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Norfolk Office 01603 516319
Ketteringham Hall, Church Road, Ketteringham,
Wymondham, Norfolk, NR189RS
Suffolk Office 01473 356297
The Suffolk Enterprise Centre, Felaw Maltings, 44 Felaw Street,
Ipswich, Suffolk, IP2 8SJ
Dealing with Planning proposals and appeals throughout the UK
January 2017
Mill View
Pockthorpe
Halvergate
NR13 3GX
Sustainability Assessment
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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
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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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Mill View, Pockthorpe, Halvergate
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
Assessment of Sustainable Development
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
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Appendix 1 - Bus Timetable
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Appendix 2 - Appeal - Spooner Row (APP/L2630/W/15/3003743)
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Appendix 3 - Appeal - Little Fransham (APP/F2605/W/165/3146696)
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