DESIGN & ACCESS STATEMENT
July 2017
For Attleborough Land Ltd and the principal landowners Attleborough Land Ltd CLIENT and the principal landowners
Attleborough Land Ltd and the Attleborough Land Ltd and the principal landowners principal landowners (referred to as Attleborough Land Ltd from now on) are 2 Frederic Mews, Kinnerton Street, one of the UK’s leading land promotion companies. They London, SW1X 8EQ currently have over 20,000 houses in planning and recently T. +44 (0)0844 412 8005 obtained planning for 750 houses in Chelmsford, Essex and 1,200 houses in Hethersett, Norwich. Attleborough Land Ltd works with landowners to add value to their land through the planning system and seeks to maximise the value of their land for the benefit of everyone involved.
Attleborough Land Ltd has been involved with Attleborough Strategic Urban Extension (SUE) since 2009 and has taken considerable time in preparing a comprehensive outline planning application. Attleborough Land Ltd prides itself on working closely with key local stakeholders such as Breckland Council, Norfolk County Council, Attleborough Town Council and the Attleborough Development Partnership (ADP). Several design workshops and charrettes have been held over the past few years to prepare and propose a development that will complement and enhance the existing town of Attleborough.
PAGE II ATTLEBOROUGH - DESIGN & ACCESS STATEMENT CONTACTS / THE TEAM
CONSULTANT TEAM
JTP - Masterplanners Bidwells - Planners Neil Tully Associates - Landscape CgMs Consulting - Archaeology 23-25 Great Sutton Street, 16 Upper King Street, Norwich, 23-25 Great Sutton Street, 140 London Wall, London EC1V 0DN Norfolk, NR3 1HA London, EC1V 0DN London, EC2Y 5DN T. +44 (0)20 7017 1780 T. +44 (0)1603 763939 T. +44 (0)20 7017 1786 T. +44 (0)20 7583 6767 F. +44 (0)20 7017 1781 F. +44 (0)20 7583 2231 www.jtp.co.uk www.bidwells.co.uk www.neiltully.co.uk www.cgms.co.uk
MLM
TPA – Transport Planners MLM Group – Technical Consultants Hopkins Ecology – Ecology 25 Southampton Buildings, North Kiln, Felaw Maltings, 46 Felaw Street, St George’s Works, 51 Colegate. Norwich, London WC2A 1AL Ipswich, Suffolk, IP2 8PN Norfolk, NR3 1DD T. +44 (0)20 20 3709 9405 T. +44 (0)1473 231100 T. +44 (0)1603 435598 F. +44 (0)7920 568757 M. +44 (0)7481 477103 www.transportplanningassociates.co.uk www.mlmgroup.com www.hopkinsecology.co.uk
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE III ATTLEBOROUGH MASTERPLAN CONTENTS
PREFACE 3. THE MASTERPLAN 4 PARAMETER PLANS
3.1 Design Concept 32 4.1 Planning Application Boundary 68 1. BACKGROUND 3.2 Concept Masterplan 34 4.2 Demolition Plan 69 3.3 Key Masterplan Principles 35 4.3 Land Use 70 1.1 Introduction 1 3.4 Location of Local Centres 36 4.4 Density 71 1.2 Planning Policy Context 3 3.5 Masterplan Evolution 38 4.5 Building Heights 72 1.3 Community Engagement 5 3.6 Illustrative Masterplan 41 4.6 Access and Movement 73 3.7 Access and Movement 4.7 Landscape Strategy 74 Link Road 43 Key Junctions 44 2 SITE CONTEXT AND ANALYSIS Secondary Street Network 45 5 CHARACTER AREAS Public Transport 46 2.1 Site Location & Description Pedestrian & Cycle Connections 48 5.1 Introduction 79 Site Photographs 11 Ley Lane Bridge Crossing 49 5.2 Town Oaks (incl. Local Centre) 80 2.2 Access & Connections Town Centre Improvements 50 5.3 Poplar Meadows 85 Link Road 13 3.8 Drainage Strategy 52 5.4 Borough Lane 87 Existing Connections 15 3.9 Landscape and Ecology 5.5 Link Road 89 2.3 Local Facilities 17 Landscape Strategy 53 2.4 Historical Context 19 Linear Park 55 2.5 Heritage and Archaeology 20 Spaces 56 2.6 Architectural Form & Character 21 Material Selection 59 6 IMPLEMENTATION 2.7 Landscape Context Ecology 60 Open Space Baseline 22 3.10 Archaeology and Cultural Heritage 61 6.1 Implementation and Management 94 Views 23 3.11 Key Design Principles 6.2 Indicative Phasing 95 Topography 24 Designing Out Crime 62 2.8 Ecology 25 Healthy Placemaking 63 2.9 Drainage & Flood Risk 26 Sustainability 64 2.10 Utilities 27 7 CONCLUSION 2.11 Constraints 28 2.12 Opportunities 29 Attleborough Summary 103
PROJECT CODE 00203B DISCLAIMER: CREATED BY JW/AD/JH This report has been prepared for the sole use of Attleborough Land Ltd and the principal landowners, and for the intended purposes as stated in the agreement between Attleborough Land Ltd, the principal landowners and JTP. No responsibility or liability is accepted towards any other person CHECKED BY ECC/CSM in respect of the use of this report or for reliance on the information contained in this report by any other person or for any other purpose. The use ISSUE TYPE FINAL of this report by unauthorised third parties without written authorisation from JTP shall be at their own risk, and JTP accept no duty of care to any ISSUED ON 24 JULY 2017 such third party. This document may contain photographs of and/or quotes from participants in the Community Planning process. Publication is intended as a record of the event(s) rather than a representation of the views of the subject(s).
