January 2017 Sustainability Assessment...The NPPF sets out the Government’s planning policies for...

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The Suffolk Enterprise Centre, Felaw Maltings, 44 Felaw Street,

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Dealing with Planning proposals and appeals throughout the UK

January 2017

Mill View

Pockthorpe

Halvergate

NR13 3GX

Sustainability Assessment

lxcar

New Stamp

Date of Report December 2017

Local Planning

Authority

Broadland District Council

Applicant Mr Alpe

Development

Description

Sub-division of Plot and Erection of Detached Dwelling with

New Access

Site Address Mill View, Pockthorpe, Halvergate, NR13 3GX

Information

Dealing with Planning Proposals, Developments and Appeals throughout the UK

Co

nte

nts

Section 1 - Introduction

Section 2 – Development Description

Section 3 – Planning Policy Considerations

Section 4 – Assessment of Sustainable Development

Section 5 - Conclusions

Appendices

1

2

4

6

10

11

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Mill View, Pockthorpe, Halvergate

1.1 INTRODUCTION

The following ‘Sustainability Assessment’ has been prepared by Parker Planning

Services Ltd on behalf of Mr Alpe, in rela!on to a site at Mill View, Pockthorpe,

Halvergate, NR13 3GX. The site is located within the administra!ve boundary of

Broadland District Council.

The purpose of this report is to demonstrate that the type and loca!on of

development is sustainable in line with Na!onal Planning Policy and Guidance.

Section 1 - Introduction

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2.1 THE PROPOSAL

This proposal relates to the subdivision of a plot and the erec!on of 1 No.

dwelling.

2.2 SITE AND CONTEXT

Halvergate, a small rural village within the Broadland District, is approximately

4 miles south east of Acle and 8 miles west of Gt Yarmouth. Halvergate and its

surrounding villages offer a range of services, facili!es and employment

opportuni!es. The village also benefits from mains sewers, electricity, mains

water and internet provision. Halvergate is designated as countryside within the

Joint Core Strategy.

The site currently forms garden land associated with an exis!ng property known

as Mill View. The property sits within a cul-de-sac known as Pockthorpe which is

accessed off Marsh Road.

Fig. 1 – Aerial view of the site (OS Maps Online)

Fig. 2 – Aerial view of the village and its built form (OS Maps Online)

Section 2 – Development Description

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Fig. 3 – Aerial view of the site and surrounding area Fig. 4 – Aerial view of the site and surrounding area

Acle

Moulton

St. Mary

Halvergate

Halvergate

Freethorpe

&

Freethorpe

Common

Cantley

Development Description

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Mill View, Pockthorpe, Halvergate Section 3 – Planning Policy Considerations

3.1 NATIONAL PLANNING POLICY

The Na!onal Planning Policy Framework (NPPF) 2012 and Na!onal Planning

Prac!ce Guidance are both material planning considera!ons. The NPPF sets out

the Government’s planning policies for England and how these are expected to

be applied while the NPPG sets out Government guidance in rela!on to planning

related issues in England.

3.1.1 Na!onal Planning Policy Framework

Paragraph 14 of the NPPF states that, ‘at the heart of the Na!onal Planning

Policy Framework is a presump!on in favour of sustainable development, which

should be seen as a golden thread running through both plan-making and

decision-taking’. Paragraph 7 of the NPPF goes on to define three dimensions of

sustainable development:

· Economic - Contribu!ng to building a strong, responsive and

compe!!ve economy.

· Social - Suppor!ng strong, vibrant and healthy communi!es.

· Environmental - Contribu!ng to protec!ng and enhancing our natural,

built and historic environment.

It further goes onto state that sites that are to be considered acceptable for

development should also be:

· Available

· Suitable

· Achievable

Paragraph 55 of the NPPF further states that, in order to promote sustainable

development in rural areas, housing should be located where it will enhance or

maintain the vitality of rural communi!es, avoiding isolated loca!ons.

Paragraph 28 of the NPPF adds that:

“Planning policies should support economic growth in rural areas in

order to create jobs and prosperity by taking a posi!ve approach to

sustainable new development.”

3.1.2 Na!onal Planning Policy Guidance

In rela!on to rural housing the NPPG provides specific support for non-isolated

loca!ons that can help to support and retain local services and facili!es.

The NPPG states that:

“It is important to recognise the par!cular issues facing rural areas in

terms of housing supply and affordability, and the role of housing in

suppor!ng the broader sustainability of villages and smaller

se#lements. This is clearly set out in the Na!onal Planning Policy

Framework, in the core planning principles, the sec!on on suppor!ng a

prosperous rural economy and the sec!on on housing.

