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The Council Office Diamond Jubilee Lodge Wood View Road Hellesdon Norwich NR6 5QB
Tel: 01603 301751 www.hellesdon-pc.gov.uk email: clerk@hellesdon-pc.gov.uk
Minutes of the Meeting of Hellesdon Neighbourhood Plan Working Group
held on Thursday 31st October 2024 at 7pm
in The Council Chamber, Diamond Jubilee Lodge
PRESENT:
Cllr R. Forder Mrs K. Hicks
Cllr B. Johnson Cllr R. Sear
Mr D. Thrower
In attendance: Mrs F. LeBon (Clerk) and Mr M. Thompson (Collective Community Planning).
It was AGREED that, in the absence of Cllr Gurney, Cllr Johnson should Chair the meeting.
1. Apologies for Absence
Apologies had been received from Cllr N. Barker, Cllr L. Douglass, Cllr S. Gurney and Mrs B. Knowles.
2. Declarations of Interest
None declared.
3. To Agree Minutes of the Meeting of 28th October 2024
The draft minutes had been previously circulated and were AGREED.
4. Neighbourhood Plan Policies
a) To Consider Local Green Space Assessment
The draft local green space assessment had been circulated. Two queries had arisen from this
document.
1) The three areas of open space to the north of Hellesdon (the wooded area along Reepham
Road, Cottinghams Park and the allotment site) may be construed as one complete area and
one, two or all of the areas of land could be removed at examination. It was AGREED to keep
all the areas in at present, and see what feedback is received after the Reg14 consultation.
2) It would be difficult to justify the land at Wensum Valley Close as of value to the community,
as so few members of the community were able to access it. Discussions occurred as to the
likelihood of it being built upon due to it being a flood plain and existing protection due to the
River Wensum being a SSSI. It was AGREED to remove this area from the plan.
The community value of Mountfield Park, and the existing protection of the land on Westwood
Drive due to the TPOs were clarified.
The Clerk is to arrange for photographs of all areas and this will complete this section of the
Neighbourhood Plan.
b) To Consider Non Designated Heritage Sites Assessment
The draft non-designated heritage sites assessment had been circulated. Comments were made
about there being a good selection of assets within the parish, and an example of how a
developer had incorporated an asset within its site in Aylsham was shown.
It was AGREED that there need not be any amendments to this document.
c) To Consider Draft Neighbourhood Plan Document
Approved…………………………………………………
Date…………………………………………………….
Hellesdon Parish Council, Neighbourhood Plan Working Group Minutes 31.10.24
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The draft Neighbourhood Plan had been circulated to working group members. Policies on local
green space and non-designated heritage assets can now be added.
Policy 1 – Hellesdon Green Grid. This is an improvement to the previous green grid policy. It
does not specify areas, but applies to development in the parish as a whole. Clarification was
given that the policy gives enhanced tree protection, only a Tree Preservation Order can give full
protection.
Policy 2 – Hellesdon Community Grid. This policy is designed to support walking and cycling in
the parish. It was AGREED that the pedestrian crossings in the existing Neighbourhood Plan were
no longer relevant, however pedestrian crossing improvements were required at the Cromer
Road, Fifers Lane, Meadow Way junction. It was noted that Norfolk County Council has a scheme
for this but it needs to be prioritised. This crossing is to be added as part of the policy.
Policy 3 – High Quality Residential Neighbourhoods. This feeds from the Design Code for
Hellesdon, created by Aecom.
Policy 4 – Vehicle Parking. Mr Thompson had researched car ownership in Hellesdon and on this
basis there was no evidence for enhanced parking standards. An addition to the policy was made
for planning applications in relation to the Whiffler, whereby there should be a demonstration
that sufficient off road parking is available.
Policy 5 – Accessible Play Spaces. This policy related to play spaces provided by new
development and how they should cater for those with physical disabilities and special education
needs, so that all children can play together. Mr Thrower will assist with providing evidence on
the increasing diagnosis of SEND.
Policy 6 – Important Views. It was clarified that the view from Wensum Valley Close would not
be applicable as so few of the local community can benefit from it. The views from the Drayton
High Road and the Low Road will be retained in this policy.
Policy 7 – Local Green Spaces. As agreed in item 4a. Reference to HEL4 as part of the Greater
Norwich Local Plan is to be removed, as this was removed under an Examiner’s modification.
Mr Thompson advised that Local Green Space designation gives as much protection as a green
belt, in Neighbourhood Planning terms.
Policy 8 – Community Facilities. Community facilities to be protected were listed. Clarification
was given as the desire to have more inclusive football changing facilities, but it is unknown if
these will be required at the community centre or delivered as Phase 6 of the Persimmon
Development.
Policy 9 – Non – Designated Heritage Assets. As discussed in item 4b.
The remaining proposed policies, housing for care and general housing, related to allocations.
This is to be discussed under item 5.
Community Projects. These will not be considered by the examiner. The Clerk will create some
wording around the specified projects.
5. To Consider Site put Forward Under Call for Sites
This item was deferred from the previous meeting. Concerns were raised that the opinion of the
working group may conflict with that of the full council and the public meeting held in August
about the site. It was AGREED to refer this matter to full council.
Mr Thompson will provide the Clerk with a list of positives and negatives about allocating a site in
the Neighbourhood Plan, to assist the council in its decision.
Members were encouraged to investigate other sites. The Clerk is to find out more about
Northgate House and also try to find out if there are any intentions for the old Sports Village site
which has not been leased to other parties.
Approved…………………………………………………
Date…………………………………………………….
Hellesdon Parish Council, Neighbourhood Plan Working Group Minutes 31.10.24
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6. Items for the Next Agenda
Feedback from Full Council about the site submitted under the call for sites.
7. Date and Time of Next meetings
The Clerk will liaise with the Chairman about a future date.
The meeting closed at 8.30pm
Approved…………………………………………………
Date…………………………………………………….
Hellesdon Parish Council, Neighbourhood Plan Working Group Minutes 31.10.24
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Hellesdon Neighborhood
Plan
2025-2038
Revised 2025
Cover photo
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Chair’s Introduction
This is the pre-submission (or draft) version of the revised Hellesdon Neighbourhood Plan. We
are consulting on it so I am really pleased you are looking at it.
On behalf of the Parish Council and I am sure, everyone who lives and works in Hellesdon, I
would like to thank the people who gave up their free time to help produce this draft version of
the revised Neighbourhood Plan.
Planning policy can appear to be distant and at times feel like we have no significant control
over our own destiny. We therefore took the opportunity between 2014 to 2017 to prepare a
Neighbourhood Plan for Hellesdon based on local people’s views and ideas back. However, this
runs to 2026 and so will expire soon. Also, it’s important to keep it up to date because
circumstances change. So we have been reviewing the plan and have made some
amendments. The revised policies in this draft document have been developed by people who
live and work in the Parish and know it better than anyone else.
During the many discussions we had as the Neighbourhood Plan Working Group, we had some
really healthy debates with a range of views put forward before we all agreed on how to proceed.
However, everyone involved was always in complete agreement that they wanted to leave a
legacy for future generations and ensure that Hellesdon remains the fantastic place that we all
know and love so very much.
So we hope that readers of this draft document see all of the hard work that has gone into it and
the good intentions that underpin all of the policies. We are certain that it will continue to be an
important tool that will help to shape the Parish over the coming years, leaving Hellesdon in
better shape, for everyone.
Please take the time to give us your feedback on this draft document, its important that it
reflects the views of the whole of Hellesdon.
Our sincere thanks again to everyone that got involved so far.
Parish Council Chairman, Shelagh Gurney
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Preface
This document is the draft version of the revised Hellesdon Neighbourhood Plan. It has been
prepared over 2024 and 2025 by people from the local community. The document has been
continuously evolving over this period to reflect new findings and the results of consultation
exercises.
The draft revised Plan has been written at a time when Hellesdon continues to face major
change, such as in the form of the new housing development at the Royal Norwich Golf Club.
This, however, has served to galvanise interest and bring together residents, businesses and
Councillors. Keeping the neighbourhood Plan up to date is important to ensure it can help to
influence change in the future; It can help to ensure that Hellesdon grows in a way that reflects
local views and takes heed of local concerns and aspirations.
In order to ensure that the revised Neighbourhood Plan reflects local views, it has been created
by a mixture of local residents, business representatives and elected Parish Councillors. This
‘Neighbourhood Plan Working Group’ has undertaken numerous meetings and sought to engage
the wider community through public consultation. This draft revised Neighbourhood Plan
document (and other accompanying technical reports) encapsulates all of this hard work:
• Decision to revise the Neighbourhood Plan (2023)
• Started the review (January 2023)
• Community consultation including survey and walk-in events (March 2024)
• Parish walkabout with design experts (March 2024)
• Review of the effectiveness of the adopted Neighbourhood Plan (January and February
2024).
• Background research on local conditions (January and February 2024).
• Design Codes report produced (June 2024)
• Housing Needs Assessment report produced (May 2024)
• Discussion with young people from the parish (June 2024).