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE V Aerial view of site in context To Norwich
Railway
ATTLEBOROUGH STATION
Attleborough Bypass A11
Buckenham Road
London Road
Bunn’s Bank Road
Breckland Lodge roundabout
To Thetford and Old Buckenham Bury St Edmunds Airfield
Railway PREFACE
PURPOSE OF THIS DOCUMENT OUTLINE PLANNING APPLICATIONS DOCUMENT STRUCTURE
This Design and Access Statement accompanies the Outline Planning An Outline Planning Application (OPA) seeks permission for The document has been structured as follows: Application for a new residential development immediately to the development in principle, with various detailed aspects of the south of Attleborough, Norfolk. proposed development reserved for subsequent approval by the 1: Background Local Planning Authority at a later stage (“reserved matters”). Such An explanation of the nature of the planning application and Outline planning permission is sought for development providing: reserved matters typically include: identifies the strategic and local planning context. It also summarises the stakeholder engagement process and how this has affected the • Up to 4,000 dwellings; • The detailed layout of buildings and spaces within the proposed proposed design. • Construction of a new link road between Buckenham Road and development; London Road; • The scale and appearance of individual buildings; 2: Site Context & Analysis • Pedestrian footbridge across the railway to connect with Leys • Access to and within the site for vehicles, cycles and pedestrians; Detailed analysis of the existing site, looking first at its wider context Lane and and then at its specific characteristics and, in both respects, recording • Provision of two, 2 Form Entry primary schools; • Landscape proposals aspects that could or should shape the development form. • Local centre including up to 2,600m2 gross floor space for uses 2 within Class A1 (shops), up to 1,400m (gross) for uses within This application is submitted in outline with all matters reserved for 3: The Masterplan Classes A2/A3/A4 and/or A5 and petrol filling station, along with subsequent approval except the principal means of vehicular access. An outline of design concepts and principles that underpin the 2 up to 2,100m (gross) for Community Uses (Class D1); It does not therefore seek approval at this stage for the detailed proposed masterplan, providing a direct response to the findings • Two further neighbourhood centres together including up to design or external appearance of any proposed building or the and outcomes of Chapters 1 and 2. It describes in broad terms the 400m2 (gross) for uses within Classes A1/A2/A3 and/or A5; detailed design of landscaped spaces. proposed layout of streets, landscape spaces and built-form, as well • Sports pitches, public open space and amenity green space with as the proposed distribution of local facilities and the response to sustainable drainage systems (SuDs); more technical requirements. • Associated infrastructure (including off-site town centre highway DESIGN AND ACCESS STATEMENT improvements) and demolition of existing unused sewage works 4: Parameter Plans and agricultural buildings. This Design and Access Statement (DAS) forms an important part A set of plans for which approval is being sought. These plans set out of the information that has been submitted in support of the OPA. the proposed parameters for key design elements such as land use, The purpose of the statement is to provide stakeholders with the density, building heights, access and movement, landscape strategy information they need to consider the principle of the proposed and proposed phasing. development and to demonstrate that an inclusive and integrated approach to masterplanning has been adopted. 5: Character Areas Design guidance explaining the proposed character of key areas or Specifically, the DAS should explain: aspects of the design which are intended to create a pleasing variety of distinctive neighbourhoods and spaces across the masterplan • The design principles and concepts that have been applied to the area. development; and • how issues relating to access to the development have been dealt 6: Implementation with. An explanation of proposals for implementation and management, including the phasing of development. This Design & Access Statement sets out the context within which subsequent reserved matters applications to the Local Planning 7: Conclusion Authority will come forward. A summary of the key aspects of the design and the benefits they will bring to Attleborough both physically and strategically.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE VII ATTLEBOROUGH THE VISION Three new neighbourhoods, connected by a linear park, will create a sustainable extension to Attleborough and enhance the vitality of the town centre:
• The park will provide a variety of interconnected green spaces including informal recreational routes, parkland, wetland and woodland habitats, natural play areas, allotments and sports pitches.
• At the heart of each new neighbourhood and within walking distance of all homes there will be a cluster of local facilities designed to minimise the need for car use.
• A new link road will avoid the need for through-traffic to pass through the town centre and also provide access to the neighbourhoods.
1 BACKGROUND 1.1 Introduction
1.2 Planning Policy Context
1.3 Community Engagement Site boundary
Aerial View from the South West PAGE XII ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 1.1 INTRODUCTION
To Norwich To London, Cambridge THE NEED FOR NEW HOMES & Thetford by rail Across the country there is a pressing need for new homes and Breckland District Council’s (BDC) emerging Local Plan identifies Attleborough as a suitable location for substantial housing and employment growth. It suggests that the majority of this development - at least 4,000 homes - should be located in a Strategic Urban Extension (SUE) south of the town. This has subsequently been Attleborough ATTLEBOROUGH supported by the Attleborough Neighbourhood Plan, which has Railway Station identified the preferred location of the SUE and key aspirations in terms of what it will deliver.
THE NEED FOR A LINK ROAD
The town centre acts as the key movement route for local traffic accessing the A11 Trunk Road as well as serving for trips in and around Attleborough. As such, it is traffic dominated and experiences high levels of congestion at peak times. Infrastructure studies have highlighted the need for a new link road to ease congestion in the town centre by providing an alternative route for vehicles using the B1077, Buckenham Road – in particular HGV traffic. The addition of at least 4,000 homes to the south of the town makes it even more imperative that new residents are provided with an alternative means of accessing the strategic road network. AREA FOR EXPANSION THE PROPOSAL
This planning application will deliver a scheme which addresses both of these pressing needs through the provision of up to 4,000 homes with associated facilities, and a new Link Road running through the To London & site, providing a connection between Buckenham Road in the east Thetford and London Road in the west.
The proposal has been developed by Attleborough Land Ltd (part of Ptarmigan Land Ltd), the principal landowners and their consultant team. The work has involved detailed consideration of the existing site context, the local and national planning context, and the design and technical constraints associated with a scheme of this nature. A key component of this work has been in depth and ongoing engagement with local residents and stakeholders to create a new vision for the future which has been enthusiastically received. This report sets out To London, Cambridge the various stages of this process and shows how the initial vision for & Thetford by rail To Diss & A140/A12 the site has been developed into a high quality scheme which will (Trunk routes) deliver the key strategic aims and bring benefits for both new and existing residents.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 1 1.2 PLANNING POLICY CONTEXT
As part of this application, the proposals will need to take into 2014 consideration and comply with planning policies on a national, Breckland District Council ceased work on the AAP and converted to regional and local level. A full assessment of the outline planning the new Local Plan. proposals against the relevant development planning policies and other relevant material considerations (and ‘weight’ to be attributed 2015/16 to them) is set out in the accompanying Planning Statement Breckland District Council published new Local Plan Preferred produced by Bidwells. Directions and the extent of the SUE was identified. In parallel to this, Attleborough Town Council developed its Neighbourhood Plan A timeline of the planning moves which have affected the proposed and produced an Options Plan, identifying the preferred locations site are summarised below. for development within Attleborough, including the SUE. The Neighbourhood Plan underwent informal consultation. 2008 East of England Plan confirmed Breckland’s housing numbers of MID /LATE 2016 15,200 new homes (2001-21). Breckland District Council published the Local Plan preferred sites and boundaries for consultation. Formal consolation on the 2009 Neighbourhood Plan took place, followed by an examination. Breckland District Council (BDC) adopted the Core Strategy and identified that Attleborough would accommodate at least 4,000 END 2016/EARLY 2017 homes in the form of a Strategic Urban Extension (SUE) located south Breckland District Council to publish the pre-submission Local Plan of the railway. Attleborough Growth Locations document. Legend Indicative Link Road 2010 Settlement Boundary Residential Planning Permissions (2011- June 30 2016) Neighbourhood Plan was adopted. Breckland District Council consults on Attleborough and Snetterton Attleborough Neighbourhood Plan Reg 14 Area of Search for Employment Land Employment Sites with Planning Permission Strategic Urban Extension Heath Area Action Plan (AAP) and proposed options for the SUE. Existing Allocation Existing General Employment Area MID 2017 Breckland submitted the Local Plan to the Planning Inspectorate for examination, followed by hearings.
