ASHAAP Issues and Options
Introduction
1 Welcome to this Area Action Plan 4
2 What is the Area Action Plan 5
3 How to Comment 7
4 What are the Next Stages of the AAP 8
Context
5 Location and Boundary 9
6 Overview of the AAP Area 12
7 Core Strategy Requirements 15
8 Key Issues for the AAP to Address 20
Vision and Objectives
9 Vision 23
10 Spatial Objectives 25
Attleborough: Housing
11 Meeting Attleborough's Housing Requirement 27
12 Principles of New Housing 33
13 Providing a permanent Gypsy & Traveller Site 35
Attleborough: Economy
14 Meeting Attleborough's Employment Needs 38
15 Diversifying Employment Opportunities 45
16 Determining the Approach to the Former Gaymers Site 47
17 Determining the Approach to the Hamilton-Acorn Brush Factory Site 49
18 Meeting Attleborough's Retail Requirements 51 ASHAAP Issues and Options
Attleborough: Transport
19 Transport 56
20 Routing Options for a New Distributor Road from the A11 to the B1077 64
Attleborough: Infrastructure
21 Upgrading the Water Infrastructure 71
22 Enhancing the Energy Supply Network (electricity) 77
23 Expanding Education Provision 81
24 Providing new Health and Social Care Facilities 83
Attleborough: Natural Environment
25 Protecting and Enhancing Sites of Local & Strategic Environmental Importance 84
26 Minimising Flood Risk 92
27 Increasing the Provision of Green Spaces 97
Attleborough: Built & Historic Environment
28 Requiring High Standards of Design 108
29 Protecting Areas of Particular Historic Importance 109
Snetterton Heath: Economy
30 Meeting Snetterton Heath's Reqirements for Employment Land Expansion 113
Snetterton Heath: Transport
31 Improving Public Transport Connetions from Snetterton Heath to Attleborough 117
32 Improving Sustainable Freight Movement 120 ASHAAP Issues and Options
Snetterton Heath: Infrastructure (Physical)
33 Overcoming Contraints in the Electricity Supply Network 121
Snetterton Heath: Natural Environment
34 Protecting and Enhancing Sites of Local & Strategic Importance 123
35 Built and Historic Environment 126
Snetterton Heath: Developer Contributions
36 Tariff Approach or Community Infrastructure Levy 128
Besthorpe Settlement Boundary
37 Besthorpe Settlement Boundary 133
Snetterton Settlement Boundary
38 Snetterton Settlement Boundary 135
Eccles Road (Quidenham) Settlement Boundary
39 Eccles Road (Quidenham) Settlement Boundary 137
Appendices
40 Glossary 139
41 Evidence Base List 149 ASHAAP Issues and Options
1 Welcome to this Area Action Plan
1.1 This document has been prepared by Breckland Council, which is the Local Planning Authority for Attleborough and Snetterton Heath, to set out how development will be managed over the forth coming years. The scale of growth is significant and it is understandable that there will be local concerns and anxieties as the detail on where and how the growth is delivered are identified. Consultation will be important to ensure the right choices are made in the long term interest of the area; that Attleborough and Snetterton Heath continue to flourish and existing and new communities benefit; that long needed infrastructure improvements are secured; and that the quality of new development respects the character and vibrancy of the area.
1.2 The document has not been prepared by Breckland Council in isolation. Important partners at the Town Council and Norfolk County Council have shaped this document through the Attleborough Task Force Forum. We have also received evidence from Attleborough Community Team and responded to the ideas and issues raised when the Core Strategy was debated through the examination in 2009. This document is also a bridging point between the dialogue, meetings and events since 2005 when Attleborough was first identified for growth and the extensive consultation and debate that now needs to take place on the sites and their delivery.
1.3 Much has changed since the Core Strategy was examined and there is much debate over growth and housebuilding. However, at a local level this document needs to recognise:
i. The good economic potential of Attleborough and Snetterton Heath; ii. The strong housing need and the demand to improve access to a decent home; iii. The opportunity to deliver infrastructure and service improvements; and, iv. The potential to maintain Attleborough as a hub for its rural hinterland.
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2 What is the Area Action Plan
2.1 The Attleborough and Snetterton Heath Area Action Plan (ASHAAP) will be used to provide a clear framework for the development of Attleborough and Snetterton Heath to make sure growth is delivered in a planned, sustainable way.
2.2 The ASHAAP is one of the series of documents that will form the Breckland Local Development Framework (LDF). The LDF sets out planning policies and strategies for Breckland and is a framework for determining planning applications.
2.3 The Breckland Core Strategy and Development Control Policies Development Plan Document (Core Strategy) is the strategic LDF document which covers the whole of the District and sets the vision and framework for the other LDF documents. The Core Strategy identifies Attleborough as a focus for substantial housing and employment growth and Snetterton Heath Employment Area as a focus for employment land expansion. The Attleborough and Snetterton Heath AAP will contribute toward the achievement of the vision set out in the Core Strategy.
2.4 Area Action Plans are used when there is a need to provide the planning framework for areas where significant change is needed and to help deliver planned growth areas. This ASHAAP will provide a spatial planning framework and set out detailed proposals to ensure that the growth in Attleborough and Snetterton Heath is delivered in a comprehensive and co-ordinated way, in order to guide investment and support planning decisions.
What is the Attleborough and Snetterton Heath Area Action Plan Issues and Options Report?
2.5 It is important that everyone who has an interest in the future development of Attleborough and Snetterton Heath has a chance to be involved in the preparation of the AAP.
2.6 This Issues and Options Report is the first formal consultation stage in the process of preparation of the AAP. It considers the main issues facing Attleborough and Snetterton Heath and for each issue, a series of options are set out as alternative ways of tackling the problems. Throughout the document there are a series of questions which seek to obtain your views on the vision, objectives and options.
2.7 This report is set out in 6 main sections including:
1. Introduction – This section explains what the Attleborough and Snetterton Heath AAP is and more specifically what this Issues and Options Report is. It explains how you can comment and obtain additional information and outlines the next steps in the AAP process. 2. Context – This section sets out the location and boundary of the AAP, it provides an overview of Attleborough and Snetterton Heath, the requirements for the area as set out in the Core Strategy and the main issues that the AAP needs to address. 3. Vision and Objectives – A draft vision has been drawn up of how Attleborough and Snetterton Heath will look by 2026. This vision aims to tackle the main issues that have been identified in the area and a series of objectives have been developed to fulfil the vision. 4. Attleborough – Thematic Issues – This section discusses the more detailed issues facing Attleborough and suggests various options for addressing these. 5. Snetterton Heath – Thematic Issues - This section discusses the more detailed issues facing Snetterton Heath and suggests various options for addressing these. 6. Developer Obligations – This section considers how the infrastructure requirements to facilitate the growth of Attleborough and Snetterton Heath can be funded. A number of the infrastructure requirements associated with growth at Attleborough and Snetterton are already known and a number of proposed solutions have been identified with indicative costs. The Core Strategy sets out the over-arching approach to developer contributions recognising that established sources of funding (public sector, utility companies etc) will not cover the total cost of infrastructure. This document will set out broad options for developer contributions including whether the most appropriate option is to establish a development levy for Attleborough and
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Snetterton in a separate document or whether it is more appropriate to present a tariff in this Area Action Plan.
Relationship to other Documents, Plans and Strategies
2.8 When preparing this report we have had regard to various documents and strategies. These include national Planning Policy Statements, and at a local level the Breckland Sustainable Community Strategy and the recently adopted Breckland Core Strategy and Development Control Policies document.
2.9 The Area Action Plan (AAP) will link into the preparation of an Attleborough Masterplan. The Masterplan will help to inform the strategic framework for the growth of the town, and in particular, how best to integrate the scale of housing development with the existing community and infrastructure . The Attleborough Masterplan is being funded by the Homes and Community Agency (HCA) who are working with Breckland Council to oversee the project. Consultants Scott-Wilson have been appointed to undertake the Masterplan work and this is currently expected to be completed in February 2011. Future iterations of the ASHAAP will have regard to the findings of the Scott-Wilson Masterplan document which will form a key part of the supporting evidence base.
2.10 The AAP is accompanied by a Sustainability Appraisal. The Sustainability Appraisal highlights any significant environmental, social or economic effects of the plan, assessing it against a number of sustainability objectives. The appraisal will be fully integrated into the plan process, so that it can inform and influence the plan as it develops, it can be accessed on the Council’s website at www.breckland.gov.uk/ldf.
Habitats Regulations Assessment
2.11 The AAP will also be informed by a Habitats Regulation Assessment. An initial Assessment will be prepared to accompany the next Area Action Plan consultation document in early 2011. The Assessment has to examine the potential impact on European protected habitats and species. For this AAP, the proximity of Swangey Fen to the west of Attleborough will require particular investigation.
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3 How to Comment
Comments should be sent to the Planning Policy Team at Breckland Council using the questionnaire that is available. Where possible we would appreciate comments being submitted online using use the Council’s specially designed webpage, but comments can also be emailed or posted to us.
Online: The questionnaire is available online at http://consult.breckland.gov.uk
By post:Planning Policy Team
Breckland Council
Elizabeth House
Walpole Loke
Dareham
Norfolk
NR19 1EE
By email: [email protected]
Responses must be received no later than XXX
All comments will be publicly available.
If you have any questions regarding any of the issues raised in this document, please contact the Planning Policy Team on 01362 656873
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4 What are the Next Stages of the AAP
4.1 Once your views have been gathered on the issues and options paper, the results will feed into the subsequent steps below.
Next Stages Month/Year
Preferred Option Consultation March 2011
Publication of Proposed Submission Document October 2011
Submission to Secretary of State December 2011
Examination in Public March 2012
Adoption July 2012
Please note that these are provisional dates which may be subject to change.
Table 4.1 Stages of the AAP
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5 Location and Boundary
5.1 Attleborough and Snetterton Heath are located in Breckland, which is a geographically large rural District in central Norfolk covering an area of over 500 square miles. Attleborough is located in the south-east of Breckland on the A11 trunk road, it is approximately equidistant between Norwich and Thetford and is on the main rail connection between Norwich and Cambridge. Snetterton Heath is located 4 miles south west of Attleborough.
5.2 The village of Besthorpe is approximately a mile east of Attleborough. Besthorpe has been included within the AAP indicative boundary because of its proximity to Attleborough, in particular the Mill Street area, where built development straddles the parish boundaries between Attleborough and Besthorpe. Development elsewhere in Besthorpe is sporadic with development focused on Norwich Road to the north and the historic core around the church and hall to the south. The village is not expected to undergo significant growth in the near future unlike Attleborough and Snetterton Heath. However, there is an option as to whether the sustainable urban expansion of Attleborough extends into parts of Besthorpe parish.
5.3 For the purposes of this document we have set the indicative boundary for the AAP as shown in Map 5.1 'Boundary of the Attleborough and Snetterton Heath Area Action Plan'. The boundary of the ASHAAP identifies areas which the policies and land allocations contained in the final version of this document apply. It is a requirement of Area Action Plans to set a boundary.
5.4 This does not mean that the whole area will be developed or that every area within that boundary will see development. Some areas are protected and development in others is not promoted through this Plan for a variety of reasons.
Question 1
Location and boundary
Do you agree with the indicative boundary map for the AAP?
A. Yes, I agree with the indicative boundary for the AAP.
B. No, I do not agree with the indicative boundary for the AAP. Please indicate if you think there are any areas which you consider should be added to the draft AAP area, or removed from the draft area? Please provide a plan showing the areas and details of the reasons why you consider it should or should not be included within the AAP area.
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Map 5.1 Boundary of the Attleborough and Snetterton Heath Area Action Plan
10 ASHAAP Issues and Options
Settlement Boundaries
5.5 Settlement boundaries are a policy tool to delineate in plan form coherent and established built up areas. The purpose of a settlement boundary is to consolidate development around existing built up communities where there is a clearly defined settlement where further development, if properly designed and constructed, would not be incongruous or intrusive because of the size of the settlement.
5.6 The Adopted Core Strategy and Development Control Policies Document of the LDF confirms that Settlement Boundaries remain a valid policy response in Breckland to achieve the twin objectives of focusing the majority of development towards existing settlements whilst simultaneously protecting the surrounding countryside. Core Policy 14 of the document sets out the strategic planning approach for sustainable rural communities in Breckland. This approach proposes that Settlement Boundaries will be defined for rural communities where there are at least two of the following key local services; food shop, post office, pub, doctor’s surgery, primary school, and good public transport links or local employment opportunities. Policy CP14 also commits Breckland to review Settlement Boundaries in the Site Specific Policies and Proposals Document.
Rural Settlement Boundary Options
5.7 In accordance with Core Policy 14 of the Adopted Core Strategy, the settlement boundaries of Besthorpe, Snetterton Heath (Eccles Road in Quidenham Parish) and Snetterton North End will be reviewed in line with CP14 of the Adopted Core Strategy and will allow for the following;
1. Deletion of settlement boundaries for small rural communities – (small rural communities that have less than 2 key rural services or where there is limited or no capacity within the boundary for further development). 2. Retention of settlement boundaries as per the Breckland Local Plan Maps (1999) - whilst there may be no scope to logically extend the settlement boundary in a way that would not harm the landscape or amenity or be detrimental to highway safety, this option acknowledges that there remains some limited scope for further development or that the community is of a sufficient size, shape and level of service provision to merit its retention. 3. The amendment of settlement boundaries is to address anomalies, inconsistencies and the removal of back land and other inappropriate development opportunities consistent with CP14. Amendment does allow for development in appropriate locations, including the inclusion of small scale sites (up to 5 dwellings) on brownfield and other small sites adjacent to existing settlement boundaries. This may result in both loosening and/or tightening of the settlement boundary.
5.8 Preferred and alternative options for settlement boundaries are located in sections 37-39 of this document.
Parish Boundaries
5.9 Parish boundary delineation is outside of Planning Policy control and one which the ASHAAP is not involved in determining.
Development North of the A11
5.10 The Inspector’s Report into the Breckland Core Strategy stated:
‘Representations were also made about the possible development of land on the north side of the A11. Because of its separation from the town and the higher landscape quality of this land the Council was not inclined towards retaining this option. We agree with the Council that this would be an unsustainable location for housing development since it would be cut off from the town’s existing residential communities and unlikely to offer a realistic option of increased walking and cycling.’
5.11 The Inspector also stated that there could be scope for the allocation of employment land to the north of the A11. This is investigated in this document.
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6 Overview of the AAP Area
Attleborough
Population
6.1 There are approximately 5,500 houses in Attleborough. A total of 490 homes have been built in the town over the period 2001-2009, although three quarters of all homes were built in a 3 year period between 2002-2009. Outside of this period house building rates have been very low at an average of 23 homes a year. At present there is planning permission for some 133 new additional homes in Attleborough.
6.2 Attleborough is currently the third largest town in Breckland. It serves as an administration and service centre and is a focus for retail and employment. The population of Attleborough was estimated to be 11,451 in mid-2007 (1)and it is expected to increase to 20,251 by 2026. This substantial population increase is considered to be largely due to the increase in new housing provision over the plan period. Following the national trend, there is an ageing population and an increasing number of older people are seeking to retire to Breckland.
Housing
6.3 Average house prices in Attleborough are considerably higher than the average for the rest of the District. Data based upon asking prices in January 2009 reveals that the average price in Attleborough was £190,000, which was £15,000 more than the District average.
6.4 Breckland is seen as an attractive area by the Gypsy and Travelling community and a shortage of sites has increased the incidence and impact of unauthorised encampments. Gypsies and Travellers are the largest indigenous ethnic minority in Breckland
Employment
6.5 Attleborough has a concentration of medium and small sized companies in specialised manufacturing. It has an active commercial property market and there is a relatively active industrial and distribution market. Attleborough is in a prominent and accessible location for economic growth and benefits from being close to Snetterton, which is a key employment centre, also on the A11.
6.6 Levels of employment are high however much of this is within the manufacturing sector. Earnings are relatively low in Breckland as a whole and there is substantial travel to work to better paid jobs, mainly to Norwich, outside the District. Future economic activity may be constrained by skills shortages in certain industries, particularly in management and professional occupations. Second to manufacturing are the education, health and public administration services. Food processing is a big industry locally and Banham Poultry is a major employer in the town. Their edge of town centre site suffers from some constraints that affect its operational efficiency.
Retail
6.7 Attleborough is currently placed third in the hierarchy of Breckland’s town centres after Thetford and Dereham and is identified as a town centre that serves a wide rural catchment. It has approximately 112 retail units in its town centre and has low retail vacancy rates. The majority of the shops and services in the town are of a local nature and there are only a handful of national chains. There is significant leakage of retail expenditure to other competing centres outside Breckland such as Norwich, Cambridge, Kings Lynn and Bury St Edmonds. Evidence suggests that in the future there could be scope for an additional food store in Attleborough.
1 Norfolk County Council Mid-Year Estimates
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Transport
6.8 Attleborough has good public transport links with mainline rail connections to the centre of Norwich and Cambridge and to a lesser extent bus connections to Norwich and Thetford. An announcement is likely this year as to the full dualling of the A11, between Thetford and Barton Mills, within the plan period which will enhance accessibility by road. Public transport is limited to rail within Attleborough and public transport links between Attleborough and Snetterton Heath are currently very limited. There are considerable issues with traffic congestion, particularly through the town centre one-way system and the situation is made worse due to the level crossing on Station Road. In terms of air quality, nitrogen dioxide concentrations are higher than most other towns in the District and this is likely to be due to traffic levels in the town, although concentrations are decreasing and are within government target levels.
Infrastructure
6.9 In terms of physical infrastructure, upgrades will be needed in terms of transport, electricity, water supply and wastewater to support Attleborough’s growth. There are currently constraints on the disposal of wastewater without infrastructure improvements, although this constraint is resolvable.
6.10 In terms of social infrastructure, high school places are limited although there is the potential for significant expansion into adjacent land in order to accommodate additional demand. There are also potential options to provide a wider strategic solution to high school provision in combination with neighbouring institutions. Evidence suggests that there is significant pressure on the health and social facilities within Attleborough. The crime rate in Attleborough and Breckland as a whole is much lower than the national average.
Natural Environment
6.11 Land to the north of Attleborough has a higher environmental and landscape sensitivity, including flood risk. Other areas which will require protection include include Swangey Fen, which is part of the Norfolk Valley Fens Special Area of Conservation (SAC) and lies to the south west of Attleborough.
6.12 There is an area of Flood Zone 3 and Flood Zone 2 (2)to the north of Attleborough which is associated with the Attleborough Stream which flows into the River Thet. Surface water flooding has affected the A11 at Attleborough in the past and there will be a need for efficient surface water drainage systems in new development.
6.13 There is an overall shortfall of publicly accessible open space in Attleborough. In particular, there are deficiencies in the provision of outdoor sports facilities and children’s play areas compared to national standards. The provision of outdoor sport fields in Attleborough is 3.27 hectares below the national standard and the provision for children’s play areas is 7.5 hectares below the national standard. There is also a need for new cemetery provision in Attleborough.
Built and Historic Environment
6.14 Attleborough has a historic core which gained Conservation Area Status in 1975. Whilst Attleborough contains 32 Listed Building, half of these are located in the Conservation Area itself. Development in the town centre could potentially impact upon the setting of these historical assets and needs to be of a high quality design. South of Attleborough is Bunn’s Bank Scheduled Monument. This is a bank and ditch that runs along the Old Buckenham parish boundary for about 2.5km. It is a linear earthwork dating from approximately the 12th century onwards and is suggested that it was a park boundary for Buckingham Deer Park.
2 Flood Zone 3 is classified as a high risk of flooding and Flood Zone 2 is classified as a low to medium risk of flooding in Planning Policy Guidance Note 25: Development and Flood Risk. These national standards are based on the National Playing Field Association (NPFA) and Sport England standards for all new children’s play and outdoor sports areas.
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Snetterton Heath
History
6.15 The Snetterton Heath Employment Area is located on what was once Snetteron airfield. The motor racing circuit that exists today became established shortly after the airfield was closed after the Second World War. A number of employment activities developed on the former technical area and the employment area has been identified in land use plans since 1987. Take up of employment land has been restricted by electricity supply constraints and this issue needs to be resolved to bring forward development. The area has few dwellings and most buildings are used for employment. The nearest significant population centre is the town of Attleborough, although there are surrounding small villages of Eccles Road and Snetterton (North End).
Economy
6.16 Today the Snetterton Heath Employment Areas provides a mix of manufacturing, engineering and storage and distribution industries. As of April 2009, there are around 50 businesses in Snetterton Heath and there is an active commercial property market. Engineering is an well represented employment sector in Breckland, with about 18% of the engineering jobs in Norfolk located in the District. From 1998-2002 Breckland experienced a 28% growth in engineering sectors.
6.17 The Rural Enterprise Valley (REV) initiative seeks to promote the A11 corridor and bring forward sites at Snetterton Heath for these specialist engineering and manufacturing sectors that show particular potential to provide well paid and highly skilled jobs in Breckland. Evidence suggests however that additional land should not be allocated for development at Snetterton Heath until the existing employment land allocation has been taken up. This approach is to ensure that there is sufficient demand for advanced engineering and motorsport employment uses and to support the long term aims and objectives of the REV programme.
Transport
6.18 Snetterton benefits from good accessibility from the A11 and will benefit from strategic improvements to this road. There are limited public transport links from Snetterton Heath to Attleborough however there is potential to improve this as there is a railhead at Snetterton on the main Norwich to Cambridge line and Eccles Road station on the same line is close by and access could be improved.
Infrastructure
6.19 There are considerable constraints with the electricity supply network to Snetterton Heath, this has already limited development and there is an urgent need to develop solutions so that this constraint can be resolved.
Natural Environment
6.20 Some of the land surrounding Snetterton Heath is classed as previously developed land, however it is likely that some greenfield land (land which has not previously been developed) will be required to support the expansion of the employment area. This greenfield land around Snetterton Heath includes some Grade 2 and Grade 3 agricultural land (3). Eccles Wood, which is a County Wildlife Site (CSW) is in close proximity to Snetterton Heath Employment Area and there is a Scheduled Monument at Gallow’s Hill both of which will require protection.
6.21 There are no flood risk zones in the Snetterton Heath Area.
3 These classifications are based on the DEFRA (Department for Environment, Food and Rural Affairs’) Agricultural Land Classification of England and Wales. Grade 2 is classified as very good quality agricultural land and Grade 3 is classified as good to moderate quality agricultural land.
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7 Core Strategy Requirements
7.1 The Core Strategy sets the broad vision and framework for the development of Attleborough and Snetteton Heath. These requirements for Attleborough and Snetterton Heath are already in place and they raise a series of issues which need to be addressed in the ASHAAP.
Core Strategy Requirements for Attleborough
7.2 The Core Strategy identifies Attleborough as a market town for substantial growth and provides the following framework for its development over the period to 2026:
Framework for Attleborough as Set out in the Core Strategy
Attleborough will be a major focus for employment and residential growth. The Sustainability Appraisal has identified Attleborough as having potential for substantial growth, harnessing economic expansion along the A11 corridor between Cambridge, Thetford and Norwich and providing the necessary balance of housing to support the enhancement of the Snetterton Heath employment site. It has had the most active commercial market outside Thetford and Dereham in recent years and it also has access to main line rail connections. It has a range of services commensurate with its position as a lower order centre and is able to serve the day to day needs of local residents. There is spare capacity at the local high school and potential for further expansion.
It will provide in the region of 4,500 new homes over the plan period. It will also provide between 1,500 and 2,000 net new jobs up to 2021. The population increase will provide the capacity to sustain higher-level services and improve the order of the centre. These services will be facilitated through the expansion of the town centre, which will include the development of approximately 4,800m² of food and non-food retailing.
(Breckland Adopted Core Strategy and Development Control Policies Development Plan Document p19-20)
7.3 Further details that the Core Strategy provides for Attleborough is set out below:
Broad Direction of Growth
7.4 Growth in Attleborough will be directed to the south of the A11 in order to direct development away from areas at risk of flooding and prevent the landscape impact associated with breaching the hard edge of the settlement created by the A11 to the north. A significant proportion of this development will also be directed to the south of the existing railway line. This direction will enable strategic solutions to be implemented to existing congestion in the town centre and will prevent further excessive elongation of the settlement away from the town centre which may further exacerbate existing congestion.
Housing
7.5 Provision is required in Attleborough for 4,623 new homes between 2001 and 2026. Between 1st April 2001 and 31st March 2009 490 homes have been developed and 133 homes were granted planning permission but were yet to be built. This leaves a net total of 4,000 new homes to be delivered in Attleborough between 2009 and 2026. The Attleborough and Snetterton Heath Area Action Plan will therefore positively allocate land for 4,000 new homes. Breckland Council monitors housing permissions and completions. A number of smaller sites (typically containing fewer than 10 homes) will come forward from time-to-time within the urban fabric of the town. However, any larger planning permissions since 1st April 2009 will be considered against the 4,000 total to allocate.
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Whilst the housing figures are presented for Attleborough, it is recognised that some site options are in the adjoining parish of Besthorpe, however any release of land will be considered in the context of delivering sustainable growth in relation to Attleborough.
