Urban Fringe: Colney

Page 172

Modification

Delete Policy COL1, subtitle, supporting text paragraph 3.6 and Policy Map (see separate schedule of map changes)

Policy COL1: Land adjacent to Norwich Research Park (NRP), Colney

3.6 The site was allocated in 2015 as part of the South Norfolk Local Plan. Science park and hospital related uses remain appropriate, and COL 1 is re-allocated as a strategic employment allocation.

Policy COL 1

Strategic Allocation

Land adjacent to Norwich Research Park (NRP), Colney (approx. 38.8 ha) is allocated principally for an E (gii) Science Park development, hospital expansion and other proposals ancillary and complementary to these main uses.

The development will be expected to address the following specific matters:

Uses

1. 1. Acceptable uses will be research and development use under Class E (gii) 'research and development' of the Town and Country Planning (Use Classes) Order 2020 (as amended) plus hospital and hospital related uses. Other uses clearly ancillary to the main functions of the Norwich Research Park (NRP) and/or complementary to the main anchor institutions will also be acceptable.

Master plan/infrastructure plan

1. 2. Provision of a masterplan (having regard to the masterplan associated with planning permission 2012/1880, as appropriate), that includes: phasing in relation to the delivery of infrastructure and integration with existing uses; provision of high-quality buildings and spaces; and a landscape strategy and green infrastructure plan.
2. 3. The masterplan should be supported by a utilities/infrastructure plan which will include the necessary transport improvements detailed below.
3. 4. Proposals for smaller sites within the overall allocation should accord with the principals of any agreed masterplan and infrastructure plan.

Transport

Measures which address the impacts of the proposed development, including where appropriate:

1. 5. Improvements to the B1108 Watton Road junctions which accesses the NRP.
2. 6. Improvements to the capacity at the B1108/A47 junction, to ensure that it does not become a constraint to development.
3. 7. Maintaining and enhancing safe and convenient access to the Norfolk and Norwich University Hospital.
4. 8. Public transport access and provision, to encourage significant modal shift to/from and within the wider NRP, including measures identified through the Transport for Norwich programme.
5. 9. Safe and convenient pedestrian and cycle links within the wider NRP and to/from significant areas of housing (specifically at Cringleford, Hethersett and Threescore/Bowthorpe), including completion of the Hethersett to NRP cycleway.
6. 10. Parking ratios of approximately 1 space per 60m2 of floor area (excluding plant).
7. 11. The developer should ensure that sufficient land is made available to deliver the required infrastructure.

Design and Landscape

1. 12. Landmark design quality, including a safe and attractive public realm, creating an integrated approach to existing and new development at the NRP.
2. 13. Exemplar sustainable development, achieving at least BREEAM 'very good' standard for new construction.
3. 14. Development contributes positively to green infrastructure and the landscape setting including retention of the existing shelter belts, hedgerows and significant trees and linking of features to the wider landscape.
4. 15. Development density to reflect the transport constraints of the locality and the aspirations for design quality and landscaping.
5. 16. Any development must conserve and enhance the significance of the Old Hall and its wall and the Rectory, including any contribution made to that significance by setting. This includes but is not limited to appropriate landscaping, density and design.

Constraints

1. 17. Site specific flood risk assessments.
2. 18. Layout to take account of water main and sewers crossing the site;
3. 19. Historic Environment Record to be consulted to determine any need for archaeological surveys prior to development.
4. 20. Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration.

Reasons

Combine sites into a single allocation to ensure plan is effective and justified.

Page 175

Modification

Delete Policy GNLP0331BR, subtitle, supporting text paragraph 3.7 and Policy Map (see separate schedule of map changes)

Policy GNLP0331BR: South of Norwich Research Park extension, Colney

3.7 This site is allocated for employment use and allows additional capacity up to 2038 for the continued growth of the allocated science park and hospital expansion proposals in the 2015 South Norfolk Local Plan (allocation reference COL 1).

Policy GNLP0331BR

South of Norwich Research Park extension, (1.26 ha), for a Class E (gii) Science Park development, of the Town and Country Planning (Use Classes) Order 2020 (as amended) hospital expansion and other proposals ancillary and complementary to these main uses.

Planning applications will be considered positively for the above uses subject to meeting the criteria set out in Policy COL1.