E.A2 END 2017/EARLY 2018
Text It is expected that the Local Plan will be adopted.
E.A1
E.3 E.A3
Inclusion on this map does not imply that any site is confirmed for allocation, and all sites will be subject to formal public consultation through the Local Plan process. It is only when the Local Plan is adopted that any site(s) would be formally allocated
COPYRIGHT This map is reproduced from Ordnance Survey material with the permission of SettlementOrdnance Survey on behalf of th eBoundary Controller of Her Majesty's S taandtionery Strategic Urban0 Extension500 1,000 1,500 2,000 2,500 Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2016. Metres
Figure 3.1 Attleborough
PAGE 2 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT
Breckland Local Plan Preferred Site Options and Settlement Boundaries 2016 13 1.2 PLANNING POLICY CONTEXT
THE NEIGHBOURHOOD PLAN
The Neighbourhood Plan sets out aspirations for Attleborough, a number of which can be delivered by the SUE (i.e. the Link Road, Linear Park and open space). The planning consent of the proposed site will include conditions and a S106 Legal Agreement that will help to deliver a number of the Neighbourhood Plan aspirations. It may not be possible to provide all due to viability, so there may be a need to prioritise.
Attleborough Neighbourhood Plan 2016 - 2036
Draft Plan for Regulation 14 Consultation July 2016
Adopted Neighbourhood Plan
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 3
1.3 COMMUNITY ENGAGEMENT
POLICY APPROACH STAKEHOLDERS
A significant process of community engagement has formed a key The applicant has engaged directly with stakeholders and community At the beginning of the engagement process, a stakeholder database component in the preparation of the planning application. This groups, as well as with media and online communities. was developed which included around 80 local politicians, including was a direct response to policy set out in both Breckland Council’s members of Attleborough Town Council, community groups and Statement of Community Involvement; and the Government’s The approach throughout the process of community engagement other key stakeholders. All of these stakeholders received an Localism Act and the National Planning Policy Framework (NPPF). has been to: invitation to the Community Planning Weekend (CPW) by post or by email, whilst a widespread leaflet drop and advertising campaign in Relevant passages of Breckland Council’s Statement of Community • Involve the widest number of residents and groups at an early the local media ensured that there was a good level of awareness Involvement are as follows: stage of design development amongst other local residents. • Present the proposals clearly and honestly 4.2 The Localism Act 2011 sets out requirements for consultation and • Listen and provide feedback All those attending the CPW and subsequent public events were the NPPF also encourages applicants to engage in this process. This • Be clear about what we are able to change and what we cannot invited to sign in. Over time the stakeholder database grew to a list of can provide feedback at an early stage as to whether their application change as part of the engagement. contact details for 400 local stakeholders who had engaged with the is likely to be acceptable in principle. Officers can also give advice as process at some level. to the type and level of information required by the Council to enable The consultation undertaken as part of the formal pre-application us to determine their application. We can also let the applicant know process with other stakeholders has been key to guiding the evolving which organisations we will be consulting; this will give the applicant design proposals and the approach has been to work in partnership an opportunity to contact the organisations beforehand and address with these bodies to develop a scheme which incorporates their aims any concerns they may have. and objectives as much as possible.
4.4 Developers are encouraged to consult neighbours, the appropriate Parish Council and other local amenity bodies before submitting their application. The Localism Act sets out the requirements for statutory pre-application consultation; the NPPF encourages those not required by law to also undertake community engagement. Developers will then be able to submit a Consultation Statement with their application. Relevant passages of the NPPF are as follows: Taking Attleborough Forward has been crying out for some 188. Early engagement has significant potential to improve the kind of masterplan to be produced which would give the efficiency and effectiveness of the planning application system for all parties. Good quality pre-application discussion enables better people who live in the town and surrounding areas an coordination between public and private resources and improved opportunity to have a say in what their town could look like in outcomes for the community. 20 years time. 189. Local planning authorities have a key role to play in encouraging other parties to take maximum advantage of the pre-application [Eastern Daily Press] stage. They cannot require that a developer engages with them before submitting a planning application, but they should encourage take-up of any pre-application services they do offer. They should also, where they think this would be beneficial, encourage any applicants who are not already required to do so by law to engage with the local community before submitting their applications.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 5 1.3 COMMUNITY ENGAGEMENT
KEY ACTIONS MAIN COMMUNITY EVENTS
The community and stakeholder engagement process began early in • Presented the design team’s summary of the Community The community engagement process began in January 2010 and the design development process and has run alongside it to inform Planning Weekend and an illustrative Vision for the site at a centred on a Community Planning Weekend (CPW) held in February and support the development and refinement of the proposals. Report Back event on 9 February 2010 2010. The event was supported by community animation in the lead The following list outlines the key meetings, actions and events • Continued liaison with the Town Council, Neighbourhood Plan up to the CPW, and was followed by a Report Back presentation. undertaken by Attleborough Land Ltd and its consultant team during Steering Group and the Attleborough Development Partnership Since these events, there have been a number of Stakeholder the development of this planning application: (ADP) Workshops and a Pre-planning Application Exhibition open to the • Held two Stakeholder Update Workshops on 9 November 2016 public. • Met with Breckland Council planning officers for pre-application and 31 March 2017 meetings • Held a Pre-planning Application Exhibition on 6 June 2017 • Community Animation • Agreed pre-application services related to the design proposals • Distributed media releases to local press at key points during the January and February 2010 • Distributed flyers to households across Attleborough and Old engagement process and advertised events in the local press Buckenham • Met with consultees and community groups early in the design • Community Planning Weekend • Undertook a programme of community animation in January development process and throughout the engagement process 5 and 6 February 2010 and February 2010 prior to a Community Planning Weekend in • Set up and maintained a project web page for the proposed February 2010 development • Report Back Presentation • Held the Community Planning Weekend on 5 and 6 February 9 February 2010 2010, when stakeholders, including the community, took part in workshops, walkabouts and hands-on planning groups to help • Stakeholder Update Workshops shape the Vision for the site at an early stage 9 November 2016 31 March 2017
• Pre-planning Application Exhibition 6 June 2017
