Park Gardens Rackheath Park Rackheath Norfolk NR13 6LP

1. 1.Due to the location of the proposal which is neither within or adjacent to a settlement which has or doesn't have a defined settlement boundary and which also fails to comply with the numerous local plan policies as outlined in reasons 2, 3 and 4 below this self build scheme is not considered to meet the requirements of Policy 7.5 of the GNLP
2. 2.The design as proposed creates a long modern dwelling that draws little inspiration from or has regard to its historic setting. The design would jar with the existing character of the area and the established historic setting with regards to the non- designated heritage asset of the walled garden, the Grade II listed bridge and surrounding Rackheath Hall. As such the proposal is contrary to paragraphs 215 and 216 of the NPPF, policies EN2 and GC4 of the Broadland DM DPD, Policies 2,
3. 3.and 7.5 of the GNLP and Policies HOU2 and ENV5 of the Rackheath Neighbourhood plan. 3. The nearest section of footpath is approximately 600m to the east of the application site. There is limited to no verge on either side of the road and it would certainly not be suitable for wheelchairs, mobility scooters or pushchairs to access the footpath or anywhere else from the site without the use of a vehicle. It would be an unsafe walk for anyone trying to walk to the footpath given the narrow or lack of verge and lack of lighting. This means that the prospect of residents using non-car modes of transport to access a range of services and facilities to meet day to day needs is limited. Residents of all abilities are therefore likely to be dependent on their private motor vehicles for the majority of their journeys .The site is therefore considered to be an unsustainable location and the proposal is therefore contrary to Policy 2 of the Greater Norwich Local Plan 2024 and GC4 (part vi) of the Development Management DPD 2015.
4. 4.Insufficient information in the form of a signed Green Infrastructure and Recreation Avoidance Mitigation Strategy (GIRAMS) Unilateral Undertaking has been provided to demonstrate that the proposal would not create adverse recreational impacts on protected sites within The Broads, Valley Fens and East Coast zones of influence which the site lies within. As such, the proposal fails to meet the requirements of the Conservation of Species and Habitats Regulations 2017 (as amended), Policy 3 of the Greater Norwich Local Plan and Policy EN1 of the Development Management DPD and paragraphs 174, 179, 180 and 181 of the NPPF.
5. 5.Insufficient information has been provided to demonstrate that the proposal would not cause adverse impacts to the integrity of protected habitats such as the River Wensum SAC or the Broads SAC. The proposal is therefore considered contrary to The Conservation of Habitats and Species Regulations (2017), Policy 3 of the Greater Norwich Local Plan and the aims of Policy EN1 of the Development Management DPD.

From the council's decision notice.

Postcode

NR13 6LP

Application type

Full

Scale / size

Small

Parish

Rackheath

Date validated

28 May 2025

Consultation expiry

11 July 2025

Consultation start

20 June 2025

Consultation end

11 July 2025

Neighbour consultation start

30 May 2025

Neighbour consultation end

20 June 2025

Target decision date

23 July 2025

Agent

Meadows Ltd

Agent address

Hardwick House 2 Agricultural Hall Plain Norwich NR1 3FS

Statutory period

56 days

Last advertised

5 June 2025

Advertisement expiry

26 June 2025

Site notice start

5 June 2025

Site notice end

26 June 2025

Planning Portal ID

PP-13997756

Documents

25

Constraints

38