7.6 Major development in Attleborough will only occur later in the plan period (2015 and beyond) due to the need to ensure essential transport and waste water infrastructure is in place before housing is completed. The rate of delivery of new housing will need to increase towards the later phases of the Core Strategy period to 2026 to meet this provision.
7.7 The Strategic Housing Land Availability Study (SHLAA) indicates that only 210 new homes can be accommodated on previously developed land which means that 3,790 new homes will need to be built on greenfield land. At a density of 30 homes per hectare this could equate to the development of 126 hectares of undeveloped land for residential uses. New housing is directed to the south of the A11 where the majority of land is Grade 3 agricultural land with some areas of Grade 4 land. (4).
7.8 Housing development will be phased to ensure that infrastructure constraints relating to transport, water, energy are overcome. New housing will also need to be supported by the delivery of sufficient services and facilities including schools, health and social care and publicly accessible open space.
7.9 The Attleborough area is identified as having potential to satisfy requirements in Breckland for a permanent gypsy and traveller site on the A11. Attleborough satisfies criterion in the Core Strategy Policy CP2 for a new permanent site to be within a reasonable distance (e.g. less than 1,600m/20mins walk) to facilities and supporting services such as education, health and day-to-day shopping needs.
Employment
7.10 Provision is required for 1,500 to 2,000 net additional jobs in Attleborough to 2021 and 10 hectares of land will be released for employment development which is well related to the A11 to support regional and local economic initiatives. Attleborough’s expanded population will support the creation of new jobs in a variety of sectors, in addition to jobs created in the established employment uses. Simultaneously, additional jobs will support Attleborough's growth.
7.11 The Breckland Employment Land Review (2006) indicates that no new employment sites should be allocated in Attleborough at the current time. There is insufficient evidence of a strong and emerging market for offices in the area although the industrial market is reasonable, due to the proximity to Norwich and the A11. The additional 10 hectares of land could relate to land that is already allocated for employment development but that has not yet been taken up due to existing constraints. Subsequent reviews of the Core Strategy will determine if there is sufficient demand to require additional land in Attleborough.
4 These classifications are based on the DEFRA Agricultural Land Classification of England and Wales. Grade 3 agricultural land is classified as good to moderate quality agricultural land and Grade 4 is classified as poor quality agricultural land
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Retail
7.12 The Council's latest Retail and Town Centre Study (5)identifies a requirement for 2,261 m² of additional net comparison floorspace between 2010-2026 and 1,536 m² net convenience floorspace between 2010-2026.(6) This scale of food floorspace provision is equivalent to a small-medium sized supermarket. The scale of growth could deliver a new Local or District Centre(s). Beyond 2026, further research will be undertaken to assess the requirements for additional retail floor space and an updated Retail and Town Centre Study will be prepared.
Transport
7.13 The Core Strategy states that a new distributor road will be built from the A11 to the B1077 to serve strategic growth to the south of the town. Research has been conducted to explore the viability of 5 broad potential routes however additional evidence will be required before any decision is made. There is also a requirement to improve sustainable transport connections to employment locations at Snetterton Heath and the greater Norwich area. Other transport requirements include the need to improve junction capacity to the A11 at Attleborough and a new crossing over the railway line to increase capacity and deliver town centre environmental enhancements. (These transport priorities are identified upfront in the Core Strategy).
7.14 The Core Strategy acknowledges the issue of congestion in the town centre. It also acknowledges that walking and cycling are modes which can help reduce congestion. Further work looking at ways of increasing walking and cycling rates is required. Such work will look at a cycling network and ways of linking Attleborough with Snetterton Heath. The barrier which the railway causes to walking and cycling will also be investigated.
7.15 There is a need for further research to explore transport options for Attleborough and the surrounding area, particularly adjoining villages such as Great Ellingham and Old Buckenham This research will need to be informed by transport partners including Network Rail and bus operators and give particular regard to policies in the Local Transport Plan and successor documents.
Infrastructure
7.16 In terms of physical infrastructure, there is a particular need to upgrade the water infrastructure in Attleborough as only 1,200 new homes can be taken forward under existing consents. Technical solutions exist to resolve these issues but the commitments are not yet in place. Waste water treatment works upgrades and improvements to water supply are required. There are also requirements for strategic enhancements to the energy supply network (electricity) to support housing and employment growth. The peak power demand in Attleborough is expected to grow by 4.90 MW by 2026. Electricity Network Reinforcements or renewable energy initiatives will be required to serve new development. Off-site gas infrastructure may also be required.
7.17 In terms of social infrastructure requirements, there is a need for secondary education provision in Attleborough that provides for strategic urban extensions to the south of the town and acknowledges constraints to expansion at Old Buckenham High School. There is also a requirement for new primary school provision in Attleborough. New and improved health and social care facilities are also needed in Attleborough as well as emergency services.
5 Breckland Retail & Town Centre Study (Nathaniel Lichfield & Partners August 2010) 6 Comparison floorspace relates to items not obtained on a frequent basis such as clothing and household goods. Convenience floorspace relates to everyday essential items including food, drinks, newspapers/magazines and confectionery.
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Natural Environment
7.18 In terms of the natural environment, green spaces which are of environmental, habitat and/or cultural heritage value and the network of linkages between them will be protected. New development should be located in areas at least risk of flooding to minimise risk, and all new developments will contribute to the provision of additional green spaces.
Built and Historic Environment
7.19 The Core Strategy requires new development to be designed and built to a high standard. The character of Attleborough Conservation Area will be preserved, and where possible enhanced.
Core Strategy requirements for Snetterton Heath
7.20 The Core Strategy identifies Snetterton Heath Employment Area for employment land expansion and provides the following framework for its development over the period to 2026:
7.21 Framework for Snetterton Heath Employment Area as set out in the Core Strategy is as follows;
Snetterton Heath Employment Area is located on the A11 between Thetford and Attleborough. It has excellent road and rail access and links to the emerging motorsport and performance engineering sectors growing up along the A11. The site contains an existing, un-restricted, testing circuit and is adjacent to un-constrained land that is located away from residential areas. The area has been identified in the Employment Land Review as having potential for expansion and the Review recommends that an additional 20ha of land be allocated for motor sport and advanced engineering uses. Despite its advantageous position Snetterton Heath Employment Area has electricity capacity constraints, but these can be realistically overcome to release the potential of the area.
Snetterton will provide between 500 and 1,500 jobs up to 2021. The electricity capacity constraints at Snetterton Heath will be resolved by upgrading the existing network or providing an on-site power generation source.
(Breckland Adopted Core Strategy and Development Control Policies Development Plan Document p21)
7.22 Further details that the Core Strategy provides for Snetterton Heath Employment Area are set out below:
Economy
7.23 The release of some 20 hectares of strategic employment land at the Snetterton Heath Employment Area will support provision for 500 to 1,500 net new jobs between 2001 to 2021. It will facilitate the development of a motorsport related cluster and the continued development of road and rail warehousing and distribution uses. It is identified as offering a particular opportunity to harness economic growth and forms part of the Rural Enterprise Valley Project vision for the promotion of advanced engineering and motor sport related economic growth in the District.
7.24 Major development is in the pipeline within Snetterton Heath connected with the racing circuit. The A11 is considered to be primed for cluster development linking into the regionally identified motorsport cluster linking Hethel to Cranfield, and supporting the adjacent growth locations of Thetford and Attleborough. In recognition of this opportunity the employment use of Snetterton Heath will be protected and enhanced.
7.25 The Breckland Employment Land Review recommends that the 20 hectares of land should not come forward for development at Snetterton Heath until the existing allocation of employment land has been taken up. This approach is to ensure that there is sufficient demand for advanced engineering and motorsport employment uses
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at Snetterton Heath and to support the long term aims and objectives of the REV project. The additional 10 hectares of land referred to in the Employment Land Review could relate to land that is already allocated for employment development at Snetterton Heath but that has not yet been taken up due to existing constraints.
Transport
7.26 The Core Strategy highlights the need for sustainable connections from Attleborough to employment locations at Snetterton Heath and the greater Norwich area.
Infrastructure
7.27 Electricity capacity constraints at Snetterton Heath Employment Area will be resolved by upgrading the existing network or providing an on-site power generation source.
Natural Environment
7.28 In terms of the natural environment, green spaces which are of environmental, habitat and/or cultural heritage value and the network of linkages between them will be protected. New development should be located in areas at least risk of flood to minimise exposure to or the increase elsewhere of such risk.
Developer Contributions – Attleborough and Snetterton Heath
7.29 The Council will explore the potential of a local tariff approach to assist funding strategic infrastructure provision. The Council will also consider the introduction of a Community Infrastructure Levy (CIL) to address strategic infrastructure delivery, which will supersede any plans to introduction a tariff through the ASHAAP.
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8 Key Issues for the AAP to Address
8.1 The ASHAAP will move us on from the broad direction established so far for Attleborough and Snetterton Heath through the Core Strategy and give detail and substance to the framework. A number of key issues can be identified which the AAP needs to address:
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Attleborough
Key Issues
Housing
Meeting Attleborough’s housing requirements (where, when, overcoming constraints). Increasing the provision of affordable housing. Exploring locations for a permanent gypsy and traveller site.
Economy
Meeting Attleborough’s employment needs (where, when, overcoming constraints). Diversifying employment opportunities. Determining the approach to the former Gaymers Industrial Site. Locations for meeting Attleborough’s retail requirements (where and when).
Transport
Attain modal shift from single occupancy car use. Easing traffic congestion within Attleborough town centre (i.e. junction capacity, new crossing, walking and cycling etc). Routing options for a new distributor road from the A11 to the B1077 (links to Snetterton covered under Snetterton section).
Utilities
Upgrading the water infrastructure. Enhancing the energy supply network (electricity).
Social Infrastructure
Expanding education provision. Providing new health and social care facilities. Providing new leisure facilities.
Natural Environment
Protecting and enhancing sites of local and strategic importance . Minimising flood risk. Increasing the provision of green spaces (outdoor sports and childen’s play, country Park and cemetery options).
Built and Historic Environment
Requiring high standards of design. Protecting areas of particular historic importance.
Developer Contributions
Exploring the potential of a tariff approach or Community Infrastructure Levy.
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Snetterton Heath
Key Issues
Economy
Meeting Snetterton Heath’s requirements for employment land expansion (where, when, overcoming constraints).
Transport
Improving public transport connections to Attleborough and the wider Norwich area. Improving sustainable freight movement.
Infrastructure
Overcoming constraints in the electricity supply network.
Natural Environment
Protecting and enhancing sites of local and strategic importance (minimising landscape impact of development see SA, landscape character assessment / settlement fringe study). Minimising flood risk.
Developer Contributions
Exploring the potential of a tariff approach or Community Infrastructure Levy.
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9 Vision
9.1 This vision for the Atttleborough and Snetterton Heath AAP will sit in the context of the requirements for Attleborough and Snetterton Heath as set out in the Core Strategy.
Draft vision for Attleborough
By 2026, Attleborough will have developed as a thriving, attractive and vibrant market town where people want to live, work, shop and invest. It will be a focus for growth and the community will have prospered from new housing, additional jobs and other development.
New housing will be integrated into the existing town and issues of affordability and social inclusion will have been addressed. New housing will be well supported by infrastructure improvements, enhanced education and health facilities and the provision of additional publicly accessible open space provided in a timely manner.
It will be easy to move within Attleborough particularly by walking, cycling and public transport. Public transport links with Snetterton Heath Employment Area will also be developed to take advantage of economic growth in this area. A new distributor road from the A11 to the B1077 will improve access from Attleborough to surrounding areas and support strategic growth to the south of the town.
Employment opportunities will be increased and diversified within Attleborough. The enhancement of the retail provision will improve the environment and function of Attleborough.
Green spaces of local and strategic importance will be protected and enhanced and further green spaces will be created.
Attleborough's town centre will be protected and enhanced and new developments will be of a high standard of design.
Question 2
Draft vision for Attleborough
Do you agree with this proposed vision for Attleborough?
A. Yes, I agree with the proposed vision for Attleborough.
B. No, I do not agree with the proposed vision. Please explain why and suggest how you would alter the proposed vision.
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Draft vision for Snetterton Heath
By 2026, Snetterton Heath Employment Area will be a focus for the growth of motorsport and advanced engineering uses. It will be a key employment location within the A11 corridor and link into the regionally identified motorsport cluster linking Hethel to Cranfield, and support the adjacent growth locations of Thetford and Attleborough.
The area will also support the continued development of road and rail warehousing and distribution uses taking advantage of its strategic location on the A11. Opportunities for sustainable freight movement will be exploited and public transport links will have been developed to Attleborough and the wider Norwich area. Electricity capacity constraints will have been successfully resolved and the area will attract significant investment.
Green spaces of local and strategic importance will be protected from development.
Question 3
Draft vision for Snetterton Heath
Do you agree with this proposed vision for Snetterton Heath?
A. Yes, I agree with the proposed vision for Snetterton Heath.
B. No, I do not agree with the proposed vision. Please explain why and suggest how you would alter the proposed vision.
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10 Spatial Objectives
10.1 These spatial objectives seek to address the issues identified within Attleborough and Snetterton Heath and achieve the draft vision.
Draft objectives for Attleborough
Housing
To meet Attleborough’s housing requirements. To increase the provision of affordable housing. To allocate land for a permanent gypsy and traveller site.
Economy
To meet Attleborough’s employment needs. To diversify employment opportunities. To determine an approach for the former Gaymers Industrial Site. To meet Attleborough’s retail requirements.
Transport
To reduce reliance on single occupancy car use. To ease traffic congestion within Attleborough town centre. To provide for a new distributor road from the A11 to the B1077.
Infrastructure (physical and social)
To upgrade the water infrastructure. To enhance the energy supply network (electricity). To expand education provision. To provide new health and social care facilities.
Natural Environment
To protect and enhance sites of local and strategic importance. To increase the provision of green spaces (outdoor sports and childen’s play, country Park and cemetery options).
Built and Historic Environment
To require high standards of design. To protect areas of particular historic importance.
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Question 4
Draft Objectives for Attleborough
Do you agree with these proposed objectives for Attleborough?
A. Yes, I agree with the proposed objectives for Attleborough.
B. No, I do not agree with the proposed objectives. Please explain why and suggest how you would alter the proposed objectives.
C. Are there any other objectives that should be included? If so, please let us know your suggestions.
Draft objectives for Snetterton Heath
Economy
To meet Snetterton Heath’s requirements for employment land expansion
Transport
To improve public transport connections to Attleborough and the wider Norwich area. To improve sustainable freight movement.
Infrastructure
To overcome constraints in the electricity supply network.
Natural Environment
To protect and enhance sites of local and strategic importance.
Question 5
Proposed objectives for Snetterton Heath
Do you agree with these proposed objectives for Snetterton Heath?
A. Yes, I agree with the proposed objectives for Snetterton Heath.
B. No, I do not agree with the proposed objectives. Please explain why and suggest how you would alter the proposed objectives.
C. Are there any other objectives that should be included? If so, please let us know your suggestions.
10.2 An additional objective of the AAP is to explore the potential of a tariff approach or Community Infrastructure Levy to assist with funding strategic infrastructure provision. This is discussed in more detail in the Developer Contributions section of this report.
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11 Meeting Attleborough's Housing Requirement
Issue 1
Meeting Attleborough’s housing requirement
Location of new housing
11.1 The ASHAAP needs to allocate sites for the development of at least 4,000 new homes within the Attleborough area by 2026 in addition to the 623 homes that have either been built or granted planning permission since 1st April 2001. The Core Strategy directs the majority of housing growth south of the A11 and railway away from areas of flooding and to prevent the landscape impact associated with breaching the hard edge of the settlement created by the A11 to the north.
11.2 A Strategic Housing Land Availability Assessment (SHLAA) has been prepared to show specific sites where new housing could be developed. Criteria have been used to select sites in accordance with national guidance and include for example, any physical, environmental, land ownership, land-use, investment constraints or risks associated with specific sites such as physical access constraints, flood risk and the need to protect natural resources and accessibility to existing infrastructure/services and facilities.
11.3 The first key housing issue which this Issues and Options document seeks to address is the broad direction of growth. As stated above, the Core Strategy already identifies that the majority of growth will be directed to south of the railway. However, there remain a number of sites north of the railway, within the A11, which could accommodate some of the new housing growth. These growth areas are identified below in Map 11.1 'Growth Option for Attleborough'. It is important to note that these sites may also have a role to play in delivering employment, leisure and open space and other necessary infrastructure.
11.4 Additionally, the Core Strategy has confirmed that there will be no housing growth north of the A11 towards Great Ellingham. It should also be borne in mind that increasing the amount of development north of the railway will have the effect of stretching the town further between the A11 and railway. Earlier consultations in Attleborough on the Core Strategy cautioned against this approach to growth.
11.5 All of the sites represented for future growth, when combined could provide approximately 6,500 units which is greater than the 4,000 total requirement for Attleborough endorsed within the Adopted Core Strategy. Not all of the land will be developed and sites which are not included at this stage are likewise not precluded from being allocated in the final document.
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Map 11.1 Growth Option for Attleborough
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Option Issues/Constraints Advantages/Opportunities
Area A - Delivery and route of a new link road Well related to the town, town centre and Immediately is unclear and scale of development facilities South: east insufficient to justify a complete route Well related to railway station and west of Setting of Listed Buildings at Besthorpe Good access to existing employment sites Buckenham & Burgh Common. No known environmental constraints Road East of site has poor relationship to waste water network and treatment plant Small parts of the site affected by low level flood risk. Development will affect Burgh Common & Besthorpe, Leys Lane and Hargham Road.
Area B- South Development will effect Hargham Road Land has been put forward by landowners West and Leys Lane and is being actively promoted (i.e. Attleborough Small parts of the site affected by low demonstrating delivery). level flood risk. No known environmental constraints Small parts of the site not put forward Link road routes are technically deliverable by landowners. and are likely to be the most cost effective options Site is better related for strategic sewer network and access to the waste water treatment works Site is a contained area, predominantly in arable farmland Site is well related to the Breckland Lodge roundabout which can be upgraded on-site Site is well-related to Snetterton and the strategy of employment growth to the west of the town.
Area C - Noise from A11 Key Gateway location London Road Access to Schools, town centre and Well related to existing housing and jobs health facilities Site bounded by development and existing Potential loss of employment land man-made features (i.e. A11) – limited Delivery of site without a link road / landscape impact town centre traffic enhancements Well related to waste water network Parts of the site not yet put forward by No known environmental constraints landowners for development Site is well related to the Breckland Lodge roundabout which can be upgraded on-site Site is well-related to Snetterton and the strategy of employment growth to the west of the town.
Area D - Setting of Listed Buildings at Besthorpe Parts of the site are well-related to town Besthorpe & & Burgh Common facilities and town centre
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Option Issues/Constraints Advantages/Opportunities
Burgh Impact on County Wildlife Site at Burgh Link road routes are technically deliverable Common Common Land has been put forward by landowners Site has poor relationship to waste Area is better related to the Norwich side of water network and treatment plant Attleborough if (a) transport modelling Link road routes focus on A11 shows HGV and commuter traffic favouring Besthorpe junction which has limited easterly movements; and (b) Snetterton junction movements and are likely to does not deliver planned number of jobs cost more (however – see East Route Option 3 using Spooner Row junction). Access onto the Besthorpe Junction will require access across Decoy Common
Table 11.1 Issues and Constraints for Growth Options
11.6 Issues to consider when thinking about suitable sites;
Connections with the existing town - by foot bike or motor vehicle; The surrounding landscape; The need for people to travel to work and t the town centre; Surrounding land uses; Nature conservation and wildlife.
Option Gross Site Area (ha) Approx no. of homes at Suitable for employment gross density of 22 dph (see map 14.1)
Area A 235 5170 Yes
Area B 285 6270 Possibly
Area C 90 1980 Yes
Area D 187 4114 No
Table 11.2 Site Areas and Capacity Potential
11.7 In considering the potential residential sites it is important to bear in mind the appropriate site areas and the potential capacity. The figures in table 11.2 are very much approximate guide figures and illustrate the potential for areas A,B & D to provide 4,000 homes to one of these areas. The exception is Area C. The site in itself will not be sufficient to accommodate all new homes and regard must be given to other sites if Area C emerges as the preferred site. Also, it is important to look at other sections of this document and in particular the employment chapter as it may be preferable to use parts of these areas to provide new land for some of the 2,000 jobs planned for the town.
30 ASHAAP Issues and Options
Question 6
Meeting Attleborough’s housing requirements: which growth option do you prefer?
Please rate the options for growth in order of preference with 1 being your preferred and 4 your least preferred. Please tell us why you have rated these options in this way.
Area Rank from 1 to 4 with 1 being your preferred option.
Area A - Immediately South: east and west of Buckenham Road
Area B - South West Attleborough
Area C - London Road
Area D - Besthorpe and Burgh Common
Question 7
If you consider that there are additional areas for growth, please provide a map showing the location and boundary of the site, details of ownership and details of current land use if possible.
Housing phasing and Delivery
11.8 The Core Strategy states that major development in Attleborough will occur later in the plan period (2015 and beyond) due to the need to ensure essential infrastructure is in place before housing is completed.
11.9 Evidence in the SHLAA recommends that housing delivery is relatively slow in the first five years from 2009 with completions in the region of 80 units per year. Post 2014, when constraints to the local highway network and waste water infrastructure have been resolved, the delivery of new housing will increase up to 358 units per year. The housing delivery rate is expected to slow again in the later years of the plan up to 2026 as the number of sites begins to reduce.
11.10 Although the principle of providing major development in Attleborough is established in the Core Strategy as being later in the plan period (2015 and beyond), it is important to consider if the SHLAAs recommendation that there are deliverable sites which can yield almost 5,000 dwellings between 2019 and 2026 is feasible. This equates to nearly 1,000 new dwellings being delivered per year. An alternative approach would be to examine options to increase the delivery of housing between 2015 and 2019 to reduce the amount that needs to be delivered in the later years of the plan period. This will be challenging given the known infrastructure constraints in relation to the local highway network and waste water infrastructure. However, this Issues and Options consultation presents an opportunity for additional information and evidence to be submitted for Breckland Council’s consideration as to how the infrastructure issues can be unlocked in advance of current time scales.
11.11 In addition to this Area Action Plan, Breckland Council has commissioned four key evidence base studies which are particularly relevant to understanding how infrastructure capacity will affect housing delivery. These studies can be found on-line at Breckland website but are summarised below:
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Breckland Infrastructure Study (2009) – identifies those items of infrastructure which are critical, essential and desirable to achieve sustainable development in Attleborough Breckland Water Cycle Study – Detailed Stage 2 Study (2010)- identifies existing and future water infrastructure issues. Capacity at the waste water treatment works is unlikely to be enhanced until 2016. A11 Energy Study – Detailed Stage 2 Study (2010) identifies existing and future energy infrastructure issues and options to secure low carbon developments Attleborough Link Road Options (2008) – identifies broad route alignments, costs and time scales for the delivery of this critical piece of infrastructure.
11.12 Further detail on the phasing and delivery of housing will be tested at later stages in the process as additional evidence becomes available.
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12 Principles of New Housing
Issue 2
Principles of new housing
An appropriate mix and type of housing
12.1 Evidence indicates that house prices in Breckland have risen much faster than incomes and that there is an acute shortage of affordable housing. In Attleborough, average house prices are considerably higher than for the rest of the District with average house prices approximately £10,000 more than the District average(7). The profile of the housing stock in Attleborough reveals that there are relatively low numbers of social rented homes and smaller sized properties. Evidence from the Strategic Housing Market Assessment (SHMA)(8) and associated Housing Needs Study(9) points to a need to increase the supply of affordable and smaller properties to help balance the local housing market. The Housing Needs Study (2006) identified a need for 74 affordable homes per year in the Attleborough area to meet demand whereas the supply equated to only 37 affordable homes per year between 2001 and 2008.
12.2 Increasing the overall amount of housing delivered in Attleborough may make housing more affordable. The Core Strategy requires 40% of housing units on sites with 5 or more dwellings or an area of 0.17ha or larger to be provided and maintained as affordable housing. It is considered that this percentage requirement for affordable housing is appropriate for Attleborough from the evidence that underpins the Core Strategy. Therefore there is no need to explore further options on the amount of affordable housing provision in the ASHAAP.
12.3 In addition to providing sufficient affordable housing, it is important to ensure that an appropriate mix of dwelling sizes, types and tenures are provided to meet the needs of Attleborough’s current and future population. Evidence from the Breckland SHMA indicates that the following mix of dwelling sizes, types and tenures are required in Breckland as illustrated in Housing demand in Breckland by tenure and accommodation type/size.
1 Bed Flat 2 Bed Flat 2 Bed House 3 Bed House 4 Bed Total House
Tenure
Owner Occupation 116 195 872 1,437 718 3,338
Private Rented 312 111 148 773 85 1,429
Intermediate 0 0 76 18 0 95
Social Rented 237 150 315 228 46 977
Total 665 457 1,411 2,456 850 5,839
Table 12.1 Housing demand in Breckland by tenure and accommodation type/size
7 Data from the Council’s Strategic Housing team reveals that the average price in Attleborough in March 2010 was £195,000, which was approximately £10,000 more than the District average. 8 Fordham Associates (2007) for Rural East Anglian Partnership (REAP) 9 Breckland Housing Needs Study (Fordham Associates, 2007)
33 ASHAAP Issues and Options
(Source: Breckland 2006 Housing Needs Survey in Breckland Housing Needs Study 2007).
