Horning
Policy POHOR1: Horning Car Parking
- The continued use of this land for car parking for visitors will be supported.
- Schemes will need to include appropriately located and well-designed cycle parking and electric vehicle charging points (of a suitable charging speed to reflect the demand in the area).
- Environmental improvements and landscaping will be encouraged to improve the site’s contribution to the character or appearance of the Conservation Area and to visual amenity, and to address surface water runoff.
- Any proposals for lighting (including associated with any ev charging points) will be determined and considered In line with policy PODM27 on light pollution and dark skies.
- The Authority would expect an appropriate provision of disabled parking spaces.
Constraints and features
- Within Horning Conservation Area.
- Not far (across river) from SSSI.
- Flood risk zones 1, 2 & 3 by EA mapping and small part 2 and 3a by SFRA 2017.
- Knackers Wood Water Recycling Centre
- Surface water concerns (linked to Knackers Wood Water Recycling Centre).
- Dark skies zone 2.
Reasoned Justification
Horning is a popular location for its views, boating and boat trips, shops, pubs and more. Most visitors and residents arrive by car, and the car parks in the village are important to its economy and to the value of the area for enjoyment of the Broads. The existing pay and display car/coach park intrudes somewhat into the village scene close to the riverside, but it would be difficult to find a satisfactory alternative of similar capacity, given the layout and sensitivity of the locality.
There is a second important parking area near the staithe. This is also protected in this car parking policy.
Proposals will need to meet the requirements of policy PODM27 as the Horning area generally has good dark skies.
The Authority expects proposals to include an appropriate number of disable parking spaces. The policy does not set a standard or threshold for this requirement; it will be for the applicant to consider and justify their approach. The design of the disabled spaces will need to follow best practice.
In terms of addressing any concerns relating to Crime, ParkMark may be of relevance.
Reasonable alternative options
The original policy, with no amendments.
Given the importance of the car park to the area, not to have a policy is seen as an unreasonable alternative.
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: Preferred Option - amend policy: 10 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 since adoption of the Local Plan.
Why have the alternative options been discounted?
The amendments to the original policy seek to protect the dark skies of the area and so is favoured.
Policy POHOR2: Horning Open Space (public and private)
- The areas of public open space are conserved for their contribution to the character and landscape of Horning, and for the amenity of residents and visitors.
- The area marked on the policies map outside the Swan Inn will be retained as private open space for its contributions to the character and appearance of the village.
Constraints and features
- Within Horning Conservation Area.
- Just across river from SSSI.
- Flood risk zones 1, 2 & 3 by EA mapping, most 2 and 3a with some modelled 3b by SFRA 2017 mapping.
- Dark skies zone 2.
Reasoned Justification
This policy covers four areas of open space, as shown on the policies map. These are:
- adjacent to the public car park on Lower Street
- opposite the entrance to Mill Loke
- between the Swan Inn and River Bure
- triangle of land next to space number 3 and near to space 2.
In terms of the open spaces adjacent to the public car park on Lower Street and the area opposite the entrance to Mill Loke, these are well-used and appreciated open spaces, contributing to the amenity of residents and visitors, to the setting of nearby historic buildings, and to the wider landscape of the area. Although many other spaces around Horning contribute in various ways to the appearance and amenities of the area, these are perhaps the most characteristic and important to its sense of place and role as a focus for visitors.
At the time of writing, the area marked as ‘private open space’ is a pub garden. As such, this is not a public open space as access onto this private land is only for paying customers of the pub. This landscaped open space adds to the character and attractiveness of the staithe and will be retained in this generally open and attractive state for the benefit of pub users, as well as for its quaint appearance from land and water.
Identifying these areas as open spaces is intended to complement the development boundary shown for other parts of Horning, and to clarify that the various types of development, which the Local Plan would normally permit adjacent to or outside a development boundary, would not be acceptable in the defined areas of the open space.
Reasonable alternative options
No policy
The amendments to the original policy are simply to provide clarity to where the areas referred to in the policy are. A such, the original policy with no amendments is not considered an alternative.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: No policy: 0 positives. 0 negatives. 3 ?
B: Preferred Option - amend policy: 3 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 since 2019.
Why have the alternative options been discounted?
These open spaces are important to the character of the area. The amendments to the original policy simply clarify that there are three areas of open space and where each is located.
Policy POHOR3: Waterside plots
- The designated area of waterside plots will be protected from over-intensive development and suburbanisation (including from the character of moorings and boundary treatments). The maintenance or upgrading of existing buildings will be encouraged, and their replacement permitted, where this is consistent with the openness and the low key and lightweight forms of building (generally characteristic of the area) and policies on flood risk and dark skies. Proposals need to improve the existing disposal of surface water and ensure that any additional surface water generated by the development is addressed appropriately.