An article in Eastern Daily Press Exhibition Board Community Planning Weekend Flyer
PAGE 6 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 1.3 COMMUNITY ENGAGEMENT
DEVELOPMENT OF THE VISION AND MASTERPLAN INFLUENCE ON PROPOSALS
The initial masterplan for Attleborough SUE was developed Some of the key ideas which emerged from the community • The primary school near the district centre should be moved west with the community in a co-design process at the Community engagement process and have directly influenced the proposal to allow better linkage with green space and facilitate walking and Planning Weekend, held in February 2010. Through a series of include: cycling to school along green route. workshops, walkabouts and hands-on planning groups, key issues and opportunities were considered and developed over two days. • The SUE should be designed as an integrated part of the town Further detailed information relating to the community engagement Following the public sessions the design team assessed and analysed and not as a separate place process, the events held and how this has influenced the design the outcomes and prepared an illustrated Vision for the site including • Facilities within the SUE should complement and not duplicate proposals can be read in the separate Statement of Community an indicative masterplan which was presented back to the community those in the town centre in order to ensure that the viability of Involvement (SCI) which accompanies this application. one week later. town services is not compromised • Cycle and pedestrian routes across the railway should be Subsequent public events provided an opportunity for the improved to promote integration between the existing town and community to respond to the evolving proposals - with the chance the SUE to provide written and verbal feedback - and for the design team • Town centre improvements are needed to accommodate to respond as appropriate. Alongside other important feedback the early phases of development and the link road should be from key stakeholders including Attleborough Town Council, delivered by around 1,200 homes (or ideally earlier if third party Breckland Council and the Attleborough Development Partnership, funding can be secured) the community’s views have significantly influenced the submitted • The linear park is an important element of the scheme. Further proposals. work is needed to develop the design and define uses and character areas as well as ensuring it is well connected to the wider green space network beyond the application site • Green space should be delivered in phases alongside housing
Presentation at Stakeholder Workshop Hands-on-Planning workshop Hands-on-Planning drawing ‘Landscape & Environment’
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 7
SITE CONTEXT AND 2 ANALYSIS
2.1 Site Location & Description 2.7 Landscape Context Site Photographs Open Space Baseline Views 2.2 Access & Connections Topography Link Road 2.8 Ecology Existing Connections 2.9 Drainage & Flood Risk 2.3 Local Facilities 2.10 Utilities 2.4 Historical Context 2.11 Constraints 2.5 Heritage and Archaeology 2.12 Opportunities 2.6 Architectural Form & Character 2.1 SITE LOCATION AND DESCRIPTION
The 217.4ha / 537.1 acres site is located immediately south of Attleborough. It sits on the opposite side of the railway line which has connections to Norwich, Cambridge, London, the Midlands and the towards Norwich North via Ely.
THE MARKET TOWN Attleborough Attleborough is situated on the A11 between Thetford and Norwich and on the Cambridge to Norwich railway line. The settlement has historically grown up around a crossroads of trading routes.
The vibrant market town has a history in the poultry trade and was also historically a convenient place to change horses between Norwich and London. Today the town has a strong local identity and a close knit community. People who live and work in the town meet through a series of shared pursuits including business, religion, sports and community groups.
towards Cambridge
Site Location - wider context Site Location in relation to Attleborough
Attleborough Town sign on Queen’s Square Attleborough Town Hall
PAGE 10 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.1 SITE LOCATION AND DESCRIPTION SITE PHOTOGRAPHS
EXISTING SITE USE AND CHARACTERISTICS
ATTLEBOROUGH Currently the site is composed of a number of fields of varying Attleborough Station size and principally used for agricultural or equestrian purposes, with a number of buildings serving these functions. It includes watercourses, wetland, hedgerows and areas of woodland. Towards the northern part of the site, some areas adjoin, or are close to, 11 existing playing fields and existing residential and commercial 3 development. 2 4 The photographs on these pages illustrate some of this variety. 5 Buckenham Road 8 1 6 7 Attleborough Bypass 9 Bunn’s Bank Road Leys Lane 10
Key Location Plan
1 2
View looking west from Leys Lane Existing equestrian use along Leys Lane
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 11 2.1 SITE LOCATION AND DESCRIPTION SITE PHOTOGRAPHS
3 4 5 6
Buckenham Road New development on Slough Lane Existing house to be retained Existing agricultural structure 7 8 9 10
Leys Lane Poplar Road/ Flowers Lane railway crossing Poplar Lane Existing agricultural structure 11
View looking South from existing Lane
PAGE 12 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.2 ACCESS & CONNECTIONS LINK ROAD
PURPOSE OF THE LINK ROAD
The purpose of the Link Road, its alignment in principle, traffic impact and investment justification were established in the Attleborough Link Road Concept Options Report by Capita Symonds in July 2013. The work by Capita has been endorsed in principle by Breckland District Council and the decision to progress with the Link Road was made during a BDC cabinet meeting on 22 October 2015.
The town centre acts as the key movement route for traffic accessing the A11 Trunk Road as well as serving for trips in and around Attleborough. As such, the centre is traffic dominated and experiences high levels of congestion at peak times, to the detriment to its environmental quality. These issues are exacerbated by the proportion of HGV traffic (4.4% and 2.3%, during AM and PM peaks, respectively) from local industrial estates and farming operations.
The primary role of the Link Road is to alleviate the town centre congestion by providing an alternative route for vehicles using the B1077, Buckenham Road, in particular HGV traffic.
Attleborough has also been identified as a suitable area for significant housing growth (approximately 4,500 homes), which will be predominantly located south of the railway line. It is imperative that the housing growth south of the railway line approximately 4,500 homes is not forced to use the town centre for accessing the strategic road network and as such an alternative route must be provided. Furthermore, this new development requires convenient public transport access to provide alternative travel options and a comprehensive street network for accessing new homes and local facilities.
The role of the Link Road is to provide access to the A11 for the new development south of the railway and to act as a public transport route and local distributor street for the development.
In summary, the aims of the Link Road are:
• To cater for traffic generated by the proposed development to the south of Attleborough; Option 1 • To reduce traffic impact in Attleborough town centre; • To act as a diversionary route for traffic between London Road and the B1077 Option 2 (and vice versa); • To provide a more appropriate means of access to and from Bunn’s Bank and Option 3 Gaymer Industrial Estates in relation to the wider highway network; • To function as an integrated public transport route; and Options for the Link Road • To provide street-like road characteristics to the east and link road-link road characteristics to the west.
