Potter Heigham/Repps with Bastwick

Policy POPHRB1: Bridge Area

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  1. The area around Potter Heigham Bridge, as identified on the Adopted Policies Map, will be further developed, and enhanced as a location for river related leisure and tourism to reflect flood risk in the area.
  2. Within this area identified on the Adopted Policies Map:
    1. Public realm and landscaping improvements are welcomed;
    2. Biodiversity enhancements will be expected;
    3. Appropriate measures to address surface water and fluvial flooding and improve resilience to flooding will be supported;
    4. New residential development will not be permitted; and
    5. The amenity of existing residential occupiers will be protected.
  3. New development should not harm Potter Heigham Bridge or its setting as a Scheduled Monument and Grade II* listed building.
  4. Proposals will be designed to avoid contributions to light pollution and address existing sources of light pollution.
  5. In addition, the relevant policies of the Local Plan will apply with the following provisos:
    1. At the Staithe:
      1. Particular care will be taken to achieve improvements to the appearance and public realm
        of the area;
      2. Development which provides facilities supporting recreation and tourism will be supported; and
      3. Care will be taken to generally limit loss of existing car parking provision, and to ensure adequate car and cycle parking is provided to serve new facilities.
    2. At the southern bank area:
      1. Particular care will be taken to achieve improvements to the appearance and public realm
        of the area;
      2. Proposals that are appropriate to the site’s location in terms of flood risk and proximity to the Bridge will be supported.
    3. At the large retail outlet:
      1. The retail use of this site will be protected;
      2. Appropriate and well-designed improvements or changes to the site will be supported; and
      3. Care will be taken to avoid loss of existing levels of car parking provision, and to ensure adequate car and cycle parking is provided to serve these facilities.
  6. In terms of traffic management in the area, opportunities to review the traffic management infrastructure and routes through and around the area to improve amenity and safety and better respect the historic bridge will be welcomed.

Constraints and features

  • Potter Heigham Bridge is a scheduled ancient monument and Listed Grade II* building.
  • Area close to SAC, SPA, SSSI, RAMSAR.
  • Flood risk zones 2 & 3 by EA mapping; zones 1, 2, 3a, modelled 3b and indicative 3b by SFRA 2017 mapping).
  • Potential archaeological interest.
  • Local Green Space nearby – Bridge Green.

Reasoned Justification

The area around Potter Heigham Bridge is one of the most popular areas for visitors to the Broads. A range of attractions, including boatyards, cafe, public house, restaurant, shops, moorings, and slipway, combined with direct access to and views of the River Thurne, contribute to its appeal.

Car parking in the area is privately controlled. With the number of visitors, boat hirers, workers and chalet occupiers wishing to park in the area, there is potential for the parking provision to come under significant pressure, particularly at peak times. Provision of further car parking is problematic given the sensitivity of the area. It is therefore important to make sure that none of the existing capacity is lost. The policy also seeks the provision of improved cycle parking of a useful design in accessible locations to aid visitors by means other than motor cars.

While environmental improvements and some upgrading of premises have occurred in recent years, there remains scope for further improvements and development. In particular the site of the former Bridge Hotel, at the southern end of the bridge, would benefit from a more attractive and permanent redevelopment that reflects its constraints, in particular flood risk and location near to the Bridge.

Parts of the area are at risk of flooding. The relevant Local Plan and National Planning Policy Framework policies will apply, and a site flood risk assessment may be required to establish the degree of risk.

The large retail outlet is an important visitor attraction in the area, drawing visitors from around the county and beyond. The policy seeks to protect this land use and allow appropriate and well-designed improvements or changes to the business.

The policy provides encouragement and guidance for further improvements and facilities for the area.

Proposals will need to meet the requirements of policy PODM27 as the Potter Heigham Bridge area generally has good dark skies and is near to the area of darkest skies in the Broads.

Of particular relevance to changes in this area will be the Generic Retail Policy PODM34.

Reasonable alternative options

The original policy, with no amendments.

No policy

Sustainability appraisal summary

The following is a summary of the assessment of the policy and alternative(s).

A: Keep original policy: 8 positives. 0 negatives. 0 ? Overall, positive.

B: Preferred Option - amend policy: 10 positives. 0 negatives. 0 ? Overall, positive.

C: No policy: 0 positives. 0 negatives. 10 ?

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 are in general conformity with the policies.

Why have the alternative options been discounted?

