII gun emplacements has been highlighted as an additional potential concern.

8.79 The Study suggests that these unfavourable impacts within the site can be minimised, if not totally

negated, by thoroughly investigating the archaeological potential of the site in advance of the

development. Further archaeological work would ensure that any significant remains are studied,

brought to the attention of the wider public, and added to the archaeological record of the area.

Provision could be made for any archaeological features of higher importance to be preserved

within the green space within the development.

8.80 Overall, the Study concludes that the development will not be highly visible from Caister Castle,

and even less from the site of the Roman Fort. As such, building on the site will not diminish the

value or the ability to appreciate the monuments. It is proposed that by limiting building heights,

enhancing the existing treeline around the edge of the site and incorporating open space in

Planning Statement

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strategic positions, the proposed development will be sympathetic to the surrounding sites that are

currently experienced in a rural setting.

8.81 On this basis, the proposal is in accordance with Policy CS10 of the Adopted Development Plan

and the NPPF.

Foul Sewage & Utilities

8.82 A Foul Sewage and Utilities Report has been prepared by Richard Jackson Engineering

Consultants. The Report confirms that no existing gas infrastructure is present within the site

boundary, and therefore, the existing gas network should not be directly affected by the proposed

development.

8.83 UK Power Networks have electrical plant in the immediate vicinity of the site. Overhead high

voltage cables are present within the site boundary. An underground high voltage cable is also

present within the site boundary. All infrastructure will have 3m easements on either side. The

infrastructure will be affected by the development and will require diverting in order to

accommodate the proposed development. An electrical substation beyond the north-eastern

corner of the site provides a connection point for the new development to the north of Beeleigh

Way.

8.84 There are seven street lighting columns on Jack Chase Way which may be affected by the highway

works. If these columns require relocation then approximately £1,500 should be budgeted for each

column.

8.85 Essex and Suffolk Water have a high-pressure trunk main within the site boundary. A 6m easement

exists and should be incorporated into the proposed development.

Ecology

8.86 A Biodiversity Survey and Assessment have been conducted by The Landscape Partnership as

part of the Environmental Statement. A number of habitats were identified during the Phase 1

habitat survey:

● Broadleaved and mixed plantation woodland;

● Continuous and scattered scrub;

● Arable;

● Species-poor hedgerows;

● Bare ground; and

● Tree-lined boundary.

8.87 All hedgerows on site are largely dominated by hawthorn and are not considered important under

the Hedgerow Regulations.

8.88 The site does not have the potential to support protected, rare and/or priority plants.

8.89 The one pond within Nova Scotia Farm to the west of the site was assessed as being of poor

suitability for Great Crested Newts and hence very unlikely to support this species. There are very

few ponds in the local area which are not separated from the site by significant barriers to dispersal,

Planning Statement

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such as main roads, and the wider landscape is dominated by sub-optimal, intensively managed

farmland.

8.90 The habitats on site are considered to be broadly unsuitable for reptile species, being dominated

by intensively managed arable fields, which are cropped to the site boundary hedges with no

significant headland present.

8.91 A number of notable breeding bird species was observed using the survey area, although only one

species of conservation concern (Dunnock) was found to be breeding on site.

8.92 A number of notable wintering bird species was observed within the survey area. The overall

numbers and assemblage are considered to be typical of similar farmland sites and only lapwing

was recorded as a species perhaps more typical of wetland or wet grassland habitat. The numbers

of lapwing and absence of other waders suggest that the site is not used as a high-tide roost. It is

considered highly unlikely that the proposed development will significantly impact lapwing.

8.93 There were no records of badgers returned for the search area and no evidence to suggest their

presence was noted on-site during site visits. This species is, therefore, considered likely to be

absent from the site.

8.94 There was one off-site record of brown hare returned for the search area but no evidence to

suggest their presence was noted on-site during site visits. This species is, therefore, considered

likely to be absent from, or only intermittently present at the site.

8.95 There were no records of hedgehog received with the data search and no evidence to suggest

their presence was noted on-site during site visits. This species is, therefore, considered likely to

be absent from, or only intermittently present at the site.

8.96 The bat surveys identified a concentration of foraging activity by common species around the farm

buildings, which offer a dark and sheltered location for this form of activity. Little activity was

recorded along the eastern boundary. Activity elsewhere varied, with frequent observations along

the western boundaries in the June survey, whereas, in the April survey, only a small number of

bats were recorded away from the farm, most notably along the southern site boundary planting.

8.97 The site is used for commuting and foraging purposes by predominantly common and widespread

bat species with occasional use by less common species such as barbastelle and Nathusius’

pipistrelle.

8.98 One tree was highlighted by the Arboricultural Impact Assessment as likely to require felling due

to disease. Inspection found the tree, an ash, to have at least Moderate potential to support roosting

bats. Further survey of this tree would be required to determine presence or absence of a bat roost,

but in the event of the tree being found to support a bat roost, it could still be protected within the

development.

8.99 An Ecological Assessment outlines the following impact avoidance measures have been identified

and will be delivered:

Planning Statement

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● Vegetation removal required for the construction phase would take place outside of the bird

breeding season of March to August inclusive, to prevent disturbance to birds, or if removed

in that period, only after a survey has shown that no active nests are present;

● The linear wooded and hedgerow habitat would be maintained along the site’s western

boundary to maintain a north-south green corridor;

● The belt of poplars on the northern boundary would be retained to maintain an east-west

green corridor at this location; and

● The east-west hedgerow feature across the centre of the site would be re-created with woody

vegetation to maintain an east-west green corridor.

8.100 The following mitigation, which has been identified following survey and development design

iterations, is required to reduce the impacts of the scheme to within acceptable limits.

8.101 To mitigate for loss of vegetation, including parts of the hedgerow along the eastern boundary, site

planting would include berry-bearing native trees and shrubs to enhance food availability for

wildlife.

8.102 The proposed development will create areas of open space comprising grassland and scrub

vegetation including native berry-bearing species so as to continue to provide food for the more

disturbance-tolerant wintering bird species.

8.103 New tree and shrub planting would replace the small areas lost to development and provide

alternative nesting habitat for breeding birds. It is not possible to mitigate for impacts upon farmland

birds such as skylark and yellowhammer, or for lapwing.

8.104 As a precaution against impacts upon all mammal species, trenches would be filled in prior to the

end of the working day, or a plank left leaning up from the base of the trench to the surface, so that

animals falling in can get out of the excavation. Pipework would be closed off at the end of each

working day to avoid animals becoming trapped.

8.105 Hedgehog friendly fencing (e.g. Jacksons Fencing hedgehog-friendly gravel boards) to be utilised

throughout the development.

8.106 If the proposed development is likely to give rise to any unforeseen impact upon other retained

trees, a bat roost potential survey would be undertaken to assess the extent of their suitability for

roosting bats.

8.107 Areas of scrub and trees, and linear features such as hedgerows, would be retained wherever

possible throughout the site to allow bat foraging and commuting activity to continue.