Question 8
Principles of new housing: an appropriate mix and type of housing
Do you agree with the suggested mix of dwelling sizes, types and tenures to meet the needs of Attleborough’s current and future population as shown in Table 12.1 above?
A. Yes, I agree.
B. No, I disagree. Please suggest an alternative mix and give reasons and/or evidence for your answer.
An appropriate density of housing
12.4 For the scale of development proposed in Attleborough, it is important for the ASHAAP to establish an appropriate range of residential densities. The density of development plays an important part in successfully accommodating the development within landscape sensitivities, making the most efficient use of greenfield land and minimising distances between places. Residential density also plays an important role in beginning to establish the character and design of individual areas.
12.5 The Core Strategy seeks to encourage proposals for high density developments (above 40 dwellings per hectare) at appropriate locations, including the centres of the towns, areas with good public transport accessibility and sustainable urban extensions. Lower densities (22-30 dwellings per hectare) will be permitted in areas in rural locations and at the edges of settlements where it can be demonstrated that there is a combination of local character (including environmental features) and limited accessibility factors.
Question 9
Principles of new Housing: an appropriate density of housing
Which of the following options do you consider is most appropriate in relation to the density of new housing in Attleborough?
A. Achieve a range of housing densities across Attleborough with high densities at the centre of the town and in any new District centre and lower densities close to the countryside.
B. Achieve a uniform residential density for the urban extension area.
C. Set a range of housing densities within the urban extension area.
D. None of the above. Please suggest an alternative approach.
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13 Providing a permanent Gypsy & Traveller Site
Issue 3
Providing a permanent Gypsy and Traveller Site
Establishing the Broad Location
13.1 Policy CP2 of the Breckland Core Strategy requires a permanent Gypsy and Traveller site for 15 pitches to be allocated by 2011. Evidence such as the Norfolk Gypsy and Traveller Strategy indicates that the A11 corridor would be suitable for a new permanent site and that Thetford and Attleborough could provide the most sustainable locations. Importantly, the travelling community has identified that the A11 is a regular focus for encampments, reflecting its historical significance to the community as a base for living and working in Norfolk.
13.2 Thetford already has a short stay stopping site for temporary use by Gypsy and Travellers and it has been determined that the Thetford Area Action Plan will not plan for additional provision. Attleborough satisfies criterion in the Core Strategy for a new permanent site to be within a reasonable distance (e.g. less than 1,600m/20mins walk) to facilities and supporting services such as education, health and day-to-day shopping needs. Additionally, there are a number of authorised private gypsy and traveller sites in and around Attleborough and Besthorpe. More recently there have been instances of high profile unauthorised encampments in Attleborough, indicating a need to provide additional provision in the area. Therefore the ASHAAP will allocate a permanent site for gypsy and travellers based on the criterion below.
13.3 When selecting suitable permanent Gyspy and Traveller sites, criteria in the Core Strategy need to be met including: a. The site will be a sustainable location on the A11 corridor where there is no adverse impact on the safe and efficient operation of the highway network; b. The site will be within reasonable distances to facilities and supporting services; c. The site will be properly serviced; and d. The site will not have an adverse visual impact on the character and appearance of the surrounding landscape, particularly in the river valleys and the Brecks Heathlands character areas as set out in the Breckland Landscape Character Assessment.
13.4 The issue of gypsy and traveller provision along the A11 is also being addressed by other local authorities and given the proximity of Attleborough and Besthorpe to the District boundary with South Norfolk there may be scope to investigate joint provision for both authorities in a sustainable location close to the District boundary where there is good access to the A11.
13.5 Map 13.1 'Area of search for Gypsy and Traveller sites within the Attleborough and Snetterton Heath Area Action Plan' identifies two potential areas of search for new gypsy and traveller sites. Inclusion in this Issues and Options report does not mean that the sites will definitely be allocated for a permanent gypsy and traveller site. Sites which are not included at this stage are likewise not precluded from being in the final document.
35 ASHAAP Issues and Options
Map 13.1 Area of search for Gypsy and Traveller sites within the Attleborough and Snetterton Heath Area Action Plan
36 ASHAAP Issues and Options
Question 10
Exploring opportunities for a permanent Gypsy and Traveller site: broad location for a new site
Using Map 13.1, where is the most appropriate location for a permanent Gypsy and Traveller Site for 15 pitches?
A. I consider that the area identified as north of the A11 would be a more suitable location for a permanent Gypsy and Traveller Site. Please give reasons for your answer.
B. I consider that the area identified as south of the A11 would be a more suitable location for a permanent Gypsy and Traveller Site. Please give reasons for your answer.
C. I consider that neither option is appropriate and another alternative be considered. Please outline where this could be, within the ASHAAP boundary.
37 ASHAAP Issues and Options
14 Meeting Attleborough's Employment Needs
Issue 4
Meeting Attleborough’s employment needs
14.1 The Core Strategy seeks to provide 1,500 to 2,000 net additional jobs in Attleborough by 2021 and release some 10 hectares of land for employment development which is well related to the A11 between 2001 and 2026
14.2 The number of jobs and amount of employment land to be delivered in Attleborough is informed by an evidence base which consists of the following documentation (all of which can be viewed on-line at www.breckland.gov.uk)
Employment Land Review (2006, Roger Tym & Partners). The Economic Potential of 4,000 Additional Homes (2008, PACEC Consulting). REV Prospectus (2008, Breckland Council). Draft Norfolk Local Economic Assessment (2010, Norfolk County Council).
14.3 During the Examination into the Core Strategy concern was raised about the balance of homes and jobs in Attleborough and whether the 2,000 additional jobs was sufficient for the 4,000 new homes. Part of the strategy for Attleborough is to also deliver up to 1,500 new jobs at Snetterton Heath a strategic employment site some 4 miles to the south-west of the town. The close relationship between Attleborough and Snetterton Heath is recognised in the scope of this document and Breckland Council recognises that for the strategy for Attleborough to work that there needs to be (a) a deliverable supply of land at Snetterton for jobs; and (b) significant enhancements in transport to enable residents to access jobs, with an emphasis on non-car modes of transport.
14.4 The Core Strategy states that should the land supply at Snetterton Heath not come forward within the short term then the amount of land designated at Snetteron Heath (20hectares) will be reallocated to Attleborough. Options around new employment land supply will be explored through this document.
Issue 5
Existing employment sites
14.5 The Core Strategy protects sites at appropriate locations which have been allocated for employment use in the Breckland District Local Plan, this is to deliver employment targets and provide a sufficient choice to meet the requirements of foreseeable employment needs.
14.6 The Core Strategy protects sites at appropriate locations which have been allocated for employment use in the Breckland District Local Plan, this is to deliver employment targets and provide a sufficient choice to meet the requirements of foreseeable employment needs.
14.7 Attleborough contains three sites that have been allocated for employment use in the Breckland Local District Plan (1999) as illustrated in Map 14.1 'Existing Employment Sites within Attleborough' and Table 14.1 'Existing Sites allocated for employment saved from the Breckland District 1999 Local Plan'. For ease of reference land within protected employment areas have a new reference in the LDF and these are sites referenced E.A. There is one remaining undeveloped employment allocation from the Local Plan and this is referenced site E.3 which is the old reference from the Local Plan.
38 ASHAAP Issues and Options
Map 14.1 Existing Employment Sites within Attleborough
39 ASHAAP Issues and Options
Site Ref Site Size (hectares)
South of A11 (Local Plan Site E3) 4.1
Bunns Bank (LDF Site E.A3) 4.1
Haverscroft Industrial Estate and Victory Park (LDF Site E.A1) 2.4
Gaymers Industrial Estate (LDF Site E.A2) 0.0
Total available employment land 10.6
Table 14.1 Existing Sites allocated for employment saved from the Breckland District 1999 Local Plan
Undeveloped employment land
14.8 Two of the sites within Attleborough, Site E3 and Site E.A3, remain undeveloped at the current time. Victory Park (site E.A1) is currently being brought forward by Breckland Council with the site infrastructure already in place as illustrated in Table 14.2 ' Undeveloped Employment Land within A11'.
Site Reference Site Size Gross Assessment Category Comments from ELR (ha) Undeveloped (Least, Moderately, 2006. Employment Heavily Constrained)(10) Land
South of A11 (Site 4.0 4.0 Moderately Highly visible, large E3) greenfield site
Bunns Bank (Site 4.1 4.1 Least Reasonably accessible E.A3) greenfield site
Table 14.2 Undeveloped Employment Land within A11
(Source: Breckland Employment Land Review (2006)
14.9 Sites South of A11 (Site E3) and Bunns Bank (Site E.A3) contain over eight hectares of land which have been allocated for employment use in the Breckland Local District Plan but which remain undeveloped. The Core Strategy saves these allocations as part of the development plan. Therefore options for future use of these sites are to be considered through this Area Action Plan.
14.10 The site South of A11 (Site E3) is four hectares in size and is a highly visible greenfield site i.e. land that has not been previously developed. It is classified as being moderately constrained. The Employment Land Review (ELR) recommends that the site should be retained for employment use and that it may be likely to come forward for development in the medium to long term (5-10 years). It is identified as providing an opportunity to expand B1 uses (offices, research and development and light industry) within Attleborough following the delivery of infrastructure and accommodation works on site.
10 The Breckland Employment Land recommends that moderately constrained sites could be developed within 5-10 years and least constrained sites could be developed within 2 to 5 years
40 ASHAAP Issues and Options
14.11 The Bunns Bank Site (Site E.A3) is identified as a reasonably accessible greenfield site which is just over four hectares in size. It is classified as being least constrained. The ELR recommends that the site is retained in employment use and that development is likely to come forward in the short to medium term (2-5 years). It benefits from a fully developed internal access road and minimal primary constraints.
14.12 The ELR recommends that efforts are made to release constraints and deliver sites South of A11 (Site E3) and Bunns Bank Site (Site E.A3) for employment development. The total amount of land that can be delivered from these two sites is a shortfall of just under two hectares compared to requirements in the Core Strategy for 10 hectares of land. The Employment Land Review recommends that subsequent reviews of the Core Strategy can determine whether there is sufficient demand to require additional land.
14.13 Inclusion in this Issues and Options report does not mean that the sites will definitely continue to be retained in employment use. Sites which are not included at this stage are likewise not precluded from being considered for employment use.
Question 11
Meeting Attleborough’s employment needs
Do you agree with this approach to retain the sites South of A11 (Site E3) and Bunns Bank (Site E.A3) as employment land and make efforts to release constraints?
A. Yes, I agree that this approach to retain the site South of A11(Site E3) as employment land and make efforts to release constraints.
B. Yes, I agree that this approach to retain the Bunns Bank site (Site E.A3) as employment land and make efforts to release constraints.
C. If you do not support the approach to retain one or both sites in employment use please give reasons and suggest alternative sites for employment use. Please provide as many details as you can, including a sketch map showing the location and boundary of the site, details of ownership if known and details of current land use.
Issue 6
Additional employment land
14.14 The Area Action Plan needs to allocate sites for the development of at least 10 hectares of new employment land at Attleborough. The Core Strategy requires that new employment land should be well-related to the A11. Unlike the delivery of new housing, there is flexibility on whether this could be located either north or south of the A11.
14.15 Breckland Council has commissioned two specific pieces of employment evidence which relate to Attleborough. The Employment Land Review (2006) took a strategic overview of the economy and made over-arching recommendations on the suitability and deliverability of existing employment areas and the likely demand for new sites and buildings. The conclusions from the Employment Land Review (2006) included the need to protect and retain existing employment sites in the town. The demand for additional land in 2006 was uncertain as the evidence indicated that re-structuring of the manufacturing and food-production sectors could
41 ASHAAP Issues and Options
result in significant volumes of available employment infrastructure. However, Breckland Council took the view that a release of 10hectares of additional employment land through the LDF would be a positive move to enhancing the economic prospects of the town as well as supporting the wider strategy of employment growth along the A11.
14.16 In 2008 a separate report was delivered on the Economic Potential of 4,000 homes in Attleborough by leading local economic consultants (PACEC). This report concluded that Attleborough was an attractive location for businesses to locate to. In particular, the benefits of co-locating jobs and homes was identified. The 4,000 homes are themselves likely to create 1,674 population related jobs in sectors such as retail, services, and education. However, the 10ha of additional employment land will generate an estimated 950 – 1,700 jobs with office, storage and warehousing and specialised manufacturing being the key sectors to attract. Additional employment land may enable existing companies to relocate or expand and initial indications from the recent offer at Victory Park signal that there is very strong interest in businesses wishes to locate in the town.
14.17 The table below illustrates the ‘Options for additional employment land at Attleborough’ setting out the areas, size and reasons for inclusion. All of the proposed employment sites are related to the town and can be accessed without commercial or workforce traffic entering the town centre road network.
Site Option Area (ha) Reasoning
1. Land north of the A11 7.84 Site is reasonably related to the A11 (Queens Road interchange) Site has been submitted as part of the LDF Related to existing small-scale businesses on Crowshall Lane
2. Land near Workhouse 7.37 Site is well related to the A11 (West Carr Road junction) Common, West Carr Road Area includes former business uses (including former haulage depot). Good profile on the A11
3. Land between the A11 and 7.11 Site is well-related to the A11 (Breckland Lodge roundabout) Norwich Road north of Willsend Related to existing employment at Haverscroft Land Part of site previously allocated in Local Plan for Business Park development Reasonable profile with A11
4. Land south of Hillsend 10.77 Site is well-related to the A11 (Breckland Lodge roundabout) Related to existing employment at Haverscroft Good profile onto the A11
5. Land south of Haverscroft 7.97 Site is well-related to the A11 (Breckland Lodge roundabout) Industrial Estate Related to existing employment at Haverscroft Part of site is Victory Park employment area and remainder of site would form a logical extension
6. Land south of Attleborough 15.96 Site is well-related to the A11 (Breckland Lodge roundabout) between A11 and Norwich Road. Related to existing employment at Haverscroft Good profile on the A11 Key gateway site into Attleborough
Table 14.3 Site Options and Reasoning for Employment Growth
42 ASHAAP Issues and Options
14.18 Before making your choice, you might want to think about the following issues:
Connections with the existing town – for people to get to work, preferably by foot, cycle or public transport. The surrounding landscape Connections with the A11 – for business related traffic such as HGVs Surrounding land uses Nature conservation and wildlife
Map 14.2 Possible Employment Locations
43 ASHAAP Issues and Options
Question 12
Meeting Attleborough's employment requirements: which growth option do you prefer?
Please rank the employment growth areas in order of preference with 1 being your preferred option.
Area Rank from 1 to 6 with 1 being your preferred option.
1. Land north of the A11
2. Land near Workhouse Common, West Carr Road
3. Land between the A11 and Norwich Road north of Hillsend Lane
4. Land south of Hillsend
5. Land south of Haverscroft Industrial Estate
6. Land south of Attleborough between A11 and Norwich Road
Question 13
If you consider that there are additional areas for future employment growth, please provide a map showing the location and boundary of the site, details of ownership and details of current land use if possible.
44 ASHAAP Issues and Options
15 Diversifying Employment Opportunities
Issue 7
Diversifying employment opportunities
15.1 The Core Strategy seeks to intensify and make more efficient use of existing employment sites and premises where they are either not fully used or unsuited to modern business needs. It is important therefore to have a comprehensive understanding of the current and future needs of employers. National guidance(11) recommends that regional and local planning authorities avoid overly restrictive allocations of employment land and consider flexible solutions to facilitate a broad range of economic development.
15.2 To ensure that the supply of employment land meets the needs of employers it is important to consider the current and likely future demand for employment space. Evidence from the ELR on the demand for employment land in Attleborough indicates that demand for industrial and distribution properties is mostly from small local employers and a small number of regional firms. Between 2001 and 2006 there was limited take up for industrial space however there was less demand for available space compared to Thetford. The office market in Attleborough is very limited; there has been very low investor interest in new space in recent years and very little development of new space. Demand appears to come from small local businesses and local high street employers such as banks and accountants.
15.3 In terms of the future likely demand for employment land in Breckland as a whole, the ELR indicates that opportunities will arise from the increase in the high value manufacturing sector producing more specialist outputs. In terms of the premises requirements for manufacturing, it will tend to be small, well serviced, flexible units, either on existing industrial sites or as part of a mixed use development. It recommends that sites are brought up to the requirements of modern manufacturers with public sector investment in infrastructure and site services. Warehousing uses are predicted to continue in Breckland, particularly in the local, rather than the strategic market. There is also predicted to be some growth in higher value office-based sectors, particularly in financial and business services. The increase in population growth in Attleborough will naturally bring with it employment growth across a range of support services.
15.4 Flexible solutions to meet current and future employment land requirements within Attleborough could include the use of mixed-use sites, supporting live-work units and promoting particular areas as hubs for small to medium sized industrial or office units.
11 Planning Policy Statement 4: Planning for Sustainable Economic Growth, Communities and Local Government
45 ASHAAP Issues and Options
Question 14
Diversifying employment opportunities
Which approach or approaches do you support to provide flexible solutions to meet Attleborough’s employment land requirements? (it is possible to select more than one option)?
A. The use of mixed-use sites.
B. The use of live-work units.
C. The promotion of particular areas as hubs for small to medium sized industrial or office units.
If you do not support the suggested approaches above to make efficient use of employment sites, please suggest an alternative approach / approaches and give reasons.
46 ASHAAP Issues and Options
16 Determining the Approach to the Former Gaymers Site
Issue 8
Determining the approach to the former Gaymers Site
16.1 Part of site E.A2 is the former Gaymers site as illustrated in Map 16.1 'Banham Poultry Site (Former Gaymers Site EA.2)'and has been re-used by Banham Poultry which is a major employer in the town. The site is approximately 4.64 hectares and is located in proximity to the town centre and the train station. Banham Poultry occupied the former Cider Works site in the late 1990s in emergency circumstances following a fire at their original site at Bunns Bank employment area. In the intervening period a number of adaptations have been made to convert the former drinks factory into a poultry processing plant, part of which is within the Attleborough Conservation Area. The necessity to accommodate Banham Poultry(12) has not been without its issues given its location and surrounding residential areas but the ASHAAP provides an opportunity to investigate alternative options for this site.
16.2 The site was identified in the Breckland Local Plan as a redevelopment opportunity for commercial uses, although previous drafts of the Local Plan in the mid-1990s identified the site for retail uses.
16.3 The site could be retained in employment use however, given its proximity to the town centre, Attleborough train station and residential areas and the need for additional retail floor space and further housing in Attleborough, it be may be more appropriate to reallocate this site for other uses. If the site is allocated for an alternative use, reviews of the employment land could explore possibilities of providing an alternative employment site in Attleborough to ensure there is no overall loss of employment land.
16.4 If the site was reallocated for retail use it could help meet the need for additional retail floorspace in Attleborough including food and non-food retailing. Increased retail use on this site would enhance the vitality and viability of the town centre.
Question 15
Determining the approach to site EA.2 (Former Gaymers Works)
Do you support the reallocation of part of Site E.A2 (Former Gaymers Works) for other uses?
A. Yes, I support the reallocation of part of Site E.A2 (Former Gaymers Works) for other uses. If yes, please suggest your preferred alternative use / uses for the site and give reasons.
B. No, I do not support the reallocation of part Site E.A2 (Former Gaymers Works) for other uses and think that it should be retained in employment use.
12 This is classified as B2 General Industrial Use according to the Town and Country Planning (Use Classes) Order 1987.
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Map 16.1 Banham Poultry Site (Former Gaymers Site EA.2)
48 ASHAAP Issues and Options
17 Determining the Approach to the Hamilton-Acorn Brush Factory Site
Issue 9
Determining the approach to the former Hamilton-Acorn Brush Factory Site
Map 17.1 Hamilton-Acorn Brush Factory Site
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17.1 The Hamilton-Acorn brush factory on Halford Road as illustrated on Map 17.1 'Hamilton-Acorn Brush Factory Site' has been in Attleborough for some 60 years. Today the site is primarily used as the company’s head office and distribution centre. The manufacturing element of the business ceased in Attleborough at the end of 2009 and this leaves a significant site of some 2¼ hectares (5 ½ acres) close to the town centre underused. It is appropriate through this Area Action Plan to consider whether there are alternative uses for the site which can support the company’s long-term future in the town.
17.2 The site is currently in two distinct uses. The northern part of the site is developed with the factory buildings which are predominantly 1950s brick in construction with later brick and steel additions. This part of the site is approximately 1.34 hectares (3.3 acres). The southern part of the site, south of Halford Road, is part used as hardstanding associated with the factory site and an undeveloped area of grass and shrub/trees closer to the railway. This southern part of the site was previously allocated for housing in the 1999 adopted Breckland Local Plan. No planning application has ever been received for this area.
17.3 The site is accessed from Halford Road which in turn uses Leys Lane and Hargham Road to connect to London Road and the town centre. The northern edge of the site is only 200 metres from the town centre and Eden Lane provides a direct access. Public open space around the site is limited with a small area on Halford Road.
17.4 The options for the site could include the following:
Redeveloping the factory part of the site for residential (approximately 40 dwellings) and designated the land south of Halford Road for public open space (0.9 hectares / 2.2 acres). Retaining the 1950s office building fronting onto Halford Road and redeveloping the remainder of the factory site for either business start-up units for very small businesses (typically 1-3 employees) or office developments which are compatible with the surrounding residential areas. This option could also see the southern part of the site given to public open space. Redeveloping 0.6 hectare (1.4 acres) of the site to provide approximately 300 parking spaces with a link via Eden Lane to the town centre. The remainder of the site (1.64 hectares) could be developed for residential (approximately 50 homes) with a small children’s play area.
Question 16
If the Hamilton Acorn factory site became available, what is your preferred use for the site?
Proposed Option Support Object
Residential and open space
Business Starter Units and open space
New surface car park for the town centre and residential development
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18 Meeting Attleborough's Retail Requirements
Issue 10
Meeting Attleborough’s retail requirements
18.1 Attleborough is placed third in the hierarchy of Breckland’s town centres after Thetford and Dereham. It has approximately 112 town centre units and has low retail vacancy rates. The majority of shops and services are of a local nature and there are only a handful of national chains. There is significant leakage of retail expenditure to other competing centres outside Breckland such as Norwich, Cambridge, and Wymondham i.e. people are choosing to spend their money elsewhere. Evidence suggests that there could be scope for an additional food store in Attleborough.
18.2 The Core Strategy identified a broad requirement for 2,250 – 2,750m² of net additional net comparison floorspace between 2007-2018 and 1,750 – 2,250m² of net additional convenience floorspace between 2007-2018 which was based on the 2007 Town Centre and Retail Study. The AAP needs to determine where additional retail floorspace will be provided within Attleborough. The updated Retail and Town Centre Study (2010) which supersedes the 2007 study now identifies Attleborough for up to 1,265m2 net comparison goods (clothing, shoes, consumer electrics) floorspace to 2021, with a further 1,058 - 1,218m2 net convenience (food) floorspace to 2021.
18.3 National guidance in PPS4(13) supports strengthening the role of existing centres to promote competitive town centre environments and provide consumer choice. If the additional retail floorspace is provided in Attleborough town centre, this would strengthen the retail offer by improving the range and quality of goods available and may limit the loss of retail expenditure to other competing centres outside Breckland. This approach may involve redeveloping sites in proximity to the town centre which are not currently in retail use to retail use, which could include the former Gaymers Cider Works site. It may also involve increasing the size of the primary and secondary retail frontages within Attleborough. Primary retail frontages support retail uses by restricting the percentage of non-retail units. Secondary retail frontages take a more flexible approach to encourage a greater mix of wider town centre uses.
18.4 Alternatively, if it is not possible to enhance Attleborough’s existing town centre, there may be potential to create a new Local Centre to serve the residential area to the south of the A11. Map 18.1 'Town Centre, Primary Shopping Area, Retail Frontages and Use Class' illustrates the retail classes and designations within the town centre.
18.5 The classes of use for England are set out in the Town and Country Planning (Use Classes) Order 1987 and its subsequent amendments. The following list gives an indication of the types of use which may fall within each use class.
Use Class A Use Class B Use Class C Use Class D Sui Generis
A1 Shops B1 Business C1 Hotels D1 Certain uses do not Non-residential fall within any use institutions class and are considered 'sui generis'.
13 PPS4: Planning for sustainable Economic Growth
51 ASHAAP Issues and Options
Use Class A Use Class B Use Class C Use Class D Sui Generis
A2 Financial and B2 General C2 Residential D2 Assembly professional services industrial institutions and leisure
A3 Restaurants and B8 Storage and C2A Secure Residential cafés distribution Institution
A4 Drinking C3 Dwelling houses establishments
A5 Hot food takeaways C4 Houses in multiple occupation
Table 18.1 Summary of Use Class Order (1987), as amended
52 ASHAAP Issues and Options
Map 18.1 Town Centre, Primary Shopping Area, Retail Frontages and Use Class
53 ASHAAP Issues and Options
Question 17
Meeting Attleborough’s retail requirements
Which approach or approaches do you consider would be most appropriate to strengthen the role of Attleborough town centre? It is possible to choose more than one option.
