4. Urban Fringe Sites

4.1 While Colney is a small village it is a fringe parish within the Norwich urban area in the GNLP settlement hierarchy as it is a strategic employment location, with sites including parts of the Norwich Research Park (NRP), the Norfolk & Norwich University Hospital (NNUH) and the Spire Hospital.

4.2 Colney is situated on the B1108 close to the A47. The River Yare forms the parish boundary with Norwich, therefore some areas are prone to fluvial and surface water flood issues and are ecologically sensitive. The parish is also partially covered by landscape policies protecting the setting of the A47 Norwich Southern Bypass and the river valley landscape, as well as being a gateway to the city.

4.3 The strategic objective is to reinforce the continued growth of the NRP. Whilst the allocations cover land adjacent to the existing NRP institutes and the NNUH, the ‘wider NRP’ also refers to the adjoining University of East Anglia campus.

4.4 The plan’s policies limit uses primarily to use class E(gii) i.e., research and development, studios, laboratories and high tech, plus hospital related development. Ancillary and complementary uses will also be acceptable, so long as they are supportive of and essential to the core functions of the NRP and remain ancillary. Potential uses include: recuperative and respite care; education and training facilities; conference facilities for knowledge transfer; short stay accommodation; cafes/restaurants; and supporting business infrastructure e.g. legal and banking services. General offices, manufacturing, storage, distribution and other uses not connected with research and development will not be acceptable.

4.5 Colney is part of the catchment for Little Melton Primary School, but it is geographically separated from Little Melton by the A47, which greatly limits the potential for general housing.

4.6 This plan includes a new allocation at Colney Hall (S.CN.03) where a unique opportunity exists to provide older people’s accommodation, as well as showcasing and furthering knowledge and research about well-being in later life. The allocations is for a dementia care unit of approximately 80 beds, approximately 120 units of extra care housing and the conversion of Colney Hall.

4.7 For housing forecasting purposes, the Colney Hall site provides the equivalent of 111 dwellings. Four homes were delivered between the plan’s base date of 1st April 2018 and 31st March 2022 and there were no additional dwellings with planning permission in the parish in March 2022. This provides a total deliverable housing commitment for Colney of 115 homes between 2018-2038 (see policy 7.1).

4.8 This plan also includes strategic and smaller allocations and policy to promote employment development in Colney and a water-based country park at Bawburgh and Colney lakes.

4.9 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.10 The policy and supporting text for the Norwich Research Park allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.11 S.CN.1 is allocated for science park development, hospital expansion or other development which would complement these uses.

4.12 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.

4.13 The Colney development boundary was defined in 2015 as part of the South Norfolk Local Plan and seeks to guide the range of uses permitted. Policy S.CN.2 protects the science and hospital activities in this location and ensures the range of uses taking place at Norwich Research Park are compatible with each other.

4.14 This allocation at Colney Hall is made for the unique opportunity it presents. It provides for specialist older people’s accommodation, as well as showcasing and furthering knowledge and research about wellbeing in later life. The Colney Hall location has been chosen to take advantage of its proximity to the nearby university research and healthcare facilities. The allocation specifically requires a residential-led development for older people that is supplemented by related university research space and healthcare facilities.

4.15 Development is contingent on a transport assessment and implementation of any agreed improvement measures. These are likely to include a new junction along the B1108, as well as extra pedestrian and cycle connections to existing facilities.

4.16 In addition, development will need to be guided by a masterplanning exercise to address the sensitive heritage and ecological characteristics of the site. Continuous engagement with local people and interested groups will be essential.

4.17 The Norfolk Historic Environment Service should be consulted to determine any need for archaeological surveys prior to development.

4.18 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 may be required due to the presence of a former landfill site.

4.19 This site was allocated as a water-based country park in the 2015 South Norfolk Local Plan but has not yet been developed.

4.20 Development of the site as a country park will allow greater public access, increased water-based activities and the protection and enhancement of habitats at this County Wildlife Site. It will also enable strengthening of the strategic green infrastructure network as the site is within the Yare valley strategic green infrastructure corridor and is close and adjacent to corridors linking to the River Wensum.

4.21 This site is identified in the Greater Norwich Infrastructure Plan (GNIP), along with a number of other Green Infrastructure priority initiatives. It is being considered through the revised Greater Norwich Green Infrastructure Strategy which will feed into the broader Norfolk Nature Recovery Strategy. It could also play a role in biodiversity net gain strategies that will be progressed separately but in alignment to the overarching strategies above.

