LDF – Walpole Parish

Responses to the Pre-Submission Publication.

A number of response have been made relating to the Walpole St. Peter / Walpole St. Andrew / Walpole Marsh including the Parish Council. Click here to view the comments 

Follows is an extract of the “Pre-submission Publication” relating to Walpole St. Peter / Walpole St Andrew / Walpole Marsh.

G.109 Walpole St. Peter / Walpole St. Andrew / Walpole Marsh (RV)

Rural Village

Description

G.109.1

Walpole is a large parish that includes the villages of Walpole St. Peter, Walpole St. Andrew and Walpole Marsh. The villages lie to the north of the A47 approximately 10 miles southwest of King’s Lynn and 6 miles northeast of Wisbech. The Parish population is 1,804(86).

G.109.2

The villages of Walpole St. Peter and Walpole St. Andrew are physically joined, but within each village the settlement pattern is nucleated around the village church with spurs of development from this.Walpole St. Peter is characterised by ribbon development with a large area of agricultural open space forming the centre of the settlement and the built extent of the village following the roads around this land.

G.109.3

Walpole Marsh is distinct but made up of a linear development along The Marsh Road, and is much smaller in size.

G.109.4

Collectively the villages have a range of services and facilities including schools, churches, a bus service, convenience store, retail and employment uses.

G.109.5

In relation to landscape character(87), Walpole is situated at the northern extent of the ‘Settled Inland Fens’. This large-scale, low-lying landscape offers extensive panoramic views in all directions, occasionally framed by fruit orchards scattered throughout the area. Dykes and ditches demarcate the small to medium sized mainly irregular fields, and often also follow the course of rural roads. Settlement pattern consists of large-scale farmsteads and nucleated hamlets and villages. Building character varies from old style farmhouses to relatively new suburban red or buff coloured brick housing. A network of narrow rural roads connects the villages.

G.109.6

Walpole St. Peter, Walpole St. Andrew and Walpole Marsh are grouped together in the Core Strategy to collectively form a Rural Village. This is due to the shared services between the settlements and the close functional relationship. On a population pro-rota basis (see Distribution of Development section) Walpole St. Peter, Walpole St. Andrew and Walpole Marsh would be allocated a total of 16 new dwellings (including 3 affordable dwellings at current standards).

G.109.7

Two sites are identified by the Council as preferred sites and it is considered that they could accommodate development slightly above the guideline in order to maximise development potential and affordable housing delivery. As such Walpole St. Peter, Walpole St. Andrew and Walpole Marsh is allocated a total of 20 new dwellings (including 4 affordable dwellings at current standards).

Presub Image

Site Allocation

Policy G109.1 – Walpole St. Peter – Land south of Walnut Road

Land amounting to 0.85 hectares south of Walnut Road as shown on the Policies Map is allocated for residential development of 10 dwellings. Development will be subject to compliance with all of the following:

1. Submission of details showing how sustainable drainage measures will integrate with the design of the new development and how the drainage system will contribute to the amenity and biodiversity of the development. A suitable plan for the future management and maintenance of the SUDS should be included with the submission;

2. Development is subject to provision of improved pedestrian facilities along the northern (front) site boundary;

3. Provision of affordable housing in line with the current standards. Site Description and Justification

G.109.8

The allocated site (submitted site ref. No. 306) is a linear site situated to the south of Walpole St. Peter immediately outside the development boundary. The site fronts onto Walnut Road and currently comprises of Grade 2 (good quality) agricultural land. Whilst development would result in the loss of productive agricultural land, this applies to every site in the settlement and the proposed development sought is not of a scale to have a detrimental impact to the availability of productive agricultural land.

G.109.9

Landscape features within the site includes boundary hedgerows and trees. Other than this there are no landscape features of significance within the site.

G.109.10

The surrounding area comprises of both agricultural land and residential development; the site is bordered on the east and west by residential development, and on the north and south by agricultural land. Near distance views are available from adjacent roads and properties, wider views are possible from the north and south but in these views, development would be seen in the context of the existing village. The site is well integrated with its surroundings and the scale of development proposed is likely to have minimal impact on the visual amenity of the surrounding landscape.