*Attleborough Link Road Concept Options report, Capita Symonds, July 2013
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 13 Church Street Norwich Road
Lane
White Horse Connaught Road
Station Road Attleborough Station
High Street
Slough Lane
Leys Lane
Bunn’s Bank Road
Hargham Road
PAGE 14 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.2 ACCESS & CONNECTIONS EXISTING CONNECTIONS
EXISTING STRATEGIC HIGHWAYS NETWORK EXISTING PUBLIC TRANSPORT CONNECTIONS
A11 Bus services Along the Northern edge of Attleborough sits the A11 which forms The nearest access to bus services from the site is from the bus the north-south strategic route linking London, Cambridge and the stops in the centre of Attleborough, with the closest bus stops being Northern part of East Anglia. on Norwich Road and Church Street. Existing bus services connect Attleborough to Norwich City Centre, Great Ellingham and Watton. London Road Within direct vicinity of the site is London Road, leading in to Rail Attleborough Town Centre. The first kilometre of London Road after In addition to good vehicular connections, Attleborough also the A11 from the South is subject to national speed limit, after which a has a railway station with services running between Norwich and 40mph limit starts just south of New Road. After a further kilometre, Cambridge. just south of West Carr Road, the 40mph limit is reduced to 30mph as the area is built up on both sides of the road. There are currently Railway Crossings no crossing points along London Road between A11 and the 30mph There are five level railway crossings close to the town centre speed limit by West Carr Road. providing access from the south to the town. The main road crossing at the station is currently manned and needs improving, along with B1077 Buckenham Road safety improvements required for the Leys Lane crossing to. The B1077 Buckenham Road is a semi-rural single carriageway road, which connects the A1066 with Attleborough via the railway Existing footpaths and bridleways station. The road is 30mph between the station and the junction with There are only three public rights of way that are located near the Borough Lane. Beyond Borough Lane, the speed limit changes to 40 site. The one PROW which crosses the site is the FP7 footpath which mph. There are currently no footways, street lighting or access to bus connects Poplar Road to Leys Lane. Another route (FP6) is located services along this stretch of road. north of the site, running between the Industrial estate and the playing pitches off Maurice Gaymer Road. The third route (FP4) is Town Centre Gyratory located to the east running alongside Bunn’s Bank and connecting A one- way gyratory system operates in Attleborough town centre, the site to Old Buckenham to the south. it runs clockwise and is made up of Church Street, Surrogate Street, Connaught Road and Exchange Street, all subject to a 30mph speed There is one bridleway (BR8) nearby which runs along Poplar Road. limit. Footways are provided and the gyratory benefits from street lighting.
Bunn’s Bank Road Site boundary
Proposed Site Area
A11
B roads
Local roads
Railway crossing points
Footpath
Bridleway
Bus stop
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 15 Town Hall Attleborough Junior School 2.3 LOCAL FACILITIES St Mary’s Church Chapel Road School Attleborough Recreational Ground Attleborough The Mulberry Tree Sainsbury’s Library Attleborough Surgery
Attleborough Station
Gaymers Industrial Estate
Gaymers Meadows
Gaymers Industrial Estate
Bunn’s Bank Industrial Estate
PAGE 16 Leys Plantation ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.3 LOCAL FACILITIES
LOCAL FACILITIES
A range of facilities and amenities are available within Attleborough town centre and the surrounding area. The town centre is located just over 1.5km from the centre of the application site - approximately a 20 minute walk – and much of the site is closer (this is indicated on the plan by concentric circles, each of which represents approximately a 5 minute walk from the last). The train station is easily accessible from the site and provides access to a wider range of Allotments facilities in Norwich as well as other nearby towns. St Mary’s Church The two diagrams opposite illustrate how Attleborough fares in the Playground and kickabout area accessibility criteria benchmarked against best practice guidelines established through evidence-based research (see Barton, H.S Bus stop Grant, M. Guise, R. 2010. “Shaping Neighbourhoods for Local Health Local park / green space and Global Sustainability.” (2nd edition) Routledge: Abingdon).
Local centre The diagram below illustrates a range of recommended distances to key local facilities and services, and the opposite diagram illustrates Pubs the extent to which they are accessible from Attleborough. Arrows Town Hall in blue indicate that these services are already accessible. Arrows in red or orange indicate they are not easily accessible or that Train station accessibility could be improved. For the purposes of this assessment Access to the green network distances were measured ‘as the crow flies’ from the centre of the application site. The assessment illustrates that many facilities such Primary school as a allotments, bus stops and a local centre are currently not easily accessible from the site, presenting the opportunity for such facilities Surgery/Pharmacy to be provided within the new development. Playing fields
Secondary school
Supermarket
Leisure centre
Industrial estate Illustrative accessibility to relevant local facilities from Attleborough Major natural green space
Library Strong accessibility
Retail Good accessibility
Existing pedestrian right of way Weak accessibility
Town Centre Ideal accessibility
Industrial estate Illustrative accessibility criteria, adapted from ‘Shaping Neighbourhoods, for Local Health and Global Sustainability’
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 17 Market Place Linear Growth 1960/70’s Housing The history of Attleborough is focused on its status as a mediaeval trading place at As the settlement expanded linear ribbon development grew up along the main In the 60’s and 70’s housing needs were met by mass housing developments of a crucial crossroads from Norwich to London... routes... varying qualities and styles...
1980’s Housing Contemporary Developments New Industry In the 80’s the Local Authority estate was developed by the railway. Over the last two decades the urban footprint was filled in to create the complete The town’s economy relies partially on industry which has evolved with the pattern of suburbs which exists today... changing urban pattern of the town. Historically Gaymer’s cider grew up with it’s leafy orchard south of the railway station and subsequent industrial areas are an important component of the community...
