Ditchingham Dam
Policy PODIT1: Maltings Meadow Sports Ground, Ditchingham
- The continued use of the area for sports facilities will be supported.
- Any proposal to improve existing and provide new facilities will be supported if:
- It retains the general character of openness of the area;
- It avoids unacceptable impacts on neighbouring occupiers;
- Particular care is taken to consider the landscape impacts of fencing, lighting columns
and other structures; - It is of a high standard of design, materials and landscaping;
- Steps are taken to reduce existing light pollution;
- New lighting installations are fully justified and designed so they do not contribute to light pollution;
- It manages flood risk on the site and does not increase flood risk elsewhere;
- Appropriate steps are taken to promote walking and cycling to the sites (see later about travel plan); and
- Any proposals for additional car parking are thoroughly justified. These will be considered in light of how the proposed scheme meets criterion i on walking and cycling.
- Any development permitted here would be subject to a condition requiring the production and implementation of a robust travel plan for the entire site.
- Any ‘assembly and leisure’ uses which are otherwise acceptable under this policy will be restricted to those parts of the site demonstrated to have a lower than 1-in-20-year return flood risk.
- The site lies on a safeguarded mineral resource (sand and gravel) and any development proposals will need to address this (see Norfolk County Council's Core Strategy Policy CS16 - Safeguarding mineral and waste sites and mineral resources).
Constraints and features
- Risk of flooding (almost wholly zone 3 by EA mapping; zones 1, 2, 3a & modelled 3b by SFRA 2017 mapping).
- Minerals (sand and gravel) safeguarding area.
- Contains cropmarks of enclosures and a field system. Prehistoric, Roman, medieval and post objects have been recovered from or immediately adjacent to the site. A Roman settlement is known to have existed less than 500m away to the southwest.
Reasoned Justification
The site provides valuable sports and recreation facilities for a wider area. The policy is intended to support the continuation of this, while ensuring the interests of the landscape, neighbour amenity, and flood risk are appropriately addressed.
This policy is intended to provide clarity and consistency in the approach to future development of the area, and in particular to stress the importance of the landscape sensitivity of this area of floodplain and grazing marshes, and potential impacts on neighbours’ amenity.
The Authority is aware of the management committee’s aspirations to improve the layout of the venue and provide further sport and recreation facilities, both indoors and outdoors. This policy generally supports appropriate improvements to the facility that would benefit the health and wellbeing of the community, as well as appropriate amendments to enable greater and improved social use of the site.
On the issue of transport and access to the venue, the requirement of the policy for a robust, deliverable travel plan will assist the venue to accommodate demand for parking, especially at peak times. Further, the policy requires improvements for walking and cycling. The aim is to seek modal shift away from single occupancy car use, reducing the demand for car parking spaces. The travel plan needs to address the use of the entire site.
The Bungay and Ditchingham area are one of the darkest areas of the Broads. As part of any proposals, there may be opportunities to address current external lighting. New lighting proposals will need to be line with Policy PODM27 on light pollution.
Restrictions on the location of any ‘assembly and leisure’ uses are made on the advice of the Environment Agency and in furtherance of national policy on flood risk. This recognises that these uses are not appropriate in those parts of the site at a higher degree of risk where outdoor sports and recreation, and essential facilities such as changing rooms, may be located.
Reasonable alternative options
The original policy, with no amendments.
An alternative option could be to have no specific policy relating to Maltings Meadow Sports Ground; any application would be considered using existing policies. To not have a policy is considered a reasonable alternative option in this instance as the various criteria listed are addressed in other policies.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: Keep original policy: 9 positives. 0 negatives. 0 ? Overall, positive.
B: No policy: 0 positives. 0 negatives. 9 ?
C: Preferred Option - amend policy: 9 positives. 0 negatives. 0 ? Overall, positive.
How has the existing policy been used since adoption in May 2019?
According to recent Annual Monitoring Reports, the policy has not been.
Why have the alternative options been discounted?
Maltings Meadow Sports Ground is important to the health and wellbeing of the local community but is also in an area with some constraints to consider. The amendments to the original policy fundamentally reinforce the location of this popular attraction – being in an edge of settlement area, drawing in people who tend to use their cars. The preferred policy is favoured as it emphasises the importance of dark skies and walking and cycling. Not to have a policy was discounted because this is a unique and successful facility in the Broads, so by setting out the key considerations, the policy supports appropriate change at the site.
Policy PODIT2: Ditchingham Maltings Open Space, Habitat Area and Alma Beck
- The areas defined on the policies maps (including Alma Beck) shall be protected as open space and habitat area.
- The area allocated as open space will be kept open because of its contribution to amenity, townscape, and recreation, as well as providing an important pedestrian link from Ditchingham Dam through the site to the crossing of the A143 into Ditchingham.
- The habitat area will be conserved and enhanced for its contribution to the landscape, its wildlife and its openness.
Constraints and features
- New development nearby (Ditchingham Maltings).
- Path runs through open space.
- Alma Beck is an IDB drain.
- Habitat area and open space on site.
- Beck and surrounding area classed as mostly 2 and some 3a and modelled 3b flood zones – SFRA 2017.
Reasoned justification
The habitat and open space areas were provided as part of the Ditchingham Maltings major development, completed in 2016. Both areas contribute to the character of the area, with the open space providing informal recreation space for residents and visitors. The open space is also an important pedestrian link through the site, linking Ditchingham Dam to Ditchingham and its services and facilities.
The habitat area benefits wildlife on the site by retaining, enhancing, and creating habitats and maintaining favourable conservation status of bat species. Much of this habitat area falls outside of the Broads Authority Executive Area, and South Norfolk District Council has been contacted about allocating the remaining habitat areas in their future Local Plan.
Alma Beck forms part of the open space and habitat area allocation because of its contribution to the amenity, recreation, and biodiversity value of the area. It is an Internal Drainage Board drain, maintained for its drainage function and enhanced for its importance to wildlife.
Reasonable alternative options
No alternatives considered as this site is an important part of the Ditchingham Maltings development with site specific considerations.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: Keep original policy: 6 positives. 0 negatives. 0 ? Overall, positive.
How has the existing policy been used since adoption in May 2019?
According to recent Annual Monitoring Reports, the policy has not been used.
Why have the alternative options been discounted?
No alternatives considered as this site is an important part of the Ditchingham Maltings development with site specific considerations.