8.108 External lighting would be reduced to a minimum, and the western boundary would not be

illuminated either deliberately or via light spill from the proposed buildings and retained as a dark

area.

8.109 A Construction Ecological Management Plan (CEMP) will be prepared to ensure the safeguard of

wildlife interest during the construction period.

Planning Statement

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Enhancement measures: Ecological Enhancement

8.110 Ecological enhancement aims to improve the quality of the site and the immediate vicinity for native

flora and fauna. Such enhancements can also provide aesthetic appeal and can add value to the

proposed development.

8.111 Wherever possible, planting would use native species, which support biodiversity significantly

better than non-native plants. This is due to the numbers of flowers, fruits, seeds and berries that

are produced by native species and their different flowering and fruiting times throughout the year.

8.112 Habitat enhancements include the following:

● Seeding grassland areas with a native wildflower seed mix, including flowering lawn mixes,

wildflower meadow mixes and a wetland mix, and use of native flowering trees and shrubs in

the planting scheme within areas of public open space;

● Sustainable Drainage System (SuDS) features would be enhanced using native wetland

plants, shrubs and trees so that they function as wildlife ponds/wetlands;

● The boundary vegetation would be strengthened by further planting, including berry-bearing

species to provide for bird foraging, and native species to attract insects. A structurally

diverse range of plants would be used, including shrubs large enough to support nesting

birds; and

● The retained woodland habitat would be enhanced by thinning, new planting with native

shrub species and re-coppicing.

8.113 Small-scale enhancements to benefit individual species/species groups would include the

following.

● Bat boxes;

● Bird boxes suitable for use by sparrow, starling, house martin, kestrel, tawny owl and stock

dove, as well as more common bird species; and

● Hedgehog boxes would be installed in the woodland belt.

8.114 An Ecological Management Plan (EMP) will be prepared setting out details of the proposed native

planting and seeding, including to SUDS wetlands and the proposed aftercare and long-term

management of new and retained habitats.

8.115 On this basis, the Phase 1 Habitat Survey and Ecological Assessment have demonstrated how the

proposed development is in accordance with Policy CS11 of the Adopted Development Plan.

Highways and Access

8.116 A Transport Assessment has been prepared by Richard Jackson as part of the Environmental

Statement, and considers the impact of the proposed development in respect of the environmental

issues associated with the transport and movement from the new neighbourhood. It has also

highlighted the key aspects of the development mitigation and a range of measures which are

contained in the Travel Plan to encourage non-vehicle mode use of transport, which will alleviate

the impact of the effects from the development.

Planning Statement

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8.117 The effect of the construction traffic will be an area that will need to be monitored and managed

through the Construction Traffic Management Plan (CTMP) to ensure that the construction traffic

movements are kept to a minimum and managed appropriately to ensure that Jack Chase Way

remains open for as long as possible during the construction phase.

8.118 The master planned approach will endeavour to encourage the priority to pedestrians, cyclists and

public transport and the highway network within the development will support these themes.

Sensitively designed junctions and crossing points across Jack Chase Way enable appropriate

connections to the existing infrastructure of Caister-on-Sea and access to local amenities that are

within acceptable walking and cycling distances.

8.119 To enable and promote the use of public transport, an adverse effect was identified on an existing

route that can be mitigated against through the creation of a new bus services connecting the site

with the centre of Caister-on-Sea and Gt Yarmouth. This bus service can then develop into a new

Gt Yarmouth – Caister-on-Sea – Norwich bus service offering a moderate benefit to the

development and local area.

8.120 The traffic flow and junction capacity has been assessed and demonstrated that where there are

issues associated with the capacity of a junction, mitigation has been actioned to remove any

adverse effect, relative to the year 2030 accommodating the cumulative impact of background

traffic / population growth and committed development, currently under construction. It is expected

through the implementation of mitigation on the A149 / Jack Chase Way / Norwich Road

roundabout that there will also be a Minor Benefit to an identified injury accident black spot,

reducing the likelihood of accidents occurring in the future.

8.121 An assessment of expected journey times, when the development is operational and associated

infrastructure has been completed, has identified that with mitigation at a roundabout junction

located to the south of Jack Chase Way, this route will typically remain quicker than travelling

through Caister-on-Sea. For those travelling north – south to Hemsby (and surrounding areas) and

Gt Yarmouth, respectively should not need to divert from their current route to the village centre

and would not affect the various environmental receptors within the village.

8.122 An assessment of the impacts from the development traffic generation has been collated and

addressed in the format of adverse effects, and only in some small remaining areas have minor

adverse effects been identified where increased traffic, albeit minor, travel past on Norwich Road

or along the A149. The effects are unavoidable but through the monitoring and promotion /

implementation of the Travel Plan to reduce single occupancy vehicle movements, it will assist in

reducing the minor adverse effects further.

8.123 On this basis, the proposed development is in accordance with Policy CS16 of the Adopted

Development Plan and the NPPF.

Landscape and Visual Impact

8.124 A Landscape and Visual Impact Assessment has been undertaken in support of this application.

As part of this Assessment, the landscape capability is assessed as having a ‘medium’ capability,

which suggests that thresholds for change are intermediate with the landscape character area

being able to accommodate areas of new development (providing that it has regard to the setting

and form of the settlement, and the character/sensitivity of adjacent areas).

Planning Statement

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8.125 The Assessment confirms that the magnitude of change to the local landscape character as a result

of the development would be moderate. This is due to the fact that the parts of the site developed

on would undergo a significant change, but the overall development would have a limited impact

on the countryside around it, or on the settlement of Caister-on-Sea to the east.

8.126 Consequently, the effects of the proposed development on local landscape character would be

moderate adverse. This would be in the winter, and effects in the summer would be at a slightly

lower level. It is expected that these effects would decrease slowly with time, as the proposed

planting matures, and as the development becomes fully integrated with the surrounding area.

8.127 The Assessment recognises that the above effects are adverse, as there is some inevitable and

in-principle harm as a result of the introduction of new buildings on undeveloped land. Yet, the

Assessment recognises that the new development may necessarily not be unsightly, intrusive or

discordant. The visual effects are an inevitable consequence of development on an edge of

settlement, though the site is generally well screened and relatively few existing properties would

be affected. It is considered that there would be no adverse effects on the Broads Executive Area.

8.128 The Assessment concludes by recognising that the limited adverse landscape effects would be no

more than would be expected of a development on any edge of settlement greenfield site, and

principally emerge from the loss of open land. As a result, the site is in principle, suitable for

development of the type proposed. It is also recognised that how over time, development would

provide a robust and well-integrated edge to Caister-on-Sea.

8.129 Therefore, the proposed development is in accordance with Policies CS9, CS11 and HOU07 of the

Adopted Development Plan, and the NPPF.