- Any new development must ensure there is no adverse impact on the integrity of any habitat site.
- Development should contribute where feasible to:
- An upgrading of private sewerage systems, and
- An increase in the number of trees and other planting in the area (with due regard to avoiding wind obstruction near the riverside that might affect sailing on the river).
Constraints and features
- Parts close to (across river) SAC, SPA, Ramsar, and SSSI.
- Flood risk (zone 3 by EA mapping and all 2 and 3a with most modelled 3b by SFRA 2017 mapping.
- Knackers Woods Water Recycling Centre.
- Surface water concerns (linked to Knackers Wood Water Recycling Centre).
Reasoned Justification
The policy seeks a balance between updating and redevelopment of the waterside plots, while retaining the best characteristics of the area and discouraging suburbanisation and over-intensive development. The wording of the policy aims to clarify what the Authority is trying to achieve and focuses on the key qualities to be addressed in any development.
The sailing club is excluded and is subject to a separate policy (POHOR4).
Proposals will need to meet the requirements of policy PODM27 as the Horning area generally has good dark skies.
Applicants are directed to the Authority’s adopted Mooring Design Guidance[164] .
Reasonable alternative options
An alternative option would be to keep the original policy.
Another alternative would be to have no policy.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: Keep original policy: 3 positives. 0 negatives. 0 ? Overall positive.
B: No policy: 0 positives. 0 negatives. 3 ?
C: Preferred Option - amend policy: 4 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 been used and schemes have been in conformity.
Why has the alternative option been discounted?
The stronger wording relating to light pollution is favoured when compared to the original to ensure the dark skies of the Broads are protected.
Policy POHOR4: Horning Sailing Club
- Continued use of the island for sailing facilities will be supported.
- Maintenance and upgrading, or replacement, of existing buildings for this use will be supported where this is consistent with the character of the riverside area and policies on flood risk and dark skies. Dwellings, business uses, and holiday accommodation will not be permitted.
- Development proposals in this area will be required to:
- Be of high standards of design;
- Limit the height, bulk and extent of building to retain the general openness of the area in which
the club is located; - Improve the existing disposal of surface water and ensure that any additional surface water generated by the development is addressed appropriately;
- Avoid impacting the amenity of nearby occupiers; and
- Avoid adversely impacting navigation and nature conservation (including Habitat Sites).
- The continued use of the land south of the footbridge (next to POHOR2) for car parking associated with the sailing club is supported but built development here would not be acceptable.
- Any new development must ensure there is no adverse impact on the integrity of any habitat site (National Site Network).
Constraints and features
- Lies within Horning Conservation Area.
- Just across river from SSSI, SAC, SPA, and Ramsar Site.
- Flood risk zone 3 by EA mapping and all 2 and 3a with some modelled 3b by SFRA 2017 mapping.
- Knackers Woods Water Recycling Centre.
- Surface water concerns (linked to Knackers Wood Water Recycling Centre).
Reasoned Justification
In reviewing the 1997 Local Plan policy that covered this area, it was considered preferable to treat the sailing club separately from the holiday and residential waterside plots around it. This encourages the continuation of this valuable use in the location and allows the Policy wording to be better focused on the particular likely redevelopment issues relating to a sailing club and to its immediate surroundings. The land off the island is considered suitable for car parking associated with the sailing club but built development here would reduce the area’s contribution to the openness of the area in general and the adjacent public open space in particular.
The Habitats Regulations Assessment identified the potential for future developments at the club to have adverse effects on the nearby National Site Network. The Habitats Regulations and Policy PODM13 require that this potential is assessed and avoided in respect of any future planning application.
Proposals will need to meet the requirements of policy PODM27 as the Horning area generally has good dark skies.
Of particular importance to this area is the policy on surface water (PODM8).
Reasonable alternative options
An alternative option would be to keep the original policy.
Another alternative would be to have no policy.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: Keep original policy: 4 positives. 0 negatives. 0 ? Overall positive.
B: No policy: 0 positives. 0 negatives. 4 ?
C: Preferred Option - amend policy: 5 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 has the alternative option been discounted?
The stronger wording relating to light pollution is favoured when compared to the original to ensure the dark skies of the Broads are protected.
Policy POHOR5: Crabbett’s Marsh
- This area will be protected for its landscape and nature conservation value. It is also recognised that the access here is a major constraint.
- All forms of new build development will be firmly resisted, as will the stationing of vehicles, caravans, and boats. In this context, the stationing of boats excludes short-term halts of waterborne craft in the course of navigation.
- Acceptable uses are likely to be those which are compatible with its semi-natural and undeveloped state, such as intermittent and very low-level private leisure use, and those that enhance or restore the natural character of the area.