PAGE 18 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.4 HISTORICAL EVOLUTION
HISTORY OF ATTLEBOROUGH
Attleborough owes much of its historic importance to its proximity to The Mortimers, members of whom fought alongside William I, Norwich, which was one of the largest towns in England at the time of subsequently became Lords of the Manor of Attleborough for the the Norman Conquest in 1066. In medieval days, the river Wensum next three centuries. Kett’s Rebellion in 1549 was incited by protests was tidal, wider, shallower and more navigable than today. Norwich from Attleborough’s peasants and small farmers who resented the therefore became a centre of commercial importance as goods enclosure of common grazing land by local landowners. However, could be brought upstream for convenient distribution inland. there is evidence of philanthropy in the 17th century by several affluent residents, whose bequests provided education and financial Norwich grew in size and wealth following the rise of the wool trade support to the town’s poor. in the Middle Ages. The city had a key position in the cloth industry, both in terms of production and trading. It remained one of the most LOCAL ECONOMY important textile manufacturing centres until the 19th century when it was overtaken by the industrial cities of the North and Midlands. Until then, Norwich was known as the second city of England and was one The chief crops of the area were barley and wheat, with several mills of the most important and populous regions in the country. being built in the town, and a corn market opened in 1863 for the farmers who attended Attleborough Market (complete with hall, reading room and 300 volumes of books). Although only five and a EARLY ORIGINS half miles away, Wymondham earned its wealth mostly from wool, and the collapse of the woollen industry in the mid 19th century led As forest was cleared away in Norfolk, fertile land was opened up to great poverty in that town. It seems that Attleborough’s farmers Key to agriculture and farmers produced more than they needed for were more fortunate. subsistence alone. Market centres were required, and Attleborough Town Centre developed as one such hub, conveniently located on the road The arrival of the railway in 1845 obviously provided an added between Norwich and Thetford, and directly on the route to London. impetus for trade. There was a cattle market (located to the north Principal Streets The arrival of the railway in the 19th century confirmed Attleborough’s of Thieves Lane in the 1906 map) with pens near the station, for Secondary Roads strategic importance as an accessible settlement and market town. movement of animals by train. The construction of Gaymer’s cider factory in 1896 boosted the town’s economy, and Attleborough was 1960’s Local Authority Surrounded by farms and forest, the original settlement was based also known for its turkey-rearing. The town sign is said to depict round the Norman church of St Mary’s and the manor house, which the days when Attleborough turkeys had their feet dipped in tar to 1970’s Development lay to the north of the river Thet. Small clusters of houses were built withstand journey along roads to the London markets. 1980’s Local Authority along the well-used road from Norwich to Thetford, thus creating a linear town over the succeeding years. Late 20th Century POPULATION Development LANDOWNERS In 1801, the population of the town was listed as being 1,333. By 1854 Contemporary Development there were 501 houses and 2,324 inhabitants. The 1881 census shows Attleborough’s hinterland has been home to wealthy landowners White Horse Lane a reduction of people to 2,244, but the size of the town had grown in and the nobility for many centuries. In the Saxon era it may have 36 years from 2,247 acres to 5,260. Population growth was gradual been the residence of Offa and Edmund, kings of the East Angles. New North Road during the first half of the 20th century but considerable house- It is suggested that Bunn’s Bank was built as fortifications against building took place in the 1960s and 70s, when new development Urban Fringe the Danes, whose powerful families ruled local manors prior to the zones were designated at Attleborough. New infill estates have been arrival of the Normans. Industrial Areas built in the 1980s, 90s and 2000. The 2001 census lists a population of 9,702. Green Space
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 19 2.5 HERITAGE AND ARCHAEOLOGY
HERITAGE ASSETS
An archaeological desk-based assessment, fieldwalking, geophysical survey and archaeological trial trenching have been undertaken in order to establish baseline conditions and the likely impacts of the proposed development on features of archaeological and cultural heritage importance. Attleborough Railway Station There are two Scheduled Monuments within a 1km radius of the application site. ‘Bunn’s Bank’ is situated immediately east of the site and there is a ‘Round Barrow on Hargham Heath’, around 700m southwest of the site. Bunn’s Bank is thought to have originally Besthorpe Old Hall extended further to the west, possibly into the application site, although no evidence for the bank was seen in trenches in the area during archaeological evaluation work.
The Grade II Listed Building ‘Old Hall’ and associated moat are located immediately east of the site, whilst Grade II Listed Buildings, ‘Potmere Farm’ and its associated pair of barns are located adjacent to the proposed western access road.
The application site does not lie within a ‘Site of Archaeological & Historical Interest’ or a ‘Conservation Area’ as defined by Breckland Council although the Attleborough Conservation Area is around 500m to the north. The application site also lies within an area known for its Prehistoric, Iron Age, Roman and early Medieval potential, and the results of the fieldwalking, geophysical survey and archaeological evaluation have confirmed this.
Map research indicated that the site area has been primarily utilised for agricultural and pastoral purposes and is characterised by Bunn’s Bank scattered farmsteads. Elements of the historic landscape remain within the application site, including historic hedgerows.
Any effects on the designated or non-designated heritage assets within or in close proximity to the application site will need to be Potmere Farmhouse carefully considered.
White Lodge Inn
Listed buildings - Grade I
Listed buildings- Grade II
Bunn’s Bank - scheduled monument
PAGE 20 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.6 ARCHITECTURAL FORM & CHARACTER
FORM AND CHARACTER
In common with most towns in England the architectural character of Attleborough is defined by a variety of different building styles and forms, reflecting different periods of the town’s growth.
• Centred on the high street, the town centre is defined by terraces of closely grouped buildings at a variety of scales, creating a good sense of enclosure to key spaces and pleasing visual variety. • Victorian/Edwardian detached and semi-detached villas line the roads leading from the centre, typified by their larger scale, prominent bay windows and decorative detailing. • Pockets of smaller terraced houses and cottages from a similar period sit behind the main streets. • Further from the centre, pockets of estate development from the second half of the twentieth century include a wide variety Variety of building forms in town centre (Town Hall in centre of picture) Recent development of building forms, ranging from simple detached and semi- detached houses to bungalows and chalet bungalows. Homes reflect a more suburban character, typically set back from the road behind large front gardens with private driveways. • Recent housing development reflects a more urban approach, with homes set closer to the back of footpath and parking set behind the building line. • Pockets of commercial and industrial buildings are also scattered through the town, and display a variety of form and scale depending on their age and use.
Materials There is also a wide range of different materials used on buildings in the town. Within the town centre a number of prominent buildings are constructed in stone, not least the distinctive flint faced St Mary’s church with its cut stone detailing, but this is not common. The Red brick Edwardian villas majority of buildings are faced in red brick or rendered and painted in an attractive variety of pastel tones. Roofs are generally finished in slate. Outside the town centre, there are pockets of generally older rendered and painted buildings, but the majority of homes are faced in brick - principally but not exclusively red - with tiled roofs.
A more detailed assessment will be required to support the design rationale for subsequent reserved matters applications as they come forward in due course.
Bungalows and chalet bungalows St Mary’s church
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 21 2.7 LANDSCAPE CONTEXT OPEN SPACE BASELINE
OPEN SPACE CONTEXT
The site is characterised by:
• Large, open fields bound by hedgerows of varied quality and maturity • Isolated agricultural dwellings • Agricultural use • Softly undulating topography • Local ditches and ponds • A larger drain and flood plain to the west of the site, including mature trees and small woodlands • Residential development at the edges of the site, screened by hedges • Gas mains crossing the site (easement restrictions for buildings) • Council playing field to the north of the site • Limited public right of ways outside the site boundary • Public access through the site via Leys Lane, connecting town with country side • Limited long-distance views
3 2 4 1
Existing trees
Existing hedgerows
PAGE 22 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.7 LANDSCAPE CONTEXT VIEWS
1 2
View of the site looking towards Hargham Road View of the site looking towards Buckenham Road and Borough Lane
3 4
View of the site looking north View of the site looking onto the retained woodland
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 23 2.7 LANDSCAPE CONTEXT TOPOGRAPHY
The site is fairly flat, with an increase in ground level of only around 15m from east to west across the width of the main part of the red line area.