Noise

8.130 Loven Acoustics has carried out an Assessment of the potential impact of noise from the

construction and operational phases of the proposed development on existing and future noise-

sensitive receptors, as part of the Environmental Statement. The identified sources of potential

noise impact on existing receptors are construction activities and plant during the construction

phase, the increase in traffic on local roads due to the development and possible noise arising from

activity and plant at the proposed primary school and Local Centre. The primary noise impact on

new residents of the development comes from passing traffic on Jack Chase Way and Norwich

Road, with additional consideration of the impact from the school and Local Centre, and activity in

the adjacent Nova Scotia Farm yard.

8.131 A survey of noise from traffic on Jack Chase Way and Norwich Road was carried out during a

typical mid-week 48-hour period, and sample noise levels were measured for activity and fixed

plant at the farm site. The survey data showed that traffic generated significant continuous noise

levels, but the farmyard activity was generally short-term and less significant, although warranting

some level of mitigation. This consisted of a noise barrier Traffic data from the Transport

Assessment was utilised to predict the increase in traffic noise post-development, up to 2030. No

construction plant information was available at this stage, but the likely items to be used during the

groundwork and building phases were assessed using information in BS 5228:2009.

8.132 The Assessment found that the impact of noise during the construction phase was likely to be

Negligible if the hours of operation were limited to exclude noise-sensitive times and ‘good practice’

mitigation measures were implemented.

Planning Statement

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8.133 The increase of traffic on roads adjacent to the site following full occupation of the development

has been demonstrated to have no significant impact and is unlikely to be noticed as a change to

the traffic noise levels already experienced by the existing neighbouring residents.

8.134 Noise from the proposed primary school and Local Centre has been considered, in terms of the

potential impact on existing and new residents. A number of possible mitigation measures have

been discussed, should they prove necessary, including careful design of the facilities to limit noise

breakout and the location of external fixed plant. The limiting of delivery hours for the local centre,

and inherent low noise-sensitive operating hours of the school, will further mitigate any potential

noise impact. It would consequently be expected that the nett significance would be negligible to

moderate/ minor adverse.

8.135 For the new build the impact of noise from passing traffic on Jack Chase Way and Norwich Road

was considered to be significant and has the potential to disturb the closest residents to the eastern

and southern boundaries of the site. A scheme of mitigation in the form of up-rated glazing to

affected façades has therefore been recommended in order to reduce the impact to an acceptable

level, and to meet the criteria of the local planning authority for internal noise levels.

8.136 To reduce the potential for disturbance from farm activity and plant for properties closest to the

Nova Scotia Farm yard, it has been recommended that a noise barrier, in the form of an earth bund

and/or timber fence be erected along the boundary to the extent that precludes line of sight from

any of the potentially affected dwellings to the activities on the yard.

8.137 Assuming later phases of the development utilise the building shells of dwellings closest to Jack

Chase Way to shield gardens in the same manner as Phase 1, outside amenity space is predicted

to generally meet the local authority criteria, based on the World Health Organisation guidelines

for community noise. Noise from passing traffic will be audible in gardens and public outside

spaces, but is unlikely to disturb residents.

8.138 In conclusion, it is considered that if the mitigation measures recommended are implemented in

the design and management of the development, the overall impact significance is expected to be

negligible, and it is therefore concluded that noise should not be a limiting factor in the

determination of the suitability of the site for the development proposed.

Air Quality

8.139 An Air Quality Assessment of the proposed development have been assessed by Redmore

Environmental, as part of the Environmental Statement. The Assessment outlines that the

proposed development has the potential to cause air quality impacts as a result of fugitive dust

emissions during construction and road traffic exhaust emissions association with vehicles

travelling to and from the site during operations. In addition, the proposals have the potential to

expose future occupants to any existing air quality issues at the site.

8.140 Through implementing good practice dust control measures, the residual significance of potential

air quality effects from the dust generated by earthworks, construction and trackout activities was

predicted to be not significant.

8.141 The proposed development has the potential to expose future occupants to elevated pollution

levels and impact existing air quality in the vicinity of the site, during operation. Impacts on pollutant

concentrations as a result of operational phase road vehicle exhaust emissions were predicted to

Planning Statement

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be negligible at all sensitive human receptor locations. Impacts of operational phase road vehicle

exhaust emissions at ecological receptors were predicted to be negligible.

8.142 Overall, the Assessment demonstrates that the predicted pollution levels were below the relevant

air quality standards at all sensitive locations across the development, concluding that the site is

suitable for the proposed development from an air quality perspective. Air quality effects as a result

of the operation of the development were not considered to be significant.

8.143 On this basis, development on the site will not adversely impact upon the amenity of existing or

future residents in terms of air quality, and is therefore in accordance with Policies CS9 and HOU07

of the Adopted Development Plan, Policy G3-dp of the Emerging Local Plan, and the NPPF.

Arboricultural

8.144 An Arboricultural Impact Assessment has been prepared by Oakfield Arboricultural Services. The

Assessment confirms that with the exception of T3 and G2, all vegetation is of a young to semi-

mature age, and planted to the field boundaries in large groups. Overall, the Assessment

recognises that the vegetation is of low arboricultural value with no significant individually merited

specimens.

8.145 Based on the masterplan, the following observations can be made:

● No vegetation other than for the access and G6 are likely to be removed to accommodate the

development;

● Shading must be considered in late afternoon; and

● Overall, there are few tree constraints with regards to construction and the

infrastructure/buildings within the site, and it is not anticipated that significant tree issues will

arise.

8.146 To accommodate the access strategy and visibility splays, G5 will need to be removed in its

entirety, with parts of G4 and G6 also being removed. In order to mitigate for this loss,

replacement planting is proposed along Jack Chase Way.

8.147 In regard to construction, the proposed construction will only require the removal of G6, and the

loss will have no overall impact on arboricultural or landscape values.

8.148 In conclusion, the Assessment recognises that the removed planting will be mitigated by

replacement planting, and it is not anticipated that the general development will require further

tree removals other than for G6. The Assessment confirms that conditions should be attached

requiring a formal implications assessment to be undertaken to inform the detailed design

proposals of the reserved matters application, alongside a method statement.

Environmental Summary

8.149 Environmentally, it has been recognised how development has been designed in a manner to not

give rise to any adverse impacts which would significantly or demonstrably outweigh the benefits

of development on the site.

Planning Statement

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9.0 Conclusion

9.1 In conclusion, whilst the application site is not currently allocated within the Adopted Development

Plan, and is situated outside of the Settlement Boundary, in is an emerging Local Plan allocation.

Furthermore, relevant policies for the supply of housing are considered out-of-date, for as is readily

acknowledged by the Local Planning Authority, they cannot demonstrate 5 years’ of deliverable

housing land supply.

9.2 This Planning Statement has clearly demonstrated that, in accordance with the NPPF, there are

no adverse impacts of development on the site which would significantly and demonstrably

outweigh the benefits. Therefore, we contend that the principle of 665 dwellings; local centre (to

include A1-A5, B1, D1 and other community uses); land for a primary school; health centre; plus,

associated infrastructure and open space, on land to the west of Jack Chase Way (Nova Scotia

Farm), Caister-on-Sea, is established.