Constraints and features
- Tree preservation order for this and adjacent area, which also forms an important backdrop to Horning.
- Alder Carr woodland is a Broads Biodiversity Action Plan priority habitat.
- Not far (across river) from SAC, SPA, Ramsar, SSSI.
- Article 4 Direction (1972) removes permitted development rights for gates, fences, walls and enclosures; temporary use of land under ‘28-day rule’; etc.
- Flood risk - predominantly zone 3 by EA mapping, with small areas of zones 1 & 2 and almost all 2 and 3a with most modelled 3b by SFRA 2017 mapping.
- Peat soils in this area.
Reasoned Justification
Attempts to control the incremental development of this area go back to at least the early 1970s and have been complicated by the sale and purchase of individual leisure plots without always sufficient regard to the lawful uses of the land. During that time, a limited amount of development has either been granted planning permission or become immune from enforcement action, but more generally, the Authority (and its predecessors as local planning authority) has sought to resist built development and engineering works such as the building of roads and the cutting of mooring basins.
The policy seeks to resist the erosion of the area’s landscape and nature conservation value, recognising the limitations of the road access and clarify what the policy is seeking to achieve and the acceptable range of possibilities.
Built development in this context includes the following examples (although the list is not exhaustive): sheds and similar structures, and such engineering works as raised ground levels, road building, and creation of moorings, cuts, paved tracks, hard-standings or moorings. Indeed, to reflect the open and rural nature of the area, the Authority encourages plot owners to limit management of the site; a lot of works plot owners do does not constitute development but can have impact on character of area and can lead to more plots doing the same elsewhere.
The stated protection of this site, and the restriction on caravans, etc., is supported by the Environment Agency on flood risk grounds.
Reasonable alternative options
An alternative option would be to not have a policy.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: No policy: 0 positives. 0 negatives. 2 ?
B: Preferred policy: 2 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 has the alternative option been discounted?
Having a policy provides more certainty and seeks to tackle the various historic issues in the area.
Policy POHOR6: Horning - Boatyards, etc. at Ferry Road. and Ferry View Road
- The land identified on the Adopted Policies Map will be subject to policies in the economy section of the Local Plan.
- No moorings on the banks of the SPA/SAC site over the river from POHOR6 will be allowed.
- Developments shall include:
- Appropriate measures to manage any risk of water pollution arising from development;
- Respect the dark skies in the area in line with policy PODM27.
- Improvements to the existing disposal of surface water and ensure that any additional surface water generated by the development is addressed appropriately;
- Significant landscape planting to help soften the appearance of the area, integrate it into the wider landscape, and support wildlife and biodiversity (e.g., by use of nectar mixes), but subject to avoiding the creation of additional wind shadowing of the river affecting its sailing value; and will
- Pay particular regard to the setting of the nearby listed buildings.
- The range of potential development will be constrained by the high flood risk to most of this area and the application of national and local policies on flood risk.
Constraints and features
- Close to SAC, SPA, Ramsar site, SSSI, NNR.
- Flood risk - predominantly zone 3 by EA mapping, with small areas of zones 1 & 2 and most 2, 3a and modelled 3b according to SFRA 2017 mapping.
- Knackers Wood Water Recycling Centre capacity constraints.
- Surface water concerns (linked to Knackers Wood Water Recycling Centre).
- Inappropriate use of drains, some of which are poorly maintained.
- Nearby Grade II* Listed Hobbs Mill and Grade II Listed Horning Ferry Mill
- Sewage pumping station in this area.
Reasoned Justification
The area is somewhat separate from the heart of the village but provides an important range of boating and ancillary services and of moorings. Significant development has taken place in recent years. The boat and related services contribute to the character of Horning, the local economy, and sustaining marine skills.
The policy gives certainty to the application of industrial and boatyard policies to the area.
Of particular importance to this area is the policy on surface water (PODM8) and PODM4 in relation to Horning Knackers Wood Water Recycling Centre capacity issues.
The SFRA 2017 highlights that almost all the area is in flood risk zone modelled 3b, and there is a need to address the risks of water pollution for waterside sites in boatyard use.
Proposals will need to meet the requirements of policy PODM27 as the Horning area generally has good dark skies.
Reasonable alternative options
An alternative option would be to keep the original policy.
No policy
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A: Keep original policy: 4 positives. 0 negatives. 0 ? Overall positive.
B: No policy: 0 positives. 0 negatives. 5 ?
C: Preferred Option - amend policy: 5 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 been used and schemes have been in conformity.
Why has the alternative option been discounted?
The stronger wording relating to light pollution is favoured when compared to the original to ensure the dark skies of the Broads are protected.