4.22 This site is re-allocated as it has a reasonable prospect of being funded and delivered within the period of this local plan to 2038.

4.23 Costessey has one of the largest populations in South Norfolk, having seen significant amounts of development in recent years, and includes one of Greater Norwich’s strategic employment locations at Longwater.

4.24 Costessey is a fringe parish within the Norwich urban area in the GNLP settlement hierarchy and includes a number of distinct areas. The valley of the River Tud divides Old Costessey and Queen’s Hills from New Costessey, helping maintain the separate identities of these settlements. Old Costessey has a strong historic character with conservation areas covering key areas and features. Narrow streets and historic buildings edging the road limit the potential to accommodate extra traffic. ;

4.25 To the north the River Wensum is a designated Special Area of Conservation and contains a number of Sites of Special Scientific Interest and County Wildlife Sites. Areas of tree belt characterise the landscape and notable parcels of woodland within the settlement limits are classified and protected as “important spaces” through development management policies as continued suburbanisation is a potential threat to the character of these valleys.

4.26 There is a wide range of local services within the parish, including three primary schools and a secondary school. Public transport, via the Dereham Road, means a 25-50 minute journey time into Norwich city centre.

4.27 As set out in the housing table in policy 7.1, 581 homes were either delivered in Costessey between the plan’s base date of 1st April 2018 and 31st March 2022 or were planned to be delivered on already committed sites. No additional housing allocations are included in this plan. This gives a total deliverable housing commitment for Costessey in policy 7.1 of 581 homes between 2018-2038.

4.28 This plan also includes a strategic allocation and policy to support employment development at the Longwater Employment Area in Costessey and dedicated policy coverage for the Norfolk Showground.

4.29 The policy and supporting text for the Longwater Employment Area allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.30 The Longwater employment area development boundary was defined in 2015 as part of the South Norfolk Local Plan and seeks to guide the range of uses permitted. Retention of the development boundary and the requirements of policy S.CS.1 protects the commercial activities in this location and ensures the range of uses taking place at Longwater are compatible with each other.

4.31 Recognising that the Norfolk Showground has a need to support its role as a major visitor attraction and events location, and that it is located within and supports the Food Enterprise Zone, the showground policy permits small-scale food, dining and leisure-led development that also helps meet the needs of local residents who live in the immediate area.

4.32 To ensure that the development supports the local food and agri-tech sectors any food-based retail unit should sell a clear majority of locally produced goods and will therefore be conditioned to ensure that no less than 70% of the net retail floor area is used for the display and sale of goods produced in Norfolk and Suffolk.

4.33 Appropriate pedestrian and cycle access including across the A47 will be required to ensure that the centre is easily accessible and provides local facilities.

4.34 Cringleford is identified as a fringe parish within the Norwich urban area in the GNLP settlement hierarchy. There are good links to the University of East Anglia, Norfolk & Norwich University Hospital, and the Norwich Research Park. Major development is underway in the parish, with significant commitments as yet unbuilt.

4.35 Amongst the facilities in Cringleford are a doctor’s surgery, primary school, shops and community buildings. An additional primary school is being provided as part of the currently committed development. The A11 Newmarket Road runs through the parish, joining with the A47 at Thickthorn Junction to the west. To the east, the parish’s boundary is in the Yare valley. There are some areas of fluvial and surface water flooding risk, and the parish also contains County Wildlife Sites. Cringleford has had a Neighbourhood Plan in place since February 2014 covering 2013-2026.

4.36 As set out in the housing table in policy 7.1, 1,257 homes were either delivered in Cringleford between the plan’s base date of 1st April 2018 and 31st March 2022 or were planned to be delivered on already committed sites. There are no new site allocations identified in Cringleford in this plan. However, there is a carried forward allocation for housing from the Neighbourhood Plan with an uplift covering a wider area which is allocated in this plan as strategic site STR.07. This gives a total deliverable housing commitment in policy 7.1 for Cringleford of 1,765 homes between 2018-2038.

4.37 There is also a carried forward allocation for employment at Keswick.

4.38 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, along with measures to protect the environment and biodiversity, and avoid landscape intrusion.