9.3 The suitability of the site and Caister-on-Sea as a location for growth has been demonstrated by

the sites draft allocation in the Emerging Local Plan. This recognises that the site is suitable for

development of up to 725 dwellings, alongside 20% affordable housing provision, 10%

retirement/extra care housing, land for a primary school, land for a healthcare use and land for a

local centre. This re-affirms that Caister-on-Sea is a sustainable location for additional growth,

given the range of services and amenities on offer in the locality, alongside connectivity to nearby

towns such as Great Yarmouth.

9.4 This Planning Statement has demonstrated that there are no site-specific constraints which would

preclude development on the site. Development on the site will:

● Provide a significant contribution to meeting the identified need for housing in the Borough,

given that the Council cannot demonstrate 5 years’ worth of housing land supply;

● Deliver policy compliant levels of affordable housing provision (20%);

● Achieve a ‘net gain’ through the development, compared to the agricultural field, via a range

of ecological enhancements;

● Create a sustainable environment, including features such as external sockets for electric

car charging, additional bicycle parking in Caister-on-Sea, exceeding the emerging

requirements of Building Regulations Part L1A, photovoltaic arrays on many south facing roof

slopes; all to achieve an overall reduction in forecasted CO2 emissions by 10% over and

above the Building Regulations Part L1A;

● Provision of a new Caister-on-Sea – Norwich – Great Yarmouth bus service;

● Safeguard a 2ha site for a primary school;

● Safeguard a 0.75ha site for a health centre;

● Create a 0.67ha local centre (Use Classes A1 – A5, B1, D1 and other community uses),

which will help to enhance the local economy;

● Generate of £50million of expenditure in the local economy;

● Create 180 full time and a further 216 support jobs through the construction;

● Provide long-term job opportunities through the local centre;

Planning Statement

Page 41

● Deliver 10% of the total number of dwellings designed to Building Regulations M4(2) –

Accessible and Adaptable Dwellings;

● Create 6.9ha of public open space provision, in accordance with the emerging Local Plan

provision of 103m2, which significantly exceeds the adopted Development Plan’s

requirements of 40m2 per dwelling;

● Implementation of SuDS to accommodate an allowance for climate change for the next 100

years; and

● Ensure that no adverse impacts on the integrity of any European Sites.

Planning Statement

APPENDIX 1 PLANNING POLICY REVIEW

9.5 This Section provides an overview of the planning framework within which the proposed

development is to be assessed, and further identifies other material considerations relevant to the

proposal. In identifying the planning framework, consideration has been given to Section 38(6) of

the Planning and Compulsory Purchase Act 2004, which states that:

“If regard is to be had to the Development Plan for the purpose of any determination to be made

under the Planning Act, the determination must be made in accordance with the Plan, unless

material considerations indicate otherwise”.

Adopted Development Plan

9.6 In accordance with Section 38(6) of the consideration is given below to the Adopted Plan for the

site, which comprises:

● Adopted Local Plan Core Strategy (2015);

● Local Plan Policies Map; and

● Remaining Borough-Wide Local Plan Policies (2001).

Core Strategy 2013 – 2030 (2015)

Policy CS1 – Focusing on a Sustainable Future

9.7 In order to facilitate the creation of sustainable communities, the Council will look favourably

towards new development that supports sustainable growth, mixed adaptable neighbourhoods,

environmentally friendly neighbourhoods, a thriving local economy, safe and accessible places,

and distinctive places.

9.8 Applications which accord with Policy CS1 and other policies within the Local Plan will be

approved without delay, unless other material considerations indicate otherwise. Where there are

no policies relevant to the application, or relevant policies are out of date at the time of decision

making, the Council will grant permission unless material considerations indicate otherwise,

taking into account whether:

● Any adverse impacts of granting permission would significantly and demonstrably

outweigh the benefits, when assessed against the policies in the National Planning

Policy Framework; and

● Specific policies in the NPPF that indicate that development should be restricted.

Policy CS2 – Achieving Sustainable Growth

9.9 To ensure that residential development is distributed across the Borough, approximately 30% of

development should take place in Key Service Centre’s (including Bradwell and Caister).

9.10 To ensure the Council delivers their housing target, the policy may be flexibly applied, within the

overall ambition of ensuring new housing development is within Main Towns and Key Service

Centres.

Planning Statement

Policy CS3 – Addressing the Borough’s Housing Need

9.11 Over the plan period, the Council needs to make provision for 7,140 homes.

9.12 Promotion of design-led housing development with layouts and densities that appropriately reflect

the characteristics of the site and surrounding areas and make efficient use of land.

Policy CS4 – Delivering Affordable Housing

9.13 Caister falls within Affordable Housing Sub-Market Area 1, of which 20% affordable housing is

sought on developments in excess of 5 dwellings. Affordable housing must be designed to be

well integrated into the proposed development, both in terms of design and layout.

9.14 Affordable housing provision must be provided on-site to deliver a range of types, size and tenure

dwellings; or provided via an off-site financial contribution.

Policy CS6 – Supporting the Local Economy

9.15 To ensure that the conditions are right to enable new business to thrive, Policy CS6 emphasises

the need to strengthen the local economy. This will be achieved through:

● Encourage redevelopment and intensification of existing employment sites;

● Safeguard existing local employment areas; and

● Minimising the potential loss of best and most versatile agricultural land by ensuring

that development on such land is only permitted if there are overriding sustainability

benefits and there are no realistic opportunities for accommodating the development

elsewhere.

Policy CS7 – Strengthening our Centres

9.16 To enable to town, district and local centres within the Borough to compete with centres outside

of the Borough, the Council will:

● Focus future development on district centres, including Caister;

● Allocate in accordance with the retail hierarchy and the sequential approach between

2,152sqm and 4,305sqm of new ‘food’ shopping floorspace, and up to 8,865sqm of

new ‘non-food’ shopping floorspace;

● Aim to improve the vitality and viability of our town and district centres;

● Maintain and strengthen the role of local centres and local shops in the Borough to

better serve the day-to-day needs of local communities; and

● All proposals for town centre uses outside defined centres demonstrate that there are

no sequentially preferable sites available and that the proposal can be accessed by

sustainable transport. Proposals over 200sqm will also be required to submit a Retail

Impact Assessment, demonstrating that there will be no significant adverse impacts

on existing designated centres.

Planning Statement

Policy CS8 – Promoting Tourism, Leisure and Culture

9.17 All proposals must be sensitive to the character of the surrounding area and are designed to

maximise the benefits for the communities affected in relation to job opportunities and support for

local services.

9.18 Furthermore, proposals must protect environmentally sensitive locations, such as Winterton-

Horsey Dune Special Area of Conservation (SAC), from additional recreational pressure by

seeking to provide facilities and mitigate the impact of tourism.

9.19 Work with partners to improve accessibility and public transport links to make it as easy as

possible for visitors to travel to and around the Borough.