The development will include the following specific matters:

1. 1. Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration

Reasons

Combine sites into a single allocation to ensure plan is effective and justified.

Page 177

Modification

Delete Policy GNLP0331CR, subtitle, supporting text paragraph 3.8 and Policy Map (see separate schedule of map changes)

Policy GNLP0331CR: South of Norwich Research Park extension, Colney

3.8 This site is allocated for employment use and allows additional capacity up to 2038 for the continued growth of the allocated science park and hospital expansion proposals in the 2015 South Norfolk Local Plan (allocation reference COL 1).

Policy GNLP0331CR

South of Norwich Research Park extension, (5.59 ha), for E(gii) Science Park development, hospital expansion and other proposals ancillary and complementary to these main uses.

Planning applications will be considered positively for the above uses subject to meeting the criteria set out in Policy COL1.

The development will include the following specific matters:

1. 1. Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration

Reasons

Combine sites into a single allocation to ensure plan is effective and justified.

Page -

Modification

Add new policy to combine Policy COL1, GNLP0331BR and GNLP0331CR, new subtitle, new paragraphs of supporting text and new Policy Map (see separate schedule of map changes)

Insert new subtitle and supporting text above policy to read, numbering as appropriate:

POLICY COL1/GNLP0331BR/GNLP0331CR: Land adjacent to Norwich Research Park (NRP), Colney

The site was allocated in 2015 as part of the South Norfolk Local Plan. Science park and hospital related uses remain appropriate, and STR.05 is re-allocated as a strategic employment allocation with some additional areas of land included.

Norfolk Minerals and Waste Core Strategy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration.

Historic Environment Record to be consulted to determine any need for archaeological surveys prior to development.

Strategic Allocation

POLICY COL1/GNLP0331BR/GNLP0331CR

Land adjacent to Norwich Research Park (NRP), Colney (45.65 ha) is allocated principally for an E (gii) Science Park development, hospital expansion and other proposals ancillary and complementary to these main uses.

The development will achieve the following site specific requirements:

Uses

1. 1. Acceptable uses will be research and development use under Class E (gii) 'research and development' of the Town and Country Planning (Use Classes) Order 2020 (as amended) plus hospital and hospital related uses. Other uses clearly ancillary to the main functions of the Norwich Research Park (NRP) and/or complementary to the main anchor institutions will also be acceptable.
2. 2. Planning conditions will be applied to consents granted under Class E(g)(ii) to prevent changes of use within Class E in order to protect the function of the Research Park and to restrict the proliferation of town centre uses in out of centre locations.

Master plan/infrastructure plan

1. 3. Proposals within this site allocation boundary should have regard to the existing approved illustrative masterplan or any subsequent approved revision and include phasing in relation to the delivery of infrastructure, provision of high-quality buildings and spaces; and a landscape strategy and green infrastructure plan.
2. 4. Any revised masterplan for the allocation should be supported by a utilities/infrastructure plan which will include the necessary transport improvements detailed below.

Development will be expected to address the following specific matters:

Transport

Measures which address the impacts of the proposed development, including where appropriate:

1. 5. Improvements to the B1108 Watton Road junctions which access the NRP.
2. 6. Improvements to the capacity at the B1108/A47 junction, to ensure that it does not become a constraint to development.
3. 7. Maintaining and enhancing safe and convenient access to the Norfolk and Norwich University Hospital.
4. 8. Public transport access and provision, to encourage significant modal shift to/from and within the wider NRP, including measures identified through the Transport for Norwich programme.
5. 9. Safe and convenient pedestrian and cycle links within the wider NRP and to/from significant areas of housing (specifically at Cringleford, Hethersett and Threescore/Bowthorpe), including completion of the Hethersett to NRP cycleway.
6. 10. Parking ratios of approximately 1 space per 60m2 of floor area (excluding plant).
7. 11. The developer should ensure that sufficient land is made available to deliver the required infrastructure.

Design and Landscape

1. 12. Landmark design quality, including a safe and attractive public realm, creating an integrated approach to existing and new development at the NRP.
2. 13. Development contributes positively to green infrastructure and the landscape setting including retention of the existing shelter belts, hedgerows and significant trees and linking of features to the wider landscape.
3. 14. Development density to reflect the transport constraints of the locality and the aspirations for design quality and landscaping.
4. 15. Any development must conserve and, where opportunities arise, enhance the significance of the Old Hall and its wall and the Rectory, including any contribution made to that significance by setting. This includes but is not limited to appropriate landscaping, density and design.