A thriving rural community in a living, working countryside depends, in

part, on retaining local services and community facili!es such as schools,

local shops, cultural venues, public houses and places of worship. Rural

housing is essen!al to ensure viable use of these local facili!es…

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Mill View, Pockthorpe, Halvergate Planning Policy Considerations

The Na!onal Planning Policy Framework also recognises that different

sustainable transport policies and measures will be required in different

communi!es and opportuni!es to maximise sustainable transport

solu!ons will vary from urban to rural areas.”

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4.1 INTRODUCTION

In making this assessment Parker Planning Services Ltd addressed the following:

· Deliverability of the site

· Economic considera!ons

· Social considera!ons

· Environmental considera!ons

o Access to services and facili!es

We further highlight case examples where Inspectors have accepted that the

relevant sites are sustainable in line with the NPPF. Of par!cular relevance are

schemes Parker Planning Services dealt with at Spooner Row (South Norfolk)

(Appendix 2) and Li$le Fransham (Breckland) (Appendix 3). These loca!ons

have a similar range of facili!es and services to Halvergate and were

demonstrated as being ‘sustainable’ to the sa!sfac!on of the relevant

Inspectors.

4.2 DELIVERABILITY OF THE SITE

Available – The site is owned freehold by the applicant who wishes to promote

the site for development. There are no known issues with the site, services are

easily connectable and readily available.

Suitable – The site, although designated as countryside, is located within a

village where a small number of key community services and facili!es are

present, including a public house, church and community hall. In line with NPPG,

such services and facili!es should be protected wherever possible. A footpath is

present and runs throughout the village.

The delivery of this site would help the council work towards mee!ng its housing

supply as well as mee!ng central government desires for the provision of further

housing across the country.

Achievable – Development of the site will commence and shall be delivered

within the 5 year required period. It should further be highlighted that

infrastructure including water and electricity are installed and available on the

site.

4.3 ECONOMIC CONSIDERATIONS

It is considered that a proposal would result in economic benefits within

Halvergate, but also within and the wider area of Broadland. During the

construc!on process and sourcing of local materials, work and employment will

be created for local persons and businesses. Equally, it is also considered that

any construc!on workers and local trades will make use of local services and

facili!es during the construc!on period. Furthermore, in the long term it is likely

trades people will be required to help maintain any proper!es.

Addi!onally, it is considered that the occupier of the dwelling will make use of

local services and facili!es helping to ensure their vitality, viability and longevity

thus contribu!ng to the protec!on of the rural economy in line with NPPG and

NPPF.

Section 4 – Assessment of Sustainable Development

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4.4 SOCIAL CONSIDERATIONS

It is considered that the development of the site for residen!al purposes would

help contribute to suppor!ng and protec!ng the local community and the

services and facili!es there within. Accordingly, the NPPG recognises that, ‘a

thriving rural community in a living, working countryside depends, in part, on

retaining local services and community facili!es’.

4.5 ENVIRONMENTAL CONSIDERATIONS

In rela!on to the environment it is not considered that there would be any

unsa!sfactory impacts on the environment. The site is located on garden land

associated with the exis!ng Mill View property.

It is considered that the site is well connected to exis!ng infrastructure

provision, as such it is unlikely the development of the site will generate

nega!ve associated infrastructure works that might damage the environment in

and around the locality of Halvergate.

4.5.1 ACCESS TO SERVICES AND FACILITIES

The applica!on site is well located to a variety of services and facili!es

throughout the area. The site is located approximately 4 miles from the town of

Acle and 8 miles from Gt Yarmouth.

Services and facili!es considered advantageous when assessing a site’s

sustainability fall under the following headings:

· Educa!on

· Religion

· Food and Drink

· Transporta!on

· Community

Loca!ons are not expected to display the full range of services and facili!es

required on a day to day basis, rather those considered important to a

community’s well-being.

Within Halvergate and surrounding area, the following services, facili!es and

businesses are present and easily accessible on foot, bicycle or by car:

· The Red Lion (Distance 0.2 miles)

· Bus service – The nearest stop is located on Marsh Road. This is a

regular bus service (73A, 73C and 730) (morning and evening) to the

neighbouring towns of Acle and Gt Yarmouth and villages and towns

there within. This provides poten!al for employment and educa!on

(Distance 0.3 miles) (Please see Appendix 1 for Bus Timetable)

· St Peter & St Paul’s Church (Distance 0.6 miles)

· Sports Club & Playing Fields (Distance 0.6 miles)

· Freethorpe Post Office (Distance 1.7 miles)

· Freethorpe Primary School (Distance 2.0 miles)

· The Old Vicarage Camp Site (Distance 2.0 miles)

Assessment of Sustainable Development

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· Moulton Nurseries Plant Centre (Distance 2.5 miles)

· G.R Carter Motors (Distance 2.7 miles)

· Reedham Train Sta!on (Distance 3.7 miles)

· Acle Town Centre (Distance 4.0 miles)

· Acle Train Sta!on (Distance 4.2 miles)

· Cantley Train Sta!on (Distance 4.2 miles)

Furthermore, it is important to note that there is a footpath running throughout

the village, this allows for a safe environment for inhabitants to reach the

surrounding services and facili!es.