Policy CS9 – Encouraging Well-Designed, Distinctive Places

9.20 All developments in the Borough must create high quality, distinctive places, which:

● Respond to and draw inspiration from surrounding area’s distinctive natural, built and

historic characteristics, such as scale, form, massing and materials; whilst making

efficient use of land and reinforcing local identity;

● Incorporate key features, including landmark buildings, green infrastructure and public

art, which relate to historical, ecological or geological interest of a site and enhance

local character;

● Promote positive relationships between existing and proposed buildings, in order to

create safe, attractive, functional places;

● Provide safe access and convenient routes for pedestrians, cyclists and public

transport, alongside reflection of the Council’s adopted parking standards;

● Protect the amenity of existing and future residents;

● Conserve and enhance biodiversity, landscape features and townscape quality;

● Minimise greenhouse gas emissions and the risk of flooding; and

● Fulfil the day to day social, technological and economic needs of residents, visitors

and businesses.

Policy CS10 – Safeguarding Local Heritage Assets

9.21 The Council will work with other agencies to promote the conservation, enhancement and

enjoyment of the historic environment by:

● Conserving and enhancing the significance of the Borough’s heritage asserts and

their setting;

● Promote heritage-led regeneration;

● Ensuring that access to historic assets is maintained and improved;

● Reviewing heritage designations and carrying out Conservation Character Appraisals;

and

● Designating new Conservation Areas where appropriate.

Planning Statement

Policy CS11 – Enhancing the Natural Environment

9.22 To improve the Borough’s natural environment and avoid any harmful impacts of development on

its geodiversity, landscape assets, priority habitats and species, the Council will:

● Conserve and enhance designated nature conservation sites;

● Ensuring that the Norfolk Coast Area and Outstanding Natural Beauty (AONB), the

Broads and their settings are protected and enhanced;

● Improving the Borough’s ecological network and protecting habitats from

fragmentation;

● Ensuring all new development takes measures to avoid or reduce adverse impacts on

existing biodiversity and geodiversity assets;

● Ensure all developments appropriate contribute to the creation of biodiversity and/or

geodiversity features through the use of landscaping, building and construction

features, and sustainable drainage systems; and

● Protecting the Borough’s resources, where possible.

Policy CS12 – Utilising Natural Resources

9.23 The use and protection of natural resources is essential to the quality of life of the Borough and

will be achieved through:

● Ensure all new non-residential developments maximise the level of energy efficiency

achieved through passive design and construction techniques, and with appropriate

consideration given to the reduction of construction waste, siting, massing,

orientation, internal design, use of materials, insulation and heat recovery;

● All new non-residential development to incorporate an element of renewable, low

carbon energy;

● Encourage all new non-residential developments to use water prudently; and

● Recognising the need to protect the best and most versatile agricultural land as a

valuable resource for future generations and minimising its loss (in accordance with

Policy CS6).

Policy CS14 – Securing Appropriate Contributions from New Developments

9.24 To ensure that necessary infrastructure is delivered through new development, the Council will:

● Assess all development proposals and encourage early engagement with

service/utility provides to establish whether any infrastructure or infrastructure

improvements are needed to mitigate the impacts of the proposed development;

● Ensure that relevant improvements to local infrastructure are made by the developer,

or where not possible, through a financial contribution;

● Seek appropriate contributions towards Natura 2000 sites monitoring and mitigation;

and

● Ensure that new developments for which a planning obligation is necessary does not

take place until a planning obligation agreement has been secured and approved.

Policy CS15 – Providing and Protecting Community Assets and Green Infrastructure

Planning Statement

9.25 In order to ensure that everyone has access to services and opportunities that allow them to fulfil

their potential and enjoy happier, healthier lives, the Council will:

● Resist the loss of important community facilities and/or green assets;

● Ensure that all new development is supported by, and has access to, a range of

community facilities;

● Take a positive approach to the development of new and enhanced community

facilities, including the promotion of mixed community uses in the same building,

especially where this improves choice and reduce the need to travel;

● Promote healthy lifestyles by addressing any existing and future deficiencies in the

provision and quality of sport facilities, including access to these facilities, playing

pitches, play spaces and open spaces throughout the Borough;

● Ensure that all new developments contribute to the provision of recreational green

space and incorporate improvement to the quality of, and access to, existing green

infrastructure; and

● Safeguard the natural beauty, openness, and recreational value of the Borough’s

beaches and coastal hinterland.

Policy CS16 – Improving Accessibility and Transport

9.26 The Council will work to make the best use of, and improve, existing transport infrastructure,

through:

● Supporting improvements that reduce congestion, improve accessibility and improve

road safety;

● Directing new development towards the most sustainable locations, as identified in

Policy CS2;

● Ensuring that new development does not have an adverse impact on the safety and

efficiency of the local road network for all users;

● Seeking developer contributions towards transport infrastructure improvements,

including those made to sustainable transport modes;

● Minimising the impact of new development on the existing transport infrastructure by

encouraging applications to produce and implement Transport Assessment and

Travel Plans, improve accessibility to sustainable transport modes, ensure that

adequate access routes are available for emergency services, waste collection and

delivery vehicles, and ensure that necessary transport improvements are addressed

prior to development;

● Work with operations to ensure the continued need for appropriate maintenance and

upgrading of coach, bus and rail facilities; and

● Ensure that development proposal contribute to the implementation of the Norfolk

Local Transport Plan.

Local Plan Policies Map

9.27 As recognised on the Local Plan Policies Map, the northern half of the site falls within Grade I

Agricultural Land (peach shading). The site is also adjacent to the Main Urban Area and Village

Development Limits (hatched red lines), and Open Amenity Space (green shading). The site is also

in relatively close proximity to two Scheduled Ancient Monuments (brown shading).

Planning Statement

Figure X: Extract from Local Plan Policies Map - North

Remaining Borough-Wide Local Plan Policies (2001)

Policy HOU07 – New Residential Development

9.28 In all cases, new development should accord with the following policies:

● Proposal would not be significantly detrimental to the form, character and setting of

the settlement;

● Public utilities are available including foul or surface water disposal and that there are

not any capacity constraints;

● Suitable access arrangements can be made;

● An adequate range of public transport, community, education, open space/play space

and social facilities are available in the settlement, or where such facilities are lacking,

are required as part of the development; and

● The proposal would not be significantly detrimental to the residential amenities of

adjoining occupiers or users of land.

Policy HOU09 – Developer Contributions

9.29 A developer contribution will be sought as a planning obligation under the Town and Country

Planning Act (1990) to finance the early provision of facilities required as a direct consequence of

new development.

Policy HOU16 – Layout and Design of Housing Proposals

9.30 A high standard of layout and design will be required for all housing proposals. A site survey and

landscaping scheme will be required with all detailed application for more than 10 dwellings.

Policy HOU17 – Housing Density and Sub-Division

Planning Statement

9.31 Have regard to the density of the surrounding area.

Policy REC8 – Provision of Recreational Amenity and Play Space

9.32 The Council will require provision of recreational/amenity space and/or children’s play space

proportionate to the scale of the development or the overall scheme as appropriate.

