The Issues
Issues faced by the Town Close Area, ensuring a way forward better aligned to Norwich as a ‘Fine City’
There have only been two new developments on Town Close Road, with only one completed.
1A Town Close Road
A proposal for a one-and-a-half storey building to replace the earlier cottage here was turned down by the City Council after local objections successfully made the case for a one-storey building. The single storey flat roof modern concrete building that was approved is now constructed. This is well set back from the road, well screened by a high hedge, and is considered locally an excellent fit of a modern building in this street of heritage properties.
Fieldgate
Originally a bungalow constructed in the 1950s following the subdivision of the garden of 13 Town Close Road. Over the last seven years this has moved through three owners with the plot once more up for sale. A succession of proposals for massively large developments, in one case involving a two-storey façade of glass, and the attempted removal of valued, mature boundary trees led to a succession of strong local objections. The 2024 approval finally granted failed to satisfy community concerns particularly on mass, scale and the spatial relationship with existing heritage buildings. However, the City Council did impose a series of strict conditions including on screening of the new building and ensuring the continued health of the threatened trees now protected by Tree Preservation Orders).
July 2026 Fieldgate Update.
We understand the current owner of Fieldgate has now abandoned his attempt to sell this plot and is now ‘part building’ the scheme allowed by the planning permission of Jan 2024.
·The conditions on screening have now been satisfied with a (binding) landscaping plan that includes maintaining the 3m high hedge at the front and the planting of two Hornbeams around the entrance area. This will go some way to alleviating community concerns about street views.
These two experiences, and the contrasting responses of the Norwich City Council, have led to extensive community discussions as to how the planning system could – even within current financial constraints - work more consistently and effectively to conserve and enhance the setting of Norwich’s heritage assets. During the long-drawn multiple Fieldgate process, the local community also sought repeatedly to raise the debate by drawing our most fundamental concerns to the attention of the Head of Norwich Planning, emphasising that proper weight be given to the Council’s own stated objectives on new or replacement buildings, enhancing rather than degrading heritage settings. The points raised clustered into two areas:
1. Adherence to City Council’s stated policies and principles on new buildings in heritage settings:
Firm advice needs to be provided early on at the pre-planning stage that immediately sifts out any proposals that genuinely do not enhance their heritage setting. This will radically cut down time required of both planning staff and consultees to comment and lead to better considered proposals and responses.
Limitations to scale and mass should be taken seriously - as they were for 1A Town Close Road - along with the principle that all buildings, including garages, should remain behind the historic building line of the street.
The importance of quality design and materials that are sympathetic in the setting, especially of those elements, including access gates, that are visible from the street and nearby properties.
Evidence-based planning: the need for truly independent factual specialist reports commissioned by the developer, especially (to meet our concerns) those covering heritage and arboricultural issues. Ways need to be found to better ensure these reports are accurate, as erroneous information leads to poor decisions and undermines confidence in the planning process.
2. Specific planning principles for trees and screening in Town Close Road, at the core of the Newmarket Road Conservation Area:
Respect for the principle that new building should be planned around locally valued, mature boundary trees, giving them proper space for future growth, rather than building up close, limiting water for their roots, or seeking their removal. This is particularly advisable as higher temperatures, longer periods without rain and other climate change induced changes put trees under heightened stress.
The importance of hedge and tree screening so that a modern building in this heritage street blends in with the environment – this means full consideration of street views but also views from neighbouring properties.
July 2026 City Council and Planning Committee Update.
We are encouraged that the City Council planners are taking seriously community concerns around screening. The approved landscaping scheme includes a well screened front and side view with the preservation of high hedges and new tree planting. We have been reassured that attention is being paid to the health of existing mature trees, including close monitoring by the Council Tree Officer.
We note also, following the local elections in May, a change of leadership and a new composition to the Council’s Planning Committee (comprised of Norwich Councillors). Many of the new faces have a good track record of being more attentive to local concerns.
We have also had confirmation that the Norwich Conservation Areas Appraisal is still going ahead. The Newmarket Road Conservation area is still at the design stage, and we have been assured that we will be involved in the consultation.