4.39 The policy and supporting text for the land north of the A11, Cringleford allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.40 This site allocation comprises the employment allocation KES2 from the 2015 South Norfolk Local Plan which now has planning consent (reference 2017/2794) on a larger boundary. Policy S.KE.1 incorporates the larger consented area.

4.41 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.

4.42 Drayton is identified as a fringe parish within the Norwich urban area in the GNLP settlement hierarchy. In recent decades Drayton has seen new development at Thorpe Marriott.

4.43 There are good public transport links to Norwich along the Fakenham Road (A1067). Transport connectivity has also been recently improved by the opening of the Broadland Northway (A1270). There is a good range of local services mainly concentrated in the village centre, near the junctions of Drayton High Road with School Road and Costessey Lane.

4.44 Drayton is located close to the River Wensum, itself designated as a Special Area of Conservation (SAC), and there are Sites of Special Scientific Interest as well. Away from the River Wensum, two County Wildlife Sites, Canham’s Hill and Drayton Woods, provide a landscape gap between Drayton and Hellesdon to the east and between Drayton and Horsford to the north.

4.45 The Drayton Neighbourhood Plan was ‘made’ in July 2016 and covers the period to 2026. The vision for the Neighbourhood Plan is based on their desire to maintain the quality of life in their parish by preserving the balance between the built and green environment, improving negative elements of the built environment and infrastructure whilst developing and strengthening opportunities for the people of the parish, encouraging increased prosperity, and building up the facilities available to residents, and those that work there.

4.46 As set out in policy 7.1, 415 homes were delivered in Drayton between the plan’s base date of 1st April 2018 and 31st March 2022 or were committed to be delivered at the latter date. This figure includes the site which is allocated in this plan as B.DR.1 Land east of Cator Road and north of Hall Lane for approximately 250 homes which is being built out. This gives a total deliverable housing commitment in policy 7.1 for Drayton of 415 homes between 2018-2038.

4.47 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.48 The site was allocated in 2016 as part of the Broadland Local Plan. The site was granted outline consent under application reference 20161066 and subsequently received full planning consent for 267 dwellings under application reference 20200640. Construction has commenced on site.

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

4.50 Easton is identified as a fringe parish within the Norwich urban area in the GNLP settlement hierarchy. There is a strategic housing growth allocation, with planning permission for development of 890 homes on land to the east, south and west of the village; and permission for 72 homes on land north of Dereham Road. The permissions include an extended primary school, a new village hall, a small retail store and areas of public open space.

4.51 Around Easton, defining features are the Norfolk Showground to the east of the village (partly within Costessey parish), the A47 Southern Bypass that runs to the north of the main built-up area, and Easton College to the south. The high-quality sports facilities at the college are conveniently accessible for Easton residents, as are the employment opportunities, retail and leisure facilities at Longwater. ;

4.52 The Easton Neighbourhood Plan was made in December 2017 and covers the period to 2042. ; It contains a series of policies that look to shape development within the neighbourhood area. ; There are policies within the plan that will be of relevance to development and any applications that are submitted for development within the parish should have due regard to those policies.

4.53 Honingham is a small village immediately south of the A47 in Broadland district with no settlement limit with very limited services. The River Tud flows through the village and consequently some areas are at fluvial and surface water flood risk. While the majority of Honingham parish is rural, the Food Enterprise Zone (FEZ) south of the A47 is designated for businesses focused on food processing and production. Currently 19 hectares of the FEZ, with a net developable area of approximately 16.5 hectares, benefits from Local Development Order (LDO) status promoting commercial development land on this site in units of varying scale.

4.54 As set out in policy 7.1, 963 homes were delivered in Easton between the plan’s base date of 1st April 2018 and 31st March 2022 or were committed to be delivered at the latter date. These homes are almost entirely on the phased strategic housing growth site which is re-allocated in this plan as site STR.08 for 962 homes and associated infrastructure. As there are no additional allocations in the plan, this gives a total deliverable housing commitment in policy 7.1 for Easton of 963 homes between 2018-2038.

4.55 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, along with measures to protect the environment and biodiversity, and avoid landscape intrusion.

4.56 The policy and supporting text for the land south and east of Easton allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.57 Hellesdon is identified as a fringe parish within the Norwich urban area in the GNLP settlement hierarchy. Away from the Wensum valley much of the parish is already built up.