While it may be that not all services are easily accessible on foot, only a short

car/ cycle journey is required. Building on this point, we would highlight an

Appeal made in respect of 7 houses in South Norfolk

(APP/L2630/W/15/3003743) (Appendix 2). Here the main issue was the

suitability of the site for housing having regard to the principles of sustainable

development. Many residents highlighted the limited access to local facili!es

and services. The Inspector deemed in this instance that while there were a lack

of services and facili!es available within the immediate vicinity of the site, the

NPPF:

“…recognises that opportuni!es to maximise sustainable transport

solu!ons will vary from urban to rural areas and account needs to be

taken of this. Even though future residents are likely to rely on the

private car to meet most needs, the nearest towns … are only about 3-4

miles away. Journeys to these loca!ons would be short and this is a

significant factor in assessing the sustainability of the appeal site.”

In making their assessment the Inspector highlighted guidance within the NPPG,

which states that, ‘sustainable transport solu!ons will vary from urban to rural

areas’. Consequently, whilst all the facili!es and services may not be readily

available on foot, bicycle and short car journeys should be considered a viable

mode of transport.

A further appeal example is that of Homestead, Li$le Fransham

(APP/F2605/W/16/3146696) (Appendix 3). Here then main issue was whether

occupants of the proposed development would have acceptable access to

services and facili!es. The Inspector concluded that:

“The appeal site is situated on the western edge of Li#le Fransham, a

small village on the busy A47 trunk road. A pavement running along the

south side of the A47 provides safe access to a farm shop/tea room,

public house and bus stop within a few minutes’ walk. A regular and

daily bus service between Peterborough and Norwich calls at the bus

stop and links the village to the nearby market towns of Dereham and

Swa%am… It is acknowledged that services and facili!es in the

neighbouring villages of Necton and Great Fransham may require a

private car to access, but it is also possible to access a range of services

and facili!es in the area without relying on the private car.

Concluding on this main issue, the proposed development would provide

acceptable access to services and facili!es. Therefore, while not in full

accordance with Policy CP14 of the Core Strategy, the development

would help to maintain the vitality of rural communi!es through

investment in local services and would not be isolated in terms of

accessibility. As such, it would meet the aims of paragraph 55 of the


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NPPF and the social and economic role of sustainable development in

paragraph 7 of the NPPF.”

To conclude, it is considered that the village of Halvergate has sufficient services

and facili!es on offer for new housing to be provided and for the site to be

considered a sustainable loca!on in line with the Na!onal Planning Policy

Framework.

Fig. 5 – Map showing the services and facili!es on offer within the village

Fig. 6 - Image looking down Marsh Road from outside of Pockthorpe at the

pavement provision


Bus Stop

Church Public

House

Playing

Fields Bus Stop

Site

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5.1 CONCLUSIONS

Taking into considera!on Na!onal Planning Policy and Guidance when looking

at the proposed site, it is considered that the proposal cons!tutes a sustainable

form of development in a sustainable loca!on.

“Paragraph 8 of the Framework makes it clear that the three elements

of sustainability should not be taken in isolation as they are mutually

dependant. To achieve sustainable development, economic, social and

environmental gains should be sought jointly and simultaneously.”

(Inspector K R Saward - APP/L2630/W/15/3003743)

Accordingly, in terms of the social and economic dimensions of sustainable

development, whilst the proposal would only have minor benefits through the

provision of housing and investment into the local community, the NPPG does

recognise that ‘a thriving rural community in a living, working countryside

depends, in part, on retaining local services and community facilities’ and ‘rural

housing is essential to ensure viable use of these local facilities’.

From an environmental perspective, development of the site would not have an

adverse effect. The site is located on garden land associated with the existing

Mill View and is easily connectable to existing infrastructure provision. In terms

of location, the site is approximately 0.2 miles from the villages public house,

0.6 miles to the village church and 0.3 miles to the bus stop, all of which are

accessible via a pavement. While it may be that not all services are easily

accessible on foot, only a short cycle/ car journey is required. Accordingly, the

NPPG does recognise that ‘sustainable transport solutions will vary from urban

to rural areas’. Consequently, the proposal would be in a sustainable location

for residential development in the countryside.

To conclude, for the reasons explained above and throughout this report, it is

considered that the proposal constitutes a sustainable form of development in

a sustainable location in accordance with National Planning Policy and

Guidance.

Section 5 – Conclusions


Appendix 1 - Bus Timetable


Appendix 2 - Appeal - Spooner Row (APP/L2630/W/15/3003743)


Appendix 3 - Appeal - Little Fransham (APP/F2605/W/165/3146696)

January 2017 Sustainability Assessment...The NPPF sets out the Government’s planning policies for...

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