• Assessment and mapping of Local Green Spaces, heritage assets and important views
(August to November 2024)
• Call for Sites for housing (September 2024)
• Consideration of Sites and whether to allocate for housing (December 2024)
• Draft revised Neighbourhood Plan document preparation for consultation (Autumn/
winter 2024)
Photo?
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Introduction
This document is the draft revised Hellesdon Neighbourhood Plan and this will replace the
existing adopted plan that runs out in 2026. The Hellesdon Neighbourhood Plan area covers the
same area as the Civil Parish of Hellesdon (see Figure 1).
Figure 1- Neighbourhood Designated Area
The intended lifespan of the Plan is from 2024 to 2038 which reflects the lifespan of the Greater
Norwich Local Plan. The Greater Norwich Local Plan was produced by the Greater Norwich
Development Partnership which comprises Broadland District Council, South Norfolk Council
and Norwich City Council. The Greater Norwich Local Plan (and other linked documents), sets
out the over-arching spatial strategy for the Greater Norwich area.
The production of the adopted Neighbourhood Plan for Hellesdon was made possible by powers
contained within the 2011 Localism Act. The Localism Act includes a number of measures and
powers which decentralise control over local matters to local communities including the ability
to create new planning policy via Neighbourhood Plans.
Providing local communities with the ability to create their own formal planning policy means
that they have a powerful say in what happens in their neighbourhoods. This is at the core of the
idea of “localism”.
The power to make planning policy comes with a number of “basic conditions” that must be met
including the need to contribute towards the achievement of sustainable development goals,
the need to ensure that local policies have regard to national policy and are in general
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conformity with the strategic policy in the local development plan such as the Greater Norwich
Loal Plan. The making of a Neighbourhood Plan must also not breach and must be compatible
with European Union obligations and not have a significant effect on a European site as defined
in the Conservation of Habitats and Species Regulations.
The draft revised Hellesdon Neighbourhood Plan therefore contains, as did the 2017 adopted
version, a series of policies developed by community representatives which have regard to
national guidance, are in broad conformity with the local strategic plan and seek to deliver
social, economic and environmental sustainability.
The aim of the draft revised Plan is to set out a number of practical policies that can add local
detail to more strategic documents such as the Greater Norwich Local Plan and in doing so,
address specific local issues. Local people have again set out what they want and don’t want in
the Parish and how they would like to see it evolve into the future, and this is reflected in this
draft plan.
Why we are revising the Neighbourhood Plan
Since the plan was ‘made’ in 2017, a number of important things have changed. There has been
a new Natina Planning Policy Framework, the Greater Norwich Local Plan has been adopted
(February 2024), and the 2021 Census has taken place with initial data now available.
We also carried out a review of the existing 2017 plan to see how effective it has been in
influencing planning decisions.
All of this combined prompted this review and revision of the Hellesdon Neighbourhood Plan, to
keep it up to date, relevant, and make it more effective.
The rest of the plan
The remainder of this draft Plan is set out as follows:
Section 2: An Overview of Hellesdon: This section provides a summary of the social, economic
and environmental conditions in Hellesdon to help illustrate the context in which policies have
been created and the issues to which they seek to respond.
Section 3: A Vision and Objectives for the Hellesdon Neighbourhood Plan: This section sets out
the overarching vision and objectives for the Neighbourhood Plan. This strategic framework
underpins the policies.
Section 4: Neighbourhood Plan Policies: This section sets out the policies under thematic
headings which are at the core of the Plan and are intended to shape future change in
Hellesdon. Each policy is accompanied by text explaining the justification for the policy and the
intention of the policy. This section also includes project that the community is keen to pursue
but which are not planning policy.
Section 5: Implementation and Monitoring: This section sets out how the policies could be
delivered.
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An Overview of Hellesdon
Location and geography
Hellesdon is in the Local Authority District of Broadland in the County of Norfolk. It is located on
the northern edge of Norwich bridging the gap between the urban area and countryside beyond.
The Plan area adjoins Norwich City (Local Authority District) to the south along Boundary Road
and South Norfolk (Local Authority District) to the west on the far side of the River Wensum. To
the east, the Plan area adjoins the Norwich City area again, with the boundary snaking its way
through the Vulcan Road area and then along the Holt Road.
Up to the end of the 19th century the Plan area was almost entirely made up of open farmland.
Norwich was far smaller at this time and had not expanded out as far as the Boundary Road.
However, even at this time and even with no more than a small handful of buildings present, the
structure of Hellesdon was already in place, set by the network of roads linking Norwich to
surrounding market towns, most of which remain unchanged today. This includes the grid
structure created by Boundary Road, Middletons Lane, Low Road, Drayton High Road, Reepham
Road and Holt Road.
The historic centre of Hellesdon was at the junction of Low Road and Hellesdon Hall Road,
close to the River Wensum. 19th century maps show a small settlement clustered around
Hellesdon Mill and St Mary’s Church. The line of the modern Parish boundary (following
Hellesdon Hall Road) means that today, the majority of this early hamlet its outside of
Hellesdon Parish and therefore the Plan area.
Built-up Hellesdon is largely a product of 20th century development. Early 20th century housing
can be seen spreading out from Norwich along major roads such as Holt Road and Cromer
Road. Mid-20th century, post-war housing was then built in the blocks between arterial routes
creating low-density neighbourhoods of loop-roads and cul-de-sacs.
Hellesdon today is almost entirely blanketed with residential neighbourhoods and pockets of
commercial activity. Whilst the Royal Norwich Golf Club may not have been public green space
in the truest sense, the reaction of residents to its loss reflects the fact that green open spaces
in Hellesdon are now relatively scarce.
The local community
Although Hellesdon is one of the smallest Parishes in Broadland by area, it is one of the largest
in terms of population containing around 11,000 residents which is around 8% of the population
of the District as a whole. This hasn’t changed much between 2011 and 2021, but it is expected
to change more significantly over the coming years with large housing developments.
The population of Hellesdon had been gradually getting smaller from 1981. Over the period
1981-2011 the number of residents in the Plan area had reduced by 1,000 or around 10%
(Census). With no obvious loss of housing stock, it is assumed that this trend was driven by a
contraction in average household size with smaller families and fewer people occupying
individual dwellings.
The age profile of the community that makes up Hellesdon today broadly reflects wider trends
across Norfolk and England & Wales. However, it is notable that there are higher proportions of
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residents aged over 50 and lower proportions aged under 35. This perhaps indicates a
community made up of mature families, many of which may have moved into new homes that
were built in the second half of the 20th century (2011 Census) and remain there today but with
children having now left home. Between 2011 and 2021, there has been a slight decline in the
number of people aged 15-24 years and a slight increase in the number of people aged 75+
years. However, the age profile has remained fairly static over that period.
Analysis of the occupation of working age residents in Hellesdon shows that the Plan area
contains a relatively high proportion of people engaged in ‘middle order’ and ‘lower order’
occupations such as sales, customer services and skilled trades. This could reflect the
proximity of the Plan area to large industrial estates, Norwich airport and large retail parks.
Almost all working residents in Hellesdon travel less than 10km to access employment,
suggesting that most work in and around Norwich. However, despite this proximity, and good
public transport connections, relatively high proportions of people travel to work by car, even
compared to Norfolk which is a largely rural County where the reliance on the car is necessarily
high.
Hellesdon contains a range of community facilities including a cluster at the geographic centre
of the Parish that comprises a large recreation ground, community centre, library and the Parish
Council offices. Elsewhere there are a number of smaller community rooms.
The Plan area contains four main areas of public open space; the central recreation ground off
Woodview Road provides a large area of municipal playing fields, a skate park and children’s
play area; a less formal park is provided off Mountfield Road. At Meadow Way there is a smaller
park containing a range of play equipment and, a new large area of open space off Cottingham
Drive. Adjoining the new park at Cottingham Drive the Parish Council provides a number of
allotments. There is, however, a recognize shortfall in green space in the parish.
In terms of education provision, the plan area contains Hellesdon High School and Kinsale
School (infants and juniors) as well as three primary schools at Heather Avenue (infants), Arden
Grove (infants and nursery) and Firside (juniors).
The local economy
Whilst most land in the Plan area is given over to housing, Hellesdon contains a considerable
amount of employment floorspace providing jobs and business opportunities for local
residents.
There are two main concentrations of employment floorspace in the Plan area at Vulcan Road in
the east and Hellesdon Park Industrial Estate in the west. The Vulcan Road industrial area is the
home to a range of manufacturing, retail and storage businesses whereas the Hellesdon Park
Industrial Estate contains lighter manufacturing and more professional service businesses.
The presence of a number of major arterial roads means that Hellesdon is a popular location for
large out of town retail warehouses, supermarkets and car dealerships which are, primarily
dotted along Boundary Road and Cromer Road. This includes the Sweet Briar Retail Park, ASDA,
Virgin Active, a large B&Q store and numerous car show-rooms along the A140.