A. Consider redeveloping sites in proximity to the town centre for retail use. B. Increase the size of the primary retail frontage. C. Increase the size of the secondary retail frontage. D. Amend the town centre boundary to more tightly control areas where retail and other town centre uses would be encouraged.
If you have any other suggestions to strengthen the role of Attleborough town centre please submit details of them in your response to this question.
18.6 The Breckland Retail and Town Centre Study (2010) prepared by consultants has provided fresh evidence to inform future planning policy, including this Area Action Plan. The study indicates that in general, the town centre designations in Attleborough are appropriately drawn but that there are some potential areas that could be included or amended. The following table sets out the issues affecting each of the options put forward by Question 17.
Option Issues Implications of the option
A There are very limited sites within the town Redeveloping sites in close proximity to the town centre boundary which would be suitable for the centre will help to encourage linked-trips to and from additional retail development identified as the the town centre by sustainable modes of transport. town grows. Therefore, using the sequential approach radiating out from the town centre, sites on the edge of centre (up to 300m from town centre) are the next areas within which to look for potential retail sites.
B Increasing the size of the primary retail frontages Increasing the size of the primary retail frontage would would be appropriate where there are significant result in additional areas where the Council's policy concentrations of retail shops (class A1) and would apply. This policy provides stronger protection where it would be desirable to maintain these to key shopping frontages from other non-retail uses. areas for this use.
C Increasing the size of the secondary retail Increasing the size of the secondary retail frontage frontages would be appropriate where there are would result in additional areas where the Council's significant concentrations of other town centre policy would apply. This policy provides a more flexible units (other A class uses as well as use classes approach to peripheral shopping frontages allowing B1(a), C and D of the Use Classes Order) and for a range of other non-retail uses. where it would be desirable to maintain and encourage such uses to locate.
D The existing town centre boundary as currently Tightening town centre boundary would restrict/ defined on the adopted Proposals Map includes control areas in which retail and town centre uses
54 ASHAAP Issues and Options
Option Issues Implications of the option
some transitional areas where retail and other would be encouraged and consequently where the town centre uses would be encouraged Council's retail policies would be applied.
Table 18.2 Options for approach to retail development in Attleborough town centre
18.7 The Retail and Town Centre Study (2010) indicates that there is potential that not all of the convenience and comparison goods floorspace can be accommodated in the town centre. Therefore, the Council may also need to consider other edge of centre sites (those within 300m of the primary shopping area) that could meet some of this requirement. Any edge of centre sites would be assessed in accordance with the policies in the Council's adopted Core Strategy as well as the provisions of national planning policy contained in PPS4.
18.8 There is also potential for some of the identified floorspace provision to be made in a new Local Centre as part of the urban extension. However, any retail floorspace provided as part of a new growth area would be taken from the overall floorspace figures for the town.
Question 18
Location of additional retail floorspace
If the proposed retail floorspace cannot be accommodated in the town centre or in edge of centre sites (as national policy directs), how best do you think this should be provided? Please rank in order of preference (using the number 1 to indicate first preference).
Option Rank in order of preference
A A portion of the floorspace provided as a 'Local Centre' within urban extension with the remainder provided in town centre or edge of centre sites
B Identify part of the former Gaymer's Cider works site (currently Banham Poultry) for retail development (an out of centre site)
C Floorspace provided on other 'Out of centre' sites (please provide examples)
If you have any further comments on the approach to retail development please submit these in addition to the above.
55 ASHAAP Issues and Options
19 Transport
19.1 At present there is limited evidence on transport issues in Attleborough. In 2007 Norfolk County Council undertook a very high level market town assessment of transport issues in Attleborough. A further high level study on potential link road route options was undertaken in 2008 by Mott MacDonald on behalf of Norfolk County Council and Breckland Council. This study identified technically deliverable routes and indicative costs. Further additional work will be required to underpin the final Area Action Plan to demonstrate that the growth options are deliverable in transport terms together with the potential for town centre traffic improvements, the review of car parking and the need to secure modal shift to take advantage of the opportunities to walk/cycle, use the train and extend and introduce improved bus services. Breckland Council will continue to work with the Highways Agency, Norfolk County Council, Network Rail and bus operating companies to develop a detailed transport strategy for the town. The timetable and outputs of the strategy are yet to be determined but will need to be finalised by the time this Area Action Plan is published prior to Examination.
Issue 11
Easing traffic congestion within Attleborough town centre
19.2 Transport priorities for Attleborough, Snetterton Heath and the wider Norfolk area are set out in the second Local Transport Plan for Norfolk and work is currently progressing on the third transport plan for the area. The Breckland Core Strategy highlights specific priorities for Attleborough such as the creation of a new distributor road from the A11 to the B1077, improved junction capacity to A11 and a new crossing over the railway line to increase capacity.
19.3 To reduce the need to travel, new development will, where possible, be concentrated in locations that are accessible by more sustainable modes of transport such as walking, cycling and public transport and improvements to these more sustainable modes of transport will be supported.
19.4 Initial research in the Breckland Infrastructure Study has identified and prioritised other transport improvements for Attleborough that will help reduce car use and ease congestion in the town centre as illustrated in Transport Priorities for Attleborough Identified in Initial Research. Any transport improvements will be expensive and will require significant funding through developer contributions. Further research will be undertaken to explore Attleborough’s transport requirements in more detail.
19.5 Table X: Transport priorities for Attleborough identified in initial research.
Transport Requirement Priority
Improvements to rural bus services. Essential
Re-examination of the town centre gyratory system and potential Essential improvements.
Eastern link from B1077 to Besthorpe Junction. Desirable
A new bus station. Desirable
Rail station improvements. Desirable
56 ASHAAP Issues and Options
Transport Requirement Priority
New distributor road from the B1077 to the A11. Critical
Table 19.1 Transport Priorities for Attleborough Identified in Initial Research
(Source: EDAW 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery study, February 2009)
Question 19
Easing traffic congestion within Attleborough town centre
Where do you agree with the priorities identified above to ease traffic congestion in Attleborough town centre?
A. Yes, I agree with the priorities identified in Transport Priorities for Attleborough Identified in Initial Research above to ease traffic congestion in Attleborough town centre.
B. No, I do not agree with the priorities identified above to ease traffic congestion in Attleborough town centre. Please explain your reasons and suggest alternative priorities.
C. I have suggestions for other priorities. Please give detail.
Issue 12
Increasing Walking and Cycling
19.6 The following pie chart shows the mode share of Attleborough residents for journeys to work. It shows that there is heavy reliance on the car to get to work. Two thirds of residents use the car, with the remaining third not travelling to work or using more sustainable modes of transport, including car sharing.
57 ASHAAP Issues and Options
Picture 19.1 Showing the Jounrey to Work Modal Split for Attleborough (2001 Census)
Getting more people walking and cycling
19.7 The issue of congestion in Attleborough town centre is a concern of many local people and visitors to the town. We talk about congestion and a potential distributor road at sections x and x.
19.8 Another key part to tackling congestion would be increasing walking and cycling levels. Walking and cycling are the most sustainable forms of transport for all journey purposes. Walking and cycling:
Is good for our health Is cheap/free Does not emit greenhouse gases Does not contribute to localised air pollution
58 ASHAAP Issues and Options
Question 20
Getting more people walking and cycling
How do we increase walking and cycling rates in Attleborough?
Agree Disagree
cycle parking provision
cycle lanes
zebra crossings
Question 21
Getting more people walking and cycling
Any other ideas how to get more people waling and cycling?
Cycle Parking
19.9 Providing easy to use cycle parking in a convenient location is something that cyclists find useful and we can look to address as part of the future transport work.
Question 22
Cycle parking
Where would you like to see cycle parking improved in Attleborough?
Agree Disagree
Train Station
High Street
Employment Area
Town Centre
In Homes
Health Facilities
59 ASHAAP Issues and Options
Question 23
Cycle parking
Any other ideas where cycle parking should be improved.
Walking and Cycling Network.
19.10 A walking and cycling network could be produced for Attleborough. This would map origins of potential cycle journeys and destinations. The routes between could then be looked at to see if there are any potential improvements. This work has not yet been started.
Question 24
Cycle Network
What destinations should the cycle network include? Please state as many areas as you wish. These are likely to be areas where many people go, such as library, schools or employment areas.
Cycle links between Attleborough and Snetterton Heath
19.11 Attleborough is 4 miles from Snetterton Heath. This is too far really to expect people to walk (that could talk around an hour), but is still within a cycle-able distance - the route is flat and would take the average cyclist around 20 minutes to cycle. There is a rural lane, Hargham Road, that could be used. There could be a range of improvements to this route to provide for cyclists ranging from signing and lining to HGV bans - something to be looked at as part of the transport study.
Question 25
Cycling Links between Attleborough and Snetterton Heath
Would you support the provision of a cycle route from Attleborough to Snetterton Heath?
Walking and cycling linkages from the new development to the existing town – crossing the railway
19.12 The railway provides a barrier between the proposed urban extension and the existing town for all modes of transport. There are various potential approaches to providing walking and cycling links across the railway.
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Question 26
Walking and cycling linkages from the new development to the existing town – crossing the railway
How can walkers and cyclists safely cross the railway around Attleborough? Please tell us if you have any other ideas.
Agree Disagree
Use existing level crossing at Buckenham Road, Leys Lane, Bunwell Road & Poplar Farm
Use existing level crossing at Leys Lane
Use existing level crossing at Bunwell Road
Use existing level crossing at Poplar Farm
Close all unmanned crossings in the Attleborough area
Focus crossings at the existing manned crossing at Buckenham Road
Focus crossings at the existing manned crossing at the new distributor road bridge
Build a new dedicated foot and cycle bridge over the railway at Leys Lane
Build a new dedicated foot and cycle bridge over the railway at the station
Walking and cycling links to surrounding destinations
19.13 There are some nearby villages and other destinations such as employment areas around Attleborough with no real provision for walking and cycling. There are no National or Local Cycle Network routes in the area either. There could be potential to provide routes to surrounding destinations and for recreational uses using suitable existing lanes for example.
Question 27
Walking and cycling links to surrounding destinations
A. What destinations around Attleborough should have improved walking and cycling routes? Please state as many areas as you wish. These could be neighbouring villages or attractions in the area.
B. Would you support the provision of recreational walking and cycling routes around Attleborough?
61 ASHAAP Issues and Options
Issue 13
Car parking: town centre requirements
19.14 Car parking is an important issue when considering the approach to future transport and movement in Attleborough. Breckland Council's Parking Task and Finish Group considered options for town centre parking. The group concluded that there was no immediate need for new provision, however reorganisation of Queens Road Car Park could provide short term benefits. There is also likely to be further need for discussion regarding on street parking as part of a wider debate about town centre traffic movement and capacity. The provision of additional off street parking could remove current on-street spaces along Connaught Road, Exchange Street and Church Street.
Question 28
Car parking
Do you consider that the existing parking facilities within the the town centre meet existing and future requirements?
A. I consider that Attleborough town centre has sufficient car parking facilities.
B. If you no not consider that Attleborough town centre has sufficient car parking facilities, please suggest how and where improvements can be made to existing parking facilities including a map to illustrate suggestions.
Issue 14
Railway Station and its environs
19.15 The provision of approximately 4000 homes in Attleborough will effectively double the population of the town. Policies and strategies to reduce the use of the private car are endorsed within National Planning Policy Guidance. The Infrastructure Needs Funding and Delivery Study (2009) highlights the opportunity to investigate and build upon the existing main line rail connections within Attleborough as the Liverpool - Norwich Service (East Midlands Trains) does not currently stop at Attleborough Station. Furthermore, whilst Network Rail have indicated that there is little current potential for significant increases in capacity due to lack of short term planned investments and constraints on the line operation, there may be opportunities to redevelop the Attleborough rail station. At present the platforms currently straddle the B1077 and a redeveloped station may offer the opportunity for an enhanced transport interchange including bus service facilities. Redevelopments and/or improvements to the train station and its environs would require discussions with Network Rail including feasibility testing.
62 ASHAAP Issues and Options
Question 29
Improvements to the Liverpool to Norwich service
Do you think that investigation should be made to the feasibility of the Liverpool to Norwich train line service stopping at Attleborough Station?
A. Yes, investigations should be made as to the feasibility of an additional stop in Attleborough of the Liverpool to Norwich train service provision.
B. No, I do not support the approach to provide additional train service provision in Attleborough.
Please give reasons in either support of against additional train service provision within Attleborough.
Question 30
Improvements to the train station
Do you think that investigation should be made to the potential for redeveloping Attleborough Rail Station in to a single site including bus service facilities?
A. Yes, investigations should be made as to the potential for redeveloping Attleborough Train Station.
B. No, I do not support the approach to redevelop Attleborough Train Station.
Please give reasons in either support of against Attleborough Train Station redevelopment.
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20 Routing Options for a New Distributor Road from the A11 to the B1077
Issue 15
Routing options for a distributor link road from the A11 to the B1077
20.1 The development of a road to link the B1077 near to the Bunns Bank Industrial Estate to the A11 including a bridge over the railway has been identified in the Core Strategy as a key transport priority for Attleborough to serve strategic growth to the south of the town.
20.2 The need for a new distributor road between the A11 and the B1077 was identified in the Core Strategy as an essential infrastructure requirements in order to bring forward new housing growth to the south of the railway line. Policy CP4 of the Core Strategy highlights the link between new housing growth and the need for a distributor road, although it is recognised that further detailed evidence will be required as options for the direction of new growth.
20.3 Research commissioned by Breckland Council in conjunction with Norfolk County Council analysed 4 broad potential routes designed to serve strategic growth to the south of the town. There are two broad options for a new distributor road to the east (Besthorpe) as illustrated on Map 20.1 'Attleborough Distributor Road East Option 1' and Map 20.2 'Attleborough Distributor Road East Option 2', and two broad options for a link road to the west (Haverscroft) as illustrated on Map 20.4 'Attleborough Distributor Road West Option 4' and Map 20.5 'Attleborough Distributor Road West Option 5' . In total 18 detailed routes have been tested against criteria and initial high level costings have been provided (14). A further option that will be tested through this consultation is a third link option to the east as illustrated on Map 20.2 'Attleborough Distributor Road East Option 2'. This link road would connect to the A11 via the Spooner Row Junction which is situated outside of the Attleborough Action Plan boundary and within the District of South Norfolk. This will require further discussion with both South Norfolk and the Norfolk County Council, however - Norfolk County Council have indicated that this junction has significant design benefits to allow entry and exit to both north and south the A11 whereas the Besthorpe junction is constrained and would require significant upgrading.
20.4 The cost of the distributor link road will be dependent on the preferred route and high level costings vary from £7.7 million to almost £20 million. There is currently no public money to pay for a road but developers will be required to contribute towards infrastructure costs through contributions from development as it is critical t deliver growth south of the railway.
14 Attleborough Proposed Link Solutions, route identification study, volume 1, December 2008. Available on the Council’s website at http://www.breckland.gov.uk/link_road.pdf.
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Map 20.1 Attleborough Distributor Road East Option 1
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Map 20.2 Attleborough Distributor Road East Option 2
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Map 20.3 Attleborough Distributor Road East Option 3
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Map 20.4 Attleborough Distributor Road West Option 4
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Map 20.5 Attleborough Distributor Road West Option 5
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Question 31
Routing options for a new Distributor Road from the A11 to the B1107.
Please rank options 1 to 5 in order of preference - with one being your most preferred routing option for the Distributor Road, and 5 your least preferred routing option. Please provide reasons for you preferred or least preferred routing option.
Option Rank
Option 1
Option 2
Option 3
Option 4
Option 5
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21 Upgrading the Water Infrastructure
21.1 The level of housing and employment growth in Attleborough is the amount needed to fund and deliver key infrastructure through developer contributions. In particular, developer contributions will pay for the new distributor road from the A11 to the B1077.
21.2 The strategic infrastructure requirements for Attleborough, which have been identified in the Breckland Infrastructure Study(15), are set out in the Developer Contributions section of this consultation document, together with the broad recommended priorities and draft costs. This section reiterates these strategic infrastructure requirements from not only the infrastructure study, but also from the latest energy and water studies. These studies identify more detailed requirements, which are set out in the infrastructure study and/the Council’s emerging growth delivery programme.
21.3 New and improved infrastructure is required to support new housing; the need for new housing is set out in the Breckland Strategic Housing Market Assessment. National guidance (16) states that the test for infrastructure provision should be whether there is a reasonable prospect of provision. The ASHAAP does not need precise technical details of infrastructure requirements but must provide realistic costs and sufficient detail to enable interested parties to understand where, when and by whom infrastructure will be delivered and how this relates to growth delivery time scales.
21.4 New development can only contribute to infrastructure which is directly related to growth. It is not the role of development to fund or remedy shortfalls in provision for existing residents, although there is considerable scope for development to provide infrastructure for example, the provision of strategic open space has a wider role which can benefit all of Attleborough’s residents.
21.5 Other studies that specifically explore Attleborough’s infrastructure needs in relation to water and energy include the Breckland Water Cycle Study (Stage 2) and the A11 Energy Study.
Question 32
Evidence of infrastructure
Do you agree that Breckland Council has the right evidence on infrastructure for Attleborough?
A. Yes, I consider that Breckland has the right evidence on infrastructure for Attleborough.
B. No, I do not consider that Breckland has the right evidence on infrastructure for Attleborough. Please indicate what additional evidence is required and give reasons for your answer. If so, please indicate what assumptions should be used.
15 EDAW Breckland Infrastructure Study (2009) 16 Planning Policy Statement 12: Creating strong safe and prosperous communities through Local Spatial Planning
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Issue 16
Upgrading water infrastructure
Upgrades will be needed in terms of water supply and wastewater treatment to support Attleborough’s growth. At present none of the proposed growth in Attleborough can be accommodated without improvements to upgrade the wastewater infrastructure.
21.6 Attleborough’s growth will require securing an additional water resource within the locality (likely to be groundwater abstraction) and the need for strategic sewer upgrades to serve the new developments. The preferred option for additional water resources is to use increase abstraction borehole at High Oaks near Wymondham. However, the timescale for implementing water resource upgrades will be dependent on water efficiency measures undertaken from now on in new developments. If low water demand can be achieved (ie reducing consumption from 142 litres per person per day to less than 100 litres per person per day) then additional water resources may be required by 2018 as opposed to 2015 under current consumption levels.
21.7 Critically, the town’s wastewater treatment works are at capacity and will need upgrading prior to any significant house building. Deliverable solutions to these constraints have been identified but will result in development on a large scale being phased to post 2016. The preferred solution is identified in the next section. The cost of upgrading the works will be the responsibility of Anglian Water. Interim treatment measures may be feasible to allow some further development but this will require detailed negotiation with Anglian Water and will have to have regard to financial and environmental costs. The location of the Treatment Works to the west of the town means that in engineering terms the most cost-effective and least disruptive route for a new strategic sewer to the works will be from the London Road end of Attleborough. This is discussed in more detail in the next section.
21.8 Whilst strategic water infrastructure costs are borne by Anglian Water, localised improvements such as sewer upgrades and connections to the new development and water efficiency measures will be funded by developers. More detailed requirements identified in the Breckland Water Cycle Study (stage 2) together with funding sources and construction and maintenance responsibilities are illustrated in Table 21.1 'Water infrastructure requirements and mitigation/solutions'.
21.9 The overall scale and timing of development is most likely constrained by Water Cycle considerations and subsequent negotiations between Anglian Water Services, private developers, Norfolk County Council, The Environment Agency and will ultimately be approved by the regulator OfWat.
21.10 Flood risk is a localised issue in Attleborough; there is an area of Flood Zone 3 and Flood Zone 2 to the north of Attleborough which is associated with the Attleborough Stream which flows into the River Thet. The need to minimise flood risk is considered further in the Natural and Built Environment section of the ASHAAP.
Question 33
Water infrastructure
Do you agree that the key requirements in terms of water infrastructure have been identified?
A. Yes, I agree that the key requirements in terms of water infrastructure have been identified.
B. No, I disagree that the key requirements in terms of water infrastructure have been identified. Please indicate which other requirements you think should be included and give reasons for your answer.
72 Water Proposed Solutions Estimated Funding Source Recommended Construction Maintenance Infrastructure Costs Timescales Responsibility Responsibility Requirements
Anglian Water Developer Anglian Developer Developer and Services Water AWS Requisition
Water Existing licence and new £2,500,000 √ 2015 √ AWS Resources groundwater source
Wastewater Wastewater treatment £7,500,000 √ 2016 √ AWS Treatment works extension and new discharge pipeline
Sewerage New wastewater main £2,000,000 √ 2016 √ AWS and pumping station within strategic urban extension
Sustainable Infiltration SuDS and TBC √ 2011 √ Norfolk County Drainage surface attenuation Council (17)
Table 21.1 Water infrastructure requirements and mitigation/solutions
(Source: Breckland Water Cycle – Phase 2:Detailed Study 2010) ASHAAP Issues and Options
17 Norfolk County Council would be the approving body for SuDS under the Flood and Water Management Bill 2010, assuming the SuDS are built to approved standards, Norfolk County Council would be responsible for ongoing maintenance of the SuDS. 73 ASHAAP Issues and Options
Issue 17
Solution for waste water from the Final Water Cycle Study
21.11 As identified from the Water Cycle Study work, the delivery of additional capacity at the Attleborough Waste Water Treatment Works is a prerequisite before any further significant development can take place in the town. The Treatment works occupy a large site to the west of the town and is not hemmed in by surrounding development. Whilst the site could be developed and expanded further the critical issue is the environmental capacity of the Attleborough Stream to accommodate additional volumes of treated water. Currently the discharge is directly into the Stream where it flows past the works. The Stream at this point is small, given that the headwaters emerge near Besthorpe, and therefore there is limited volume into which to discharge. Whilst further discharge at the Treatment works will not cause flood risk (in fact discharges from the works help maintain flows in the stream in dry periods) the volumes are small and consequently maintaining river water quality is challenging. At present the Treatment work is performing well, however, current processes at the works will not be able to treat the additional volumes of waste water to a standard which will maintain good ecological status in the Stream in respect of Ammonia.
21.12 After considerable discussion with Anglian Water and Environment Agency a solution for Attleborough Treatment works has been identified. The preferred option is to treat all effluent from new development at the existing works but to discharge at new outfall point on the River Thet some 2km downstream at the confluence of the River Thet, Attleborough Stream and Buckenham Stream near Shropham Fen. There is a sufficient volume of water at this location to allow for a discharge which will maintain 'good' downstream water quality standards. This solution will require a transfer pipeline from the treatment works to the proposed discharge location. A route can be achieved which avoids any river crossings and the European protected Swangey Fen. Delivery and maintenance of the pipeline will be the responsibility of the Anglian Water and the precise route will need to be the subject of further examination. The proposed route for the pipeline is shown in Map 21.1 'Proposed discharge pipeline from Waste Water Treatment Works'. Further detailed on the proposed route and the alternative options considered can be found on pages 66-75 of the detailed Water Cycle Study Stage 2 (May 2010) which is on the LDF website.
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Map 21.1 Proposed discharge pipeline from Waste Water Treatment Works
Note: The area identified on this plan was assumed as an area of search for the urban extension for the purposes of the Water Cycle Study.
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21.13 Evidence in the Water Cycle Study suggests that up to 1,600 new homes can be connected into the existing sewer network before upgrades are required. This will require detailed discussion with Anglian Water on a case by case basis. Development beyond the first 1,600 homes will require a new 250mm main from the new development to the treatment works and an indicative route has been identified via New Road and West Carr. An advantage of the new main would be to deliver other improvements to the waste water network in the town including the removal of a number of combined surface and foul sewers to the south of the town which cause local environmental harm.
Question 34
Waste Water Solution
Do you agree that the proposed waste water solution is the most appropriate and deliverable option for Attleborough?
A. Yes B. Yes, but there are issues which need to be addressed. Please tell us what these issues are and how they could be resolved. C. No, I consider there is an alternative and more preferable waste water solution for the town. Please indicate what other solutions you think should be included and give reasons for your answer.
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22 Enhancing the Energy Supply Network (electricity)
Issue 18
Enhancing the Energy Supply Network
22.1 Upgrades will also be needed to enhance the energy supply network (electricity) to support the increase in population over the plan period. Evidence indicates that the peak power demand in Attleborough is expected to grow by 4.90 MW by 2026.
22.2 Strategic requirements, which are identified in the infrastructure study as critical to Attleborough’s growth, include electricity network reinforcements and renewable energy initiatives. Requirements that are identified in the infrastructure study as essential to Attleborough’s growth include off-site gas infrastructure, although this is only identified as a potential developers cost and not indicated separately in the A11 energy study above normal site requirements.
22.3 The A11 Energy Study demonstrates that the approximate cost of increasing the energy supply capacity in Attleborough with a new cable to Attleborough Primary Substation and replacement of the equipment at Attleborough would be in the region of £13 million. This cost would be split between EDF Energy Networks, private developers and those on the route to Attleborough from Norwich, such as Hethersett and Wymondham.
22.4 A National Grid (Gas) pressure reduction station is located to the south of Attleborough which could facilitate local distribution of gas in sufficient quantity to meet anticipated demand from proposed growth. Developers would be expected to pay for off-site gas infrastructure where required and costs are estimated to be in the region of £800,000.