Policy POHOR7: Woodbastwick Fen moorings
- This area will be conserved for the green and semi-natural backdrop it gives to Horning village while providing a significant number of moorings for navigable craft. Improvements to the appearance of the area will be sought. If opportunities arise, houseboats and residential moorings will be removed.
- Particular care will be taken to protect the landscape, environmental and wildlife value of Woodbastwick Fen, including the adjacent habitat site.
- The defined area will be kept generally free of buildings and above ground structures. Provision of unobtrusive moorings, steps, ramps, and small-scale storage lockers, for use incidental to the enjoyment of the moorings, will be permitted. External storage, and extensive hard paving or boardwalks will not be acceptable.
- To avoid further restriction of the navigable area of the river, no new moorings will be permitted on the river frontage.
- New residential moorings or houseboats will not be permitted. The area will be treated as not meeting the locational criteria of Policy PODM45.
Constraints and features
- Immediately adjacent to (and slightly overlaps) SSSI, SAC, SPA, Ramsar site.
- Part of setting of the Horning Conservation Area on the opposite bank of the river.
- Flood risk zones 2 & 3 by EA mapping and all 2 and 3a with some modelled 3b by SFRA 2017 mapping.
Reasoned Justification
The area is an important boating resource, but is also sensitive in terms of landscape, wildlife, and habitat. There is also potential to impinge on navigation in one of the busiest stretches of water in the Broads.
Woodbastwick Parish Council has specifically sought restrictions to development in the parish to retain the natural landscape where important habitats have evolved.
The area excludes the less developed western extent of moorings, now considered best treated as open countryside for planning purposes.
The policy’s restriction on buildings, and intended removal of houseboats and residential moorings, if opportunities arise, are supported by the Environment Agency on flood risk grounds.
The houseboats and residential moorings give rise to parking problems in the village and reduce the use of the staithe by the public. They also have limited, if any, facilities such as water, and tend to look unsightly and generally have a negative impact on landscape and river scene.
Applicants are directed to the Authority’s adopted Mooring Design Guidance[165] .
Reasonable alternative options
No policy
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
Preferred Option: 3 positives. 0 negatives. 0 ? Overall, positive.
C: No policy 0 positives. 0 negatives. 3 ? 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?
Given the importance of the area to the Broads and given how busy this stretch of water is, a policy is deemed required.
Policy POHOR8: Land on the Corner of Ferry Road, Horning
- The existing live/work units shall be retained for the contribution they make to small business and the local economy. The ground floors shall be used for Class E, F2 and B8 uses (use classes order 1987 as amended). Such uses shall be capable of being carried out without detriment to the amenity in the area.
- The upper floors shall be used as residential for persons solely or mainly employed in the management or operation of the business activity on the ground floor below.
- Proposals need to improve the existing disposal of surface water and ensure that any additional surface water generated by the development is addressed appropriately.
Constraints and features
- Close to SAC, SPA, Ramsar site, SSSI, NNR.
- Flood risk - predominantly zone 3 by EA mapping, with small areas of zones 1 & 2). By SFRA 2017, part 2 and 3a.
- Knackers Wood Water Recycling Centre capacity constraints.
- Surface water concerns (linked to Knackers Wood Water Recycling Centre).
Reasoned Justification
The live/work units are a unique offer in the Broads. They offer business space, residential accommodation, and off-street parking, and have moorings associated with them. Each unit is relatively small and provides an opportunity for small-scale and new businesses to become established, with reduced overheads as the operators can live onsite. The objective of this policy is to retain the units in beneficial use and ensure their contribution to the local economy and community is maintained long term.
Any business use must not affect the amenity of nearby land uses, in line with policy PODM26.
The site is outside of a development boundary and therefore dwellings would not normally be permitted. However, residential use is restricted to the upper floors only and must be used only by staff (and family) associated with the business operating on the ground floor.
Alternative uses will only be considered in line with this policy and employment policies if it can be satisfactorily demonstrated the existing permitted range of uses are not financially viable and the proposed new use is compatible with flood risk, protecting amenity and the location outside a defined development boundary and other policies in this Local Plan. The Authority will need to verify the content of any viability report and may need to employ external expertise to do so (the applicant will need to meet the cost of this).
Reasonable alternative options
No policy
The amendments are simply factual and are not seen as an alternative.
Sustainability appraisal summary
The following is a summary of the assessment of the policy and alternative(s).
A Preferred Option: 4 positives. 0 negatives. 0 ? Overall, positive.
B: No policy: 0 positives. 0 negatives. 4 ? 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?
The amendments to the original policy are factual. Given how these units are unique in their offer, but given the flood risk in the area, a bespoke policy is favoured.
[164] Mooring Design Guidance