There are other smaller concentrations of employment activity distributed around the Plan area
primarily in the form of small retail centres. Such a concentration exists on the crossroads of
the Middleton Lane and Reepham Road which arguably represents the centre of Hellesdon.
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There are other small parades of shops and services at various intervals along the Reepham
Road and Cromer Road, many of which are in converted residential properties.
The local environment
Whilst at first it may appear a relatively homogenous area of housing, Hellesdon can in fact be
divided into a number of broad character areas based on differing landscapes and forms of
development. The local community already refer to ‘Lower’ and ‘Upper’ Hellesdon as a way of
characterising the low-density leafy neighbourhood in the river valley and the more uniform
housing development across the rest of the Plan area. The Hellesdon Design Codes produced
by Aecom identified six character areas:
• Village core residential area and local centres • Outer ring road city fringe • Light industrial area • Leafy, dispersed housing • Open agricultural/ river valley • School, hospital and golf course area
These are shown on a map later at Policy 3 (Figure 4).
As noted above, Hellesdon is a relatively modern place, with almost all development in the Plan
area dating from the 20th century. It therefore contains few historic buildings that predate the
c20th. The Parish does however contain a number of buildings that have been identified as
being of particular local interest and of heritage value and three designated assets (see Figure
2), the latter being:
• St Mary’s Church (Grade II* Listed). • Wayside Cross on the corner of Boundary Road and the A1067 (Scheduled Monument). • Cross in St Mary’s churchyard (Scheduled Monument).
In terms of the natural environment, the Plan area includes parts of the Wensum Valley which is
an important environmental asset with the River Wensum flowing through it. Part of the valley
located within the Plan area is within the River Wensum Special Area of Conservation (SAC) and
the River Wensum Site of Special Scientific Interest.
The Wensum Valley also forms part of the greater Norwich Green Infrastructure network as
shown in the Greater Norwich Local Plan (2024); It is part of the Norwich – Reepham – Aylsham
Sub- Regional Green Infrastructure Corridor.
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Figure 2- Designated Heritage Assets
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A Vision and Objectives for Hellesdon
A vision and a set of strategic objectives have been developed to underpin the Neighbourhood
Plan and inform the development of policies. The vision and objectives have been developed by
the Neighbourhood Plan Working Group and tested with the community through a number of
public consultation events.
Vision
The purpose of the vision is to sum up how the community of Hellesdon see the Plan area today
and how they want it to be in the future. Consultation on ideas for the vision generated a
significant and creative response with a number of themes being consistently mentioned by
respondents. The vision statement presented below is a synthesis of all of the ideas received
and is intended to provide an overarching statement about how people want the Plan area to
develop in the future.
Hellesdon: 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.
Objectives
The purpose of the objectives, set out below, is to address more specific issues identified by the
local community. They create a basis for the policies set out in the next section and are the
targets that the Plan as a whole must seek to deliver.
Objective 1: To protect and enhance existing and create new local green infrastructure
Objective 2: To preserve and enhance the suburban character of Hellesdon, both in terms of its
buildings and layout
Objective 3: To improve conditions and facilities for pedestrians and cyclists moving through or
around the Parish
Objective 4: To protect and enhance local amenities including shops, services, community
facilities, play areas and open spaces
Objective 5: To promote and deliver sustainability in all areas and leave a positive legacy for
future generations.
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Neighbourhood Plan Policies
This section sets out the policies developed by the Neighbourhood Plan Working Group. The
policies are at the heart of the Neighbourhood Plan and are the tools that will be used by
Broadland District Council planning officers in the future when considering proposals and
applications in the Plan area.
There are 10 planning policies in total covering a range of issues such as shops and services,
walking and cycling, and housing. These will be used by Broadland District Council when
determining planning applications. There are also six community projects at the end of the
document that are not planning policies.
The policies and project have been arranged under two headings as follows. The following also
notes how these relate to the 2017 Neighbourhood Plan:
Area wide policies
POLICY 1: HELLESDON GREENGRID
This is a revision of Hellesdon Green Grid (Policy 1 in 2017)
POLICY 2: THE HELLESDON COMMUNITY GRID
This is a revision of Hellesdon Community Grid (Policy 2 in 2017)
POLICY 3: HIGH QUALITY RESIDENTIAL NEIGHBOURHOODS
This is a revision of High Quality Residential Neighbourhoods (Policy 3 in 2017)
POLICY 4: VEHICLE PARKING
This is a new policy for this revised Neighbourhood Plan, although car parking was previously
partly covered in Policy 3 of the 2017 plan.
POLICY 5: ACCESSIBLE PLAY SPACES
This builds on Project 1 (Enhanced parks and open spaces) from the 2017 plan
POLICY 6: HOUSING FOR PEOPLE
This builds on Policy 7 (Housing with Care) from the 2017 plan.
Policies for specific places
POLICY 7: IMPORTANT VIEWS
This is a new policy for this revised Neighbourhood Plan
POLICY 8: LOCAL GREEN SPACES
This is broadly a new policy for this revised Neighbourhood Plan, although it picks up on aspects
from the 2017 plan, such as Policy 1 (Hellesdon Green Grid) and Project 1 (Enhanced parks and
open spaces)
POLICY 9: COMMUNITY FACILITIES
This is a new policy for this revised Neighbourhood Plan
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POLICY 10: BUILDINGS OF LOCAL IMPORTANCE
This policy updates Policy 6 of the 2017 plan. Including additional buildings.
Community projects
PROJECT 1: ENHANCED PARKS AND OPEN SPACES
PROJECT 2: EXTENSION OF THE COMMUNITY CENTRE
PROJECT 3: SPEEDING TRAFFIC
PROJECT 4: AIR QUALITY
PROJECT 5: CYCLE PARKING
PROJECT 6: INCLUSIVE CHANGING FACILITIES
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Area wide policies
HELLESDON GREENGRID
Hellesdon is mainly a built-up parish and so there are not many areas that are protected for
nature conservation. The River Wensum has international protection, and there is one County
Wildlife Site that falls within the neighbourhood area, Wensum Mount Farm. The neighbourhood
area, particularly to the west and close to Drayton High Road, contains priority habitat as well.
These are habitats which are most threatened, in greatest decline, or where the UK holds a
significant proportion of the world’s total population. There are four main types of priority
habitat in the parish: grazing marsh; deciduous woodland; lowland fens; and lowland meadows.
The Hellesdon Design Codes and Guidance (2024) notes that there are areas of trees in the
parish and this includes: around the River Wensum; along Low Road giving it a very rural
character; outside the old hospital on Drayton High Road; and around the war memorial. There
are even significant areas of trees in the industrial area to the south-west, predominantly at the
northern and western boundaries, screening the areas from the surrounding open landscape.
There are many examples of trees in the verge between the road and the pavement and these
create a pleasant street scene.
The Landscape Character Assessment identifies the impact of the loss of trees and hedgerows.
Some hedgerows are protected. They should already be protected where they meet criteria
relating to length, location, and importance. For example, a hedgerow is considered important if
it is at least 30 years old, marks a parish boundary, marks the boundary of an estate or manor, is
part of a field system or contains protected species. Whilst removal of short stretch of
hedgerow may have limited impact in isolation, when considered cumulatively across the area,
it has a further urbanising impact and can significantly affect habitat for wildlife
There was strong support in the consultations for improved biodiversity, especially for more
trees and hedgerows, as well as details such as bird boxes in new homes. The evidence base
identified the need to improve biodiversity through the creation or enhancement of habitats,
including as part of new developments.
The Hellesdon Design codes and Guidance sets out that where possible, streets should be
treelined on both sides. It also sets out that there are existing issues where cars parked on the
street impede traffic and pedestrian flow. There are also instances where cars park on the green
verges. Tree planting on verges could help to address this. New developments should prioritise
tree planting, as well as identify existing biodiversity corridors (including residential gardens),
and contribute to their preservation and enhancement.
Legislation and the NPPF affords considerable support for protecting and enhancing key
landscapes and biodiversity. This includes the need for biodiversity net gains of at least 10% in
most new developments. The hierarchy is that the enhancements should be delivered on site as
a preference and if this is not possible, then off-site locally. As stated in the NPPF, planning
policies should contribute to enhancing the natural environment by recognising the wider
benefits from natural capital such as trees and woodland. It also sets out that trees make an
important contribution to the character and quality of environments and help mitigate and
adapt to climate change such as providing shade and opportunities should be taken to
incorporate trees in developments, with existing trees retained, new native trees planted, and
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streets should be tree-lined. Native species from local sources and stock should be planted
reflecting the local character of the area. Of critical importance in achieving this is ensuring the
‘right tree in the right place’.
Locally, Policy EN1 of the Broadland Local Plan requires new developments to protect and
enhance biodiversity, and where there is harm, this should be mitigated. Policy 3 of the Greater
Norwich Local Plan has similar requirements, including mitigation of harm and (as a last resort)
compensation for loss of biodiversity.
