Joint Core Strategy Public consultation Reg25

7. Policies for places

Reasoned Justification

7.1 The East of England Plan focuses growth on Norwich as a Key Centre for Development and Change with lower levels of growth in other towns and key service centres. In the rural area it is also appropriate to identify smaller villages for local needs growth.

Supporting text

7.2 Norwich is identified by the East of England Plan as the Key Centre for Development and Change to accommodate the greatest amount on new development in the area. This will involve focusing development within the established urban area (including sustainable locations elsewhere in the Norwich Policy Area) and will also necessitate major greenfield development within the Norwich Policy Area. Numerous brownfield sites have been developed in recent years and some further opportunities remain. In the short term, a significant proportion of development will be focused on brownfield sites, but in the longer term there will be fewer available.

Reasoned Justification

7.3 Norwich is a regional centre and transport node. The strategy promotes further major retail, leisure, office, culture and tourism related development in line with regional policy. It continues the previous policy of promoting mixed use development, but with a greater emphasis on commercial uses rather than housing because regional policy places a greater priority on employment uses in the city centre. Evidence shows that at least 100,000 m² of new offices will be required in the city centre up to 2021. Recent market trends support such an approach, showing a revival in demand for high quality offices, but with little demand for older, poorer quality offices and pressure in some cases for conversion to housing.

7.4 Regional policy and research have also identified that a substantial amount of space is required for other service related uses, such as leisure and tourism. Although the emphasis on housing has been reduced compared with earlier policy, it is important that some housing is provided to meet need and to continue the city centre's success in creating a vital and vibrant community.

Reasoned Justification

7.5 The existing suburbs and immediate urban /rural fringe are a key to the successful development of the area. They are home to a significant number of people, businesses and environmental assets, and provide the links between the city centre and the surrounding area. There are a range of opportunities for redevelopment, regeneration and enhancement. The range of issues warrants a comprehensive and dedicated strategy.

7.6 The East of England plan requires that most of the growth within the plan will be located in the NPA, and in particular served by greatly enhanced public transport walking and cycling. It will not be possible, however, to accommodate all of the Norwich policy area growth within the urban area and therefore other locations in the NPA are identified for major mixed use growth.

Reasoned justification

7.7 The East of England Plan proposes that market and other towns should also accommodate significant levels of growth. They should have the potential to increase their social and economic sustainability through measures to support their regeneration and improve their accessibility, especially by public transport. Four main towns have been identified, Aylsham, Diss, Harleston and Wymondham

7.8 Aylsham has the fourth highest level of shops and services outside Norwich, available employment land and spare capacity at all of its schools. As a main town, it would be expected to accommodate new housing. However the sewage treatment works is already at capacity so no allocation for additional housing is proposed, although infill development within the existing town will still be acceptable.

7.9 Jobs growth will be encouraged in line with the needs of the town and its catchment on existing allocated areas. The town also has the potential for limited new shopping floor space up to 2016, which will require the suitable expansion of the town centre. The existing commitment to a new supermarket can accommodate forecast need for convenience shopping. Quality of life will be enhanced by community measures to further the town's "Cittaslow" or "slow town" status.

7.10 Diss is an attractive market town with the largest number of shops and services outside Norwich. It serves a large rural catchment covering parts of South Norfolk and northern Suffolk and has the development potential for significant new shopping floor space up to 2016. This will be accommodated on the existing retail land allocation adjacent to the town centre.

7.11 With an attractive historical town centre that includes parkland and a notable lake, plus sizeable employment areas well located next to the railway station with good bus and rail links, the town could sustain the further development of about 300 dwellings up to 2026. The town centre will be enhanced by the implementation of an area action plan to encourage the mixed use redevelopment of redundant factory land along Park Road, while the town's general quality of life will be enhanced by the encouragement of community measures to further its "Cittaslow" or "slow town" status. Job growth will be encouraged to serve the needs of this growth and the town's catchment.

7.12 New local high school places and a new water supply will need to be provided for this level of housing growth.

7.13 Harleston has a good range of speciality shops and services serving a relatively local catchment, with a high proportion of people able to access the centre on foot. The moderate potential for new shopping floor space by 2016 will require suitable allocations in the town. The town's shops and expanding industrial estate provide for a range of job opportunities which will be encouraged to develop in balance new housing. Harleston has spare capacity in local schools. New allocations will be made to accommodate about 200-300 dwellings up to 2026.

