The developer behind controversial plans for almost 250 new homes has asked to be excused from having to provide affordable housing at the site.

Hill Residential says the scheme at the Racecourse Plantation, on the edge of Norwich, will not be viable unless a condition which requires a third of the homes to be made available at below market rates is dropped.

The company bought the woodland site, off Plumstead Road East between Thorpe St Andrew and Thorpe End, after planning permission for 239 homes was allowed on appeal in 2019, after Broadland District Council had originally rejected it.

The Racecourse Plantation, off Plumstead Road East (Image: Google Maps)

But agents for Hill Residential have now made an application to Broadland District Council asking the authority to scrap the requirement for the affordable homes - properties offered at below-market value for rent or sale to those unable to buy at market prices.

They say the scheme's cost has increased because of the nutrient neutrality directive imposed by Natural England.

That requires developers to provide mitigation to offset any new pollution to waterways, including the Broads, which housing would create.

Natural England's nutrient neutrality directive has affected housing schemes (Image: Mike Page)

That mitigation involves buying 'credits' so mitigation measures, such as upgraded septic tanks or the creation of new wetland, can be provided.

In documents lodged with the council, Hill's agents state they had to make a "substantial financial payment" to buy credits, which has rendered affordable housing at the scheme unviable.

They said: "At the time of acquiring the site, Hill Residential had expected to secure reserved matters approval and be capable of implementing the consent and commencing construction expediently.

"A high quality scheme was prepared, in accordance with the outline consent, delivering much needed homes alongside the full range of community benefits, including the Community Woodland Park and wider public infrastructure within the scheme.

"Unfortunately, progress on securing the reserved matters approval and implementing the scheme was significantly impacted by the unexpected national issue of Nutrient Neutrality.

"As a result, the reserved matters application remained undetermined for approximately four years while a workable mitigation route was established.

"Ultimately, the application could only be unlocked through a substantial financial payment to secure off-site nutrient credits.

"This payment, combined with the prolonged delay to determination, has had a significant and material adverse impact on the scheme’s viability.

"Whilst a variety of options have been tested, as discussed with the community, the development is unable to viably deliver affordable housing without undermining its deliverability or wider scheme quality."

Thorpe St Andrew Town Council, which Broadland District Council is consulting over the request, is due to discuss its response when it meets later in April.

Broadland District Council will decide whether to grant the exemption in due course.

A controversial scheme

The site has had a long and controversial history.

An initial outline application was submitted in late 2016, detailing the construction of "new, high-quality, well-designed, sustainable homes" - a third of which were to be classified as affordable homes.

Proposals also included open spaces, mini football pitches for under eights, children's play equipment and allotments.

But the scheme attracted widespread opposition from campaigners, local councillors and Norfolk Wildlife Trust over the loss of woodland.

Broadland District Council's planning officers turned down the application in 2017, with Phil Courtier, head of planning saying the scheme would have resulted in a 'substantial' reduction in the size of the existing woodland.

Phil Courtier (Image: Broadland District Council)

But applicants Socially Conscious Capital appealed that decision and in 2019, permission was granted after planning inspectors concluded the development would not result in an "adverse impact" on the area's biodiversity.

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