Material Considerations

The National Planning Policy Framework (2019)

9.33 The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for

England and how these should be applied.

9.34 At the heart of the NPPF lies the presumption in favour of sustainable development, Paragraph

11 of the NPPF states that for decision taking, this means:

● Approving development proposals that accord with an up-to-date Development Plan

without delay; or

● Where there are no relevant Development Plan policies, or the policies which are

most important for determining the application are out-of-date, granting permission

unless:

- The application of policies within the NPPF that protect areas or assets of particular

importance provides a clear reason for refusing the development proposed; or

- Any adverse impacts of doing so would significantly and demonstrably outweigh the

benefits, when assessed against the policies in this Framework taken as a whole.

9.35 The provision of housing to meet needs contributes to the social dimension of sustainable

development (paragraph 8). Widening the choice of high-quality homes is recognised as a

positive improvement (paragraph 8). To do so, Local Planning Authorities are required to plan for

a mix of house sizes, types and tenures to meet local needs (paragraph 59).

9.36 Paragraph 72 recognises how the supply of large numbers of new homes can often be best

achieved through planning for larger scale development, such as new settlements or significant

extensions to existing villages and towns, provided that they are well located and designed, and

supported by the necessary infrastructure/facilities.

9.37 Paragraph 85 advocates that planning policies and decisions should support the role that town

centres play at the heart of local communities. Accordingly, Local Planning Authorities should

apply a sequential test to planning applications for main town centre uses which are neither in an

existing centre nor in accordance with an up-to-date plan. Main town centre uses should be

located in town centres, then in edge of centre locations and only if suitable sites are no available

(Paragraph 86). When considering edge of centre and out of centre proposals, preference should

be given to accessible sites which are well connected to the town centre (Paragraph 87). When

assessing applications for retail and leisure development outside town centres, which are not in

accordance with an up to date plan, authorities should require an impact assessment if the

development is over a proportionate, locally set threshold (if no locally set threshold, the default

threshold is 2,500m2) (Paragraph 89).

Planning Statement

9.38 The NPPF states that the planning system can play an important role in facilitating social

interaction and creating healthy, inclusive communities. The aim should be to involve all sections

of the community in the development of Local Plans and in planning decisions. Safe and

accessible developments, which contain clear and legible pedestrian routes and high-quality

public space, should be promoted (paragraph 91).

9.39 The NPPF supports a pattern of development that facilitates the use of sustainable modes of

transport and reduces greenhouse gas emissions and congestion (paragraph 102). It aims for a

balance of land uses within an area so that people can be encouraged to minimise journey

lengths for employment, shopping, leisure, education and other activities (paragraph 103).

9.40 Paragraph 128 identifies that design quality should be considered throughout the evolution and

assessment of individual proposals, and should be informed by early discussions between

applicants, the Local Planning Authority and the local community. Paragraph 130 states that

permission should be refused for developments of poor design which fail to make opportunities

for improving the character and quality of an area and the way it functions.

9.41 The NPPF provides guidance on what constitutes good design, stating that local planning policies

and decisions should aim to ensure that new developments:

● Will function well and add to the overall quality of the area;

● Are visually attractive as a result of good architecture and appropriate landscaping;

● Respond to local character and history whilst not preventing or discouraging

innovation;

● Establish a strong sense of place;

● Optimise the potential of the site to accommodate development, creating and

sustaining an appropriate mix of uses (including the incorporation of public space);

and

● Create safe and accessible environments (paragraph 127).

9.42 Leading on from this, paragraph 122 sets out the approach for achieving appropriate densities of

development. In particular, decisions should support development that makes efficient use of

land, taking into account: the identified need for different types of housing and other forms of

development; local market conditions and viability; the availability and capacity of infrastructure

and services; the desirability of maintaining an area’s prevailing character and setting; and, the

importance of securing well-designed, attractive, and healthy places. Paragraph 123 recognises

that where there is an existing shortage of land for meeting an identified housing need, it is

important that planning decisions avoid homes being built at low densities and ensure that

developments make optimal use of the potential of each site.

9.43 Paragraph 148 states that Local Planning Authorities should adopt proactive strategies to

mitigate and adapt to climate change, taking full account of flood risk, coastal change, water

supply and demand considerations.

9.44 Within Paragraph 155, it is recognised that inappropriate development in areas at risk of flooding

should be avoided by directing development away from areas at highest risk of flooding. In such

areas, where development is necessary, development should be made safe for its lifetime without

increasing flood risk elsewhere.

Planning Statement

9.45 The NPPF expects development to contribute to and enhance the natural and local environment

within Paragraph 170, by: protecting and enhancing valued landscapes, geological conservation

interests and soils; recognising the wider benefits of ecosystem services; minimising impacts on

biodiversity and providing net gains in biodiversity where possible, including by establishing

coherent ecological networks that are more resilient to current and future pressures; protecting

new and existing development from pollution or land instability; and remediating and mitigating

despoiled, degraded, derelict, contaminated and unstable land, where appropriate.

9.46 Paragraph 175 sets out how proposals should also ensure that: sites are suitable for its new use

taking account of ground conditions and land instability, including from natural hazards or former

activities such as mining, pollution arising from previous uses and any proposals for mitigation

including land remediation or impacts on the natural environment arising from that remediation;

after remediation, as a minimum, land should not be capable of being determined as

contaminated land under Part IIA of the Environmental Protection Act 1990; and adequate site

investigation information, prepared by a competent person, is presented.

National Design Guide (2019)

9.47 The National Design Guide (2019) was published in

October 2019 and seeks to address the question of

how we recognise well-designed places. The guide

presents ten characteristics for the creation of well-

designed places:

● Context;

● Identity;

● Built form;

● Movement;

● Nature;

● Public spaces;

● Uses;

● Homes and buildings;

● Resources; and

● Lifespan.

Emerging Local Plan – Draft Local Plan Part 2 (Regulation 18 Consultation)

9.48 Great Yarmouth Borough Council consulted on the first Draft Local Plan Part 2: Development

Management Policies, Site Allocations and Revised Housing Targets, between Monday 20th

August and Sunday 30th September 2018.

9.49 The following policies are relevant to this application:

Policy UCS3-dp – Reduction of Core Strategy Housing Target

9.50 Amendment of policy to make provision for at least 5,139 homes over the plan period as oppose

to the previous of 7,140 homes.

Planning Statement

Policy G1-dp – Development Limits

9.51 Areas outside of development limits will be treated as countryside, or other areas where new

development will be more restricted.

Policy G2-dp – Strategic Gaps between Settlements

9.52 Strategic gaps, notably the gap between Great Yarmouth and Caister-on-Sea, will be protected

from development which significantly reduces either the physical size of the gaps themselves,

their general openness, or rural character.