7.14 A new water supply will be needed to provide for this level of housing growth.

7.15 Long Stratton has a good range of local shops and services, a range of employment opportunities and reasonable bus links to Norwich. The Joint Core Strategy proposes a bypass for Long Stratton. The final number of new homes built in Long Stratton is intended to fund a bypass, and therefore deliver local environmental improvements by removing through traffic, and also provide a range of community infrastructure. At present 1800 new homes are planned up to 2026. As a result of the expected level of housing growth Long Stratton will have Main Town status.

7.16 Wymondham is the largest market town in the area, but loses retail trade to Norwich due to its relatively close proximity and good bus and rail links. Its historical centre, weekly market and shopping and service centre role will be enhanced by the identified moderate potential to expand its shopping floor space by 2016. The town has local job opportunities on several large employment areas and a good provision of accessible shops and services will sustain significant housing growth.

Reasoned justification

7.17 There are 10 settlements defined as key service centres where at least a small amount of growth can be expected. The locations selected as key service centres have a range of facilities enabling them to meet local needs as well as the needs of residents of surrounding areas. Typically these are a primary school, a secondary school either within the settlement or easily accessible by public transport, a range of shops and services (including convenience shopping, but more limited in scope than those in the main towns), a village hall, primary health care, and a library. They also have public transport services for non-journey to work and leisure purposes.

7.18 Acle has a small range of shops and services serving everyday needs. It has good bus and rail links, is an access point to the Norfolk Broads and can provide for limited job growth. Infrastructure and environmental constraints limit its potential to accommodate new housing development. However, because no allocations can be made at Aylsham, an allocation of between 100-200 dwellings is proposed.

7.19 Blofield is a large village with a reasonable range of facilities, but limited shopping and employment. It is surrounded by high quality agricultural land. Blofield Heath is a detached settlement to the north. It has its own limited range of facilities. There are more sustainable options for accommodating new housing developments in the Norwich policy area; consequently only modest housing growth of approximately 20 - 50 dwellings is proposed.

7.20 Brundall has a limited range of dispersed shops and services and is a major centre for boatyards. It has grown as a consequence of its proximity to Norwich, but has a deficient provision of recreational facilities that needs to be rectified. Brundall is surrounded by high quality agricultural land. It is important to prevent coalescence with the neighbouring large village of Blofield. Although Brundall has two railway stations, there are more sustainable options for accommodating new housing developments in the Norwich policy area; consequently modest housing growth of about 20 - 50 dwellings is proposed.

7.21 Hethersett has a small range of shops but a good range of services serving everyday needs. It has good bus links to Norwich and Wymondham but limited local employment provisions due to its proximity of Norwich. A strategic level of housing growth is proposed for 1000 dwellings which would require an investigation of existing sewer capacity and technological modifications to Whitlingham Sewage Treatment Works. It is expected that Hethersett will continue to function as a Key Service Centre.

7.22 Hingham is one of the smaller rural centres with a range of basic shops and services serving everyday needs, in an attractive and historical centre located around a large green. There is a local employment area, although this is now fully committed. In view of Hingham's small size, relatively limited range of local shops and services, and the need to overcome high school capacity constraints, a growth of approximately 100 dwellings is proposed, supported by the encouragement of additional local jobs including consideration of the need to extend the industrial estate.

7.23 Loddon has an attractive historical centre providing a range of shops and services with bus links to Norwich and nearby towns. The adjoining village of Chedgrave shares those shops and services in addition to having its own. A range of local industrial, business, retail and tourism job opportunities will be encouraged in line with the needs of housing growth. New development of 100-200 dwellings is proposed to 2026, subject to the overcoming of the shortfall in capacity at the high school, although environmental constraints and areas at risk of flood will be significant factors at the site specific stage.

7.24 Poringland has a dispersed provision of local shops and services. As it has significant housing commitments not built, no new allocations are proposed. It also has limited local job opportunities, so a new local employment area is proposed.

7.25 Reepham has a range of shops and services, local job opportunities and available employment land. However, its schools are both virtually at capacity and limited capacity at the sewage treatment works also restricts development potential. However, in view of limited capacity at Aylsham, some 100 - 200 new homes are proposed to 2026, with the encouragement of appropriate local job growth. This will require measures to improve local school capacities.

