Land At High Oak Works North West Of Wicklewood Rise Wicklewood Norfolk

1. 1.The site lies outside any defined settlement boundary and is therefore classified as countryside for the purposes of the development plan. It is not located within, or adjoining, a settlement either with or without a defined boundary. The site, together with the small group of buildings to which it is adjacent, is physically and spatially detached from the main settlement of Wicklewood. The surrounding area is rural in character and reads as open countryside rather than forming part of, or being closely related to, an established settlement. As a result of this visual and spatial separation, the site cannot reasonably be considered to be within or adjacent to a settlement. The proposed development is therefore contrary to Policies 1 and 7.5 of the Greater Norwich Local Plan and Policy DM 1.3 of the South Norfolk Local Plan.
2. 2.The application site is located approximately 0.6 miles from the defined settlement boundary of Wicklewood, which provides only a limited range of services and facilities, and in excess of 1.86 miles from the town of Wymondham, where future residents would need to rely on for the majority of day to day needs. The site is situated within a predominantly rural area characterised by sparse development and the absence of shops, schools, healthcare facilities, or community services within reasonable walking distance. There is no public transport provision serving the site and the surrounding rural road network, typified by narrow carriageways and high vehicle speeds, does not provide suitable pedestrian or cycling infrastructure. Consequently, future occupiers would be highly reliant on the private motor vehicle for most journeys. The site is therefore considered to be in an unsustainable location, and the proposal would conflict with Policies 2 and 7.5 of the Greater Norwich Local Plan, Policies DM 1.3 and DM 3.10 of the South Norfolk Local Plan, and the National Planning Policy Framework objective of directing development to locations accessible by sustainable modes of transport.
3. 3.Due to the insufficient information submitted, the proposal has failed to demonstrate nutrient neutrality in relation to its nitrate and phosphate impacts on The Broads Special Area of Conservation (SAC), into whose catchment the development's foul drainage would discharge. In the absence of adequate evidence to rule out likely significant effects on the integrity of the SAC, the proposal does not satisfy the requirements of the Conservation of Species and Habitats Regulations 2017 (as amended). The development is therefore contrary to Policy 3 of the Greater Norwich Local Plan, Policy DM 4.4 of the South Norfolk Local Plan, and paragraphs 187, 189, 193, and 195 of the National Planning Policy Framework.
4. 4.Insufficient information has been submitted in the form of a signed Green Infrastructure Recreational Avoidance Mitigation Strategy (GIRAMS) unilateral undertaking to demonstrate that the proposal would not result in adverse recreational impacts on protected sites within the Valley Fens, Wash Zone, Brecks Zone, and the Broads Zone of Influence. In the absence of this mitigation being secured, it has not been demonstrated that the proposal would comply with the requirements of the Conservation of Species and Habitats Regulations 2017 (as amended). The proposal is therefore contrary to Policy 3 of the Greater Norwich Local Plan, Policy DM 4.4 of the South Norfolk Local Plan, and paragraphs 187, 189, 193, and 195 of the National Planning Policy Framework.

From the council's decision notice.

Application type

Outline

Scale / size

Small

Parish

Wicklewood

Date validated

6 January 2025

Consultation expiry

6 February 2025

Consultation start

7 January 2025

Consultation end

28 January 2025

Neighbour consultation start

7 January 2025

Neighbour consultation end

28 January 2025

Target decision date

3 March 2025

Agent

Howe and Boosey Architectural Services ltd

Architect profile

HOWE AND BOOSEY ARCHITECTURAL SERVICES LTD

Agent address

28 Julian Road Spixworth Norwich NR10 3QA

Statutory period

56 days

Last advertised

16 January 2025

Advertisement expiry

6 February 2025

Site notice start

10 January 2025

Site notice end

31 January 2025

Planning Portal ID

PP-13670091

Documents

20

Constraints

24