G.109.11

Development on the site would provide a natural continuation to existing housing development to the west of the site. The village is mostly characterised by frontage ribbon development and the linear form of the site allows for a continuation of this form of development at a density that is consistent with its surrounding area. Compared to other considered sites in the settlement, development on this site is likely to have less impact on the form and character of the village. Development either side of the site, particularly to the east, is one plot in depth with large gardens to the front and rear of the dwelling, this site could potentially be developed in this same way.

G.109.12

The services in Walpole St. Peter and Walpole St Andrew are largely scattered throughout the settlements, and whilst the allocated site does not score among the highest in terms of proximity to services, it is reasonably close to some services including a bus stop and shop.

Norfolk County Council as the local highway authority raised concerns regarding adequacy of footpath links to the school and local services but recommends that development would be subject to improved pedestrian facilities along the front of the site.

 Policy G109.2 Walpole St. Peter – Land south of Church Road

Land amounting to 1.44 hectares south of Church Road as shown on the policies map is allocated for residential development of 10 dwellings. Development will be subject to compliance with all of the following:

1. Submission of details showing how sustainable drainage measures will integrate with the design of the new development and how the drainage system will contribute to the amenity and biodiversity of the development. A suitable plan for the future management and maintenance of the SUDS should be included with the submission;

2. Provision of affordable housing in line with the current standards.

Site Description and Justification

The allocated site (submitted site ref 353) is situated north of Walpole St. Peter, fronting onto Church Road with its northern boundary immediately abutting the development boundary. The site is linear in form and comprises of Grade 1 (excellent quality) agricultural land currently in arable use. Although development on the site would result in the loss of productive agricultural land, all of the sites in the settlement fall within a similar category and the number of dwellings proposed is not of a scale to have an adverse impact on the availability of productive agricultural land. Landscape features on the site includes mature boundary hedgerows and a drainage ditch along the northern boundary of the site.

There is existing housing development on three sides of the site (north, east and west) and agricultural land to the south. Views are limited to near distance from adjacent roads and properties. Long distance views into the site are possible from the south but in these views development would be seen in context of the existing settlement.

The location of the site within a built up area minimises the impact of new development on the landscape and provides an opportunity for development to take place without placing pressure on much more significant sensitive areas around the village.

Development on the site would constitute infill development. The established residential developments adjacent the site all have the form and character of linear development. The site could potentially be developed in this same way to reflect the existing form and character of the village.

There is a scattered distribution of services in the village, and as in the case above the site scores averagely in terms of proximity to services. However the site is relatively close to some services including a bus route. Norfolk County Council as the local highway authority raised no objections to the allocation in terms of adequacy of the road network and site access.

 

Follows is an extract of the “Preferred Options For a Detailed Policies and Sites Plan” relating to Walpole St. Peter / Walpole St Andrew / Walpole.

7.107 Walpole St. Peter / Walpole St. Andrew / Walpole Marsh (RV)

Walpole Saint Andrew, Walpole Saint Peter and Walpole Marsh

Rural Village

Description

7.107.1

Walpole is a large parish that includes the villages of Walpole Saint Peter, Walpole Saint Andrew and Walpole Marsh. The villages lie to the north of the A47 approximately 10 miles southwest of King’s Lynn and 6 miles northeast of Wisbech. The Parish population is 1,801.

7.107.2

The villages of Walpole Saint Peter and Walpole Saint Andrew are physically joined, but within each village the settlement pattern is nucleated around the village church with spurs of development from this. Walpole Saint Peter is characterised by ribbon development with a large area of agricultural open space forming the centre of the settlement and the built extent of the village following the roads around this land.

7.107.3

Walpole Marsh is distinct but made up of a linear development along The Marsh Road, and is much smaller in size.

7.107.4

Collectively the villages have a range of services and facilities including schools, churches, a commutable bus route, convenience store, retail and employment uses.

7.107.5

In relation to landscape character(88), Walpole is situated at the northern extent of the ‘Settled Inland Fens’. This large-scale, low-lying landscape offers extensive panoramic views in all directions, occasionally framed by fruit orchards scattered throughout the area. Dykes and ditches demarcate the small to medium sized mainly irregular fields, and often also follow the course of rural roads. Settlement pattern consists of large-scale farmsteads and nucleated hamlets and villages. Building character varies from old style farmhouses to relatively new suburban red or buff coloured brick housing. A network of narrow rural roads connects the villages.