Constraints

1. 16. Site specific flood risk assessments.
2. 17. Layout to take account of water main and sewers crossing the site.
3. 18. An archaeological assessment will be required prior to development.

Reasons

Combine sites into a single allocation to ensure plan is effective and justified.

Page 179

Modification

Amend the policy to read:

POLICY COL 2 / GNLP0140C

Land rear/east of Institute of Food Research (IFR), Colney (approx. 4.24 ha) is allocated principally for an E (gii) Science Park development, hospital expansion and other proposals ancillary and complementary to these main uses.

Planning applications will be considered positively for the above uses subject to meeting the criteria set out in Policy COL1.

The development will be expected to address the following specific matters The development will achieve the following site specific requirements:

1. Any development must conserve and, where opportunities arise, enhance the significance of nearby heritage assets including Earlham Conservation Area and associated listed buildings to the west, including any contribution made to that significance by setting. This includes but is not limited to appropriate landscaping, density and design.
   
   2. Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration.

Move wording of deleted policy requirement 2 to the supporting text. Insert after current paragraph number 3.9.

Reasons

To ensure the plan is effective, justified and consistent with national policy.

Page 184

Modification

Amend the policy to read:

POLICY GNLP0253

Colney Hall, Watton Road, Colney (approx. 24.99 ha) is allocated for specialist housing for older people and for university research and healthcare uses to support wellbeing in later life. Uses will include dementia care, extra care housing, university research space E(g)(ii), and healthcare facilities D1 E(e). The site is to accommodate a dementia care unit of approximately 80 beds, approximately 120 units of extra care housing, and the conversion of Colney Hall.

The development will include the following specific matters The development will achieve the following site specific requirements:

1. A masterplan for the whole site submitted with or in advance of the first application for planning permission. Comprising a mix of uses that is majority C2 but includes research E(gii) and healthcare D1 E(e) facilities to make the development exceptional for wellbeing in later life.
   
   2. A landscape assessment exploring the historic gardens and parkland setting of the Hall will need to be undertaken.
   3. The layout of the development will need to reflect this assessment and retain the significant trees across the site, incorporate high quality landscaping to enhance the woodland setting and provide informal recreational green space.
   2. 4. A transport assessment with the implementation of any agreed highway mitigation measures.
   3. 5. Site access from the B1108 with a new traffic signal junction, as well as shared use cycleway/footway from access extending eastwards to connect to existing cycle facility.
   4. 6. Sensitive conversion of the Grade II listed Colney Hall and its gardens.
   5. 7. Consideration to protecting the distinctive characteristics of the River Yare valley.
   6. 8. An archaeological assessment will be required prior to development. Historic Environment Service to be consulted to determine any need for archaeological surveys prior to development.
   7. 9. A site-specific flood risk assessment is required.
   8. 10. A site-specific ecological survey is required.
   Norfolk Minerals and Waste Core Strategy Policy CS16 applies, as this site is underlain by safeguarded minerals resources. The benefits of extracting the minerals, if feasible, will be taken into consideration. Remediation maybe required due to former landfill site.

Move the original wording of policy requirement 6 (now 8) to supporting text. Insert after current paragraph number 3.12

Move wording of deleted policy requirement in relation to Minerals and Waste to the supporting text. Insert after current paragraph number 3.12.

Reasons

To ensure plan is effective and justified.

Page 186

Modification

Amend the policy to read:

POLICY BAW2

Bawburgh and Colney Lakes (approx. 73.5ha) is allocated for a water-based country park.

The development will be expected to address the following specific matters The development will achieve the following site specific requirements:

1. Public access to be provided;.
2. Footpath and cycle link with access for major residential developments at various points of entry to be agreed with the local Highways Authority;.
3. A conservation management plan should be delivered to protect species and agreed prior to the commencement of development with zoned access to protect some areas from damage and disturbance. Proposals will need to ensure that the ecological value of the County Wildlife site is retained and enhanced in areas to be opened up to the public.

Reasons

To ensure plan is effective and justified.