48 affordable flats at Florida Shoe Factory (Norwich) Ltd, Norwich

The site and its history

The former factory site was cleared after a major fire, lies among residential properties, and includes a retained hornbeam hedge and a locally listed former building.

“The site and surroundings 1. This brownfield site until recently consisted of a former shoe factory complex on the northern part of the site and a surface level parking area to the south. Dibden Road (Adopted) is central to the site and splits the two areas of land. Until August 2018 the factory, 2-3 storey in height, was in use as the Van Dal Shoe Factory and retail outlet, with the parking to the south being used by employees and visitors.”

“Residential properties on Gertrude Road back on to the eastern boundary site and properties on the south side of Dibden Road face the site. To the south of the site, accessed via a footpath to the rear of properties on Gertrude Road, is the Sandy Lane play area/open space from which panoramic views across the city can be gained. Constraints 4. The site is sloping, Dibden Road rising from Crome Road in the Gertrude Road direction.”

Officer report

Why officers supported it

The scheme would use an allocated brownfield site, provide needed affordable homes, support sustainable development and meet planning requirements with mitigation and conditions.

“On this basis there is no strong reason for refusing the development on the grounds of impact on protected areas, therefore paragraph 11d) applies and the presumption in favour of sustainable. Although the Council cannot demonstrate a five-year supply of housing, at 4.85 years, the shortfall is minor.”

“From an environmental perspective the development delivers: growth within the city on an allocated brownfield site; sustainable energy generation for new homes and new green spaces and infrastructure. With regard to the particular key policies set out in para. 11d ii, this is a highly sustainable brownfield site and the application proposes well designed new homes, which meet an identified housing need.”

Officer report

What consultees said

Highways, housing, landscape and environmental consultees raised no objection subject to conditions, while heritage advice sought recording and interpretation of the former factory.

“Appropriate record of the former factory’s significance and history should be compiled and deposited in the Historic Environment Record. The substantial loss of the locally distinctive asset, and the remaining heritage values of the site necessitate a comprehensive Heritage Interpretation Strategy to commemorate the historic significance of the site for the local communities. 18.”

“In consideration of the above, the Highway Authority does not object to the proposed development subject to the imposition of planning conditions. Housing Strategy 32. First response: The redevelopment of brownfield sites to deliver residential units is welcome. The site area and number of dwellings proposed trigger the threshold of the Council’s affordable housing policy. All Affordable Housing would be required to be secured by a S106 agreement. 34.”

Officer report

Who spoke

A councillor spoke for an objector, the applicant addressed the committee in support, and the Development Manager responded to concerns about overshadowing.

What members debated

Members discussed affordable housing, sustainable travel, parking, cycle storage, renewable energy, broadband and whether the development would cause unacceptable overshadowing.

“Members discussed the merits of the application. Members welcomed the proposal as it would provide needed affordable housing for single occupants and couples. There was a bus stop close to the development which would encourage sustainable travel. Members considered residents’ concerns of overshadowing but considered that the impact would be limited.”

Minutes

The committee's decision

The committee unanimously approved the application as recommended, adding a condition requiring broadband infrastructure before occupation.

“RESOLVED, unanimously, that application 23/00892/F, - Former Florida Shoe Factory, Dibden Road, Norwich was approved as detailed in the officer recommendation and as amended, subject to the completion of satisfactory legal agreement(s) to include the provision of affordable housing, payment of a RAMS tariff and enhanced green infrastructure commuted sum and subject to receipt of confirmation of purchase of nutrient neutrality mitigation credits specific to the impacts…”

Minutes