4.58 There is a good range of local facilities and public transport to Norwich city centre. Amongst the existing planning permissions is redevelopment of the Royal Norwich Golf Club for up to 1,000 homes. There are long-term proposals to redevelop parts of the Hellesdon Hospital site as well.

4.59 To the west of the parish are the environmental designations associated with the River Wensum, which is a Special Area of Conservation, as well as Sites of Special Scientific Interest. Between the built edges of Hellesdon and Drayton, Canham’s Hill and Drayton Wood County Wildlife Sites form important landscape features. Constraints to the north-east of the parish include the designated safety zone and associated noise implications relating to Norwich Airport. Notably, much of the greenfield land north of Hellesdon is within the parish boundary of Horsford.

4.60 The Hellesdon Neighbourhood Plan was ‘made’ in December 2017 and covers the period to 2026. The vision for the Hellesdon Neighbourhood Plan is to be a green, peaceful and friendly suburb for people of all ages with a good range of community facilities; one step from a vibrant city and one step from the Norfolk countryside.

4.61 As set out in policy 7.1, 1,151 homes were delivered in Hellesdon between the plan’s base date of 1st April 2018 and 31st March 2022 or were committed to be delivered at the latter date. These homes are mainly on: site B.HD.1 at the hospital grounds which is re-allocated in this plan for 300 homes and employment uses, with development commenced on-site; and on the phased strategic housing site which is re-allocated in this plan as site STR.09 at the former golf club. The site is re-allocated for approximately 1,000 homes, is consented and early phases of development have commenced and delivered on-site. As there are no new allocations in this plan, this gives a total deliverable housing commitment in policy 7.1 for Hellesdon of 1,151 homes between 2018-2038.

4.62 There is also a re-allocation for an extension to an existing burial ground in this plan.

4.63 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.64 This site was allocated in 2016 as part of the Broadland Local Plan but has not yet been developed. As it has been evidenced that development can take place within the time-period of this plan up to 2038, the site is re-allocated for residential development.

4.65 The site is shown on the historic environment record and therefore further investigation is likely to be required in respect of archaeology.

4.66 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.

4.67 The policy and supporting text for the land at the Royal Norwich Golf Club allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.68 This site was allocated in 2016 as part of the Broadland Local Plan but has not yet been developed. As it has been evidenced that there remains a need for this burial land and the site can be developed within the plan period, site B.HD.2 maintains this allocation for burial ground use.

4.69 Old Catton is identified as an urban fringe parish in policy 7.1 and is within an area identified for significant development as part of the Old Catton, Sprowston, Rackheath, Thorpe Saint Andrew Growth Triangle Area Action Plan. No new site allocations are included in this plan in Old Catton and its housing commitment forms part of the overall housing figures for the Growth Triangle as set out in the housing table in policy 7.1.

4.70 Old Catton has had a Neighbourhood Plan in place since July 2016.

4.71 Rackheath is identified as an urban fringe parish in policy 7.1 and is within an area identified for significant development as part of the Old Catton, Sprowston, Rackheath, Thorpe Saint Andrew Growth Triangle Area Action Plan. Existing major residential-led developments total approximately 3,500 homes.

4.72 Rackheath is currently a triangular shaped village consisting of 20th century housing that has mainly developed either side of the Salhouse Road. Current facilities in the village include a primary school, a local shop and post office, a pub and a village hall. There is also local employment at Rackheath Industrial Estate which is to the north-west of the village off Green Lane West. Further to the north the A1151 Wroxham Road runs through the parish. The A1270 Broadland Northway has created significant recent change, both in terms of landscape setting and transport connectivity. This road now divides the main part of the village from Rackheath Hall and its parkland.

4.73 Rackheath Neighbourhood Plan was ‘made’ in July 2017 and covers the period to 2037. The vision for the Neighbourhood Plan is that by 2037 Rackheath will be a small attractive rural town with a village feel, developed in a way that is sensitive to its rural location and heritage. It will have a strong and vibrant resident community and thriving local businesses. There will be an excellent range of services and facilities with good connections within Rackheath and between other settlements. It will be a place where people want to live, work and get involved, now and for future generations.