As stated in numerous environmental guidance such as CPRE1 or the Woodland Trust2,
neighbourhood plan policies could consider having criteria to address protecting existing
trees and woodlands. In the Woodland Trust guidance, it is suggested that in order to go
above and beyond standard policies, neighbourhood plans could set a specific requirement
that trees are replaced on a 2 to 1 or 3 to 1 ratio. As well as this a key recommendation by
Norfolk Wildlife Trust was to plant 2-3 trees to replace every tree that is removed. This was
an important point to consider to aim to Improve the environment when replacement
planting has to occur for every tree felled by development. Planting of trees and shrubs can
also improve air quality, which is a local concern.
The Local Authority does not currently have an adopted policy regarding replacement trees
meeting a specific requirement so we feel adding this detail for Hellesdon would be
beneficial on a local level. Also, the Local Authority also does not set out specific protection
for existing trees in the parish.
Intention of policy
The intention of this policy is to build on the concept of the River Wensum green
infrastructure corridor and create smaller, local network of green Infrastructure that spread
out along roads and through neighbourhoods throughout Hellesdon. It is recognised that
the built-up nature of the Plan area means that it is not possible to create large new
swathes of green infrastructure. The Policy therefore seeks to intensify planting along roads
and footpaths where possible and join up smaller pockets of green space for the benefit of
the environment and the wellbeing of residents. Help nature recovery across the area will
be key.
POLICY 1: HELLESDON GREENGRID
Biodiversity enhancements
Enhancements to biodiversity on development sites should take every opportunity to
improve trees and hedgerows. New development should prioritise boundary treatments
that make use of hedges and trees unless doing so would be wholly out of character or
there are significant overriding reasons. New development should identify existing
biodiversity corridors and contribute to their preservation and enhancement.
1
CPREZLandscapeZZNeighbourhoodZPlanningZtextZonly.pdf
2
How to create a neighbourhood plan - Woodland Trust
17
Developments should incorporate wildlife friendly features that support movement and
habitat. This should include bird boxes, bat boxes, bee bricks and bug hotels.
Existing Trees
Existing trees and hedgerows on development sites should be considered throughout the
design process. Wherever possible existing trees should be protected, without damage or
loss of value, particularly those which demonstrate good arboricultural biodiversity
value.
Roadside trees should be retained wherever possible. In particular, the tree belt on the
west side of Drayton High Road adjacent to the old Hospital site.
Replacement Trees
Where there is an unavoidable loss of trees on site, the number and type of replacement
trees should be informed by the quality and size of the lost trees.
Replacement trees must be native British species of local provenance. Developers should
ensure local ecological connectivity is maintained and sufficient space is made available
on the development site for this unless exceptional circumstances can be demonstrated.
Developers must replace trees on a 2 to 1 ratio requirement unless robust evidence
suggests this would make the scheme economically unviable.
New Trees
New tree planting, in development proposals and throughout the built and natural
environments of the Plan area, will be supported to maintain and increase the overall
tree canopy cover of the Neighbourhood Area, and to provide gateway and landmark
trees that contribute to local distinctiveness. This should be informed by relevant
ecology and arboricultural assessment.
New roadside trees in particular are encouraged, not only for their biodiversity value,
but also to deter car parking on verges. These should be planted in accordance with the
Hellesdon Design Codes and Guidance (2024).
THE HELLESDON COMMUNITY GRID
Walking and cycling
Hellesdon is densely populated relative to other parts of Broadland and contains a number of
popular schools, parks and vibrant community facilities that are distributed across the Plan
area.
Consultation and research highlighted that the Parish contains established neighbourhoods
with strong community spirit. It is likely that many residents moved into Hellesdon in the mid-
20th century as many new homes were being built, and that they remain in the same property
today. This is a strong testament to the popularity of the Plan area as a place to live and creates
a strong, embedded community spirit.
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Consultation highlighted those reasons why people like living in Hellesdon included the good
accessibility to services because of the provision of local shops and services and of community
facilities. It also highlighted that the thing people dislike the most about living in the Parish was
the level of traffic, busy roads and congestion. People recognise the need to improve cycle
routes, with some suggestions made.
There is an inherent conflict in Hellesdon between its function as a low-density, popular
residential area and the presence of three or four major arterial roads linking Norwich to market
towns and the surrounding rural hinterland. In places, a number of these roads extend to four or
more lanes as a result of the volume of traffic they carry at peak times.
These busy routes effectively divide the Plan area up into a grid, creating barriers which separate
neighbourhoods and separate the places people live from their schools, community facilities
and places of work.
Hellesdon is well served by road infrastructure and public transport making it easy to travel from
and to. However, there is anxiety that further development in and around the Parish will result in
more traffic on local roads and moving through the Parish from the rural hinterland to the north
into the city of Norwich. The severance created by the increasing volumes of traffic moving
through the Parish make it more difficult to walk and cycle around between homes, community
facilities and local shops.
The evidence base highlights the need for improved transport infrastructure, such as cycle
routes where there are gaps and that improved routes will help to reduce traffic for short
journeys, making the parish a more sustainable, healthy and attractive place.
Recent consultations found that local people would generally like to see improvements to
walking and cycling routes, especially cycling routes and making sure those routes join up.
Better crossings for people walking was an issue, including to improve access to The Nest and
towards the A1270 (so north-south movements). The proximity of the city of Norwich with all of
its services and facilities lends itself to cycling and strategic cycle routes.
The County Council has a Local Cycling and Walking Improvement Plan (LCWip) has routes that
pass through Hellesdon. The brown route connects Drayton with the city centre and it goes
through Hellesdon. This crosses Boundary Road onto Vera Road before joining with Reepham
Road and continuing to Drayton. A key improvement is the crossing over Boundary Road. There
is also a yellow route which goes up the A140 Holt Road (on the Hellesdon boundary) to
Horsford.
The Hellesdon Design Codes and Guidance supports better facilities for walking and cycling, for
example setting out that residential streets should be designed for low traffic volumes and low
speeds, ideally 20 mph.
National and local plan policy already has a general requirement to improve cycling and walking
opportunities. There is potential for a policy on requiring development to contribute to the
improvement of cycle routes/ cycle access. This could list the improvements required so that it
is specific rather than general.
Intention of policy
The intention of this policy is to make it easier for residents to walk and cycle around Hellesdon
and in and out of Norwich by promoting the provision of improved walking and cycling
19
infrastructure. In particular, the policy seeks to improve connectivity between residential
neighbourhoods and community infrastructure such as schools, community centres and local
shops and services.
Figure 3-Local cycle routes and those in the Greater Norwich Local Cycling Walking Infrastructure Plan (LCWIP)
(2022)3
POLICY 2: THE HELLESDON COMMUNITY GRID
Development proposals will need to demonstrate how walking and cycling will be
promoted, particularly with regard to improved safety, in accordance with the Hellesdon
Design codes and Guidance. Residential streets in particular should be designed with this
in mind, being designed so as to encourage speeds of no more than 20mph.
New development should promote green links (cycle ways, footpaths, tree lined and grass
verge-lined streets) into new development to connect with existing neighbourhoods.
Where reasonably related to the development proposal, improvements should be
delivered to support achievement of the Greater Norwich Local Cycling and Walking
Infrastructure Plan, including delivery of:
1. The yellow route along the A140 Horsford to Norwich city centre, linking to The Nest
and airport;
2. The brown route along Reepham Road and Marriotts Way linking Drayton to
Norwich using Vera Road and Reepham Road within Hellesdon, improving access to
the High School;
3
Local cycling and walking infrastructure plans - Norfolk County Council
20
3. Local connections to these routes along Middletons Lane and Hospital Lane; and
4. Provision of secure and convenient cycle storage as well as bike sharing facilities.
The cycle routes are shown at Figure 3.
Major development proposals must demonstrate safe, attractive and convenient walking
and cycling routes to local services and community facilities, especially to the schools,
community facilities, green spaces and local centres.
New developments will be expected to connect with existing cycle routes, footpaths and
footways, and where necessary extended or upgraded facilities will be required, including
new signage for cycling.
Pedestrian crossings and facilities to improve safe connections between schools,
community facilities, green spaces and local centres include:
A. The junction of Holt Road and Middletons Lane
B. The junction of Cromer Road, Meadow Way and Pfifers Lane
For major developments, reasonable opportunities to promote and enhance the use of
public transport, such as improved waiting facilities and suitable road layouts, will need to
be taken to improve the sustainability of proposals.
Accessibility for people with limited mobility will be expected for walking routes/ facilities
and for bus users.
HIGH QUALITY RESIDENTIAL NEIGHBOURHOODS
Hellesdon is a popular place to live. It is close to the city of Norwich in the south where many
people work and close to the attractive countryside in the north where many people spend their
leisure time.
The Parish has a good range of community facilities and schools and although it is not without
challenges such as anti-social behaviour and low-level crime.
The evidence base highlighted the importance of design in terms of complementing or
enhancing existing character. Residents value highly the design of their neighbourhoods.