Policy G3-dp – Amenity

9.53 Development proposals will be supported where thy contribute to the general amenities and

qualities of the locality, with a particularly consideration to form of development and its impact on

the local setting in terms of scale, character and appearance.

9.54 Consent will be granted where development would not lead to excessive or unreasonable impact

on the amenities of occupiers of existing and anticipated development, in terms of:

● Overlooking and loss of privacy;

● Loss of light, overshadowing and flickering shadow;

● Overbearing structures; and

● Nuisance, disturbance and loss of tranquillity from waste and clutter, intrusive lighting,

visual movement, noise, air quality and vibration.

9.55 On large scale developments where construction impacts are likely to have an ongoing impact on

local amenity, consideration will be given to conditions to mitigate this through a construction

management plan.

Policy G4-dp – Planning Obligations

9.56 Planning obligations will be required to ensure the means to deliver these when they are:

● Necessary as a consequence of the development proposed; and

● Cannot be secured by a planning condition.

Viability Considerations

9.57 Planning obligations may be reduced, by agreement, where it is demonstrated that the normal

planning obligation expectations are unviable; the scheme cannot be made viable by amending

the development proposal without serious inconsistencies with other policies; the result scheme

still contributes to sustainable development; a commitment is made that development will

proceed to an agreed timescale; and, the persimmon is subject to periodic review and adjustment

of the reductions to take account any changed market conditions.

9.58 A lack of viability will be demonstrated by an independent viability assessment.

Planning Statement

Policy H10-dp – Delivering Affordable Housing on Phased or Cumulative Developments

9.59 On windfall sites, the requirement to provide affordable housing under Core Strategy CS34

Housing will apply where the Council considers that the proposed development forms part of a

larger site which, if developed, would result in a requirement for affordable housing.

Policy H11-dp – Housing Design Principles

9.60 Housing development will be supported where the proposal:

● Accords with the Core Strategy’s settlement strategy;

● Strengthens local distinctiveness;

● Enhances the immediate street scene and local landscape/townscape;

● Is of a density that makes the best use of land while being complementary to its

surroundings;

● Avoids prejudicing potential future development in the vicinity; and

● Contributes to sustainable development.

9.61 Larger housing developments will also be judged against conformity with the following criteria:

● High standards of permeability for pedestrians, cyclists and motor vehicles, including

multiple road accessed, roads extending to the local road network, roads and paths to

boundaries with land with potential for future development, and links with footpath

connection;

● Access by public transport;

● Well related to local facilities, in terms of access other than by car;

● Provision of public open spaces;

● Biodiversity;

● Lighting consistent with dark skies; and

● Provision of fibre broadband.

Policy H12-dp – Open Space Provision for New Housing Development

9.62 New residential developments will be expected to make provision for publicly accessible

recreational open space to the following standards:

● 103 square metres per dwelling, comprising approximately:

24% for outdoor sport;

18% for informal amenity green space;

6% for suitably equipped children’s play space;

2% for allotments;

10% for parks and gardens; and

40% for accessible natural green space.

Planning Statement

● Provision will generally be expected to be on site, except to the extent that the size,

circumstances and surroundings render this impractical or undesirable, in which case,

a financial contribution will be required.

● Flexibility may be provided in the balance between on- and off-site provision and

between children’s play space and outdoor sports.

● Robust arrangements for the management and maintenance in perpetuity of the on-

site provision will be required to be demonstrated.

● Acceptability of a financial contribution in lieu of on-site provision will be dependent on

meeting the following requirements: a development that contains sufficient space to

ensure a high standard of layout and amenity, and, a reasonable prospect of delivery

of appropriate offsite provision in the locality in the near future.

Policy H13-dp – Housing Applications Reliant on the ‘Presumption in Favour of

Sustainable Development’

9.63 If the Council is unable to demonstrate a five-year supply of deliverable housing land, or meet the

Housing Delivery Test, it will give favourable consideration to proposals for sustainable housing

development, which will increase the delivery of housing in the short term and apply flexibly the

relevant policies of the development plan where it is robustly demonstrated that the development

will be delivered promptly (i.e. within 5 years maximum).

9.64 Consideration will be given to applying a shorter than standard time limit to such permissions in

order to signal the exceptional nature of the permissions and to encourage prompt delivery.

Policy R1-dp – Location of Retail Development

9.65 New retail development (Use Classes A1, A2, A3, A4, and A5) will be permitted where it accords

with the retail hierarchy under Core Policy CS7.

9.66 Where there are no suitable or available sites within the centres listed in the retail hierarchy, retail

uses will be permitted on edge of centre sites. Edge of centre sites are defined as accessible site

well connected to, and within, 300m of either the designated town centre boundaries or an

existing group of shops and related services in Caister.

9.67 New retail proposals will only be permitted on out of centre sites providing that:

● There are no suitable or available sites in the designated centres or on edge of centre

sites;

● The proposed use either individually or cumulatively does not undermine the

attractiveness or viability of the designated centres;

● The proposed use would not adversely impact upon other neighbouring uses in terms

of traffic, parking and amenity issues;

● The location is accessible by public transport and is accessible to pedestrian and

cyclists; and

● Is in accordance with other policies in the plan.

Policy E4-dp – Habitat Species Impact Avoidance and Mitigation

Planning Statement

9.68 Natura 2000 designated sites in and around the Borough will be protected from adverse impacts

through implementation of the Borough Council’s Habitats Monitoring and Mitigation Strategy.

9.69 In order to avoid or mitigate the cumulative potential adverse impacts on these sites associated

with new housing development, a financial charge will be levied on new housing development in

the Borough.

9.70 To mitigate the cumulative potential adverse impacts arising from a particular housing

development, by virtue of their size and/or proximity to Natura 2000 designated sites, site specific

measure will be required and may include:

● Cumulative Impacts

New housing development in identified areas will be required to provide £110 per

new dwelling.

● Specific Impacts

Where a proposal is identified as having a potentially significant adverse impact

on Natura 2000 designated sites, permission will be subject to the specific

provision of suitable mitigation measures appropriate to the circumstances.

● A financial contribution to enhanced management of nearby designated nature

conservation sites and/or alternative green space; and/or

● A programme of publicity to raise awareness of relevant environmental sensitivities

and or alternative recreational opportunities.

Policy E6-dp – Trees and Landscape

9.71 Development will be supported where it retains trees, hedgerows and other landscape features of

significant value to the character, amenity or ecology of the landscape; takes opportunities to

enhance features; is supported by a site survey, landscaping management plan; and measures

to protect existing trees and hedgerows, as appropriate.

9.72 Development which is either within the Norfolk Coast Area of Outstanding Natural Beauty, or

inter-visible with, or otherwise affecting, the landscape of the AONB or the designated Broads

area, will be carefully controlled to avoid adverse impacts on their landscapes and natural beauty.

Policy E7-dp – Flood Risk

9.73 Development will be supported where they are demonstrated to be safe from all types of flood

risk.

Policy E8-dp – Historic Environment and Heritage

9.74 Development will be supported where it conserves, enhances or complements the area’s historic

environment and heritage assets.