Contour lines - 1m
Contour lines - 5m
PAGE 24 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.8 ECOLOGY
ECOLOGY BASELINE
The site is largely arable farmland, with smaller blocks of habitat such as plantation woodland, improved grassland and scrub. A watercourse runs through the western part of the site. Many of the fields have boundary hedgerows, including some newly planted lengths and also older, more species rich lengths. The central part of the site in particular is open arable farmland with the hedgerows having been removed historically. Within the site there are only three traditional farm ponds.
Surveys considered the species groups relevant for a large arable site, and recorded species typical for Norfolk farmland. For example, eight species of bat were recorded, but foraging in low numbers and without any roosts being found. The commoner farmland birds were also recorded but again in relatively low numbers, with the most noteworthy being 12-13 pairs of skylark. Other farmland species recorded include brown hares and hedgehogs. Surveys also looked at the flowers and invertebrates of arable margins and recorded a number of species considered ‘uncommon’ nationally, but which are relatively widespread in the farming areas of Norfolk. Great crested newt surveys covered the ponds within the site and along the boundaries, and also relevant ponds within a 500m buffer, but no great crested newts were recorded. Surveys of the watercourse did not record water voles, otters or the native crayfish.
Application Boundary
Pond
Watercourses
Important Hedgerows
Other hedgerows
Mixed plantation
Deciduous plantation
Scrub
Ephemeral/short perennial
Improved grassland
Arable This plan is provided solely for the purpose of supporting the description of the ecological features of the site as contained in the accompanying report Buildings
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 25 2.9 DRAINAGE & FLOOD RISK
FLOOD RISK
The site is located mainly in Flood Zone 1 defined as Low Probability which is less than 0.1% chance of flooding in any given year. There is an area in the south west which is shown to be in Flood Zone 2 & 3, however there is no modelling data to support this.
There is evidence of surface water flooding which is confined to the existing watercourses routing though the site. This does not pose a risk to the proposed development as the flooding will be confined to linear parks away from properties.
There is no risk of flooding from Reservoir failure. There are areas of ground water flooding isolated to the north eastern region of the site and a groundwater monitoring report is being undertaken.
Key
Existing watercourses
EA surface water flood susceptibility zone
Flood Risk Level 2 (1 in 1000 chance of occurring each year) - medium risk
Flood Risk Level 3 (1 in 100 chance of occurring each year) - high risk
Breckland SFRA 2007 flood risk zone
PAGE 26 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.10 UTILITIES
Gas Existing high and medium pressure gas mains in the locality have the capacity to provide natural gas to the proposed development with little additional upgrade work. The local above ground pressure station equipment will have its capacity increased to serve the new development’s network of underground supply pipes.
Water Existing water infrastructure will be upgraded and reinforced to increase the supply capacity in the local area to enable the new development to be adequately supplied with potable water. New primary mains / upgrade of existing mains will be provided from the local reservoir, and an increase in capacity provided by upgrading the local pumping station at Forncett.
Electricity Upgrade of the high voltage network supplying the Attleborough area is required to increase supply capacity, comprising of works within existing facilities in the Norwich area. A new primary sub station will be supplied in the local area (possibly within the Snetterton Business Park area), which in turn will feed a network of new substations situated across the development via below ground cables.
Telecommunications Fibre optic telecommunications capability will be offered to each property within the development via underground cabling.
Foul water pumping station
Gas (15-27m easement either side)
Potable water (3.0 easement either side)
Below ground electricity (6.0 easement either side)
Foul water sewer (3.0 easement either side)
Foul water pumping main (3.0 easement either side)
Banham poultry service trench (3.0 easement and 10.0m working area)
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 27 2.11 CONSTRAINTS
This diagram represents a summary of all the key constraints to development identified as part of the site analysis process. Some constraints are more significant than others, and the appropriate response to each has been considered individually in order to reach the optimum solution for the scheme as a whole.
The next chapter shows how the design proposals have responded accordingly in order to deliver the Vision.
Application boundary
Existing roads
Railway crossing points
Footpath
Contour lines - 1m
Contour lines - 5m
Existing trees
Existing hedgerows
Existing watercourses
EA surface water flood susceptibility zone
Breckland SFRA 2007 flood risk zone
Flood Risk Level 2 (1 in 1000 chance of occurring each year) - medium risk
Flood Risk Level 3 (1 in 100 chance of occurring each year) - high risk
Foul water pumping station
Gas (15-27m easement either side)
Potable water (3.0 easement either side)
Below ground electricity (6.0 easement either side)
Foul water sewer (3.0 easement either side)
Foul water pumping main (3.0 easement either side)
Banham poultry service trench (3.0 easement and 10.0m working area)
PAGE 28 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 2.12 OPPORTUNITIES
This diagram illustrates the key opportunities for delivering the vision which has been highlighted through the site and context analysis. These opportunities take account of, and in part respond to, the site constraints identified on the previous page and also encapsulate the project team and stakeholder’s aspirations for the site. Town centre The opportunities plan forms the starting point for the next stage of the design process, concept and masterplan development, which is explained in the next chapter.
Attleborough Town Centre Existing sport pitch Opportunity to create a link road in the south linking London Road and Buckenham Road
Proposed primary street
Proposed high street
Maintain existing trees and hedgerows where possible
Opportunity to create a green link, as a strategic green buffer between the existing town and the new development.
Opportunity to create a rural link along the exiting Leys lane, connecting the exiting settlement to the wider rural filed in the south.
Opportunity to create a green route along the existing gas pipeline
Opportunity to create a new local centre and neighbourhood centres that could provide muti-purpose community space and service facilities
Proposed new primary schools
Opportunity to create a sport hub, with existing sport pitch and new proposed play fields
Retain existing railway crossing points and create a new one in the south for the link road
Opportunity to create three neighbourhoods with individual character
Proposed primary vehicular access
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 29
3 THE MASTERPLAN 3.1 Design Concept 3.8 Drainage Strategy
3.2 Concept Masterplan 3.9 Landscape and Ecology Landscape Strategy 3.3 Key Masterplan Principles Linear Park Spaces 3.4 Location of Local Centres Material Selection Ecology 3.5 Masterplan Evolution 3.10 Archaeology and Cultural 3.6 Illustrative Masterplan Heritage 3.7 Access and Movement Link Road 3.11 Key Design Principles Key Junctions Designing Out Crime Secondary Street Network Healthy Placemaking Public Transport Sustainability Pedestrian & Cycle Connections Ley Lane Bridge Crossing Town Centre Improvements 3.1 DESIGN CONCEPT
The masterplan design concept has been developed as a response to the site analysis work summarised in the constraints and opportunities plans. It identifies five layers which encapsulate the key strategic and physical aspects of the site and come together as an integrated plan which is developed in more detail on the following pages.