22.5 The recommendations identified in the A11 Energy Study to increase local energy supply options include:
Setting carbon standards for new development; Setting minimum BREEAM(18) Standards for non-domestic buildings; Establishment of a carbon offset fund; Site energy systems for new development areas/district heating zones; Establishment of a low carbon infrastructure fund; Establishing an energy service company (ESCO) to develop a site wide approach for Attleborough and Snetterton and a building-by-building approach for any infill developments.
22.6 Proposals have been put forward for a new biomass Power Station to the north of Thetford (known as Thetford North Power Station by EPR Developments) which will require the supply of a significant amount of biomass material for generation. Should this proposal be approved, this will impact upon the availability of biomass resource in the local area to supply potential renewable energy solutions at Attleborough and Snetterton Heath. As such, if this proposal were to be approved, there may be a need to consider whether alternative energy solutions may need to be found.
22.7 Further discussions are required at a District wide level between the Council, energy suppliers, the Regulator (OfGen) and other key stakeholders to determine which policy recommendations are most feasible A series of questions are set out below on these policy recommendations.
18 Building Research Establishment Environmental Assessment Method
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Question 35
Setting carbon standards for new development
Do you agree when requesting Zero Carbon Homes, that more than 80% carbon compliance should be met from fabric energy efficiency measures and on-site low and zero carbon technologies.
A. Yes, I agree .
B. No, I disagree .
Please indicate if you consider that this figure should be higher or lower and give reasons for your answer.
Question 36
Setting minimum BREEAM Standards for non-domestic buildings
Do you agree with the following minimum BREEAM Standards for non-domestic buildings:
BREEAM ‘very good’ from 2010-2013. BREEAM ‘excellent’ from 2013 -2019. Zero carbon from 2019, in line with the Building Regulations? (a question may not need to be asked on this last point as it is prescribed at a national level).
A. Yes, I agree with the minimum BREEAM Standards listed above for non-domestic buildings.
B. No, I disagree with the minimum BREEAM Standards listed above for non-domestic buildings. Please explain the reasons for your answer and indicate how you think they should be altered.
Question 37
Carbon offsetting
Do you agree that the developer should pay contributions to the local carbon offset fund where the level of payment is based on the level of emissions and on a locally agreed price of CO2?
A. Yes, I agree. B. No, I disagree.
Please explain the reasons for your answer and suggest an alternative approach.
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Question 38
Site energy systems for new development areas/district heating zones
If there is sufficient local biomass resource, do you agree with the following approach for site energy systems for new development areas / district heating zones:
Encourage Attleborough to be a district heating zone supplied by local biomass combined heat and power (CHP); If the Thetford North Power Station(19) does not go ahead, request that any development (domestic and non-domestic) in Attleborough have their heat and hot water needs met from dedicated, contractually linked renewable energy sources; and If there is insufficient biomass resource, propose an individual building approach instead of a district heating zone.
A. Yes, I agree with the above approach for site energy systems for new development areas / district heating zones.
B. No, I disagree with the above approach for site energy systems for new development areas / district heating zones. Please explain the reasons for your answer and suggest an alternative approach.
22.8
Question 39
Establishment of a low carbon infrastructure fund
Do you agree with the approach to establish a Breckland Low Carbon Infrastructure Fund with public sector money, which can then be repaid with developer contributions?
A. Yes, I agree with the approach to establish a Breckland Low Carbon Infrastructure Fund with public sector money, which can then be repaid with developer contributions. B. No, I disagree with the approach to establish a Breckland Low Carbon Infrastructure Fund with public sector money, which can then be repaid with developer contributions. Please explain the reasons for your answer and suggest an alternative approach.
22.9 Energy Service Companies (ESCOs) are either private or public/private partnerships which can deliver and supply energy to customers which would be delivered within the AAP areain the wider Breckland context.
22.10 An ESCO could be a Multi Utility Service Company (MUSCO) which provides a multiple of services (which could include energy as well as communications) and can assure joined up service infrastructure and a highly efficient customer interface.
22.11 In practice, an ESCO could develop and supply energy through a 'private wires' network to customers instead of using standard arrangements via major utility companies. This approach can be successful where there are opportunities for community scale schemes which could provide direct heat and power to homes or businesses where there is sufficient development to generate a demand.
19 Current proposal by EPR Developments, Mundford Road, Thetford
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22.12 The A11 Energy Study considers that ESCO developments are feasible in Attleborough and Snetterton Heath as there would be sufficient demand for heat and power from new homes and business planned.
Question 40
Establishment of an Energy Service Company (ESCO) to develop a site wide approach.
Do you agree that the Council should work with potential ESCOs and utilities to establish one or two ESCOs which can design, help finance, build, manage and operate new energy systems in the developments?
A. Yes, I agree that the Council should work with potential ESCOs and utilities to establish one or two ESCOs which can design, help finance, build, manage and operation new energy systems in the developments. Please indicate if you consider if this should or should not be a MUSCO. B. No, I disagree that the Council should work with potential ESCOs and utilities to establish one or two ESCOs which can design, help finance, build, manage and operation new energy systems in the developments. Please explain the reasons for your answer and suggest an alternative approach.
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23 Expanding Education Provision
23.1 Increased provision will be required in both Primary and Secondary education to support the projected increases in population. Norfolk County Council is currently reviewing a range of options for the provision of expanded primary and secondary provision, such provision is likely to include the expansion of the existing High School into a 0-19 Educational Campus oR the development of a new secondary school (potentially incorporating primary provision) on the fringe of Attleborough. All potential options would serve the housing development to the south of Attleborough and would be based on the projected demand for facilities.
23.2 The strategic education requirements which are identified in the infrastructure study as essential to achieve Attleborough’s growth in a timely and sustainable manner, are listed in Table 23.1 ' Educational Requirements for Attleborough'.
Educational Requirements for Attleborough
1 Form entries (FE) Primary School (up to 623 places for both FE Primary Schools) (TBC this figure – it is taken from Table 8.1 in the Infrastructure Study).
2 FE Primary School.
3 x 50 place nurseries (two co-located with new build primary schools).
Expand existing provision [high school] – up to 340 places.
Expansion of existing nurseries by 22 places.
Table 23.1 Educational Requirements for Attleborough
(Source: EDAW, 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery study, February 2009).
23.3 There are no designated funds earmarked for expanding school provision across the District through the Primary Capital Fund or Building Schools for the Future programmes. The Building Schools for Future Programme has now been abandoned and as such refurbishment schemes would need to be funded by Norfolk County Council Capital Programme.
23.4 Neither programme will contribute funding for the expansion of existing or provision of new facilities, however it may be possible to generate cost savings by making use of developer contributions to simultaneously expand a facility which is undergoing refurbishment.
Question 41
Potential relocation of chapel road school.
Norfolk County Council are investigating options for the relocation of the Chapel Road special needs school as an initial project priority.
Do you consider that the Chapel Road School could be relocated in the urban extension?
A. Yes, I consider that the Chapel Road School could be relocated in the urban extension.
B. No, I do not consider that the Chapel Road School could be relocated in the urban extension. Please give reasons for your answer and suggest an alternative location.
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23.5 New primary schools will need to be located close to the new housing developments in accordance with the 10-minute walking policy (Information on the ten minute walking policy is taken from para 8.57 of the infrastructure study.
Question 42
Secondary education provision
Which option do you prefer in terms of secondary education provision to serve new housing development to the South of Attleborough?
A. The expansion of the existing High School into a 0-19 Educational Campus. Please give reasons for your answer.
B. The development of a sixth from centre (potentially adjoining primary provision) on the fringe of Attleborough. Please give reasons for your answer.
C. If you do not agree with either approach above, please give reasons for your answer and suggest an alternative approach.
Question 43
Expanding education provision.
Do you agree that the key requirements in terms of expanding the education provision in Attleborough have been identified?
A. Yes, I agree that the key requirements in terms of expanding the education provision in Attleborough have been identified.
B. No, I disagree that the key requirements in terms of expanding the education provision in Attleborough have been identified. Please indicate which other requirements you think should be included and give reasons for your answer.
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24 Providing new Health and Social Care Facilities
Issue 19
Health and social care
24.1 There are currently significant pressures on the health and social facilities within Attleborough and it is important to provide for new and improved facilities to meet the needs of the current and future population. There are proposals to expand health care provision including the delivery of a Combined Primary Care Centre to coincide with commencement of housing and support existing shortfalls in provision. These requirements are identified in the infrastructure study as essential if the planned growth in Attleborough is to be achieved in a timely and sustainable manner.
24.2 The total cost of a Combined Primary Care Centre is estimated to be £4 million. It is estimated that 75% of the cost of the Combined Primary Care Centre may be attributed to housing growth, with the remaining 25% associated with existing shortfalls.
24.3 The Primary Care Trust (PCT) traditionally supports primary care practitioners for a range of premises across the NHS Norfolk area. It is expected that developments will be proactively pursued by NHS Norfolk and that funding for the new health co-location facilities could come from the PCT capital programme and the LIFT (Local Improvement Finance Trust) which is a public/private partnership arrangement (although NHS Norfolk would pick up the revenue impact).
Question 44
Health and social care
Do you agree that the key requirements in terms of health and social care have been identified?
A. Yes, I agree that the key requirements in terms of health and social care have been identified.
B. No, I disagree that the key requirements in terms of health and social care have been identified. Please indicate which other requirements you think should be included and give reasons for your answer.
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25 Protecting and Enhancing Sites of Local & Strategic Environmental Importance
25.1 This section will consider in more detail how the growth will impact on particular aspects of the natural environment in Attleborough including areas of biodiversity and geodiversity, the quality of the landscape, flood risk, open spaces for recreational and sports uses, and the built and historic environment.
Issue 20
Protection and enhancement of biodiversity and geodiversity
25.2 The Core Strategy seeks the protection and enhancement of biodiversity and geological features in the District. The most significant features which provide rich habitats for wildlife are located to the south west of Attleborough and encompass a number of County Wildlife Sites (CWS) which support a wide range of biodiversity, including priority habitats and species identified in the UK Biodiversity Action Plan (BAP). Together with sites of Special Scientific Interest (SSSI), they are considered important areas for wildlife. Special Areas of Conservation (SAC) are protected by international conventions or European Directives which places requirements on the authority in terms of the need for a Habitats Regulation Assessment (20). In particular, a site which is protected in terms of its biodiversity is Swangey Fen which lies to the south west of Attlebrorough and is part of the Norfolk Valley Fens SAC and is also a SSSI. Regard will also be given to the proximity of Old Buckenham Fen (SSSI) to the south of Attleborough. Designated sites for biodiversity and historical designation in Attleborough and the surrounding area can be seen in Map 25.1 'Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area Action Plan'.
25.3 The AAP must ensure that existing habitats and species are protected or enhanced by avoiding sensitive areas and encouraging appropriate management, and to create new habitats so that, there is an overall increase in biodiversity and geodiversity.
25.4 An AAP can provide a policy which seeks to avoid and ideally reverse the loss of sensitive habitats and species, whilst enhancing and protecting existing and future key Biodiversity and Geodiversity features. Options which will have a direct or indirect impact upon its key characteristics of important areas designated for biodiversity or geodiversity features would not be consistent with national policy guidance of the Adopted Core Strategy.
20 An assessment to test whether the proposals and policies contained within a land use plan could have a significant effect upon any European designated habitat site. Sites covered by assessment include Special Protection Areas, Special Areas of Conservation and Ramsar sites. Upon establishing a significant effect the assessment will recommend mitigation measures. Should mitigation measures not be found and there are no alternative options the assessment will consider compensatory measures subject to there being imperative reasons of overriding public interest.
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Map 25.1 Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area Action Plan
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Question 45
Biodiversity principles
The following sets out a list of approaches to protecting and enhancing biodiversity and promoting geodiversity. Do you agree with the principles/approaches below?
Strongly Agree Neutral Disagree Strongly Agree Disagree
Retain existing areas of woodland, hedgerows and trees on the Urban Extension
Improvement in the management of wildlife areas and habitats around Attleborough to compensate the loss of habitats elsewhere around the town;
Ensuring a network of undeveloped green corridors are protected to enable wildlife to move around Attleborough, particularly along water courses.
Providing habitats in new development through the careful design and management of open spaces and building materials and incorporating wildlife features within the built environment
Positive management of the Norfolk Valley fens within the Area Action Plan area (notably Swangey Fen) solely for biodiversity purposes.
Are there other principles or approaches which should be investigated?
Question 46
Do you think there are any other suitable sites for Green Infrastructure in Attleborough?
Are any additional sites in Attleborough or the surrounding area in the confines of the boundary as depicted on Map 25.1 'Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area Action Plan' which are locally important for nature conservation because of their biodiversity or geological features?
If you consider that additional sites should be protected, please provide as many details as you can, including relevant maps showing the location and boundary of the area, details of ownership if known and details of current land use.
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Issue 21
Capacity of the landscape to accommodate new development
25.5 The Breckland District Settlement Fringe Landscape Assessment provides detail on the landscape of Attleborough’s settlement edge and their sensitivity to change. The study identities local landscape character areas surrounding Attleborough including AT1: Attleborough Hall Tributary Farmland which is broadly located to the north and North West of Attleborough and AT3: Attleborough East which is broadly located to the east, south east of Attleborough. The study classifies landscape with moderate sensitivity to change as: i. Some key features/characteristics that make up the landscape/settlement edge are likely to be affected by introduction of development on the settlement fringe. ii. A moderately valued landscape or containing moderately valued or some valued elements. iii. A landscape in moderate/ good condition whose characteristics or elements make some positive contribution to wider landscape character.
25.6 Map 25.2 'Landscape Character Assessment for the Attleborough and Snetterton Heath Area Action Plan' illustrates the context of landscape character types within the Attleborough and Snetterton Heath Area Action Plan which is predominantly covered by Tributary farmland. Map 25.3 'Attleborough Landscape Character Sensitivity Area' highlights its sensitivity to change.
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Map 25.2 Landscape Character Assessment for the Attleborough and Snetterton Heath Area Action Plan
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Map 25.3 Attleborough Landscape Character Sensitivity Area
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25.7 The local character of area AT1 is defined by undulating mixed agricultural farmland interspersed with hedgerows and pasture associated with the tributaries draining in to the river Thet. The A11 corridor is a prominent component of the character area, circling the northern west edge of the Attleborough, which has influenced landscape quality and features. The minor tributary watercourses and green lanes are distinctive features of the landscape. Whilst the sensitivity to change has been identified as moderate overall, this judgement reflects the higher sensitivity of the more intact landscape to the north of the A11 and the lower sensitivity of the landscape inside the A11 which is influenced by the infrastructure associated with the A11 and other associated works.
25.8 The study sets out a series of landscape guidelines to maintain and enhance the character of Attleborough Hall Tributary Farmland:
Ensure sustained tree cover to A11 corridor and within the network of field boundary hedgerows to the south of the road through active and appropriate arboricultural management; Explore opportunities for additional hedgerow tree planting to the south of the A11 to further reinforce the landscape structure and to enhance habitat connectivity; Consider replacement of shelterbelt species with native species more appropriate to the lowland character and scale of the landscape.
25.9 The A11 acts as a visual and physical barrier separating the landscape qualities of tributary farmland to the north with the woodland planting/attenuation lowland pastoral landscape to the south.
Question 47
Protecting landscape quality north and north west of the A11.
What should the landscape strategy for the north of the A11 address?
Must Could No need to address address address
Measures to maintain the open views northwards from the A11?
Reinforcement of field boundary hedgerows to the north of the A11 where these are the principle natural element?
Appropriate landscaping structure along the A11 corridor, in particular tree belts and hedging which helps tackle the noise and emissions from the road close to residential areas?
Enhancement of key gateways.
Addressing lighting and its effects on the night time landscape character of the area at key junctions north of the A11 at the approaches to Attleborough.
If you consider that there are additional measures that should be addressed within a landscape strategy for the area north and north west of the A11, please provide details.
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25.10 The Local character of the area AT.3 is considered to have a rural, peaceful quality. In this area, the proximity of Attleborough influences the local character, with occasional views to large scale development on the edge of the town and the prominent infrastructure related to the A11.
25.11 Landscape guidelines which are set out for the area AT3: Attleborough East includes:
Conserve the pattern of hedgerows and seek to restore and renew hedgerow boundaries to form a strong framework for the town; Conserve and restore orchards where they formed a characteristic feature; Conserve the pasture and veteran trees which form part of the parkland landscape of Attleborough Hall. Seek to revert areas of arable land, within the parkland, to pasture; Conserve and enhance areas of wetland east of Attleborough at Besthorpe Carr and adjacent pasture fields; Consider opportunities to enhance recreational access from Attleborough.
25.12 The eastern edge of Attleborough is comprised of modern development, in most part contained within the railway line and Norwich Road, there are however areas of historic parkland of Attleborough Hall just north of the A11 and land between the A11 and Norwich Road which was historically was associated with the Hall, including town pasture and veteran trees - and sensitive to change. The gateways of the B1077 along Buckenham Road and Norwich Road act as important entrances in to the town and clusters of small farmsteads, including Village Farm/Church House are located to the east of the town.
Question 48
Protecting landscape quality east of the A11
What should the landscape strategy for the east of the A11 address?
Must Could No need to address address address
Enhancements of the principle gateways along Buckenham Road and Norwich Road?
Conserve and reinforcement of field boundaries and hedgerows to form a strong framework for the town?
Conservation and enhancement of Attleborough Hall parkland and veteran trees?
Conserve the rural/settlement east of the town at Village Farm/Church House and have regard to other clusters of small farmsteads to the east of the town.
If you consider that there are additional measures that should be contained within a landscape strategy for the area east of the A11, please provide details.
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26 Minimising Flood Risk
Issue 22
Managing Surface Water
26.1 The ASHAAP will need to ensure that development will be located in areas at least risk of flooding in accordance with requirements in the Core Strategy and National Guidance. When considering possible sites for development in the ASHAAP, sites will be selected in accordance with the Sequential Test(21) to demonstrate that sites in lower flood risk areas are being considered before areas at greater risk of flooding.
26.2 There is an area of Flood Zone 3 (high risk of flooding) and Flood Zone 2 (medium risk of flooding) to the north of Attleborough which is associated with the Attleborough Stream which flows into the River Thet. Smaller areas of Flood Zone 3 have been identified within the area to the south of Attleborough. See Map 26.1
26.3 The source of this information is from the Council's Strategic Flood Risk Assessment (SFRA). This document was signed off by the Environment Agency in 2007 and is based from site visits, historical records and advice form local engineers. Given the relative low levels of flood risk and the lack of need to develop in the small areas of higher risk, it is not considered necessary to undertake a further more detailed flood risk assessment.
21 As set out in national guidance Planning Policy Statement 25: Development and Flood Risk
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Map 26.1 Flood Rosk Areas within the Attleborough and Snetterton Heath Area Action Plan
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26.4 There have been some recorded flooding events in the past in and around Attleborough:
Recorded fluvial flood event from Besthorpe Stream. Attleborough Stream flooded several times due to capacity issues, in particular of the culvert under Norwich Road. Houses on the Norwich Road have been flooded up to a depth of 3 ft. Ditches have also been reported to be blocked.
Question 49
Non-developable areas.
The Strategic Flood Risk Assessment suggests that development should be avoided in the following locations – do you agree with this approach?
Agree Disagree
No development within a 100m corridor adjacent to Besthorpe stream upstream of the railway line.
No development within 20 metres of Whitehouse Lane Drain.
No development adjacent to the 100m length of Factory Drain 1 closest to Whitehouse Lane Drain (downstream) as this area will be flooded in the 1% (1 in 100 year) event.
No development within the flood zone of the Attleborough Stream to the northeast of the site.
No development along a corridor of 30 metres either side of the Industrial Estate IDB Drain.
No development within the flood zone of the stream to the south of the development site.
If you disagree, please let us know why. If you have any other comments on this question, please tell us.
26.5 The Water Cycle Study Stage 2 has determined that management of surface water is key to preventing downstream flood risk as a result of development. Scott Wilson recommend that design of runoff attenuation (through SuDS design) needs to be built into developments as part of the master plan and as part of the Environmental Management Plan for construction for major developments. It is important that all new developments should provide appropriate sustainable drainage systems (SUDS) for the disposal of surface water so that it is retained either on-site or within the immediate area, or other water retention and flood storage measures. SuDS reduce overall run-off volumes leaving the site, control the rate of flow and improve water quality before it joins any water course or other receiving body.
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26.6 The northern extents of the potential development site areas are believed to be underlain by freely draining soils with the southern extents underlain by slowly permeable soils. There is potential to use many different SuDS techniques throughout the SuDS management train from source control on individual housing blocks to area wide control via wet ponds or retention basins
26.7 Delivery of SuDS will be the responsibility of the developer; however the ‘approving body’ under the Flood and Water Management Act must approve the SuDS prior to construction. The approving body is the unitary authority, which for Breckland will be Norfolk County Council.
Question 50
Surface Water Management Plans
In order to address the issues raised so far in this section, we think that a Surface Water Management Plan should be submitted as part of any planning application for large scale development and development within the proposed urban extension.
Do you agree or disagree that we should require Surface Water Management Plans (SWMP) to be submitted?
A. Agree
B. Disagree
If you disagree, please let us know why. If you have any other comments on this question, please tell us.
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Question 51
What do you think a Surface Water Management Plan should include? Please tick as many as you like.
Include in Don’t SWMP include in SWMP
Provide details on the Infiltration SuDS methods to be used
Show how the recommendations of the SWMP will be designed and integrated into the development
Show how the recommendations of the SWMP will be integrated into the development
Show how recommendations will have recreation value
Show how recommendations will have biodiversity value
Show how recommendations will have amenity value
Show any potential effects on biodiversity
Demonstrate how features will be managed in a way that would enhance their biodiversity potential.
Show how such features will be multi-functional in their use
Investigate potential to link strategic surface water features such as swales or ponds along blue corridors where existing streams flow through the site, allowing surface water to be held back prior to discharge.
26.8 The Water Cycle Study Stage 2 (Scott Wilson, 2010) has highlighted that sewer flooding and Combined Sewer Overflows are an existing concern in several towns in Breckland, including Attleborough, and that with climate change, capacity will be limited.
Question 52
Sewer flooding and Combined Sewer Overflows
Do you agree that All new development, including that on brownfield development, should be served by separate surface water and wastewater drainage so no new development will be permitted to discharge runoff to foul drainage connections?
If you disagree, please let us know why. If you have any other comments on this question, please tell us.
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27 Increasing the Provision of Green Spaces
Issue 23
Protect, expand and enhance Open Space provision in Attleborough and surrounding area.
27.1 It is important to ensure that those living and working in Attleborough and the surrounding area have easy access to open spaces and recreation facilities which can heal people lead to healthy lifestyles and a better quality life for both adults and children. The Breckland Council Open Space Assessment (2007) identified a shortfall in the provision of open space; in particular of outdoor sports fields and children’s play space for recreational and sport provision in Attleborough.
27.2 Furthermore, Natural England believes that natural and semi natural green space is important and that people should have easy access to them. Natural England's Accessible Natural Greenspace Standard (ANGSt) provides a set of benchmarks for ensuring access to places near to where people live and evidence within the Open Space Assessment (2007) suggests that there is a particular shortage of natural or semi natural green space within or near Attleborough.
27.3 There is currently a significant quantum of amenity green space which results from development of housing estates and community areas, however it is clear that there is a shortage of semi or natural green space as well as children's play and outdoor sports facilities in the town. New development is not obliged to remedy existing shortfalls in open space, however the provision of new open space as part of new growth is likely to have wider community benefit.
Areas of existing Open Space are illustrated in Map 27.1 'Existing Open Space within Attleborough'
A. Knevet Close - Amenity Green J. Key Tree Road - Amenity Green S, Birch Close - Amenity Space. Space. Green Space.
B. Cygnet Close - Amenity Green K. Queens Square - Amenity Green T. Plantation Close - Space. Space. Children's Play.
C. Lomond Road - Amenity Green L. Wayland Court - Amenity Green U. Halford Road - Amenity Space. Space. Green Space.
D. Thieves Lane - Outdoor Sports M. Escourt Road - Amenity Green V. Rear of Halford Road - Facilities Space. Amenity Green Space.
E. Attleborough Cemetery. N. Norfolk Drive - Amenity Green Space. W. Gaymers Sports Ground.
F. Queens Road Allotments. O. Ash Tree Close - Allotments. X. Connaught Bowls Club.
G. South of Queens Close - P. Blackthorn Road (SE) - Amenity Children's Play. Green Space.
H. South of Queens Close - Amenity Q. Blackthorn Road (W) - Amenity Green Green Space. Space.
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A. Knevet Close - Amenity Green J. Key Tree Road - Amenity Green S, Birch Close - Amenity Space. Space. Green Space.
I. St Mary's Church. R. Cedar Drive - Outdoor Sports Facilities.
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Map 27.1 Existing Open Space within Attleborough
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Issue 24
Issue: shortage of Green Infrastructure.
27.4 Map 26.2 shows areas around Attleborough with the potential for use as Green Infrastructure – i.e. areas which could be enhanced and managed in a way to provide benefits to biodiversity and people. The provision of improved linkages between existing and proposed green infrastructure resources is key to encouraging biodiversity corridors and habitats. Footpaths, cycleways and pathways can also double as biodiversity corridors.