Strategic Background

7.107.6

Walpole St. Peter, Walpole St. Andrew and Walpole Marsh are grouped together in the Core Strategy to collectively form a Rural Village. This is due to the shared services between the settlements and the close functional relationship. On a population pro-rota basis (see Distribution of Development section) Walpole St. Peter, Walpole St. Andrew and Walpole Marsh would be allocated a total of 16 new dwellings (including 3.2 affordable dwellings (at current standards) or the equivalent financial contribution).

7.107.7

Anglian Water has advised that some sites in the settlement would require upgrades and/or extensions to the foul sewerage network and to the Waste Water Treatment Works (WWTWS) in order to accommodate the proposed growth. However this is dependent on individual sites and the level of housing proposed.

7.107.9

Constraints relating to the surface water network capacity have also been identified, indicating that Sustainable Urban Drainage Systems (SUDS) would be sought to serve the proposed growth.

7.107.10

Site specific issues relating to water mains and sewers crossing sites have been identified on some sites in Walpole. In such cases, wherever possible the site layout should be designed to take these into account with these existing infrastructures being located in highways or public open spaces (and should not be located in private areas or be built over). Where this cannot be achieved, diversion may be possible.

7.107.11

King’s Lynn Internal Drainage Board (IDB) indicate that some sites in Walpole may require improvement work and may have restrictions but these constraints can be overcome.

Response to Issues and Options Consultation

7.107.12

Walpole Parish Council agreed with the proposed development boundary but suggested a few amendments. The Parish Council also expressed support for two sites (306 & 353). Some comments pertaining to the proposed development boundary was received.  Further information was submitted by agents and landowners to support and promote individual sites. The response to the consultation was not of a scale to suggest any one site was preferred for development.

LDF 1

 LDF 2

Site Allocations

Draft Policy WSP1 Land South of Walnut Road

Land amounting to 0.55 hectares south of Walnut Road as shown on the Policies Map is allocated for residential development of 6 dwellings. Development will be subject to compliance with all of the following:

  1. Submission of details showing how sustainable drainage measures will integrate with the design of the new development and how the drainage system will contribute to the amenity and biodiversity of the development. A suitable plan for the future management and maintenance of the SUDS should be included with the submission;
  2. Provision of affordable housing in line with the current standards.

Site Description and Justification for Draft Allocation

7.107.13

The allocated site (which includes part of site ref 306) is a linear site situated to the south of Walpole St Peter immediately outside the proposed development boundary. The site fronts onto Walnut Road and currently comprises of Grade 2 (good quality) agricultural land currently in arable use. Whilst development would result in the loss of productive agricultural land, this applies to every other site in the settlement and the proposed development sought is not of a scale to have a detrimental impact to the availability of productive agricultural land.

7.107.14

Landscape features within the site includes boundary hedgerows and trees. Other than this there are no landscape features of significance within the site.

7.107.15

The surrounding area comprises of both agricultural land and residential development; the site is bordered on the east and west by residential development, and on the north and south by agricultural land. Near distance views are available from adjacent roads and properties, wider views are possible from the north and south but in these views, development would be seen in the context of the existing village.

7.107.16

The site is well integrated with its surroundings and the scale of development proposed is likely to have minimal impact on the visual amenity of the surrounding landscape.

7.107.17

Development on the site would provide a natural continuation to existing housing development to the west of the site. The village is mostly characterised by frontage ribbon development and the linear form of the site allows for a continuation of this form of development at a density that is consistent with its surrounding area. Compared to other considered sites in the settlement, development on this site is likely to have less impact on the form and character of the village.

7.107.18

Development either side of the site, particularly to the east, is one plot in depth with large gardens to the front and rear of the dwelling, this site could potentially be developed in this same way.

7.107.19

The services in Walpole St. Peter and Walpole St Andrew are largely scattered throughout the settlements, and whilst the allocated site does not score among the highest in terms of proximity to services, it is reasonably close to some services including a bus stop and shop.

Norfolk County Council Highway Authority objects to the allocation of the site on the grounds of inadequate footway links to the school and local services. However, it is the Council’s view that the benefits of selecting this site outweigh these concerns, considering the need to allocate housing in the settlement, the assessments of the available sites and given the scattered distribution of services and the nature of the settlement this should not be a deciding factor in this case.

Policy WSP 2 Land South of Church Road

Land amounting to 1.44 hectares south of Church Road as shown on the policies map is allocated for residential development of 10 dwellings. Development will be subject to compliance with all of the following:

  1. Submission of details showing how sustainable drainage measures will integrate with the design of the new development and how the drainage system will contribute to the amenity and biodiversity of the development. A suitable plan for the future management and maintenance of the SUDS should be included with the submission;
  2. Provision of affordable housing in line with the current standards.

