The site is located on the edge of the city centre and is 1 hectare in size. The majority of the site is currently used as a long-stay surface car park. A small part of the site is currently used by Network Rail’s maintenance delivery unit, with a two storey building and some temporary structures on site.
The site lies between the railway line and Lower Clarence Road and is within easy walking distance of Norwich train station. The vehicular entrance to Norwich Mail Centre is opposite the site on Lower Clarence Road. Also fronting the northern side of Lower Clarence Road is residential property extending to Stracey Road, with predominantly terraced houses. Norwich Mail Centre and the adjacent Busseys Garage site are both identified for future development under policies CC15 and CC14 respectively.
There is a steep slope to the southern edge of the site descending to the railway line. The site has good views towards the river and the conservation area beyond.
The site is close to a range of city centre facilities and the train station. It represents a good opportunity to provide housing development in a sustainable location.
Although the site is immediately adjacent to the railway line, in practical terms it is separated vertically by the slope on the southern boundary. Development of the site should address its constraints which include noise generated by the railway, and its topography.
The site is on the northern side of the river valley and development would be visible from a wide area and will affect the setting of the City Centre and potentially Bracondale Conservation Areas. Therefore the design, including height and layout of the development, should take this into account. Given its accessible location there is scope for some car free housing in this location.
Since the site is 1 hectare, a flood risk assessment is required and appropriate mitigation measures should be provided as part of the development.
In addition, given the site’s location adjacent to the railway, a noise assessment and appropriate mitigation measures will also be required.
Development needs to ensure that the water environment is protected throughout the development of the site. The site falls within Source Protection Zone 1, designated to protect water supplies, and therefore the water environment is particularly vulnerable in this location. Detailed discussions over this issue will be required with the Environment Agency to ensure that proposals are appropriate for the site and that the site is developed in a manner which protects the water environment.
The site is suitable and available for development.
The site was originally allocated in the Replacement local plan (2004). The landowner has confirmed his intention to develop this site during the plan period.
POLICY CC13: Land at Lower Clarence Road – housing development
The site at Lower Clarence Road is allocated for housing development, for a minimum of 45 dwellings.
Design of the development should take account of the topography of the site and any potential impact on the setting of nearby conservation areas.
A noise assessment is required and the development must be designed to mitigate the impact of noise from the railway.