27.5 The potential sites are described below:
Site 1: Land south of Norwich Road at the junction with New Road. This area has been allocated for open space since 1973. The site is currently a small arable field bounded on two sides by housing development. It provides an opportunity to provide open space (amenity and children's play) in a part of Attleborough which has limited access to green areas. Sites 2 and 3: Land to the north of the A11. This is high quality land with a high level of sensitivity to change. It is interspersed with a mix of small scale wetland elements including wet woodland and meadow. Areas north of the A11 is not recommended for built development given is sensitive character. Site 4: Land north of the B1077 and south of the A11. This area of land is used to form part of the land associated with Attleborough Hall (prior to the construction of he A11). This area lies in close proximity to the A11 and is not considered the most suitable for future development. The high school and cemetery also lie in close proximity. This area may be suitable for the extension of the school and/or cemetery. Site 5: Land at Leys Lane and Slough Lane. Site 5 is an area in a mix of uses. Land to the west of Leys Lane is an area of wet woodland which could form a valuable green lung to the south of Attleborough. The area experiences localised flooding and is part of a network of valley woodlands. The site could be managed primarily for biodiversity. The land north of Slough Lane is immediately south of the Gaymers Playing Field and provides an opportunity to extend this site, including allotment and community orchard uses. Site 6: Land south east of Attleborough known as Burgh Common. Part of this area is currently being actively managed for informal use for dog walking and recreation.
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Question 53
Creation of Green Infrastructure
(a) Which of the areas on Map 26.2 should we investigate further for Green Infrastructure? Pick as many as you want.
Links to existing residential areas by walking and cycling Links to future residential areas by walking and cycling Surrounding land uses Connections to other green infrastructure Other uses for the site
Suitable for Green Do something else Infrastructure with the site
Site 1: Land south of Norwich Road at the junction with New Road
Site 2: Land to the north of the A11
Site 3: Land to the north of the A11
Site 4: Land north of the B1077 and south of the A11
Site 5: Land at Leys Lane and Slough Lane.
Site 6: Land south east of Attleborough known as Burgh Common
If you have picked ‘do something else with the site’ please tell us why and what your suggestion is.
(b) Are there any other locations within Attleborough where you would like to see natural green space/Green Infrastructure provided?
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Map 27.2 Proposed Strategic Open Space
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Issue 25
Shortage of outdoor sports field and children’s play space.
Question 54
Creation of Outdoor Sports Field and Children's Play Space
Do you think that land to the south of Norwich Road adjacent to Haverscroft Industrial Way (Site 1) and/or land to the south of Gaymers Sports Ground (Site 5) as illustrated on Map 27.2 'Proposed Strategic Open Space' should be designated as open space for outdoor sports or children’s play?
A. Yes
B. No
C. I think there are other preferred sites, which are (giving reason why)?
Issue 26
Contributions towards provision off site.
27.6 Requirements for different types of open space in Attleborough, which are identified in the infrastructure study as essential if Attleborough’s growth is to be achieved in a timely and sustainable manner, are set out in Table 27.1 ' Open Space Requirements for Attleborough' below;
Open Space Requirements for Attleborough
14 ha Outdoor Sports Space
16 x Local Equipped Area for Play (LEAPs)
2.2 ha Allotments
23 x Local Area for Play (LAPs)
3 x Neighbourhood Equipped Area for Play (NEAPs)
Table 27.1 Open Space Requirements for Attleborough
(Source: EDAW, 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery study, February 2009)
27.7 The total costs of meeting the Core Strategy targets for open space in Attleborough are £8,290,000. No public funding sources have been identified for meeting these requirements however all new residential development is expected to provide a contribution towards outdoor playing space through developer contributions. These open
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spaces will need to be provided throughout Attleborough to meet the council’s accessibility standards and address any localised shortages. The detailed requirements for open playing space contributions are set out in the Core Strategy under Policy DC11 Open Space.
27.8 Where it is not possible to make on-site provision, financial contributions for improvements to local facilities elsewhere in the locality will be required. These contributions could also be used to deliver the new open spaces identified in Map 27.2 'Proposed Strategic Open Space' to meet localised need. If feasible, it may also be possible to pool off site contributions towards the creation of one new large open space in Attleborough, such as a Country Park (i.e. a large multi-functional area of open space containing different types of open space). The creation of any new large new open space would need to be provided alongside the open space requirements identified above.
Question 55
Developer contribution (for open space)
Where developer contributions are justified for off-site open space provision, how should these be prioritised?
A. I consider that developer contributions should be prioritised for improvements to existing facilities.
B. I consider that developer contributions should be prioritised to deliver a large number of smaller spaces to meet localised need (as set out in Table X).
C. I consider that developer contributions should be prioritised towards the creation of one new large green space, such as a Country Park.
Issue 27
Requirement for new burial land.
27.9 Latest information from Attleborough Town Council indicates that it has less than 2 years of burial land remaining. No detailed assessment has yet been undertaken on suitable locations for new provision but it is unlikely that the existing site off Queens Road can be easily extended. As a short term measure the Town Council is looking to extend the existing site into The Dell subject to survey results. If approved this will however be a stopgap measure prior to a more strategic solution being identified in the Area Action Plan.
27.10 At this early stage and without suitable evidence on ground conditions it is difficult to consult on proposed locations as this may raise expectations for sites/options which ultimately cannot be delivered. However, it is possible to gauge the views of the public on broad locations for future cemetery provision. Issues to consider when identifying a new cemetery site are as follows;
Water levels; Access; Contamination; Existing pipeline services
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Question 56
Broad location for burial land.
Which approach do you support for the future broad location of new Burial Land? You can support more than 1 option.
1. Land north of the A11 towards Great Ellingham
2. Land south of the railway towards Old Buckenham
3. A shared facility for Attleborough and Besthorpe
4. It should be located to be part of a wider green area for the town with other uses (ie allotments)
5. It should be located so as to be a remote/secluded area for peace and contemplation
6. It should be located within easy walking distance of existing homes and public transport routes
If you think that other areas would be more suitable for burial land, please provide details of your preferred site, including a location map and give reasons for your answer.
Issue 28
Allotment Provision
27.11 Allotments provide the opportunity for residents to grow their own vegetables, fruit and flowers, and are especially valuable to those people who only have a small garden. They are provided for only a few pounds rental per year and offer a cheap source of food, plus an excellent contribution to a healthy lifestyle and boosting local biodiversity. The importance of a good diet to health, physical and mental, has been well documented. Allotments also have the potential to boost local biodiversity and green infrastructure networks. Food production in the UK is also a huge contributor to carbon dioxide emissions, so growing local food on allotments is an excellent way to cut back carbon emissions.
27.12 There are currently 33 allotments in Attleborough spread over 2 sites – Chapel Road and Queen’s Road. There are 50 people/groups on the waiting list – this amount increases each year. There are no vacant plots in Attleborough. The cost of an allotment is around £20 per calendar year and a water tap is provided on each site. Given the current shortage of allotments and the growing interest in growing food the Area Action Plan is the appropriate planning document to identify additional allotment land. Your answers to the following questions will help us plan for the most appropriate amount of land.
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Question 57
Allotments.
(a) How many allotments should we plan for? Choose one option.
Number per 500 Area per 500 dwellings Total number of full Total area Tick only dwellings (Ha) plots (Ha) one
10 0.25 80 2
15 0.375 120 3
20 0.5 160 4
25 0.625 200 5
30 0.75 240 6
(Note, this uses the figures in the Thetford Area Action Plan as a basis: 0.5Ha delivers 20 full plots or 40 half plots)
(b) Do you agree or disagree with the following criteria for locating allotments?
Agree Disagree
Located on land which is suitable for the growing of crops or is made suitable prior to occupation (in terms of drainage, contamination and landscaping for example);
Is well related to existing residential areas;
Is secure;
Has good access by foot
Has good access by cycle
Has suitable provision for vehicle parking
Has suitable provision for cycle parking
Cycle parking is spread across the site
Contributes to a linked network of open spaces or green corridors
Avoids archaeologically sensitive sites.
Has water provided
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Agree Disagree
Is provided in one large block
Is spread out around the Urban Extension – perhaps 2 or 3 sites.
Provision is spread out over plan period – i.e. not all allotments delivered at once.
Is provided all at once
Forms part of a green buffer between Attleborough and surrounding communities
(c) Can you think of any other criteria we should consider for the location of allotments? Please let us know.
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28 Requiring High Standards of Design
Issue 29
Approach to design
28.1 The AAP needs to allocate sites for development for at least 4,000 new houses empsasising the need for new development to be designed and built to a high standard in accordance with the Core Strategy. In assessing any proposed development it requires consideration to be given to the following design principles; local character, public realm, connectivity, adaptability, diversity, crime prevention, form and character, density, height, massing and scale, layout, siting and grouping, landscaping, boundary treatments and enclosure, building detailing and materials.
28.2 It is possible to use tools and techniques, such as design coding alongside urban design guidelines to provide detailed design guidance for Attleborough. A design code is defined in national guidance as:
A set of illustrated design rules and requirements which instruct and may advise on the physical development of a site or area. The graphic and written components of the code are detailed and precise, and build upon a design vision such as a masterplan or other design and development framework for a site or area.
(Source: Annex B to Planning Policy Statement 3: Housing (Communities and Local Government, 2006)
28.3 The use of a design code in Attleborough could help to proactively plan for better design and invest resources upfront to help clarify the decision process. However, they require considerable up-front investment in design time, skills and resources, and the positive engagement of key stakeholders. BC to confirm if they can provide this investment and support this approach before we mention design codes.
28.4 Alternatively, it could be possible to develop a set of design principles to guide development in Attleborough. Design principles could apply either to Attleborough as a whole or they could be developed for particular character areas to take account of building heights, character, scale etc.
Question 58
Approach to design
Which approach from the following do you most support to guide development in Attleborough?
A. Rely on guidance in the Core Strategy to guide development in Attleborough.
B. Develop a detailed design code(s) to guide development in Attleborough.
C. Develop a set of design principles to guide development in Attleborough. This could apply to either Attleborough as a whole or they could be developed for particular character areas within Attleborough.
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29 Protecting Areas of Particular Historic Importance
Issue 30
Impact of development on the historic environment and heritage assets of Attleborough.
29.1 Within the area covered by the AAP, there are 7 Scheduled Monuments and 49 Listed Buildings of which 32 are located in Attleborough town itself. The town centre gained Conservation Area status in 1975. There has been no formal review of this area since its designation. Whilst Attleborough has not been subject to any grant scheme to enhance the historic environment or heritage assets, the character and appearance of the market town, in particular the core Conservation Area appears to be in good condition. However, in light of the level of planned growth for the town, this provides the opportunity to ensure that appropriate policy measures are in place to reflect the new PPS5 – ‘Planning for the Historic Environment’ which requires Local Authorities to take in to account the desirability of new development making a positive contribution to the local character and local distinctiveness of the historic environment, and to ensure that development which affects the significance or setting of the heritage asset will be subject to a comprehensive assessment. The conservation area including central listed building are illustrated on map Map 29.1 'Attleborough's Town Centre Listed Buildings and Conservation Area' and wider heritage assets are illustrated on Map 25.1 'Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area Action Plan'.
29.2 Settlement in Attleborough occupies the centre of the Parish between the A11 (the main Norwich to London road) and the Norwich to Ely railway line. The A11 passed through the centre of the town until a bypass was built in 1985 and enhancements to the A11 via Queens Road provides accessibility to the A11 via the north of the town. The B1077 Diss to Watton road still follows a one way system around the town centre. It will be necessary to ensure that traffic from future development is managed in such a way so as not to have a detrimental effect on the historic environment.
29.3 The extent of the ASHAAP boundary includes surrounding Parishes of Besthorpe and Snetterton and smaller hamlets of West Carr, Fiddlers Green, and Burgh Common. Snetterton Heath employment area is part of a site which was home to a large airfield that was used by the USAAF 96th Bombardment Group. Several of the runways remain along with a single hangar, Romney huts and a water tower. However, nowadays the airfield is better known as a motorcar racetrack and employment site. Similarly to the south of Attleborough, around Bunns Bank and Burgh Common there are historical links to the airfield at Old Buckenham with Romney Huts and remains of concrete aprons and tracks.
29.4 In order to manage change of the historic environment, which can include up to the twenty first century, the Local Authority could implement a number of measures through a policy approach in the Area Action Plan.
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Map 29.1 Attleborough's Town Centre Listed Buildings and Conservation Area
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Question 59
Managing change within the historic environment
A Conservation Area Appraisal (CAA) would describe, define and analyse the special character and appearance of the area and assess its current condition. It could identify the pressures evident today, recommend any changes that should be made to the area in order to protect and/or enhance the historic environment, in particular as a result of Attleborough planned growth .
Should the Local Authority undertake a Conservation Area Appraisal (CAA) for Attleborough?
A). Yes (please see question 56 )
B). No
Question 60
If you answered yes to question 55, please rank the preferred outcomes of a CAA appraisal below in order of priority - 1 being your most preferred outcome and 7 being your least preferred outcome.
Priority Order
Identify pressures created by the mix of uses in different areas and the impact of traffic movement and identify measures to relieve these pressures and manage conflict. This will consider the ability of streets and spaces to continue to adapt over time to serve the needs of today
Identify areas, which will be subject to specific controls over development (e.g. Article 4 directions). This may be necessary to control incremental change.
Policies to provide criteria for specific development issues such as shop fronts.
Identify buildings and structures suitable for protection through listing or a local list.
Identify ‘buildings at risk’ and promote solutions.
Produce site-specific development briefs to guide new development.
Review the Conservation Area boundary.
If you do not agree that a CAA should be undertaken, do you have any alternative suggestions on how to monitor and protect the historic environment?
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29.5 The Norfolk Historic Environment Record provides a record of all areas of known archaeological activity, sites, finds, cropmarks, earthworks, industrial remains, defensive structures and historic buildings in the county. The record is held on a computerised, searchable database with integrated digital mapping. Alongside this are further, more detailed, paper records for many of the sites. These records are used for education, landscape management, local history, monument protection, planning advice and research, and are open to all by appointment
Question 61
Heritage environment record
Should the Local Authority assess the Heritage Environment Record (HER) within the boundary confines of the ASHAAP to provide a mapping assessment with a written analysis with supporting text and mapping of the historic environment to front load the planning process prior to development of particular strategic areas?
Question 62
Other protection measures for the historic environment
Any other suggestions on how to consider the monitor Attleborough Historic Environment?
29.6 Feedback on options relating to Attleborough’s design and built and historic environment will feed into the strategic masterplan which is progressing concurrently for the growth and change of Attleborough. This masterplan will seek to ensure that the nature and character of the rural market town and its role as a rural centre is maintained whilst protecting the rurality of the surrounding areas.
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30 Meeting Snetterton Heath's Reqirements for Employment Land Expansion
Issue 31
Meeting Snetterton Heath’s employment land requirements.
30.1 Snetterton Heath is identified as a strategic employment site approximately 5 miles south of Attleborough on the A11. The employment site is split between the Parishes of Snetterton and Quidenham and has developed from the former technical area of the WWII airfield and presently the employment area covers approximately 63 hectares (155 acres). In addition to the identified employment area, a large part of the former airfield is used for the world famous Snetterton racing circuit which accommodates a number of prestigious car and motorcycle events. Additionally, there is also a Sunday Market at Snetterton, the majority of which is outside of the employment area. Recent planning permissions at Snetterton include proposals from Motorsport Vision the owners of the Racing Circuit for a hotel, premium car sales and other facilities to support the circuit. More recently Breckland Council has granted planning permission on the Sunday Market site for a Model Toy Expo, sales and reconfigured market site.
30.2 These recent permissions signal an intent to enhance the outlook and offer at Snetterton in a way which compliments the Council’s REV (Rural Enterprise Valley) programme, which promotes motor sport related economic growth and associated advanced engineering in the District and elsewhere on the A11 in Norfolk. The REV programme identifies Snetterton Heath employment site as an instrumental cog in the economic strategy for District.
30.3 Snetterton Heath presently accommodates a range of manufacturing, engineering and storage and distribution businesses. As of April 2009, there were approximately 50 businesses at Snetterton Heath and there is evidence of an active commercial property market.
30.4 The Core Strategy identifies Snetterton Heath as a key employment location in the District. Snetterton Heath is one of only three Strategic Employment sites in Breckland identified in the Norfolk Employment Growth Study (2006). Given the advantages offered by the presence of an existing racing circuit on the site, the Core Strategy recognises that Snetterton has an integral role in the REV programme,
30.5 The outgoing Breckland Local Plan (1999) allocated 62.84 hectares of land at Snetterton Heath for employment purposes, 29.78 hectares of which has now been built out primarily for light industrial and warehousing/distribution uses. As required by the Core Strategy, the AAP needs to plan for the creation of between 500 and 1,500 new jobs at Snetterton Heath by 2021. To achieve this, the Core Strategy specifies that in addition to retaining the residual 33.06 hectares of employment land designated by the Local Plan, the AAP should allocate an additional 20 hectares of employment land at Snetterton Heath to facilitate the development of a motorsport related cluster and deliver additional road and rail warehousing and distribution uses. These sites would only be brought forward in the medium to long term (post 2016) once existing employment land allocations have been taken up and electricity capacity constraints have been overcome.
30.6 When selecting sites for employment land, consideration must be given to national guidance which includes making the most efficient and effective use of land and prioritising previously developed land for re-use, reflecting the requirements for different businesses, access and proximity to markets and the locally available workforce. In addition, consideration must also be given to the need to protect natural environment assets in proximity to Snetterton Heath.
30.7 Although there is a significant amount of previously developed land at Snetterton Heath, harnessing the full economic potential of this strategic employment site is likely to require some development on greenfield land.
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30.8 Map 30.1 'Existing and Proposed Employment Sites' provides details of the sites that could be used to meet the requirement to identify an additional 20 hectares of employment land at Snetterton Heath. Inclusion in this Issues and Options report does not mean that the sites will definitely be allocated for employment development. Likewise, sites that are not included at this stage are not precluded from being allocated in the final document and we would welcome suggestions for other options to deliver the employment growth at Snetterton Heath.
Map 30.1 Existing and Proposed Employment Sites
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30.9 Table Table 30.1 ' Options for Employment Allocations' at Snetterton Heath illustrates a range of potential sites that could, either wholly or in part, deliver the amount of new employment land needed, as well as their size and ownership.
Site Size (ha) Ownership Issues for consideration
A 5.14 Bernard Matthews Food Greenfield site which would form an extension to the northern part Ltd of the employment area (north of the A11 Trunk Road), but is of insufficient scale on its own to meet the full land requirement.
The northern extent of the site includes mixed range of employment including some agri-businesses.
Area could be developed with a stronger focus towards general industrial development at Chalk Lane.
B 6.73 International League for Greenfield site which would form an extension to the northern part the Protection of Horses of the employment area (north of the A11 Trunk Road), but is of (ILPH) insufficient scale on its own to meet the full land requirement.
The northern extent of the site includes mixed range of employment including some agri-businesses.
Area could be developed with a stronger focus towards general industrial development at Chalk Lane.
C 34.68 Pearn Wyatt & Sons Greenfield site which would form an extension to the existing employment development to the northern part of the employment area (north of the A11 Trunk Road).
The full area of the site put forward to the Council is in excess of the land area that would need to be allocated and as such, only part would be required.
The northern extent of the site includes mixed range of employment including some agri-businesses.
Area could be developed with a stronger focus towards general industrial development at Chalk Lane.
The site has very limited screening and if part of the site were to be allocated, then suitable structural landscaping is likely to be required.
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Site Size (ha) Ownership Issues for consideration
D 14.63 Cliffsky Ltd Brownfield site to the southern part of the site (south of the A11 Trunk Road) which is in proximity to the existing market, motor racing circuit and the MotorSport Vision proposal.
The site has a closer relationship to the circuit which could provide the potential for a more clearly defined character to this part of the site, and in particular, focusing on motorsport-related activities.
Table 30.1 Options for Employment Allocations
Question 63
Location of new employment sites: Snetterton
Using Map 30.1 'Existing and Proposed Employment Sites', which do you think are the most appropriate locations for further employment development in Snetterton Heath? Please rank the following options in order of preference, with 1 being first preference.
Option Rank in order of preference
A Extension to south-western part of the site, south of the Sunday Market (Site D) plus a portion of one other site.
B Extension to north of A11 (Site A and Site B).
C Extension to the west of A11 (part of Site C).
D An equal distribution of land release between north and south of the site (10ha north and 10ha south).
If you consider that none of the above locations are suitable, please give your reasons and suggest alternative sites, including maps where appropriate.
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31 Improving Public Transport Connetions from Snetterton Heath to Attleborough
Issue 32
Public transport connections to Attleborough and the wider Norwich area
31.1 Snetterton Heath’s proximity to the A11 provides good levels of accessibility to Attleborough and the wider Norwich area. However, there are at present limited public transport links to the employment area and, as a result, Snetterton Heath is relatively inaccessible for people who do not own a car. Snetterton Heath has the potential to become a sustainable employment destination. Bus loops are already in place at the A11 junction and the southern part of the site is close to Eccles Road Station. Breckland Council considers that it is imperative to link public transport improvements in Attleborough to Snetterton Heath, particularly extending any circular Attleborough Town bus service to Snetterton (which is less than 10 minutes away).
31.2 Consequently, without the implementation of measures to improve accessibility by a choice of means of transport, the proposed level of employment development at Snetterton Heath could result in worsening congestion, air quality and carbon emissions to the detriment of the environmental objectives of the plan.
31.3 The AAP must therefore set out options to improve accessibility to Snetterton Heath by a choice of modes of travel. Snetterton Heath is located approximately 800 metres from the Eccles Road railway station. Some rail services to Eccles Road station are available from Norwich, Cambridge and Peterborough, however a full commuter rail service is not currently in place. Further stopping services from Norwich, Cambridge and Peterborough could be put in place during the plan period to provide opportunities to access the area by rail, but this will be dependant on discussions with rail operators. The physical connections between Eccles Road station and Snetterton Heath could also be enhanced to encourage the use of rail to access the site.
31.4 Map 31.1 'Eccles Road Station in relation to Snetterton Heath' illustrates the location of Eccles Road station and the railhead in relation to Snetterton Heath is provided below.
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Map 31.1 Eccles Road Station in relation to Snetterton Heath
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31.5 Further options for improving the accessibility of Snetterton Heath from Attleborough include the enhancement/re-routing of existing bus services or the provision of measure to encourage cycling, including the provision of dedicated bicycle lanes. Both of these options are consistent with the priorities of the Norfolk Local Transport Plan which promotes better access to jobs and services by public transport, walking and cycling in order to reduce social exclusion and congestion and improve air quality.
31.6 The Council will explore the potential of a tariff approach to assist in funding necessary enhancements to transport infrastructure.
Question 64
Public transport connections: Snetterton
What measures should be taken to improve the accessibility of Snetterton Heath by more sustainable modes of transport? (Please prioritise the suggestions below)
A. Improve the physical connections between Eccles Road station and Snetterton for pedestrians and cyclists.
B. Enhance/re-route existing bus services (please specify which bus routes you feel should be enhanced). Between Attleborough and Snetterton
C. Provision of measures to encourage walking and cycling (please specify how you consider pedestrian and cycling routes should be enhanced).
D. Any other options (e.g. Lift share)?
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32 Improving Sustainable Freight Movement
Issue 33
Sustainable freight movement.
32.1 Snetterton Heath presently provides a range of manufacturing, engineering and storage and distribution industries. The Core Strategy specifies that the future development that will take place at Snetterton Heath will include the continued development of road and rail warehousing and distribution uses.
32.2 In order to minimise the impact of this development on congestion, air quality and carbon emissions, the AAP seeks to improve sustainable freight movement. This could potentially be achieved by upgrading the existing railhead at Snetterton from the main Norwich to Cambridge line to support the use of rail to transport freight.
32.3 Snetterton Heath presently contains a transhipment centre which enables deliveries to be transferred from large to small vehicles prior to entering nearby town centres, which can have a positive impact on the local road network and local environment quality. There may be potential to expand this transhipment function at Snetterton Heath in order to minimise the impact of the development at Attleborough on congestion, air quality and carbon emissions.
Question 65
Sustainable freight movement: Snetterton Heath
What measures should be taken to minimise the impact of freight movement on the local environment? (Please prioritise)
A. Upgrade the existing railhead at Snetterton to enable freight to be transported by rail.
B. Support the expansion of the existing transhipment function to facilitate wider freight consolidation to Attleborough, Wymondham and Norwich
C. If you do not support either of these approaches please provide reasons and, if possible, suggest alternative measures that can be taken to reduce the impact of freight movement on the local road network.
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33 Overcoming Contraints in the Electricity Supply Network
Issue 34
Issue: overcoming constraints - the electricity supply network
33.1 A survey of motorsport and advanced engineering companies(22) found that access to power was the most important issue that they would take into consideration when looking at new sites to locate. Electricity supply is an existing problem in Snetterton and development on a larger scale will serve to make this more acute. As a consequence, ensuring energy constraints are overcome is regarded as a prerequisite if Snetterton Heath is to make a key contribution to the Rural Enterprise Valley project and the local economy.