4.74 The high amounts of existing development commitment which remain through the allocations in the Growth Triangle Area Action Plan, which is not superseded by this plan, are included in the Growth Triangle figures in policy 7.1. The two further sites, B.RA.1 and B.RA.2, which will together provide around 230 homes, are also included in the Growth Triangle housing figures in policy 7.1

4.75 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.76 This site is promoted as two parcels of land bisected by the Broadland Northway (A1270). ;It is allocated for residential development limited to land to the east of the A1270. ;Land to the west is only suitable for open space as it is within the landscape buffer for the Broadland Northway and close to the historic gardens of Rackheath Hall, a Grade II listed building.

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

4.78 This is a brownfield site within the existing settlement limit. The are few site constraints for residential development, although some mitigation may be necessary due to the location of industrial buildings to the rear and the loss of employment land will need to be considered. The site is allocated subject to footpath connections and development being limited to the site frontage.

4.79 Sprowston is an urban fringe town. Part of the settlement is within the Old Catton, Sprowston, Rackheath Thorpe Saint Andrew Growth Triangle Area Action Plan boundary, and is set for continued development in coming years.

4.80 The suburban character of the area mainly comprises 20th century semi-detached and detached properties often set in large plots with mature planting. The most significant historic building in Sprowston is the Grade I listed Church of St. Mary and St. Margaret. In recent decades there has been more estate-scale development but prior to that Sprowston grew along the radial routes out from Norwich.

4.81 The focal point for services and facilities is the retail area at Blue Boar Lane. There are also smaller parades of shops, including those on the Wroxham Road, and at Cannerby Lane.

4.82 Landscape features include several plantation woodlands, such as Cottage Plantation, Harrison’s Plantation, Boar Plantation and the Breck. Sprowston Manor and its grounds, which are used as a hotel and golf course, also form a significant landscape feature.

4.83 Existing development commitments include schemes which are under construction in the vicinity of White House Farm to the east of Blue Boar Lane. In addition, the Beeston Park development of circa 3,500 homes includes land extending from the A1151 Wroxham Road in the east, around the B1150 North Walsham Road, to the Buxton Road in the west in the neighbouring parish of Old Catton.

4.84 The Sprowston Neighbourhood Plan was ‘made’ in May 2014 and covers the period to 2026. The vision for the Neighbourhood Plan is by 2026 the community of Sprowston will be strong, cohesive, creative and forward-looking. The community will be safer, healthier, more prosperous, sustainable and inclusive. High quality homes will meet people’s needs and aspirations in attractive and sustainable places. People will have access to good quality jobs, essential services and community facilities, with less need to use a car.

4.85 Housing development at Sprowston forms part of the Growth Triangle housing figures set out in policy 7.1. This includes the new strategic site allocated in this plan, STR.10 on land off Blue Boar Lane/Salhouse Road, White House Farm, Sprowston. This site will accommodate approximately 1,000 to 1,200 homes, depending on whether part of it is needed for the new secondary school to serve the Growth Triangle, along with open space.

4.86 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.87 The policy and supporting text for the land off Blue Boar Lane/Salhouse Road, White House Farm allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.88 Taverham is identified as a fringe parish in policy 7.1. There is a good range of services in the parish including a library and recreation facilities on Sandy Lane; some retailing and a pub along the Fakenham Road and Taverham High School on Beech Avenue. A new supermarket and other retail on Fir Covert Road to complement the existing garden centre have recently been completed.

4.89 The A1067 Fakenham Road offers good public transport connections to Norwich, and to the north the A1270 Broadland Northway has improved transport connectivity more generally.

4.90 In terms of the built form and landscape setting of Taverham there are significant blocks of woodland across the parish. The Marriott’s Way, the former railway (and now long-distance footpath), takes a north-west to south-east direction, through the parish, defining the landscape, and dividing Taverham from Drayton on its eastern boundary. Of ecological importance, the River Wensum has the status of a Special Area of Conservation (SAC) and also marks Taverham’s western and southern boundaries. A neighbourhood plan for Taverham was made in July 2021 and covers the period up to 2040.

4.91 The parish of Ringland is on the western side of the River Wensum valley and in contrast to Taverham the parish is rural. The settlement of Ringland is small, consisting of mainly ribbon development along The Street. Facilities are limited but include parish rooms. As well as farmland there are several large blocks of woodland, a number of County Wildlife Sites, and an area of ancient woodland (Jennis Wood).