7.26 Wroxham forms a gateway to the Broads and is adjacent to the larger service centre of Hoveton, across the River Bure in North Norfolk District. While Wroxham's services are limited, its links to Hoveton as a local employment, service and major Broads tourism centre could support the development of some 100 to 200 dwellings by 2026.This is well within utilities capacity limitations taking into account the proposed new housing allocations for some 150 dwellings in North Norfolk District Council's Local Development Framework. Investment may be needed to improve effluent quality, and development must provide improved community facilities.

Reasoned Justification

7.27 The services considered to be the most essential to support small scale growth are a:

• village hall;

• journey to work bus service (to Norwich and/or a Key Service Centre)

• primary school;

• food shop.

7.28 The Service Villages will provide an additional total of some 300-600 new homes throughout the plan area to provide for limited housing growth to meet a range of local needs including affordable housing.

7.29 They might also be expected to accommodate small scale local employment opportunities to provide for the diversification of the local economy (including agriculture and tourism), and local services.

Reasoned Justification

7.30 The area contains a large number of villages that have few or no local services, and would not provide a sustainable location for significant new development. Such places are very reliant on the services of larger centres for their everyday needs, and new development would not necessarily help to retain or attract services due to the ever increasing population thresholds required to support them. While significant expansion would be unsustainable, some of these places with basic essential services would be capable of accommodating very limited infill development without affecting the form and character of the villages. Housing to provide for local needs may be suitable.

7.31 The "Other Villages" defined above have a village hall and a primary school. These provide a minimal level of essential services that reduces the need for car trips. These villages will be defined by a village development limit.

Reasoned Justification

7.32 Much of the area is agricultural land forming an attractive backdrop to the existing settlements and the Norfolk Broads. This area contains many attractive built and natural features including areas of notable landscape character, geological and biodiversity interest. These need to be protected and enhanced, while providing for the rural economy and accessibility to services to be maintained and enhanced.

7.33 Development in the countryside could include:

• housing for which a specific local need can be shown as an exception to general policy,

• small scale local employment and service provision such as through farm diversification

• small scale commercial enterprises where a rural location can be justified,

• and limited leisure and tourism facilities to maintain and enhance the rural economy.

7.34 Other development in the countryside might include extensions or conversions to or the replacement of dwellings and employment premises, and home working. In the case of more significant proposals, these will be considered in the light of their contribution to meeting the overall objectives of the core strategy.

Reasoned Justification

7.35 The Broads is an area of acknowledged landscape and biodiversity value. The Broads Authority Area is outside the area of this Core Strategy. In areas within sight of the Broads, particular regard will be applied to the visual impact of new development.

Reasoned Justification

7.36 Government policy promotes vital and viable town centres to provide a range of easily accessible shops and services in an attractive and safe environment. A positive approach to the development of centres will promote local economic growth, investment in regeneration, social inclusion, widen consumer choice and be accessible by a range of forms of transport.

7.37 The greater Norwich area is dominated by Norwich city centre, which is a strong office, retail and leisure destination and the highest ranked retail centre in the region. There are approximately 1100 shops covering 229,000 m² of floorspace in the city centre.

7.38 This is supplemented by the large district centre at Anglia Square and some eleven other district centres within the Norwich urban area that meet the daily needs of their local resident populations. There are also several free-standing large food stores situated around the Norwich fringe and retail warehouse parks at Costessey, Blackberry Court (Sweet Briar Road), and Salhouse Road, Sprowston.

7.39 The surrounding area is served by a network of vibrant market towns. The largest centres are Aylsham, Diss, Harleston and Wymondham. These are traditional market towns which each contain some 70-140 shops and services, totalling some 5,000-16,000 m² net. They provide for a wide range of food and non-food shopping requirements, plus cultural and tourism facilities, and serve significant rural catchments. They are broadly comparable in size and function with the large district centre of Anglia Square/ Magdalen Street in Norwich.

7.40 A further range of smaller towns and larger villages provide for a more limited choice of goods and services from broadly 15-30 premises each totalling some 1000-2500 m² net. These places serve relatively local catchments, and some contain fewer shops and services than might be expected, due to their proximity to Norwich or other large centres just outside the greater Norwich area. These are equivalent to "district centres" in the Norwich urban area.

7.41 There is a need for limited extra convenience goods floor space in the smaller centres but a major requirement for new comparison goods floor space in the city centre.