Consultation and research illustrated that people like the quiet, low-density networks of loop
roads and cul-de-sacs. They like the layout of their streets, lined with grass verges, planting,
pavements and front gardens. Consultees consistently expressed a desire to retain and
enhance green spaces, and improve the sustainability of development.
Design will be an important area of policy, with key aspects for people being heights of dwellings
in keeping with others, biodiversity improvements, sufficient parking, and the use of local
materials such as brick. Concerns were also expressed about the density of new development,
including the increasing prevalence of small gardens.
Local people also feel that better energy efficiency is important. Unfortunately, a Written
Ministerial Statement in December 2023 made it very clear that planning policies should not
require energy efficiency standards that exceed building regulations unless there are clear
reasons for doing so. However, this still leaves scope for improving the sustainability of new
developments.
21
Given its attractiveness and proximity to both Norwich and the countryside, the Plan area will
always come under pressure from developers to accommodate more new housing. The Plan
assumes a pragmatic perspective that recognises that over the lifespan of the Plan, proposals
are likely to come forward as the fundamental attractors in Hellesdon will not change. For
example, in addition to the development of the Royal Norwich Golf Club, the Greater Norwich
Local Plan also allocates land at the Hellesdon Hospital for residential and commercial
development. Such large scale development needs to be delivered with high quality design in
mind.
National and local plan policies (such as Policy GC4 of the Broadland local plan) have general
requirements around design principles. Local policy also requires a high standard of design is
achieved through new development. Policy 2 of the Greater Norwich Local Plan requires
development proposals to create beautiful, well-designed places and buildings. It also requires
that development is high quality and respects the local character, considering the
landscape/historic character assessments, design guides and codes, etc. Major development
applications will need to be accompanied by a sustainability statement demonstrating
compliance with Policy 2 and how the scheme has considered the National Design Guide.
NPPF Chapter 12 requires plans to have design policies that have community support and that
reflect the defining characteristics of an area. The Government has been raising the importance
of high-quality design with the development of national design guides, codes, and policies, and
encourages neighbourhood plans to have their own design policies and codes to identify the
special qualities of their areas which should be reflected in development. Although national
policy supports development that is sympathetic to the local and historic character of an area,
it also encourages innovative design and high levels of sustainability.
Whilst there is already a considerable amount of general detail in existing policy and guidance
on design principles which can be used, the Hellesdon Neighbourhood Plan wishes to go
beyond this and have a policy based on more specific design codes for the parish. AECOM has
produced the Hellesdon Design Guidance and Codes. This provides a baseline assessment of
local character, views, and natural infrastructure as well as other matters.
There have been a large number of extensions to existing dwellings. Whilst this might often be
needed to suit family circumstances, care is necessary. Many household extensions are
covered by permitted development rights, and so do not need planning permission. There are a
number of guidelines and codes for residential extensions and conversions to follow to
maintain the local character, set out in the Hellesdon Design Codes and Guidance.
In general, heights of residential buildings are restrained to 1-2 storeys with some 3 storey
developments in certain areas. Different character areas within the Parish can accommodate
differing massing and heights.
The Hellesdon Design Codes and Guidance sets out that within the Neighbourhood Area there
are six character areas which have been identified:
• Village core residential area and local centres - This character area comprises the
dominant area of the Parish, formed of primarily 20th century residential development,
with some local shops, services and community uses.
• Outer ring road city fringe - This area borders Norwich and acts as the transitional space
between the city centre and Hellesdon village. It is comprised of residential properties
mixed with large scale infrastructure, including a B&Q and car dealer businesses. The
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area includes the primary arrival point into Hellesdon at the junction on Boundary Road.
Road infrastructure is a particularly dominating part of this area.
• Light industrial area – There are two areas of light industrial land use. One located in the
eastern corner of the Parish, consisting of a B&M home store and primarily vehicle repair
service. The other is located between the residential and city fringe area and the leafy
and countryside character area to the south west of the Parish and includes a David
Lloyd, Holiday Inn, ASDA, metal and electrics store, wholesalers, warehouses, and legal
offices.
• Leafy, dispersed housing - This area of primarily residential development has a
significantly different character to the main built up areas of Hellesdon and maintains a
more rural character. Within the area there is the Grade II* listed Parish Church of Saint
Mary.
• Open agricultural/ river valley - This area encompasses the surrounding countryside of
the Parish. Since most of the Parish is urban, countryside areas are relatively small. The
most significant are the banks and landscape surrounding the River Wensum. There is
also open agricultural land to the north of residential development in the north of the
Parish.
• School, hospital and golf course area - This area borders the leafy, dispersed housing to
the west, the industrial area to the south, the primary residential area to the east and
countryside to the north. It is comprised of a mixture of uses: Hellesdon hospital and
grounds, Hellesdon High School, disused golf course, eco-housing development,
Carrowbeck Meadow and Carrowbeck House, the location of Broadland Council
Training services and new development, which is ongoing.
These are shown at Figure 4, below.
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Intention of the policy
The intention of this policy is to ensure that new residential development in the Plan area
incorporates characteristics that local people feel strongly about and that will help to create
high quality neighbourhoods. It seeks to ensure that the high quality of life enjoyed by existing
and future residents can be maintained through intelligent and sympathetic urban design and
architecture.
The Hellesdon Design Codes and Guidance covers many design considerations, including
mobility and green spaces. This policy is focused on the built form itself and materials.
POLICY 3: HIGH QUALITY RESIDENTIAL NEIGHBOURHOODS
All development, including extensions, will be expected to be in general conformity with
the Hellesdon Design Guidance and Codes, and should take account of the design
guidance and specific details set out within that document. Particular regard should be
had to the host character area (see Figure 4).
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The Hellesdon Design Codes and Guidance will be used to help assess all planning
applications to determine their acceptability, with particular regard for the character
areas. The following design considerations are especially important to the area:
1. Having full regard to the host character area within which the proposal will be
situated.
2. Ensuring that housing conversions or extensions respect and preserve the
buildings’ original form and character. The original building must remain the
dominant element of the property and it must not be overwhelmed by the
modification. The modification or extension must complement the existing
building, including material and the pitch and form of the roof.
3. Wherever, possible, having boundary treatments that comprise of hedgerows/
trees, unless this significantly undermines local character.
4. Having well-lit footways.
5. The provision of rear gardens and aligning them to contribute to green networks.
6. Maximising environmental sustainability such as by: making the most of solar gain
and passive cooling through the orientation, layout, and design of the development;
incorporating the production and consumption of renewable energy; promoting
efficient use of natural resources, the re-use and recycling of existing resources
and materials (such as bricks), and making use of locally sourced materials.
7. Ensuring the massing, height and scale of new structures (including ground level
and upward extensions) is be broadly compatible with, and does not undermine,
the surrounding character.
8. Demonstrating strong design rationale, quality material specification and good
detailing. New development must gain a good understanding of the local context to
make sure any new design reflects the local palette of colours, materials (such as
red brick, off-white render) and architectural details (such as bay windows,
casement windows) in the host character area.
Furthermore, all development proposals within the Plan area should conform to the
‘Secured by Design’ principles, in order to improve community safety and reduce the
prospects of crime.
VEHICLE PARKING
Car or van availability has continued to increase. In 2001 there were 1.21 cars/ vans per
household on average, in 2011 there were 1.33 per household, and in 2021 it was 1.39 per
household. For most of this time, the national approach to providing car parking spaces in new
development was to set out a ‘maximum’ number of spaces that should be provided, thereby
limiting the number and also enabling developers to provide fewer than needed. This does risk
the situation where cars are parked haphazardly on the street as there is not enough room on
the driveway or elsewhere off-road.
This situation is very evident in Hellesdon (need photos). Often cars are parked on the street and
this limits two way vehicle flow or makes it awkward for larger vehicles. They are also often
parked on grass verges, which over time spoils the attractiveness of the verge.
25
Policy TS4 of the Broadland local plan as a very general policy on the need for sufficient parking.
Consultations with local people found they were concerned about parking issues, especially
parking on verges. There was also support for the neighbourhood plan to have its own parking
standards, setting out how many spaces would be required in residential development.
Norfolk County Council has moved away from having ‘maximum’ parking standards to having
‘minimum’ standards, so developments need to provide at least the number of spaces set out.
This is explained in Parking Guidelines for new developments in Norfolk (July 2022). This shows
that the following minimum standards are now applied.
Size of dwelling/ unit Minimum number of car parking spaces
One bedroomed unit One space per dwelling
Two or three bedroomed unit Two spaces per dwelling
Four or more bedroomed unit Three spaces per dwelling.
As explained earlier, car/ van ownership has increased over the last 20 years from around 1.21
cars/ vans per household on average in 2001, 1.33 in 2011, to around 1.39 per household on
average in 2021. This shows there is an on-going increase, though this is modest and lessening
more recently. Some households of course have no cars whilst others have more than the
average. The 2022 parking standards, if they had been used to determine parking spaces for the
entire housing stock Hellesdon, would have resulted in 2.1 per household on average. This
means the use of the new 2022 standards will meet the needs of the car/van ownership levels
that we have in Hellesdon, with some wriggle room for this increasing over the coming decades.