33.2 The AAP must therefore incorporate measures to ensure that this issue is resolved. The peak power demand in Snetterton will be very dependent upon the type of development at the site and how much of the area is developed. Accordingly, it is estimated that total demand in 2026 could vary anywhere between 4.6MW and 22MW . However, based on the type of development as set out in the Core Strategy, this is likely to be around 18-22 MVA(23).
33.3 The A11 Energy Study concludes that technical solutions to resolving power supply issues at Snetterton can be developed. Breckland district biomass resource aside, the potential for renewable energy development in Snetterton appears rather limited(24). It is however noted that there is a greater potential for other on-site heat and electricity generation measures, including biomass or gas controlled heat and power (CHP).
33.4 Whether this increased demand is met through the upgrading of the existing network or through the provision of on-site power generation source will depend to a large extent on the level of demand. It will however be essential to ensure that this infrastructure is delivered in a co-ordinated manner. The Council will work with electricity supply companies to explore the options for meeting Snetterton Heath’s energy requirements and ensure they are met in a well-planned, co-ordinated manner. It is therefore important that there is certainty over when improvements will be delivered and by whom.
33.5 Snetterton Heath does not have any gas supplies at present. Future gas demand at Snetterton Heath is uncertain. Nevertheless, it is estimated that gas could be supplied to the site at moderate volumes within about 1.5 years and at larger levels in approximately 2.5 years(25).
33.6 Some Energy Service Companies (ESCO) have shown an interest in investing in the Snetterton area. Nevertheless, developer obligations / tariffs are likely to be used to fund the necessary electricity and gas supply infrastructure. There is also the potential for a private solution to develop a 'private wires' electricity network specifically for Snetterton Heath businesses. However, there are no further alternative options identified for the provision of this infrastructure at this stage in the production of the AAP.
22 Rural Enterprise Valley – Phase 1 Business Plan. Breckland District Council, 20th February 2006 23 Estimate made in the A11 Energy Study (September 2008) undertaken by IT Power on behalf of Breckland District Council. 24 A11 Energy Study Stage 2: Attleborough & Snetterton (May 2010) undertaken by IT Power on behalf of Breckland District Council. 25 A11 Energy Study (September 2008) undertaken by IT Power on behalf of Breckland District Council.
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Question 66
Electricity supply
What measures should be taken to overcome the electrical supply constraint and ensure delivery of jobs at Snetterton Heath?
A. Development of an ESCO (either a Public or private intervention) with costs recouped from future charging/tariffs on new development for energy supplied to customers. B. Private sector solution (i.e leave it to the market) to develop a 'Private wires' electricity network.
33.7 The Breckland Core Strategy Monitoring and Implementation Framework indicates that if an energy solution for Snetterton Heath is not deliverable, then the Area Action Plan would redistribute the 20 hectares currently proposed for Snetterton Heath to Attleborough to ensure delivery of jobs within the Area Action Plan boundary.
33.8 It should also be noted that the above is a separate specific question relating to Snetterton Heath energy supply, however there are also a range of other more general questions on energy in Section 22 of this document for comment.
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34 Protecting and Enhancing Sites of Local & Strategic Importance
34.1 This section considers in more detail how the planned growth at Snetterton Heath will impact on particular aspects of the natural environment. There are a number of environmental assets in proximity to Snetterton Heath and evidence to date has suggested that harnessing the economic potential of Snetterton Heath is likely to necessitate some development on greenfield sites. Consequently, the AAP will need to ensure that development at Snetterton Heath is delivered sustainably and that the impact on these assets is minimised.
Issue 35
Enhancing biodiversity and geodiversity.
34.2 The Core Strategy protects sites which are important in terms of their biodiversity and geological features. There are a number of sites near to Snetterton Heath which are designated for their nature conservation value as illustrated in Map 25.1 'Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area Action Plan'.
34.3 One site located just to the south of Snetterton Heath, Eccles Wood, is protected for its nature conservation value and designated as a County Wildlife Site (CWS). East Harling Common Site of Special Scientific Interest (SSSI) is located to the south west of Snetterton Heath on the opposite side of the Cambridge – Norwich railway line. Two miles to the north-east of Snetterton Heath is Swangey Fen Special Area of Conservation (SAC) which is protected under European legislation for its flora and fauna value as one of a handful of Norfolk valley fens. The impacts of development at Snetterton Heath on Swangey Fen will be considered through a separate process, often referred to as the “Appropriate Assessment”, which forms part of the Habitats Regulation Assessment process.
Question 67
Biodiversity and geological protection
Do you consider that there are any additional sites in Snetterton Heath which are locally important for nature conservation i.e. in need of protection because of their biodiversity or geological features?
If you consider that additional sites should be protected, please provide as many details as you can, including a sketch map showing the location and boundary of the area, details of ownership if known and details of current land use.
Issue 36
Protecting landscape quality
34.4 The Breckland Landscape Character Assessment provides detail on the landscape surrounding the Snetterton Heath site and its sensitivity to change. The study concludes that the Snetterton Heath Plateau is a large scale arable landscape with varying levels of enclosure due to the variable intactness of field boundary hedgerows and the presence of localised blocks of woodland cover.
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34.5 Due to the low density, nucleated settlement pattern and the narrow rural road network, the study asserts that the Snetterton Heath Plateau is characterised by an essentially peaceful, rural quality. However, it is noted that this rural quality is interrupted in a number of locations, including at Snetterton Heath and the A11 due to the development that has taken place.
34.6 The study sets out a series of landscape guidelines to maintain and enhance the character of the Snetterton Heath Plateau. These include:
Explore opportunities for the reinforcement of existing field boundary hedgerows and for the planting of new hedgerows of an appropriate and species rich native mix; Seek opportunities for enhancement of woodland, and creation of heathland and grassland to fulfil EcoNet objectives; Explore opportunities for the creation of set aside/grassland margins to crop fields, to enhance biodiversity; Ensure that any new woodland planting does not detract from the overall open character of the plateau; Retain the remaining areas of historic field pattern associated with parliamentary enclosure which create a sense of historical and visual variety; Protect archaeological features/ historic sites and their setting; and Maintain the drainage network associated with areas of fenland encouraging improved ecological diversity.
Question 68
Protecting landscape quality
What should be the landscape strategy for the Snetterton Heath area?
A. The reinforcement of existing field boundaries with native species and the creation of new woodland and grassland areas with the primary objective of the strategy to focus on biodiversity.
B. A minimal landscaping strategy (Woodland planting kept to a minimum ) so as to maintain the open, exposed plateau character and to ensure that new development is visible from the A11. The primary objective would be to reinforce a sense of character that you are in a strategic employment zone and maintain recent historical landscape (i.e. open airfield location).
C. Strategic tree planting to enclose the site from the wider landscape and screen the site from the A11 and vice versa with the primary objective of concealing Snetterton.
34.7 The land surrounding Snetterton Heath contains a number of assets, including some Grade 2 and Grade 3 agricultural land. These are displayed in Map 34.1 'Agricultural Land Grade Classification in Snetterton Heath'. The AAP will protect the best and most versatile agricultural land at Snetterton Heath from development.
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Map 34.1 Agricultural Land Grade Classification in Snetterton Heath
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35 Built and Historic Environment
Issue 37
Built and historic environment
35.1 New development in Snetterton Heath should preserve and, if possible, enhance the character, appearance and setting of nearby historic assets. In particular, there is a Scheduled Monument nearby at Gallow’s Hill as illustrated in Map 35.1 'Snetterton Heath including Gallows Hill'. The AAP must ensure that development pressure at Snetterton Heath does not have a detrimental impact on these assets.
35.2 Snetterton Heath racing circuit and employment areas utilise the former second world war airfield which was operation between 1943-1948. The site was used by squadron of the USAAF 96th bomb group. Hangers, the Water Tower and various ancillary buildings remain on site. Whilst none of these buildings are protected, they are none the less important remains of twentieth century and the physical legacy of the role that East Anglia played as a location for such airfields. Many of the remaining structures are actively used for storage and other commercial uses. Given their importance to the local character and history there is potential for a local policy to protect these structures.
Question 69
Built and historic environment
Are there any additional sites or features in Snetterton Heath which are in need of protection because of their historic or architectural value?
If you consider that there are additional sites/features that should be protected, please provide as many details as you can, including a sketch map showing the location and boundary of the area.
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Map 35.1 Snetterton Heath including Gallows Hill
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36 Tariff Approach or Community Infrastructure Levy
36.1 The substantial housing and employment growth that is planned for Attleborough and Snetterton Heath will place additional strains on the physical infrastructure, social facilities and green spaces. To ensure that the planned growth is delivered in a sustainable way, it is imperative that the required local and strategic infrastructure and services are provided in a timely manner to meet the needs arising from the new development as it takes place. It is a well-established principle that new development should contribute towards the provision of infrastructure and services which are directly related to that development. It is important to note that it is not the role of development to remedy existing deficiencies in infrastructure and service provision being experienced by the current population.
36.2 A number of infrastructure requirements have been identified to facilitate the growth of Attleborough and Snetterton Heath. In relation to physical infrastructure, upgrades will be needed in terms of electricity, water supply and wastewater to support Attleborough’s growth. In addition, the Core Strategy identifies the need for a new link road from the A11 to the B1077 and other transport improvements will be required to ease congestion within the town centre. In terms of social infrastructure, development in Attleborough will create demand for new health, education and other social facilities within the town. There is also an existing significant shortfall of publicly accessible open space in Attleborough. Snetterton Heath is characterised by severe constraints in the electricity supply network which will need to be overcome in order to harness the economic potential of the site. Sustainable transport improvements are also required to provide enhanced links to Snetterton Heath from Attleborough and the wider area.
36.3 The Breckland Infrastructure Study provides an assessment of the infrastructure needs of planned economic and residential development in the District. The Council, in conjunction with partners, is currently preparing an Integrated Development Programme (IDD) to identify infrastructure needs and priorities and present options to address any potential funding shortfalls. The focus of the IDP will be growth along the A11 corridor reflecting the particular circumstances and challenges identified through evidence gathering.
36.4 It will be essential to ensure that the required infrastructure and services are delivered in a well-planned, co-ordinated manner. The Core Strategy specifies that Planning Obligations will be used, in the short term at least, to secure appropriate contributions from developers. Planning Obligations are legally binding agreements between Local Planning Authorities and persons with an interest in a piece of land. They are generally used to secure funds or works for essential elements of schemes such as the provision of public transport services or new infrastructure such as roads or a community centre. They can also be used to prescribe the nature of development; to compensate for loss or damage created by development; or to mitigate a development’s impact on the surrounding built and natural environment. The precise detail of the Council’s approach to Planning Obligations, including the nature and scale of any contributions sought in relation to both on-site infrastructure requirements and off-site contributions, will be set out in a Supplementary Planning Document (SPD). This approach to planning obligations would be applied in a ‘blanket form’ across the district.
36.5 A number of alternative approaches could be taken to securing the funding for the required strategic infrastructure in Attleborough and Snetterton Heath. The Core Strategy identifies the possibility of establishing an area-based tariff approach for Attleborough and Snetterton Heath. This would replace the off-site contributions element of the Developer Obligations SPD and enable contributions to be made to the specific strategic infrastructure requirements for the Attleborough and Snetterton Heath area. The intention is that the tariff approach would apply only to new housing developments (i.e. be charged on a per property basis).
36.6 Legislation is now in place to enable Council’s to consider the introduction of a Community Infrastructure Levy (CIL), which is a new charge that local planning authorities can levy on most types of new development in their areas. CIL is intended to provide far greater legal certainty over the basis for a charge. It is also intended to provide more certainty over the level of contribution that will be required and ensure that a broader range of developments contribute to costs of providing the infrastructure that is needed to make development acceptable and sustainable. The introduction on CIL depends on a decision by the Council to introduce the levy and potential
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national changes. If CIL is not introduced it is probable that an alternative mechanism at a national level will be established to improve the way in which development contributes towards the provision of necessary infrastructure, social facilities and green spaces.
36.7 The Core Strategy also acknowledges that the Council will consider the introduction of a Community Infrastructure Levy (CIL). If the Council introduces a CIL it would be charged on most types of development to secure contributions towards funding infrastructure. The CIL regulations would enable the Council to set differential rates for different geographical zones within the District, such as Attleborough and Snetterton Heath, however this would need to be justified in relation to the economic viability of development in these areas.
Question 70
Developer contributions
Which option should be used to secure appropriate developer contributions towards Attleborough and Snetterton Heath’s infrastructure requirements?
A. Continued use of Breckland-wide Planning Obligations to secure contributions on a site-by-site basis
B. Establish a specific Attleborough/Snetterton Heath development tariff to be charged only on all new housing development on a per property basis?
C. Use the CIL to establish a zone for Attleborough and a zone for Snetterton and a charge be made on all new development on a per sqm basis?
36.8 We will set out some of the advantages / disadvantages of approaches and what can/cannot be included in a tabular form to aid people when making responses.
36.9 Whatever approach is taken to securing developer contributions, there is a need to determine the priorities for infrastructure in Attleborough and Snetterton Heath in order to feed into the IDP and LIP. The table below lists the infrastructure requirements for Attleborough that have been identified by the Breckland Infrastructure Study.
36.10 These have been divided into three categories in order to prioritise the different elements of infrastructure relative to its importance in delivering the planned growth as illustrated in Table 36.1 ' Attleborough Infrastructure Requirements'. These categories are:
Critical – infrastructure that must happen to enable physical growth. These infrastructure items are known as ‘blockers’ or ‘showstoppers’ and are most common in relation to transport and utilities infrastructure. Essential – infrastructure that is required if growth is to be achieved in a timely and sustainable manner. Although infrastructure in this category is unlikely to prevent physical development in the short term failure to invest in it could result in delays in development in the medium term. Desirable – infrastructure that is required for sustainable growth but is unlikely to prevent development in the short to medium term.
Infrastructure Catagory Infrastructure Requirement Priority
Transport Link road arm across railway to a new junction with Critical B1077.
Utilities: Gas/Electric Electricity Network Reinforcements, or renewable energy Critical initiatives.
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Infrastructure Catagory Infrastructure Requirement Priority
Utilities: Water Additional water resource addressed locally, as per outline Critical Water Cycle Study.
Utilities: Water Strategic sewer network serving southern development Critical site.
Utilities: Water Works to overcome environmental capacity constraint in Critical watercourse – allowance for treatment costs and pumping main to another waste water treatment plant.
Utilities: Gas/Electric Off-site gas infrastructure. Essential
Community Facilities 2 x 300 sq m Community Facility. Essential
Community Facilities Co-location of small library in Community Facility. Essential
Education 1 FE Primary School. Essential
Education 2 FE Primary School. Essential
Education 3 x 60 place nurseries (two co-located with new build Essential primary schools).
Education Expand existing High School provision - up to 340 places. Essential
Education Expansion of existing nurseries by 22 places. Essential
Emergency Services Relocation of existing police station. Essential
Healthcare Delivery of Primary Care Centre. Essential
Open Space 14 ha Outdoor Sports Space. Essential
Open Space 16 x Local Equipped Areas for Play (LEAPs). Essential
Open Space 2.2 ha Allotments. Essential
Open Space 23 x Local Areas for Play (LAPs). Essential
Open Space 3 x Neighbourhood Equipped Areas for Play (NEAPs). Essential
Transport Improvements to rural bus services. Essential
Transport Re-examination of town centre gyratory system and Essential potential improvements.
Transport Additional link road arm from Buckenham Road to A11 Desirable (i.e. to provide a continuous southern link road).
Transport Improvements to Besthorpe Junction for a potential Desirable additional arm for the Eastern Link.
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Infrastructure Catagory Infrastructure Requirement Priority
Transport New bus station. Desirable
Transport Rail Station Improvements. Desirable
Table 36.1 Attleborough Infrastructure Requirements
36.11 The Council recognises that the infrastructure identified as ‘critical’ and ‘essential’ will be fundamental to the delivery of the plan. Indeed, all the infrastructure items listed above are important to creating genuinely sustainable development in Attleborough. The Council will therefore make a commitment that it will only sign off the Area Action Plan when there is a reasonable prospect that the critical and essential infrastructure items can be delivered. Depending on the viability of other options and the availability of funding, there may be some scope to define priorities from the ‘desirable’ infrastructure and consider innovative ways of delivering these items.
Question 71
Infrastructure requirements: Attleborough
Have all the infrastructure requirements for growth in Attleborough been identified?
Is there any of the identified desirable infrastructure that you feel should be prioritised?
36.12 In delivering infrastructure it is important to note that some of the critical and essential items are dependent on the various infrastructure providers to provide. For example, enhancements to the sewage treatment works can only be funded and undertaken by Anglian Water in accordance with OFWAT Regulations and therefore it will not be possible to use development contributions to bring this provision forward. This will have positive impacts on overall viability of development but it is important to consider the timing and capacity of the Asset management plans of the utility companies to deliver their respective infrastructures. The Integrated Delivery Document (IDD) work will be presenting an overall chart highlighting the interdependencies between infrastructure provision and development rates over the period to 2026.
36.13 It should also be considered that obligations, tariffs and levies can only be used to secure contributions towards capital items (i.e. new facilities, services (i.e. public transport), pipes and cables). It is not the role of contributions to cover revenue costs (i.e. the day-to-day costs of providing services) as these will be covered through established revenue streams (i.e. Council Tax, Water Rates, Electricity bills).
36.14 Further evidence is required on the infrastructure requirements and costs for Snetterton Heath. The draft priorities are listed below in Table 36.2 ' Snetterton Heath Infrastructure Requirements':
Infrastructure Catagory Infrastructure Requirement Priority
Utilities: Gas/Electric Upgrade electricity supply network or deliver on-site Critical electricity generation.
Utilities: Gas/Electric On-site gas infrastructure. Essential
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Infrastructure Catagory Infrastructure Requirement Priority
Transport Improve public transport connections to Snetterton Essential Heath(26).
Table 36.2 Snetterton Heath Infrastructure Requirements
Question 72
Infrastructure requirements: Snetterton Heath Employment Area
In addition to resolving the utility issues do you agree that the only draft infrastructure priority for Snetterton Heath is improving transport? If not, please provide reasons and, if possible, suggest alternative/additional priorities.
Should there be a separate tariff or levy for Snetterton Heath to cover the cost of delivering the utility upgrades? If yes, please provide reasons and, if possible, information on the viability of development.
26 A range of potential options to meet this infrastructure requirement are presented in section *******
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37 Besthorpe Settlement Boundary
Issue 38
Besthorpe Settlement Boundary
37.1 Besthorpe is a rural parish with a population of 561 according the 2001 census. Parts of the settlement physically adjoin Attleborough in the Mill Street and Silver Street area. There are additional parts of the parish situated north and south of the railway approximately 1 mile east of Attleborough and adjacent to the South Norfolk boundary. A small historic core to the parish is located on the Bunwell Road containing the Church, Hall and old Village School. More recent Victorian and Twentieth Century development has clustered on the former A11 Norwich Road. The parish contains limited key essential services such as a Public House, Post Office or garage which contribute to the day to day vitality of a village although there are a small number of industrial units are located north of the settlement boundary and at the Rookery Business Park.
37.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable rural communities where the development strategy focuses growth towards the 5 main towns within Breckland and a number of identified Local Service Centres Villages. Besthorpe is not identified as a Local Service Centre village to receive further growth and the Core Strategy allows for the review of settlement boundaries to ensure that rural isolation and unsustainable service delivery is not perpetuated through development.
37.3 The purpose of a settlement boundary as illustrated in Map 37.1 'Besthorpe Existing Settlement Boundary' is to consolidate development around existing built up communities where there is a clearly defined settlement. There are options at Besthorpe (Norwich Road) to either remove the settlement boundary or retain the existing settlement boundary with minor amendments so that the boundary follows more logical and defensible features on the ground. Elsewhere in Breckland the review of settlement boundaries has enabled potential development plots on garden land to be removed and this has been widely supported.
Question 73
Besthorpe Settlement Boundary
Should the Besthorpe settlement boundary be retained, deleted amended or extended?
A. The settlement boundary should be retained as the status quo.
B. The settlement boundary should be amended or extended.
B. The settlement boundary should be deleted.
Please provide reasoning for your choice of option A, B and C. If you are suggesting minor amendment or extension to be settlement boundary please provide a plan and your reasoning for the proposed change.
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Map 37.1 Besthorpe Existing Settlement Boundary
134 ASHAAP Issues and Options
38 Snetterton Settlement Boundary
Issue 39
Snetterton (North End) Settlement Boundary
38.1 Snetterton (North End) formed part of the Site Specifics Policies and Proposals Preferred Option Consultation which ceased on the 30th July 2010, where Breckland Council preferred option was to retain the existing settlement boundary. Snetterton is a rural Parish with a population of 208 according to the mid 2007 estimates. Whilst Snetterton village is close to the A11 and is one mile from the Snetterton motor racing circuit - an area which will receive employment growth, the village itself lacks any local services or facilities.
38.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable rural communities where the development strategy focuses growth towards the 5 main towns within Breckland and a number of identified Local Service Centres Villages. Snetterton is not identified as a Local Service Centre village to receive further growth and the Core Strategy allows for the review of settlement boundaries to ensure that rural isolation and unsustainable service delivery is not perpetuated through development.
Option 1
Snetterton: Retain Existing Settlement Boundary
Question 74
Snetterton Alternative Option
Delete Settlement Boundary
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Map 38.1 Snetterton Existing Settlement Boundary
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39 Eccles Road (Quidenham) Settlement Boundary
Issue 40
Eccles Road (Quidenham) Existing Settlement Boundary
39.1 Eccles Road (Quidenham) formed part of the Site Specifics Policies and Proposals Preferred Option Consultation which ceased on the 30th July 2010, Breckland Council's preferred option was to retain the existing settlement boundary. The Parish of Quidenham contains the Hamlets of Hargham, Eccles, Wilby and Quidenham. The only settlement boundary within the Parish is situated at Eccles Road, close to Snetterton. This part of the Parish contains a school and railway Station an dis adjacent to the General Employment Area (GEA) at Snetterton.
39.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable rural communities where the development strategy focuses growth towards the 5 main towns within Breckland and a number of identified Local Service Centres Villages. Snetterton is not identified as a Local Service Centre village to receive further growth and the Core Strategy allows for the review of settlement boundaries to ensure that rural isolation and unsustainable service delivery is not perpetuated through development.
Option 2
Eccles Road (Quidenham): Retain Existing Settlement Boundary
Question 75
Eccles Road (Quidenham) Alternative Option
Delete Settlement Boundary
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Map 39.1 Eccles Road (Quidenham) Existing Setlement Boundary
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40 Glossary
Adoption
The final confirmation of a development plan or Local Development Document as having a statutory status by a Local Planning Authority (LPA).
Affordable Housing
There is no simple definition of affordable housing, but it's generally thought to mean low-cost housing for rent, often from a housing association, to meet the needs of local people who cannot afford accommodation through the open market. It can be delivered through social renting, shared ownership or low-cost housing on the open market. Affordable housing usually involves some form of subsidy. In the case of affordable housing provided through planning obligations, much of the subsidy is provided by the developer. This is understood in terms of dwellings that have to be sold at a rate lower than what the developer would achieve on the open market.
Allocation
An area of land identified in a development plan. The allocation will indicate the Council’s preferred use for the land.
Ancient Woodlands
Woodland that is believed to have existed from at least medieval times.
Annual Monitoring Report (AMR)
A report produced each financial year to indicate the progress of production of the local development framework and effectiveness of policies contained within the plan. The report will outline action that may need to be taken to meet targets or if policies need to be replaced. Changes will be implemented through a revised local development scheme.
Area Action Plans (AAP)
Plans for areas of change or conservation. Their purpose is to deliver planned growth, stimulate regeneration, and protect areas sensitive to change through conservation policies, make proposals for enhancement and resolve conflicting objectives in areas where there is significant development pressure. Area action plans are Development Plan Documents, which means they carry the full weight of the planning system in determining planning applications.
Biodiversity
The whole variety of live encompassing all genetics, species and ecosystem variation including plants and animals.
Brief / Planning Brief
A planning brief can include site-specific development briefs, design briefs, development frameworks and master plans that seek to positively shape future development.
Brownfield Land or Site
Brownfield land is another term for previously developed land, or land that contains or contained a permanent structure and associated infrastructure. Brownfield land occurs in rural and urban areas, but does not include agricultural or forestry land or buildings. The definition laid down in Government policy, which all local planning authorities should follow, is in Annex B of PPS3: Housing.
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Community Forest
A large area of land transformed into a wooded landscape by a partnership of local authorities, national/agencies and private, voluntary and community organisations to support employment, recreation, education and wildlife.
Community Strategy
A strategy prepared by a community to help deliver local aspirations, under the Local Government Act 2000.
Comparison Shopping
The provision of retail items not obtained on a frequent basis, for example televisions and white goods.
Compulsory Purchase Order (CPO)
An order issued by the Government or a local authority to acquire land or buildings for public interest purposes. For example the redevelopment of certain brownfield sites.
Conservation Area
An area of special architectural or historic interest, designated under the Planning (Listed Buildings & Conservation Areas) Act 1990, whose character and appearance it is desirable to preserve and enhance. There are special rules on some development in conservation areas.