Policy E10-dp – Green Infrastructure

9.75 Opportunities will be sought to strengthen and improve the Borough’s green infrastructure

network for the benefit of the nature conservation, recreation or landscape or any appropriate

combination of these.

Planning Statement

Policy C1-dp – Community Facilities

9.76 The retention and improvement of community facilities will be encouraged, particularly in areas of

major growth.

Policy C2-dp – Educational Facilities

9.77 New facilities will be permitted within Development Limits. Outside of development limits, such

developments will be permitted where it can be demonstrated that the development will benefit the

local community and cannot be satisfactorily accommodated within Development Limits.

Policy I1-dp – Vehicle Parking for Developments

9.78 Requirements for vehicle and cycle parking will be determined with regard to the current

standards published by Norfolk County Council.

Local Plan Part 2 Update – Focused Consultation on Amendments (2019)

9.79 Significant policy revisions/amendments to the Draft Local Plan Part 2 to be consulted on in

Summer 2019.

Policy ADA5 – Land at Nova Scotia Farm, Caister-on-Sea

9.80 Land to the west of Caister-on-Sea (28.37 hectares) as identified on the draft Policies Map is

allocated for residential development of up to 750 dwellings, in accordance with the following

criteria:

● Provision of up to 725 dwellings offering a mix of house types and size, including at

least 10% of this for retirement and/or extra-care housing. Retirement/extra care

housing must be provided before occupation of the 363th dwelling.

● A phasing strategy which delivers the site in its entirety by 2030.

● Delivery of 20% affordable housing (145 dwellings).

● Creation of a series of locally distinctive, walkable neighbourhoods in a framework of

thoughtful and high-quality design.

● Parking provided in accordance with the 2007 Norfolk County Council parking

standards.

● Provision of at least two safe and appropriate vehicle access junctions from Jack

Chase Way.

● Provision of safe and appropriate crossing points on Jack Chase Way.

● Good connections to the wider countryside.

● Informal open space/recreation space and children’s play space in accordance with

the requirements of Policy H12-dp.

● Land safeguarded for a primary school site (2 ha).

● Land safeguarded for a healthcare use (1 ha). Unless otherwise demonstrate it is not

necessary, the site could revert to residential or other uses.

● Land allocated for a local centre (1 ha).

● Submission of a shadow Habitats Regulation Assessment.

Planning Statement

● Protect and enhance archaeology, biodiversity and geodiversity.

● Landscape treatment to the site’s western boundary must be provided.

Draft Local Plan Policies Map (2019)

Great Yarmouth Borough Landscape Character Assessment (2009)

9.81 The site falls within the G3 Ormesby and Filby Settled Farmland Character Area. Key

characteristics of this Character Area are as follows:

● Gently undulating landform created by Crag bedrock geology;

● Low lying topography;

● Deep, well drained, coarse loamy and sandy soils;

● Land is principally covered by arable agriculture, defined by blackthorn dominated

enclosure hedgerows;

● Panoramic views, albeit contained by the Carr Woodlands of The Broads;

● Vertical elements, such as the church towers at Hemsby, Filby and Ormesby and the

wind turbines at Blood Hills are visually prominent;

● Exposed, open character towards the coast;

● Character area is fringed by and forms the landscape setting of The Broads;

Planning Statement

● Historic sites and features are represented by a number of scattered minor halls and

parklands;

● Sparsely settled, tranquil landscape with occasional compact villages and scattered

farmsteads;

● Wooded backdrop of The Broads creates a sense of heightened tranquillity; and

● Medium to large scale agricultural landscape of simply composition.

Evaluation

Positive Landscape Features of Significance and Inherent Landscape Sensitivities:

● A more open coastal edge between settlements;

● Field boundary hedgerows and hedgerow/field trees;

● Smaller scale field patterns;

● Historic parkland and remnant parkland features;

● Compact, nucleated settlement pattern;

● Small scale farm woodlands/coverts;

● Interference with the wooded wetlands of The Broads; and

● Church towers.

Strategic Objectives

9.82 The primary strategic objective for the character area is to conserve its function as the landscape

setting of The Broads. As a result, links to the broadland/wetland landscape to the fringes of the

area should be enhanced. The sparsely settled, rural quality of the area should be conserved,

alongside the conservation of the character of the coastal edge of settlements. Historic elements

of the character should also be conserved.

Norfolk County Council - Parking Standards for Norfolk (2007)

LAND USE CYCLE PARKING CAR PARKING

CLASS A1 - Shops

Shops, Cash and Carry,

Non-food retail

warehouses

Visitors – 1 space per

200m2

Staff – 1 space per 100m2

1 space per 20m2

CLASS A2 – Financial and Professional

Banks, building societies,

estate agents, etc.

Visitors – 1 space per

200m2

Staff – 1 space per 100m2

1 space per 20m2

CLASS A3 – Restaurants and Cafes

Planning Statement

LAND USE CYCLE PARKING CAR PARKING

Restaurants and cafes. Visitors – 1 space per 25m2

Staff – 1 space per 4 staff

1 space per 5m2 (public

area)

CLASS A4 – Drinking Establishments

Public house, wine bar. Visitors – 1 space per 25m2

Staff – 1 space per 4 staff

1 space per 5m2 (public

area)

CLASS A5 – Hot Food Take-away

Take-away Visitors – 1 space per 25m2

Staff – 1 space per 4 staff

1 space per 3m2 (public

area)

CLASS B1 – Business

Light industry and offices

other than A2

Visitors – 1 space per

100m2

Staff – 1 space per 50m2

1 space per 50m2

CLASS C3 – DWELLING HOUSES

The car parking standards

set out a maximum per unit.

Over a LPA area the

average parking provision

will reflect car ownership.

The accessibility of a site will

be determined from a site

specific assessment of

access to employment and

services by walking, cycling

and public transport. This

will be used to determine the

appropriate local parking

provision.

None for individual

houses with garages or

rear gardens for a garden

shed.

For flats and

developments with

communal parking:-

Residents:

1 space/unit

Visitors:

1 space/ 4 units

General requirement:

1 space for a 1 bed unit.

2 spaces for a 2 or 3

bedroomed unit.

3 spaces for a 4 or more

bedroomed unit.

CLASS D1 – NON-RESIDENTIAL INSTITUTIONS

Health/Medical Centres Staff:

1 space/ 4 staff

Visitors:

1 space/ consulting room

1 space / full time

equivalent staff

2 spaces / consulting

room

Ambulance space

Schools Children: 1 space / 1 full time

Planning Statement

LAND USE CYCLE PARKING CAR PARKING

1 space/ 6 children

(secondary)

Staff:

1 space/ 5 staff

equivalent staff

1 space / classroom

Provision for

public/schools transport

Bidwells is a trading name of Bidwells LLP,

a limited liability partnership, registered in

England and Wales with number OC344553.

Registered office: Bidwell House,

Trumpington Road, Cambridge CB2 9LD