So, although there might be a historic shortfall in spaces, for new developments the number of
spaces should be adequate. This might not be the case for every household and so some
informal on-street parking might be needed4. The 2022 standards also set out that for visitor
parking on new residential developments there should be 1 space for every 5 dwellings and that
this should be in the form of laybys. Of course, this is guidance only and not policy and so it
could be worth strengthening these requirements in a neighbourhood plan policy, but there
seems little scope for exceeding them by having higher ‘minimum’ standards.
The Hellesdon Design Codes and Guidance also identified the existing issues where cars
parked on the street impede traffic and pedestrian flow. There are also instances where cars
park on the green verges. Therefore, it concludes, there is a need to consider how to mitigate the
negative affect of overfill parking on the street, for example visitor parking and spaces for
delivery vehicles. This could be provided through use of dedicated on-street parking. Policy 1
4
Methodology. Interrogated 2021 parish census data to find out the number of cars/ vans owned and to
find out the number of households. Divided the former by the latter to derive a ratio, which was 1.39 cars
per household on average. This has increased slightly from 1.33 in 2011. Note that the 2021 analysis
required separate interrogations of Hellesdon North-West and Hellesdon South-East. Interrogated parish
census data to determine the housing mix in terms of bedrooms (so number and percentage of 1
bedroom homes, 2 bedroom homes etc). Between 2011 and 2021, this housing mix had changed very
little, so we can reasonably assume it will remain fairly stable going forward (if anything household size is
likely to reduce). Used the county council’s 2022 parking standards to calculate the number of parking
spaces that would result if used for the entire parish housing stock and using the 2021 housing mix data
in terms of number of bedrooms. This found that the 2022 parking standards would result in 2.1 parking
spaces per household on average. This is greater than the actual average car/ van ownership per
household in 2021, but allows for on-going growth in car/ van ownership over the years.
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(Hellesdon Greengrid) requires trees to be planted on verges, not only for biodiversity and
landscape reasons, but this will help to discourage people from parking on grass verges.
The Hellesdon Design Codes and Guidance also says that the prevailing parking typology is on-
plot parking, and that it is important that where on-street parking is introduced, it does not
impede the access for pedestrians and other vehicles (including emergency vehicles), and it is
well landscaped. Parking should therefore be provided on-plot. On-street parking as the only
means of parking must not be used wherever possible; however visitor parking and spaces for
delivery vehicles can be provided through the use of dedicated on-street parking to reduce
overfill parking cluttering the street, or parking on grass verges. It goes on to say that garages are
not a common feature and anyway tend to be used for storage, therefore pushing parking onto
the street.
The consultations noted that a number of homes have been extended to meet family needs.
Sometimes this is done under permitted development rights, but sometimes it requires
planning permission, such as extensions at the front or upwards. The consultations found
support for parking availability to be considered during planning applications for extensions,
again to reduce the prevalence of unplanned on-street parking.
Consultations also found concern about the loss of car parking at the Whiffler pub, with cars
having now to park on surrounding streets.
Intention of the policy
The aim of this policy is to ensure that sufficient car parking is available as part of new
residential developments and avoid the issue of people having to park their cars in such a way
as to impede the flow of traffic or by parking on the grass verges.
POLICY 4: VEHICLE PARKING
For new residential developments the following minimum car parking standards will be
applied.
Size of dwelling/ unit Minimum number of parking spaces One bedroomed unit One space per dwelling Two or three bedroomed unit Two spaces per dwelling Four or more bedroomed unit Three spaces per dwelling
Garages should generally not be included as part of residential development.
Visitor parking on new residential developments there should be 1 space for every 5
dwellings and that this should be in the form of laybys. Long stretches of on-street parking
should be avoided to prevent dominance of cars on the street, and instead the lay-bys
should be spread around.
Further parking provision detail should be in accordance with the Hellesdon Design Codes
and Guidance and with the county council’s Parking Guidelines for new developments in
Norfolk (July 2022).
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Any modifications such as extensions should not reduce the number of parking spaces on
the site and if additional bedrooms are being provided, then the appropriate number of car
parking spaces will be needed.
Any planning application in relation to the Whiffler public house will need to demonstrate a
sufficient level of off-road vehicle parking is made available.
ACCESSIBLE PLAY SPACES
National Planning Policy Framework requires local authorities to plan positively for the provision
and use of shared space, community facilities and other local services to enhance the
sustainability of communities and residential environments. It emphasises the need for
communities to have access to high quality open space, and of recreation as an important
contributor to health and well-being. Policy RL1 on formal recreational space in the Broadland
Local Plan sets out the requirement of 2.02ha per 1,000 population of formal recreational space
for developments consisting of five dwellings or more. However, this is applied flexibly taking
into account local circumstances. Sometimes it will be required on-site whilst in other
circumstances it will be required off site, or improvements to existing facilities will be required.
There is also guidance5 that sets out where play areas should be delivered so that they are well-
located to housing and pedestrian routes, and overlooked by houses to ensure informal
surveillance.
Whilst this framework should deliver the formal recreational spaces that are well-located, it
does not set out how they are made accessible for all. Everyone has a right to play and so
playgrounds should be inclusive for all, regardless of ability or disability, so that families and
friends with different access needs can play alongside each other in public spaces.
These spaces typically feature play equipment and surfaces that can be used by people with
disabilities, such as wheelchair-accessible ramps, transfer stations, and sensory-friendly play
elements. Inclusive play areas also often incorporate playground features like quiet zones,
auditory and visual therapies, and adaptive swings and slides. By providing equal opportunities
for play, these spaces foster a sense of community and promote social inclusion for all
individuals.
The number of children with special educational needs and disabilities (SEND) in Norfolk has
increased significantly in recent years. The number of pupils with SEND in Norfolk has
increased by 14% over the past five years, which is comparable to the increase in England and
East of England. The number of children in Norfolk schools requiring support for SEND
increased from 18,994 in 2018/19 to 24,825 in 2023/24. This indicates an increasing need to
cater for children with special educational needs and disabilities outside of the school too.
INTENTION
The aim is to ensure that all children, regardless of circumstances or ability, has the opportunity
to use and enjoy the play areas in the parish and mix with other children.
5
Recreational provision in residential developments SPD (2016) – Broadland District Council
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POLICY 5: ACCESSIBLE PLAY SPACES
New formal recreational play facilities must be made fully accessible and inclusive and
have full regard to meeting the needs of not only those with physical disabilities, but also
with Special Educational Needs.
Where new formal recreational play space is required, proposals will need to demonstrate
that Inclusive principles have been included in the design, and this will need to incorporate
the three inclusive design pillars of:
• Accessibility; • Multi-Sensory; and • Supporting Infrastructure.
It would be helpful if planning applications include a statement of Inclusive and
Accessible Play to explain how the needs will be met.
HOUSING FOR PEOPLE
As with elsewhere in the UK, affordability of housing is a key issue. The NPPF puts the emphasis
on local plans to identify the amount of affordable housing needed. It also requires local plans
to provide a mix of property types and sizes and a variety of affordable housing tenures, as well
as meeting the needs of all groups in the community. The Greater Norwich Local Plan Policy 5
(Homes) sets out a minimum requirement for 33% of new homes to be affordable housing on
major housing schemes and that this should be for a mix of tenures (such as affordable rent,
social rent, routes to home ownership etc).
Policy 5 of the Greater Norwich Local Plan also supports a mix of housing types to meet the
varied needs of the community, and it particularly supports housing schemes that are aimed at
older people, including specialist housing options such as supported housing, but also
requiring at least 20% of new homes on major housing schemes to be built to Building
Regulation M4(2) standard which means it is adaptable and accessible and so suitable for
people with limited mobility (such as in a wheelchair).
Policy 5 in the Greater Norwich Local Plan therefore covers most issues. Unlike many of
Norfolk’s more remote rural villages, the housing allocations in Hellesdon are not aimed simply
at meeting the needs of the parish of Hellesdon, but at helping to meet the housing needs of
Greater Norwich. Although this is sensible given the proximity of Hellesdon to Norwich, it does
limit the extent to which a policy in the Neighbourhood Plan can focus on meeting identified
housing needs in the parish by adding to the Local Plan policy. For example, Affordable housing
is looked at strategically, so across the whole Greater Norwich area, rather than at the parish
level. The allocated housing sites in Hellesdon should deliver more affordable housing than is
actually required to meet the specific needs of Hellesdon.
Nevertheless, a Housing Needs Assessment was carried out for the Neighbourhood Plan.
This found that:
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• Affordability of open market housing is an issue, as it is everywhere, but that this is
perhaps made worse in Hellesdon by the housing stock comprising a disproportionately
high number of three bedroomed homes.
• In recent years, the proportion of homes of four bedrooms has increased, and this is in
line with an increasing need for four bedroomed homes.