Core Strategy
The Core Strategy is one of the Development Plan Documents forming part of a Local Authority's Local Development Framework. It should set out the vision, spatial strategy and core policies for the spatial development of the area.
County Wildlife Site
A site of important nature conservation value within a County context but which are not protected under the Wildlife and Countryside Act
Density
In the case of residential development, a measurement of either the number of habitable rooms per hectare or the number of dwellings per hectare.
Design guide
A document providing guidance on how development can be carried out in accordance with the design policies of a local authority or other organisation often with a view to retaining local distinctiveness.
Design statement
A design statement can be made at a pre-planning application stage by a developer, indicating the design principles upon which a proposal is to be based. It may also be submitted in support of a planning application.
Development
Development is defined under the 1990 Town and Country Planning Act as "the carrying out of building, engineering, mining or other operation in, on, over or under land, or the making of any material change in the use of any building or other land." Most forms of development require planning permission (see also “permitted development”).
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Development Control
The process whereby a local planning authority manages, shapes, and considers the merits of a planning application and whether it should be given permission with regard to the Development Plan.
Development Plan (DP)
The approved or adopted statutory land use and spatial plans for an area. The Development Plan sets a Local Planning Authority's policies and proposals for the development, conservation and use of land and buildings in the Authority's area. Under the present planning system, the development plan generally includes the structure plan and the minerals and waste local plans prepared by the County Council and the Local Plan prepared by the district council - or the single unitary development plan prepared by unitary councils.
The Planning and Compulsory Purchase Act 2004 replaces this system with a Regional Spatial Strategy prepared by the regional assembly and a local development framework prepared by district or unitary councils.
The Development Plan - with it’s polices and proposals - is the most important consideration for Local Planning authorities when they make a decision on a planning application.
Development Plan Document (DPD) - Under the new system of local planning brought in under the Planning & Compulsory Purchase Act 2004, the term 'development plan document' covers any Local Development Document that is part of the Development Plan. A Development Plan Document has to be independently tested by a Government inspector and carries full weight in relation to planning applications, which distinguishes it from a supplementary planning document. Development Plan Documents include the Local Planning Authority's Core Strategy, Area Action Plans and Proposals Map.
Examination in Public (EIP)
A term given to the examination of the Regional Spatial Strategy, or Structure Plans under transitional arrangements.
Environment Agency
Government appointed body responsible for pollution control and water quality.
Environmental Impact Assessment (EIA)
EIA is a procedure that must be followed for certain types of development before they are granted permission. The procedure requires the developer to compile an Environmental Statement (ES) describing the likely significant effects of the development on the environment and proposed mitigation measures.
Evidence base
The information and data gathered by Local Authorities to justify the ‘soundness’ of the policy approach set out in Local Development Documents, including physical, social and economic characteristics of an area.
Flood plain
Generally flat-lying areas adjacent to a watercourse, tidal lengths of a river or the sea where water flows in times of flood or would flow but for the presence of flood defences.
Flood Risk Assessment
An assessment of the likelihood of flooding in a particular area so that development needs and mitigation measures can be carefully considered.
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General Conformity
A process by which Regional Planning Bodies consider whether a Development Plan Document is in “general conformity” with the Regional Spatial Strategy. Also, all other DPDs must conform to a Core Strategy DPD.
General Employment Areas
Existing employment sites which have been identified to be protected for employment uses including business, general industrial and storage/distribution uses.
Government Offices (GOs)
Representatives of central Government in the regions, bringing together the work of ten government departments.
Greenfield Site
Land that has not previously been used for urban development. It is usually land last used for agriculture and located next to or outside existing built-up areas of a settlement.
Government Planning Policy / PPGs / PPSs
National Planning Policies that regional planning bodies and local planning authorities need to take into account when drawing up development plans and other documents and making decisions on planning applications. Government Planning Policy guidance is set out in a series of Planning Policy guidance notes (PPG’s). These policies are produced by the Office of the Deputy Prime Minster. As a result of the Government's planning green paper in 2001, many of the PPG’s are being revised and renamed Planning Policy statements (PPS’s). These focus on stating Government policy; whilst good practice guidance for local authorities is set out in separate documents accompanying the PPS’s.
Habitat
The natural home of an animal or plant, often designated as an area of nature conservation interest.
Historic Parks and Gardens:
Parks and gardens which are of historic value and have been included on the national Register of Parks and Gardens of special historic interest in England based on an assessment by English Heritage.
Human Rights Act
The Human Rights Act 1998 incorporated provisions of the European Convention on Human Rights (ECHR) into UK law. The general purpose of the ECHR is to protect human rights and fundamental freedoms and to maintain and promote the ideals and values of a democratic society. It sets out the basic rights of every person together with the limitations placed on these rights in order to protect the rights of others and of the wider community. The specific Articles of the ECHR relevant to planning include, Article 6 (Right to a fair and public hearing), Article 8 (Right to respect for private and familylife, home and correspondence), Article 14 (Prohibition of discrimination) and Article 1 of Protocol 1 (Right to peaceful enjoyment of possessions and protection of property).
Independent Examination
The process by which an Independent Planning Inspector may publicly examine a ‘Development Plan Document’ or a ‘Statement of Community Involvement’, and any representations, before issuing a binding report.
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Infrastructure
The physical features (for example roads, rails, and stations) that make up the transport network.
Inspector’s Report
A report issued by an Independent Planning Inspector regarding the planning issues debated at the independent examination of a development plan or a planning inquiry. Reports into DPDs will be binding upon local authorities.
Issues, Options and Preferred Options
The ‘pre-submission’ consultation stage of DPD’s with the objective of gaining public consensus over proposals ahead of submission to Government for independent examination.
Landscape Character Assessment
A tool to identify and understand the factors that give character to the landscape and to help inform policy and decisions about how the landscape may change in the future.
Listed Building
A building or other Structure of Special Architectural or Historic Interest included by the Government on a statutory list and assigned a grade (I, II* or II).
Local Development Document (LDD)
(1) Development Plan Documents (DPDs) – these are the statutory planning documents that the Council must produce under the legislation and include:
(2) Supplementary Planning Documents (SPDs) – documents that will provide additional and supporting detail for policies and proposals, where necessary. Whilst the community will be consulted on their content, these documents will not be subject to independent scrutiny.
Local Development Framework (LDF)
A portfolio or folder of Local Development Documents collectively setting out the Spatial Planning Strategy for a Local Planning Authority area. As a result of the Planning & Compulsory Purchase Act 2004, it replaces local plans and unitary development plans. Local Development Scheme (LDS) – A public statement setting out a project plan for how all parts of the local development framework will come together. It lists the documents to be produced and the timetable for producing them. Every Local Planning Authority's Local Development Scheme must be approved by the Secretary of State.
Local Nature Reserve (LNR)
Area designated under the National Parks and Access to the Countryside Act 1949 as being of particular importance to nature conservation and where public understanding of nature conservation issues is encouraged.
Local Plan
An old-style development plan prepared by District and other Local Planning Authorities. These plans will continue to operate for a time after the commencement of the new development plan system, by virtue of specific transitional provisions.
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Local Planning Authority (LPA)
The Local Government body responsible for formulating Planning Policies (in a Local Development Framework), controlling development through determining planning applications and taking enforcement action when necessary. This is either a District Council, Unitary Authority, Metropolitan Council or National Park Authority. For the purposes of development concerned with minerals or waste, the County Council or Unitary Authority is normally the Local Planning Authority - and is also referred to as the Minerals Planning Authority or the Waste Planning Authority.
Local Transport Plan (LTP)
A five-year integrated transport strategy, prepared by local authorities in partnership with the community, seeking funding to help provide local transport projects. The plan sets out the resources predicted for delivery of the targets identified in the strategy. Local transport plans should be consistent with the policies and priorities set out in the Regional Transport Strategy as an integral part of the RSS.
Material Consideration
A matter that should be taken into account in deciding on a planning application or on an appeal against a planning decision.
Mixed use (or mixed use development)
Provision of a mix of complementary uses, such as say residential, community and leisure uses, on a site or within a particular area.
Nature Conservation
The protection, management and promotion of wildlife habitat for the benefit of wild species, as well as the communities that use and enjoy them.
National Nature Reserve (NNR)
Area designated by Natural England to protect and conserve nationally important areas of wildlife habitat and geological formations and to promote scientific research.
Neighbourhood Centre
A number of shops serving a local neighbourhood sometimes referred to as a Local Centre.
Open Space
Open space is defined in the Town and Country Planning Act 1990 as 'land laid out as a public garden, or used for the purposes of public recreation, or land which is a disused burial ground'. Open space should be taken to mean all open space of public value, including not just land, but also areas of water such as rivers, canals, lakes and reservoirs which offer important opportunities for sport and recreation and can also act as a visual amenity.
Planning and Compulsory Purchase Act 2004
The Planning and Compulsory Purchase Act 2004 is the latest piece of planning legislation. It amends much of the Town and Country Planning Act 1990. In particular, the 2004 act has made major changes to the system of development plans and introduced sustainable development, as defined by Government policy, as an objective of the planning system.
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Planning Obligations and Agreements
A legal agreement between planning authority and a developer, or offered unilaterally by a developer ensuring certain works related to a development are undertaken or contributions made to the provision of infrastructure or facilities (Sometimes called a section 106 agreement).
Planning permission
Formal approval sought from a Council, often granted with conditions, allowing a proposed development to proceed. Permission may be sought in principle through outline plans, or be sought in detail through full plans.
Previously Developed Land
Previously Developed Land is another term for brownfield land, or land that contains or contained a permanent structure and associated infrastructure. Brownfield land occurs in rural and urban areas, but does not include agricultural or forestry land or buildings. The definition laid down in Government policy, which all local planning authorities should follow, is in Annex B of PPS3: Housing.
Protected Species
Plants and animal species afforded protection under certain Acts of Law and Regulations.
Ramsar site
Area identified under the internationally agreed Convention on Wetlands of International Importance (signed at Ramsar in Iran), focusing on the ecological importance of wetlands generally.
Regeneration
The economic, social and environmental renewal and improvement of rural and urban areas.
Regionally Important Geological/Geomorphological Sites (RIGS)
Non-statutory sites of regional importance recognised by Natural England and local authorities.
Regional Planning Body (RPB) / Regional Assembly
Each of the English regions outside of London has a Regional Chamber that the regions generally call “Regional Assemblies” (not to be confused with the term “Elected Regional Assemblies”). They are responsible for developing and co-ordinating a strategic vision for improving the quality of life in a region. The Assembly is responsible for setting priorities and preparing certain regional strategies, including Regional Spatial Strategies. For example, in the East of England the RPB is the East of England Regional Assembly (EERA).
Regional Spatial Strategy (RSS)
Statutory regional spatial strategies will replace non-statutory regional planning guidance notes produced for each English region. Regional spatial strategies will be part of the development plan. As a consequence, they are likely to be more detailed and will carry much more weight in relation to determining planning applications. In London, the spatial development strategy prepared by the mayor forms the regional spatial strategy.
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Roadside Nature Reserve
Fragments of unimproved, semi-natural grassland verges containing plant species that are now rare or scarce at the national or county level. To help to protect them, these sensitive sites are designated Roadside Nature Reserves (RNRs) by Norfolk Wildlife Trust, and are individually managed to ensure the survival of the species for which they are designated.
Saved Policies /Saved Plan
Policies within Unitary Development Plans, Local Plans, and Structure Plans that are saved for a time period during replacement production of Local Development Documents.
Scheduled AncientMonument
A structure placed on a schedule compiled by the Department of National Heritage in England for protection under the Ancient Monuments and Archaeological Areas Act.
Scoping
The process of working out the issues, environmental impacts, alternatives and depth of investigation which an environmental impact assessment or strategic environmental assessment should go into.
Section 106 Agreement
A legal agreement under section 106 of the 1990 Town & Country Planning Act. See also: Planning Obligations and Agreements.
Sequential approach / sequential test
A planning principle that seeks to identify, allocate or develop certain types or locations of land before the consideration of others. For example, ensuring land with no e flood risk is developed before land with flood risk.
Site of Special Scientific Interest (SSSI)
A site of special scientific interest is identified by English Nature under section 28 of the Wildlife & Countryside Act as requiring protection from damaging development on account of its flora, fauna, geological and/orphysiological features.
Sites of Archaeological & Historic Interest:
This designation applies to a site at Mundford Road, Thetford which is widely regarded as being linked to Bouddicca, Queen of the Iceni. The site is currently being considered for Scheduled Ancient Monument status by English Heritage.
Soundness
A term referring to the justification of a Development Plan Document. A DPD is considered “sound” and based upon good evidence unless it can be shown to be unsound.
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Spatial Planning
Spatial planning goes beyond traditional land use planning to bring together and integrate policies for the development and use of land with other policies and programmes which influence the nature of places and how they function. That will include policies which can impact on land use, for example by influencing the demands on, or needs for, development, but which are not capable of being delivered solely or mainly through the granting or refusal of planning permission and which may be implemented by other means.
Special Areas of Conservation (SACs)
Protected sites designated under the EC Habitats Directive.
Special Protection Area (SPAs)
Protected sites classified under the EC Directive on the conservation of wild birds, the Birds Directive.
Statement of Community Involvement (SCI)
Every local planning authority has to prepare a statement of community involvement. Its aim is to specify how the authority will try to achieve consensus on emerging local development documents and major planning applications and how it will engage the public in the process.
Statement of Consultation / Statement of Compliance
A report or statement issued by local planning authorities explaining how they have complied with their SCI during consultation on Local Development Documents.
Strategic Environmental Assessment (SEA)
An assessment of the environmental effects of a draft plan or programme, which is open to public consultation.
Sustainable
Meeting peoples needs now, socially, environmentally and economically, without jeopardising the needs of future generations.
Sustainability Appraisal (SA)
To identify and evaluate what the effects of the strategy or plan are likely to be on social, environmental and economic conditions of the strategy or plan area.
Submission Document
A Development Plan Document submitted to the Secretary of State for independent examination before a Government appointed Planning Inspector.Supplementary Planning Guidance/ Supplementary Planning Documents Supplementary planning guidance, which is set to be renamed 'supplementary planning documents', can give further context and detail to local development plan policies. It is not part of the statutory development plan. Therefore, it does not have the same weight when local planning authorities are considering planning applications.
Sustainable Development
Sustainable development is an approach towards development that tries to make sure people satisfy their basic needs and enjoy a good quality of life without compromising the quality of life for future generations. The Government will try to achieve that through five principles:
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Living within environmental limits Ensuring a strong, healthy and just society Achieving a sustainable economy Promoting good governance Using sound science responsibly
Sustainable travel / Sustainable Transport
Often meaning walking, cycling and public transport (and in some circumstances “car sharing”), which is considered to be less damaging to the environment and which contributes less to traffic congestion than one-person car journeys
Traffic Impact Assessment (TIA)
An assessment of the effects upon the surrounding area by traffic as a result of a development, such as increased traffic flows that may require highway improvements.
Tree Preservation Order (TPO)
A mechanism for securing the preservation of single or groups of trees of acknowledged amenity value. A tree subject to an order may not normally be topped, lopped or felled without the consent of the Local Planning Authority
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41 Evidence Base List
Breckland Council has assembled a range of information to inform and underpin the preparation of its Local Development Framework. This is known as the evidence base and provides an understanding of the needs, opportunities and constraints within the area. This ensures that up to date information, on key aspects of the social, economic and environmental characteristics of the District is available to enable the preparation of a sound spatial plan to meet the objectives of securing sustainable development. The development of the evidence base is a continuing process. Studies completed so far are listed below:
Sustainability Appraisal and Monitoring
Sustainability Appraisal Report
The Sustainability Appraisal Report for the Core Strategy is made up of three documents. These are listed below:
Core Strategy and Development Control Policies Submission Sustainability Appraisal Report
This document summarises the changes between Preferred Options and the Submission document. It also assesses the impact on sustainability baseline of the Submission strategy and policies.
Sustainability Appraisal (incorporating Strategic Environmental Assessment): Sustainability Appraisal Report of the Core Strategy and Development Control Policies DPD: Development of Preferred Options (2007)
This sustainability appraisal report accompanied the Preferred Options consultation document for the Core Strategy and Development Control Policies. It provides the context for the preferred option, considers and appraises alternative options and considers the negative and positive effects that the preferred options and alternative options may have upon existing environmental, social and economic conditions in Breckland.
Sustainability Appraisal of the Breckland LDF: Scoping Report (January 2005)
This is a systematic and continuous assessment of the social, environmental and economic effects of the strategies and policies contained within the Development Plan Documents.
In addition, a Sustainability Appraisal Report was completed for the 2005 Preferred Options draft and is detailed below.
Sustainability Appraisal Report of the Core Strategy and Development Control Policies DPD: Preferred Options (2005)
This sustainability appraisal report accompanied the original Preferred Options consultation document for the Core Strategy and Development Control Policies in October 2005. It provided the context for the then preferred option and considered the negative and positive effects that it may have upon existing environmental, social and economic conditions in Breckland. The Appraisal also included the requirements of Strategic Environmental Assessment.
Breckland Annual Monitoring Report
A statutory document prepared by the Council as part of the Local Development Framework which provides a Monitoring Framework for the implementation of the Local Development Scheme, adopted planning policies and set out the housing trajectory for Breckland.
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Housing, Employment and Regeneration
Rural East Anglia Partnership: Strategic Housing Market Assessment Sub-Regional Report. June 2007 Prepared by Fordham Research on behalf of King’s Lynn & West Norfolk Borough Council, Breckland Council and North Norfolk District Council
This report is an assessment which will provide a robust evidence base on how the housing market operates in Rural East Anglia and what measures need to be followed in terms of strategic housing and planning in order to balance the local housing market in Breckland, King;'s Lynn & West Norfolk and North Norfolk. The Assessment has been prepared in accordance with guidance in PPS3 (November 2006) and related (draft) guidance on SHMAs.
Housing Needs Survey (2007) Prepared by Fordhams on behalf of Breckland Council
This provides detailed analysis of housing needs in Breckland and includes information about crucial issues such as the suitability of current housing, household income and affordability of housing across Breckland. The Survey estimates an annual shortfall of affordable housing amounting to 964 units per annum over a five year period to 2012. The Survey takes account of latest Government guidance.
Affordable Housing - Site Viability Thresholds Study (2007): Prepared by Fordhams on behalf of Breckland Council
As part of wider work on a Strategic Housing Market Assessment (SHMA) for Rural East Anglia, Fordham Research was commissioned by Breckland District Council to produce financial appraisals in respect of a series of notional housing sites in the District. The appraisals were designed to assess the impact on development viability of size thresholds and targets for affordable housing provision being considered in preparation of the Local Development Framework.
Thetford Growth Framework and Infrastructure Study (2007): Prepared by EDAW for Thetford Growth Point Partnership
The study was commissioned as part of the Growth Point initiative for Thetford to enhance the evidence base around the sustainable growth options for the town in light of the housing and employment figures provided in the Regional Plan. The study also outlines the infrastructure requirements
Breckland Strategic Housing Land Availability Assessment (2008)
The study assesses land availability for housing over the plan period. It includes unimplemented planning permissions and greenfield and previously developed land with potential for housing development.
A Strategy to Address the Housing and Support Needs of People with a Physical or Sensory Impairment. (Adopted November 2008)
41.1 The strategy identifies that through the general increases in housing stock levels will be a requirement to increase the number of homes specifically designed to meet the basic needs of physical disability (i.e. lifetime homes). A strategic recommendation is to prioritise the development of lifetime homes and transitional housing across Norfolk.
Employment Land Review (2006): Prepared by Roger Tym & Partners on behalf of Breckland Council
This reviews existing allocated employment land to assess its suitability in light of changing needs of businesses and the local economy.
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Sub-District Employment Projections (December 2006) Prepared by Roger Tym & Partners on behalf of Breckland Council
This analysis provides a spatial breakdown of the 6,000 jobs figure for Breckland in the Draft RSS to the Ward level, based on a number of policy scenarios and market factors.
Breckland Retail and Town Centre Study (2004): Prepared by Nathaniel Lichfield & Partners on behalf of Breckland Council
The Study provides a comprehensive assessment of the health of the five town centres in Breckland including an analysis of the strengths, weaknesses, threats and opportunities of each. Importantly, the Study also provides analysis on future retail floorspace requirements based on an assessment of future retail spending. The Study is informed by primary research (1,000 household interviews) and secondary data from retailers turnover figures and trends in consumer spending.
Breckland Retail and Town Centre Study Update (2007): Prepared by Nathaniel Lichfield & Partners on behalf of Breckland Council
This update primarily focused on the future retail floorspace requirement, updating figures using latest floorspace turnover and consumer data in light of the developing LDF strategy, retail permissions and town centre monitoring.
Breckland Core Strategy Infrastructure Study (2008): Prepared by EDAW on behalf of Breckland Council
The study looks at the infrastructure needs of planned economic and residential development and to test the District wide effects of developer contributions required by the Core Strategy and Development Control Policies DPD on financial viability of employment and residential development.
A11 Energy Study
The study looked at the energy infrastructure requirements of Thetford, Snetterton and Attleborough arising from the growth agenda along the corridor. There is sufficient energy to meet the needs arising from growth in Attleborough. There are localised energy constraints in Thetford which are not insurmountable but are now more fully understood and can be resolved through the planned growth of the town. Whilst Snetterton has strategic energy constraints these too can be overcome and it remains important for this LDF to promote the location as a strategic employment allocation to provide clarity and confidence for further investment.
Economic Impact of 4,000 homes in Attleborough (2008): prepared by PACEC on behalf of Breckland Council.
To revaluate the economic impact of 4,000 additional homes in Attleborough, compared to previously consulted figures of 1,000 homes which informed earlier Employment Land Assessments.
Environment
Breckland Water Cycle Study: Stage 1 – Outline Study (2008): prepared by Scott-Wilson on behalf of Breckland Council.
The study tests the overall water infrastructure needs including waste water treatment, and test the environmental capacity for growth in terms of water resources. The study will also investigate water efficiency measures and provide guidance for the implementation sustainable urban drainage systems through new developments.
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Open Space Assessment (2007) Breckland Council
The Assessment sets out a picture of existing provision, quality and future need for open space in Breckland, based on the open space typologies in PPG17. The Assessment advises on standards for the amount and accessibility of different types of open space giving a picture of where there is adequate provision or not enough open space.
Breckland Landscape Character Assessment (2007): Prepared by Land Use Consultants on behalf of Breckland Council
This provides a comprehensive Breckland wide assessment of landscape character to inform land use planning and land management decisions.
Breckland Landscape Character Assessment: Fringe Study (2007) Prepared by Land Use Consultants on behalf of Breckland Council
This Study provides a detailed assessment of the landscape character on the fringes of the five towns and 12 Local Service Centre villages in Breckland to inform land use planning and land management decisions at the Core Strategy and Site Specific stages of the LDF.
Thetford Green Infrastructure Study (2007): Prepared by Land Use Consultants on behalf of Breckland Council
The study was commissioned as part of the Growth Point initiative for Thetford to enhance the evidence base around the Green Infrastructure requirements resulting from the significant growth of Thetford to 2021 and beyond.
Breckland Strategic Flood Risk Assessment (2007) Prepared by Mott MacDonald on behalf of Breckland Council.
The Strategic Flood Risk Assessment (SFRA) provides a detailed and robust assessment of flood risk in the District and its implications for land-use planning. It is therefore a technical background document to the LDF process and its output is intended for planning consultation purposes only. The principal output of the Study is mapping of the towns and larger villages in Breckland at a 1:10,000 scale showing the appropriate PPG25 flood risk zones. The SFRA was 'signed off' by the Environment Agency in June 2005. Please note that in 2007 an update of the SFRA is was prepared by Mott MacDonald to incorporate PPS25 policy advice and revised climate change predictions. This update was signed off by the Environment Agency in February 2008.
Dereham Green Infrastructure Study (2008); Prepared by Ecology, Land and People (ELP) on behalf of Dereham Town Council, Breckland Council and Norfolk County Council.
A Green Infrastructure Study and accompanying Implementation Strategy for the market town of Dereham. The study provides detailed evidence to underpin the emerging Breckland Core Strategy in relation to the delivery of new green infrastructure, as well as recommending opportunities for the enhancement of the existing. The assistance in the production of a Green Infrastructure Study is also a year 1 action point set out in the Council’s adopted Environment Strategy.
Accessibility
Thetford Transport Study (2006) Prepared by Mott MacDonald for Norfolk County Council and Breckland Council
The study analyses the transport situation in Thetford and provides a strategy for enhancing accessibility and addressing the transport implications of future growth.
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Attleborough Transport Study (2007) Prepared by Mott MacDonald for Norfolk County Council and Breckland Council
The study analyses the transport situation in Attleborough and provides a strategy for enhancing accessibility and addressing the transport implications of future growth.
Full copies or summaries of these documents are available on www.breckland.gov.uk via the Local Development Framework quick link on the homepage.
Attleborough Proposed Link Road Solutions. Route Identification Study (2008)
The study examined four possible options for a link road over the railway to service land to the south of the town whilst providing a direct route from Bunns Bank to the A11 avoiding the need to congest the town centre. The study concludes that a link road to serve a sustainable urban extension to the south of Attleborough is technically deliverable. All four link road options examined can be engineered to a standard acceptable to the Highways authority and Network Rail and are viable.
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