Given the importance of this area to the Broads and the local community and economy, a policy is prudent. The amendments emphasise the issue of flood risk as well as refers to traffic management in the area and the impact on the Bridge and is favoured.

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Policy POPHRB2: Waterside plots

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  1. The rural and ‘holiday’ character of the area of waterside plots will be conserved.

Chalet plots

  1. Existing waterside chalet plots will be protected from over-development and suburbanisation, while allowing the maintenance and upgrading or appropriate replacement of existing buildings and boundary treatments where this maintains the openness and the low key, lightweight, and sometimes whimsical forms of building generally characteristic of the area and is consistent with policies on flood risk.
  2. Particular care will be taken to:
    1. retain or reinstate an open margin, clear of buildings, to the river frontage;
    2. retain open areas around and between buildings, and views and glimpses between the river and the land behind the chalets;
    3. limit the height, bulk and extent of buildings to approximately their present levels, and generally to a maximum of around (i) 70% of the plot width (excluding mooring basins coverage), and
      (ii) plot coverage of 70%, subject to the particulars of the site and its surroundings;
    4. seek the retention or provision of lawn, and flower or shrubbery planting;
    5. exploit any opportunities to reduce flood risk through the development;
    6. provide biodiversity enhancements (see policy PODM14)
    7. reduce/address light pollution; and
    8. consider the implications of any proposed development on navigation and nature conservation.
  3. Additional dwellings or holiday accommodation will not be permitted, nor will permission be granted for permanent residential occupancy of holiday chalets.

Mooring plots

  1. Development will not be permitted other than appropriate riverbank stabilisation and mooring infrastructure, and the provision of small-scale storage lockers incidental to the mooring use of the plot.

Undeveloped plots

  1. Development will not be permitted on undeveloped plots.

Constraints and features

  • High flood risk – outside defences (zones 2 & 3 by EA mapping; zone 2, 3a/indicative 3b and parts modelled 3b by SFRA 2017 mapping).
  • Close to, and in places adjacent to, SAC, SPA, Ramsar site, SSSI.
  • Parts close to Potter Heigham Bridge, which is both a Grade II* Listed Building and a Scheduled
    Ancient Monument.
  • Dark skies zone 2.

Reasoned Justification

This policy continues the general approach of the 1997 Local Plan. Proposals will need to meet the requirements of policyPODM27, as the area covered by this policy generally has very good to excellent dark skies. The Mooring and Rivers Bank Stabilisation Design Guides[171] are of relevance.

In terms of any proposals to replace the chalet’s bungalows in this area, the Broads Authority Design Guide will be of relevance. So too will the embodied carbon policy (PODM2) and the replacement dwellings policy (PODM49).

Reasonable alternative options

No policy

Original policy with no amendments

Sustainability appraisal summary

The following is a summary of the assessment of the policy and alternative(s).

A: No policy: 0 positives. 0 negatives. 5 ?

B: Preferred Option: 5 positives. 0 negatives. 0 ? Overall, positive.

C: Original 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 applications have been determined in accordance with the policy.

Why has the alternative option been discounted?

The slight amendments to seek lawns and planting rather than encourage is favoured as it provides a stronger policy stance. And the reference to biodiversity enhancements is also favoured to provide for biodiversity in this area.

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Policy POPHRB3: Green Bank Zones

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  • Development will not be permitted within the ‘green bank zones’ defined on the Adopted Policies Map, to conserve the remaining openness and rural character of the area in the vicinity of the Thurne waterside plots and chalets.

Constraints and features

  • High flood risk – outside defences (zones 2 & 3 by EA mapping; zone 2, 3a/indicative 3b and parts modelled 3b by SFRA 2017 mapping).
  • Close to, and in places adjacent to, SAC, SPA, Ramsar site, SSSI.
  • Parts close to Potter Heigham Bridge, which is both a Grade II* Listed Building and a Scheduled Ancient Monument.

Reasoned Justification

Further spread of riverside plots would erode the landscape and special character of the locality, add to flood risk, threaten water quality, and lead to further demand for car parking provision and utilities infrastructure.

Following sites visits to check the areas covered by PHRB2 and PHRB3 on site, some changes to some areas are proposed. Please see here. Where there is reference to ‘snapping’, this means that the boundary follows a feature on the ground. Potter Heigham policy revisions

Specific Question 6: Do you have any thoughts on the proposed changes?

Reasonable alternative options

No 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. 3 ?

B: Preferred Option: 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.

Why has the alternative option been discounted?

The policy complements POPHRB2 and so is preferred.

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