4.92 As set out in policy 7.1, 93 homes were delivered in Taverham between the plan’s base date of 1st April 2018 and 31st March 2022 or were committed to be delivered at the latter date. This plan allocates a new strategic site, STR.11 on land and between Fir Covert Road and Reepham Road which will accommodate approximately 1,400 homes and supporting infrastructure including a primary school and medical centre. There is an additional new housing site, B.TA.1, which will provide 25 homes. This gives a total deliverable housing commitment for Taverham of 1,518 homes between 2018-2038.

4.93 There are no sites allocations Ringland, no carried forward allocations and one dwelling with planning permission.

4.94 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.95 The policy and supporting text for the land between Fir Covert Road and Reepham Road allocation can be found in the strategic sites section at the beginning of the Sites Plan.

4.96 This site off Beech Avenue is allocated with access via the adjacent site with planning permission (20191065) under the same land ownership. The site is currently under consideration (planning application 20211698) for twenty-five dwellings on the same boundary as the allocation.

4.97 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.

4.98 Thorpe Saint Andrew is classified as a fringe parish which forms part of the Norwich urban area in the GNLP’s settlement hierarchy in policy 1. The eastern part of the town is within an area identified for significant development as part of the Old Catton, Racktheath, Sprowston, Thorpe Saint Andrew Growth Triangle Area Action Plan which will not be superseded by this plan.

4.99 The suburban character of Thorpe Saint Andrew comprises mainly 20th century semi-detached and detached properties often set in large plots with mature planting. The Thorpe Saint Andrew Conservation Area extends northwards from the River Yare up the valley side to the top of Thorpe Ridge.

4.100 Thorpe Saint Andrew has a good range of services and facilities, principally based around the district centre at Pound Lane that is anchored by a Sainsbury supermarket. There is primary school provision within the town council area and Thorpe Saint Andrew High School has approximately 1,700 students, including a sixth form. Historically, Thorpe Saint Andrew developed along the Yarmouth Road parallel to the north bank of the River Yare. Historic listed buildings line the Yarmouth Road, including the Grade II* Thorpe Hall and the Church of Saint Andrew and its ruins.

4.101 Thorpe Saint Andrew has a draft Neighbourhood Plan in progress at the time of writing, but this has not been made.

4.102 As set out in policy 7.1, 404 homes were delivered in the western part of Thorpe Saint Andrew between the plan’s base date of 1st April 2018 and 31st March 2022 or were committed to be delivered at the latter date. The remaining housing development at Thrope St. Andrew forms part of the Growth Triangle housing figures set out in policy 7.1.

4.103 Trowse with Newton is classified as a fringe parish which forms part of the Norwich urban area in the GNLP’s settlement hierarchy in policy 1.

4.104 Facilities in the village include a primary school, a small convenience store, two pubs, and a community building. Trowse is next to Whitlingham Country Park and is close to employment opportunities in Norwich.

4.105 There are various historic buildings in the village, the most notable being the Grade I Church of St. Andrew. An important part of the village’s history is its connection to the Colman family. Trowse is an example of a model village and that history is still evident in the workers’ terraced cottages.

4.106 There are existing allocations and planning permissions in place for development in Trowse, which includes a recently completed 210-pupil primary school. In addition, part of the Deal Ground site (former industrial land) falls within the Trowse parish boundary, with the majority in Norwich City Council’s boundary. A Neighbourhood Plan Area was submitted in November 2019.

4.107 181 homes were either delivered in Trowse between the plan’s base date of 1St April 2018 to 31st March 2022 or were on existing commitment sites at that date. There are no new site allocations identified in Trowse. This gives a deliverable housing commitment for Trowse from policy 7.1 of 181 homes between 2018-2038.There is also extant consent for 90 homes on the Deal Ground and Former May Gurney Site which forms part of the East Norwich Strategic Regeneration area and is included in policy 7.1 in the East Norwich housing figures.

4.108 All allocations are expected to address standard requirements associated with development. These vary from place to place but are likely to include mitigation of flood risk (as well as SUDs), highways improvements, safeguarding of minerals resources, land remediation, measures to protect the environment, biodiversity, and landscape intrusion.

4.109 This site is being developed in two phases, with the first phase including 98 dwellings and a primary school. The primary school was delivered in 2020 and this phase of housing was nearing completion in 2022/23. The second phase of development, which has detailed consent and commenced on-site in 2023, comprises 83 dwellings and 0.4 hectares of land for expansion of the primary school site.

4.110 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.