• There is a particular shortage of one-bedroomed dwellings.
• There is a higher proportion of people in the older age groups compared to elsewhere
and many of them live in homes that are under-occupied (for example, a single person
living in a three bedroomed house).
• 45% of housing is in the form of bungalows – significantly higher than the district
average. While this caters to those with mild mobility limitations , bungalows may not be
able to serve the more specialist needs that emerge as people age. Indeed, the evidence
suggests that there will be a significant need for specialist accommodation.
In light of these findings, it may be appropriate for new dwellings in the Parish to contribute
toward the creation of more variety and a better balance in Hellesdon’s’ dwelling stock, by
offering a range of dwelling types and sizes, with prioritisation of smaller dwellings overall in
order to widen choice and meet housing needs. A higher proportion of one or two-bedroomed
homes should be more affordable for people aiming to get on the housing ladder, as well as
providing older people with a down-sizing option should they wish to take advantage.
Furthermore, although the Greater Norwich Local Plan provides support for specialist housing
types for older people6, this does have caveats and so strong support for this accommodation
type can be emphasised in the Neighbourhood Plan.
INTENTION
The purpose of this policy is to help meet the housing needs of local people and widen choice,
especially for those hoping to get on the housing ladder and for the older population in the
parish.
POLICY 6: HOUSING FOR PEOPLE
Housing proposals will need to provide a mix of housing types and sizes. For open-market
housing, these should aim to have due regard to the parish’s housing needs using the best
available and proportionate evidence as well as the wider needs of Greater Norwich, and
in particular should aim to provide modest dwellings of one or two bedrooms. With non-
strategic housing proposals and windfall development, at least 33% of new open-market
dwellings should be one or two-bedroomed, unless there is evidence demonstrating an
alternative proportion.
Proposals for specialist housing options for older people will be supported unless there is
significant unacceptable harm to other policies in the development plan.
6
Specialist housing for older people: a wide range of housing types specifically aimed at older people,
which may often be restricted to those in certain older age groups. This could include residential
institutions, sheltered housing, extra care housing, retirement housing and a range of other potential
types of housing which has been designed and built to serve the needs of older people, including often
providing care or other additional services
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Policies for specific places
IMPORTANT VIEWS
The NPPF indicates that planning policies and decisions should protect and enhance valued
landscapes recognising the intrinsic character and beauty of the countryside.
There are a couple of specific views and vistas within Hellesdon that are of particular
importance to the local community. Building on national and local planning policy, the
Hellesdon Neighbourhood Plan identifies these, provides justification for their significance, and
seeks to protect them for future enjoyment.
Residents and the steering group identified particularly special views as part of the
neighbourhood plan consultation and development. The views considered and assessed were:
• V1: View from Low Road opposite the entrance to Wensum Mount business centre; and
• V2: View from Drayton High Road, opposite the junction of Drayton Wood Road
These are shown below in Figure 5.
Figure 5-Locations of Important Views
All views were reviewed by the steering group, when further evidence and photos were gathered
to determine whether they should be included. The views depict a sense of place, context and
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openness. The latter is especially important for the parish, most of which is built-up, meaning
the remaining views of open countryside are invaluable and important to the local area.
Just two views are identified for protection under Policy 6. The evidence to support their
inclusion is contained within the Hellesdon Neighbourhood Plan Views Assessment
Document. The views are identified in Figure 5 and also shown at the Policies Map at
Appendix A.
Hellesdon is a very built-up parish and access to and meaningful engagement with green space
and landscape is known to be good for mental health and well-being7. It is therefore very
important that the small number of open views are retained.
V1: View from Low Road opposite the entrance to Wensum Mount business centre
7
Mental health: how living in the city and country compare (Understanding Society – The UK Household
Longitudinal Study). 2023
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V2: View from Drayton High Road, opposite the junction of Drayton Wood Road
Intention of the policy
There are very open public views remaining in Hellesdon, views that provide people with a sense
of openness and of the rural landscape within which Hellesdon sits. The aim of this policy is to
ensure that people can continue to enjoy these views and engage with them.
POLICY 7: PROTECTION OF IMPORTANT VIEWS
The views identified in Figure 5 and described in the Hellesdon Neighbourhood Plan Views
Assessment Document are important public local views in Hellesdon.
Development proposals that would adversely affect these Important Views will not be
supported. Proposals are expected to demonstrate that they are sited and designed to be
of a form and scale that avoids or mitigates any harm to the Important Views.
LOCAL GREEN SPACES
This is a new policy area for the Hellesdon Neighbourhood Plan.
A report in March 2020 (Sport and Open Space Needs Assessment for Hellesdon) folloed after
the 2017 neighbourhood plan was ‘made’. This found that applying the standards contained in
the Greater Norwich Development Partnership’s ‘The Greater Norwich Green Infrastructure and
Recreational Open Space Topic Paper’ (2011), Hellesdon should have 37.23ha of publicly
accessible green space of all types, whereas it actually has 17.15ha, which is less than 50%.
The imminent loss of the Jarrolds site for development is also a factor as is the loss of the golf
course for housing. The latter did include a significant amount of green space being allocated in
the Broadland Local Plan 2016. The Greater Norwich Local Plan, however, shows this as being
for housing and so this has been lost from the planning process. Nevertheless, these facts
suggest the need to protect what Local Green Spaces remain in the parish.
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The NPPF sets out that specific areas of land that are demonstrably special to the local
community may be protected against development through designation as Local Green Space
(LGS). These are often found within the built-up area and contribute to the character of a
settlement. These can vary in size, shape, location, ownership and use, but such spaces will
have some form of value to the community and help define what makes that specific settlement
what it is.
The LGS designation should only be used where the green space is in accordance with NPPF
(December 2023):
a) in reasonably close proximity to the community it serves;
b) demonstrably special to a local community and have particular local significance, for
example because of its beauty, historic significance, recreational value (including as a
playing field), tranquillity or richness of its wildlife; and
c) local in character and is not an extensive tract of land.
Policies for managing development within a Local Green Space should be consistent with those
for Green Belts.
A robust process has been followed to determine which green spaces in Hellesdon should be
designated:
• Initial ideas were suggested by the steering group and included in the survey, asking
respondents whether or not they agreed.
• Other ideas were suggested by residents as part of consultation activities. This included
asking people to identify important green spaces on a large map at the consultation
days and to suggest sites as part of the survey. There is clear strong support for
protecting green spaces.
• These suggestions were reviewed by the steering group, with each potential LGS visited.
• Detailed information on each of the potential LGS was gathered, including information
from Norfolk Biodiversity Information Service and Norfolk Wildlife Trust
• An assessment against the national criteria for LGS was made for each of the potential
spaces.
• Landowners were contacted to make them aware that their land was being considered
for LGS designation.
• A final decision was made by the steering group as to which green spaces to designate.
The Hellesdon Neighbourhood Plan designates 14 LGSs for protection. They are identified in
Figure 6, and on the Policies Map in Appendix A. These LGSs are important not only for the
wildlife they support, but also by providing significant quality of life benefits to residents, for
example through encouraging recreation. Justification for each LGS is found in Hellesdon
Neighbourhood Plan Local Green Space Assessment.
There is a desire to increase the provision of green open spaces in the Parish and green
infrastructure should be provided with new development. The requirements for recreational
space provision for new developments are covered in the Broadland Local Plan (Policy EN3),
setting out how much is required, with further detail in Broadland District Council’s Recreation
Provision in Residential Development Supplementary Planning Document. Further information
is provided in the Hellesdon Design Codes and Guidance.
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Intention of the policy
The aim as a minimum to protect those green spaces that are important and have value to the
community. This is necessary for the mental and physical well being of residents and it also
takes recreational pressure off protected habitat sites nearby such as the River Wensum.
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Figure 6- Local Green Spaces Insert photos?
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POLICY 8: LOCAL GREEN SPACES
The areas listed below and shown on Figure 6 and on the accompanying Inset Maps, are
designated as Local Green Spaces:
LGS1. Hellesdon Recreational ground
LGS2. Mountfield Park
LGS3. Meadow Way Play Area
LGS4. Loxwood
LGS5. Prince Andrews Close
LGS6. Allotments, Bush Road
LGS7. Cottinghams Park
LGS8. St Pauls church grounds
LGS9. Outside Millenium Avenue
LGS10. Eversley – Silk Mill Road
LGS11. Nursery Close
LGS12. Woodland just off the Reepham Road just behind Arden Grove Infant School right
on the boundary
LGS13. 2nd Hellesdon scout site off Middleton Road
LGS14. Land at 18th Norwich (1st Hellesdon) Scout Group – Kinsale Avenue / Rear of
Pinewood Close
Development proposals in the designated Local Green Spaces listed above and defined on
the accompanying maps to this policy will be managed in accordance with national policy
for Green Belt.