Site Description and Justification for Draft Allocation

The allocated site (submitted site ref 353) is situated north of Walpole St. Peter, fronting onto Church Road with its northern boundary immediately abutting the proposed development boundary. The site is linear in form and comprises of Grade 1 (excellent quality) agricultural land currently in arable use. Although development on the site would result in the loss of productive agricultural land, all of the sites in the settlement fall within the same category and the number of dwellings proposed is not of a scale to have an adverse impact on the availability of productive agricultural land.

Landscape features on the site includes mature boundary hedgerows and a drainage ditch along the northern boundary of the site.

There is existing housing development on three sides of the site (north, east and west) and agricultural land to the south. Views are limited to near distance views from adjacent roads and properties, long distance views into the site are possible from the south but development would be seen in context of the existing settlement.

The location of the site within a built up area minimises the impact of new development on the landscape and provides an opportunity for development to take place without placing pressure on much more significant sensitive areas around the village.

Development on the site would constitute infill development. The established residential developments adjacent the site all has the form and character of linear development. The site could potentially be developed in this same way as linear development to reflect the existing form and character of the village.

There is a scattered distribution of services in the village, and as in the case above the site scores average in terms of proximity to services. However the site is relatively close to some services including a bus route.

Norfolk County Council Highway Authority made no objections to the allocation of the site.

Details of other sites considered

LDF 3
LDF 4

Preferred Options

Main comparative reason(s) for selection

WSP1(Part of Site 306) Relates well to existing development pattern.Potential for development to have minimal impact on the landscape.
WSP2(Site 353) Relates well to existing development pattern.Potential for development to have minimal impact on the landscape.

Non-Preferred Options

Main comparative Reason(s) for not being selected

Part of Site 306 Site is too large for the planned village growth (only part of the site is the preferred option WSP1)
Site 33 Unable to deliver safe access, Highway Authority objection.
Site 43 Poor highway access.Potential negative impact on the amenity of surrounding properties.
Site 59 Likely to have a greater impact on the character of the village and the surrounding landscape than the preferred site.
Site 285 Likely to have a greater impact on the character of the village and the surrounding landscape.Potential impact on biodiversity.
Site 291 Potential negative impact on village character.Potential impact on an area that is subject to a Tree Preservation Order.
Site 624/815 Partially constrained by tidal flood zone 2Potential negative impact on local landscape and character of the village.
Site 716 Unable to deliver suitable access, Highway Authority objection.
Site 709/822 Development would result in the loss of employment use.
Site 998/999 Potential negative impact on the character of the settlement.
Site 935 Potential negative impact on the landscape character of the village.
Site 1000 Potential negative impact on landscape character of the village.
Site 1001 Potential negative impact on the landscape character of the village.Potential impact on biodiversity.
Site 1002 Potential negative impact upon the landscape character of the village.
Site 1003 Likely to have a greater impact on the character of the village and the surrounding landscape than the preferred site.No apparent highway access.

Rejected Sites

Main reason for eliminating as not being ‘reasonable options’

Site 363 Completely within tidal flood zone 2 & 3.The site is detached from the main built up area of the village.
Site 908 Completely within tidal flood zone 2 & 3.The site is slightly separated from the main built up area of the village.
Site 910 Completely within tidal flood zone 2.The site is detached from the main built up area of the village.
Site 909 Completely within tidal flood zone 2 and partially within tidal flood zone 3.The site is detached from the main built up area of the village.
Site 354 Completely within tidal flood zone 2.Site is detached from the main built up area of the village.
Site 466 Completely within tidal flood zone 2.
Site 467 Completely within tidal flood zone 2.
Site 990 Completely within tidal flood zone 2.
Site 1058 Completely within tidal flood zone 2.Detached from the main built up area of the village.
Site 290 Completely within tidal flood zone 2.Detached from the main built up area of the village.
Site 355 Completely within tidal flood zone 2.
Site 115 Completely within tidal flood zone 2.Detached from the main built up area of the village.
Site 241 Largely within tidal flood zone 2.
Site 330 Completely within tidal flood zone 2.
Site 670 Completely within tidal flood zone 2 & 3.Detached from the main built up area of the village.