COMMUNITY FACILITIES
Hellesdon is identified as a fringe parish that is part of the Norwich Urban Area in the Greater
Norwich Local Plan, Policy 7.1. Norwich and the fringe parishes will be the area’s major focus
for jobs, homes, and service development to enhance its regional centre role and to promote
major regeneration.
The parish has a wide range of local services and facilities. This includes community facilities
such as:
• Hellesdon High School • Kinsale Infant School • Kinsale Junior School • Arden Grove Infant and Nursery School • Heather Avenue Infant School. • Hellesdon community centre
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• The library
• Post office
• Castle and Costa Dentist, Hellesdon dental care and Together Dental Norwich
• Hellesdon parish hall
• Kingfisher Mother and Baby Unity Hospital
• St Pauls Hellesdon Parish Church
• Total Care Pharmacy
• The Bull and Whiffler public houses
There are also play parks and other areas of open space but this policy area is essentially
concerned with buildings.
In terms of future provision, a site has been safeguarded for a new 420 place primary school on
the former golf club site and there is a proposal for a new healthcare facility.
There is existing local policy on protecting existing community services. Policy CSU2 in the
Broadland local plan does this and it says that the loss of community facilities should be
avoided and their loss should be exceptional, justified only by demonstrating that it is no longer
viable and cannot be made viable.
Furthermore, Policy CSU1 of the local plan is a general policy that supports new community
facilities.
There are limits as to what can be protected. Permitted development rights allow many types of
service that people would think of as community facilities to change to some other use without
needing planning permission, such as medical and health care, nurseries, and dentists.
Although broadly covered by existing policy or permitted development rights, the
Neighbourhood Plan can provide clarity on what community facilities should be afforded the
policy protection that is in local and national policy.
The existing local services within Hellesdon are valued by residents and retaining these are
important, including the social interactions that are afforded by the facilities and services, and
the sense of community. People would actually like to see more facilities, such as somewhere
for younger people, banking hub, and for more leisure and social activities. Furthermore, new
residential development was expected to deliver a new primary school (on the Persimmon
Homes site). Now that this is not expected to be delivered, it is likely that the local schools will
need to be extended to support the increase in the school roll.
Intention
The Hellesdon Neighbourhood Plan will afford protection for some existing community facilities
via Policy 8. This will provide clarity on what facilities should get protection from the Broadland
Local Plan, Policy CSU2. Support is also given to additional community facilities, especially to
support the growing population of the parish, and this aligns with Policy CSU1 of the local plan.
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Figure 7- Community Facilities
39
POLICY 9: COMMUNITY FACILITIES
The following are designated as community facilities so as to benefit from the protection
provided by Policy CSU2 of the Broadland Development Management DPD 2015. These are
shown on Figure 7.
CF1. Community Centre and Changing Rooms
CF2. Library
CF3. Public toilets
CF4. Post office
CF5. Parish Hall
CF6. St Pauls Church
Proposals for additional facilities are supported in line with Policy CSU1 of the Broadland
Development Management DPD 2015, especially the following:
• Banking hub
• New post office if existing one is lost
• Facilities that provide for younger people
• Facilities that provide new social and leisure opportunities
• New high-quality additional buildings or extensions to existing schools to cater for
an increase in school demand.
BUILDINGS OF LOCAL IMPORTANCE
Records indicate human settlement in the parish dates back to the prehistoric age period.
Despite the local ancient history, Hellesdon is a relatively new community with most of the
buildings not being especially old. As a result of Hellesdon’s young age, there are very few
buildings or structures located within the Plan area over 100 years old. Reflecting this there is
only one Listed building (St Mary’s Church) and two Listed structures within the Plan area (Cross
in St Mary’s Churchyard and Wayside Cross on the corner of Boundary Road and the A1067).
However, the relative lack of nationally Listed buildings does not mean that there aren’t
buildings that are architecturally interesting or socially meaningful and merit some level of
protection.
Consultation and research consistently highlighted strong positive feelings towards a number of
buildings in the parish, such as for The Bull pub on the corner of Reepham Road and Middletons
Lane and older parts of Hellesdon Hospital that front onto Drayton High Road; parts of this
complex were the first buildings in Hellesdon away from the river, appearing on 1870s maps of
the area.
Research highlighted that St Pauls Church on Hawthorne Avenue has been described as the
most unusual church in Norwich as a result of its semi-circular brick masking its main bulk, a
dark green corrugated iron Nissen hut. Whilst it is entirely utilitarian, it is an unusual and
attractive building and contains an important window produced by the William Morris workshop
in London.
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The National Planning Policy Framework does provide some protection for non-designated
assets, setting out that, “The effect of an application on the significance of a non-designated
heritage asset should be taken into account in determining the application. In weighing
applications that directly or indirectly affect non-designated heritage assets, a balanced
judgement will be required having regard to the scale of any harm or loss and the significance of
the heritage asset.” Policy 3 of the Greater Norwich Local Plan alludes to this.
There is no need to repeat this wording in Policy 9 below. However, it is always helpful to provide
clarity as to which buildings and structures should fall under this protection, and Policy 9 does
just this, setting out those that are considered to be Non-Designated Heritage Assets. These
have been assessed against the criteria used for locally listing buildings and further details
including maps and photos are set out in the Hellesdon Non-Designated Heritage Assets
Assessment. The assets are shown in Figures 8 and 9 below.
41
Figure 8- Non-Designated Heritage Assets
42
43
Figure 9- Non-Designated Heritage Assets Maps at a larger scale
44
Intention
There is potential for future development to impact on buildings of interest or that might be
considered as being non-designated heritage assets. The intention of this policy is to protect a
number of buildings and structures of local importance that are valued for their historic
significance, architectural distinctiveness and social / cultural value.
POLICY 10: Non-Designated Heritage Assets
The following are considered to be Non-Designated Heritage Assets and should benefit
from protection in accordance with the National Planning Policy Framework and Polic 3 of
the Greater Norwich Local Plan:
NDHA1- The Bull Public House
NDHA2- Parish plaque on the Bull Roundabout
NDHA3- St Paul’s Church and Coronation Hall
NDHA4- Milestone – Cromer Road
NDHA5- Site of 12 Hastings Avenue
NDHA6- The Site of WW1 Aircraft Hangar (Mann Egerton)
NDHA7- Site of 1 Overbury Road
NDHA8- Whiffler Public House
NDHA9- Wayside Cross on the Boundary
NDHA10- Milestone – Drayton High Road
NDHA11- Frontage of Hellesdon hospital
NDHA12- Pill Box at Rabbits Hill
NDHA13- Parish sign on the Low Road
NDHA14- Hellesdon Parish Hall
These are shown in Figures 8 and 9.
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COMMUNITY PROJECTS
The group will need to provide some narrative around each of these
Could have a policy on community projects to be funded by CIL and other funding sources.
PROJECT 1: ENHANCED PARKS AND OPEN SPACES. Improvements to play equipment in play
grounds, improving signage and access, Outdoor gym (Discussion about making parks and play
areas accessible for all and adapting equipment etc)
PROJECT 2: EXTENSION OF THE COMMUNITY CENTRE
PROJECT 3: SPEEDING TRAFFIC
PROJECT 4: AIR QUALITY
PROJECT 5: CYCLE PARKING at public buildings, including Jubilee centre.
PROJECT 6: INCLUSIVE CHANGING FACILITIES
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Meeting of the Hellesdon Neighbourhood Plan Steering Group
6th February 2025
Item 5
To Consider Format and Date(s) of Regulation 14 Consultation
Regulation 14 of the Neighbourhood planning regulations require the draft neighbourhood plan
proposal to be the subject of a pre-submission consultation before it is submitted to the local
authority for independent examination. The consultation should last at least 6 weeks.
Pre-submission consultation requirements include publicising the draft plan to people who live,
work or run businesses in the area. The publicity must include details of the proposed
neighbourhood plan, where and when it may be viewed, and how to make comments on the
plan and by what date.
Certain statutory bodies must be consulted. It is also advisable to consult any local business or
community organisations, such as chambers of commerce, civic societies and local trusts.
Many people will not want to read through the whole document, so it is useful to produce a
simple leaflet or display boards that set out the main aims and the focus of the policies in the
plan. Drop-in events may be a useful means of allowing people to ask questions or discuss the
plan on a one-to-one basis.
The draft plan and supporting documents should be uploaded to the neighbourhood plan
website. Printed copies should be made available at convenient locations, such as libraries,
community centres, council offices and other key public buildings. Copies should be available
to send to people who can’t access a digital or displayed copy.
Any comments received by the end of the consultation period must be considered
conscientiously by the qualifying body. All representations need to be considered, but it is
legitimate for the neighbourhood plan body to take a different view. Indeed, different
representations may demonstrate opposing views. A planning judgement needs to be taken.
A decision will need to be made over whether or not to amend the neighbourhood plan in
response to each representation. The decisions on whether or not to amend the plan, and the
reasoning behind them, should be recorded, as this information will need to be incorporated
into the consultation statement.
The qualifying body will need to agree the modifications and approve the resulting draft of the
plan for submission to the local planning authority.
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