1. A logical, southern expansion of Attleborough: 2. A new link road: 3. New streets: A sustainable urban extension, centred on, and with good A key strategic linkage between London Road and Buckenham Road; High street and primary street linking new neighbourhoods to connections to, the town centre and railway station. Responding delivering a street which is integral to the masterplan and creates a Buckenham Road and the link road. directly to strategic policies set out in the Local and pedestrian and cyclist friendly environment with a strong relationship Neighbourhood plans. to the surrounding built form.
PAGE 32 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.1 DESIGN CONCEPT
4. A central linear park: 5. Three well-connected but distinct neighbourhoods: 6. Enhanced connections into the town centre: A well-connected series of recreation and amenity spaces, linking Three walkable neighbourhoods, each with its own character, served A new pedestrian footbridge over the railway line at Leys Lane, key existing landscape features and providing an extensive green by a range of commercial and community uses appropriate to the creating a safer alternative to the current level crossing and network through the site and towards the town centre. needs of new residents. encouraging greater use of non-vehicular travel for local journeys. Also, further improvements to the crossings at Buckenham Road and Gaymer Road.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 33 3.2 CONCEPT MASTERPLAN
This concept masterplan brings together the broad concepts set out on the previous pages, adding further detail and placing the proposals more specifically within the context of the existing site constraints and opportunities.
The diagrams on the facing page explain eight key principles of this masterplan.
Existing road network
Existing railway
Existing railway station
Existing watercourses
Railway crossing
Link road
High Street
Primary street
Maintain existing trees and hedgerows where possible
Linear park
Rural link
Country walk
Green buffer
Local centre and neighbourhood centres
Primary schools
Existing sport pitch
Play fields
Attenuation ponds
Three distinctive character areas
Cycle routes
Footpaths
PAGE 34 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.3 KEY MASTERPLAN PRINCIPLES
Green link Country walk
Rural link
1. New link road, high street and primary street 2. Existing trees and hedgerows are retained 3. Linear park and associated landscape spaces 4. Surface water attenuation ponds are located form a key strategic route from west to east where possible to provide instant maturity and form an extensive green network throughout the throughout the green network, forming attractive through the centre of the site. Enhanced pedestrian define a framework for the wider green network site creating varied opportunities for recreation and features with the potential for ecological connections across the railway create better and development parcels. leisure. enhancement. linkages with the town centre.
Borough Lane
Town Oaks Poplar Meadows
5. A range of new sports pitches, both next to and 6. Local services and facilities are carefully 7. Three neighbourhoods with distinctive 8. Extensive pedestrian and cycle network creates close by existing facilities, form a Sports hub within distributed across the site to optimise accessibility character, focussed around the local services and safe and convenient linkages between the different the green network. to schools, shops and community buildings and facilities, create visual interest and contribute to a neighbourhoods and towards the town centre. create a focus for activity. real sense of place.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 35 3.4 LOCATION OF LOCAL CENTRES
The principle of three distinct neighbourhoods, each with carefully Services and Facilities considered local services and facilities has been established in the The site is targeted to deliver around 4,000 new homes and it is concept masterplan. However, in order to finalise a more detailed anticipated that this could support the following level of associated plan greater consideration must also be given to exactly what infrastructure: services are provided and where they are located. • 2 x two for the entry (2FE) primary schools It is important to ensure that services are easily accessible for all - • Supermarket ideally on foot or by bicycle - but also that the number of services • Petrol filling station is optimised for the size of the settlement as a whole to ensure that • Small retail units including newsagents, pharmacy, etc. there is not over or under provision. In particular, that any shops and • A pubs/restaurant services are economically viable in the long term and in the case of • Community centre community facilities, that they will not struggle to maintain funding • Convenience Store due to under-utilisation. A key element of the stakeholder engagement has been the request that the provision of new services and facilities on the site should not be detrimental to the viability of existing services within Attleborough town centre. For this reason the extent of services has been kept to a minimum and easy access to the town centre - particularly by non- vehicular means - prioritised in the plan. GP services, for example, will be provided within the existing health centre.
For further information please refer to the ‘Retail and Town Centres Statement’.
Walkable Neighbourhoods The aspiration to create a sustainable development where residents are encouraged to reduce their use of the car suggests the need for Key walkable neighbourhoods. The Urban Design Compendium (Llewelyn Attleborough Town Centre Davis, 2000) defines a walkable neighbourhood as one in which local facilities are within a convenient walking distance of homes as follows: Chapel Road School
• Newsagent within a 5 minute walk (400m) Attleborough Academy • Local shops, health centre and primary school within a 10 minute Attleborough infant School walk (800m) 2 FE Primary school Similar guidelines are also established in the BREEAM Communities 1FE Primary school handbook, although this recognises that these distances may be greater in a more rural location. In order to support the economic Local centre (primary) viability of local shops and services it is beneficial to locate them close to primary schools, as these attract a natural footfall. Neighbourhood centre (secondary) Borough Lane Neighbourhood
Town Oaks Neighbourhood
Poplar Meadows Neighbourhood
PAGE 36 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.4 LOCATION OF LOCAL CENTRES
Location Options The adjacent diagrams show a number of options for the location of these services and facilities which have been considered. In each case they show local centre (primary), Neighbourhood centres (secondary) and primary schools with associated 400m (5 minute) and 800m (10 minute) radius walking distances. This demonstrates the area of the development which would be covered by these locations (or not) and also highlights areas where there would be significant overlap, and consequently inefficient provision.
In each case the local centre (primary) is located within the central neighbourhood (Town Oaks) supported by a two form entry (2FE) primary school. The local centre would contain the convenience store, community facilities and the majority of shops, so this central location is the optimum location to serve the development as a whole. Beyond the local centre, it will be difficult to guarantee the viability Option 1 Option 2 of many additional shops in a development of this size. However, • Local centre and primary school in Town Oaks. • Local centre and primary school in Town Oaks. the walkable neighbourhoods principle suggests that it is ideal for • Neighbourhood centre and primary school in Borough Lane. • Neighbourhood centre and primary school in Poplar Meadows. each of the other two neighbourhoods to have at least one shop Conclusion: Walking catchment does not cover all residential parcels. Conclusion: Walking catchment does not cover all residential parcels. within a 10 minute walk so splitting the secondary centre across both neighbourhoods is the preferred solution. In relation to the second primary school, it would also in principle be possible to divide this into two smaller one form entry (1FE) schools, one for each neighbourhood. However, while this would provide optimum accessibility for all residents, it is less efficient in terms of capital investment and operational costs, so a solution which locates a second 2FE school in the western neighbourhood (which is larger) is preferred. This option is illustrated in Option 4.
Option 3 Option 4 • Local centre and 2FE primary schools in Town Oaks. • Local centre and 2FE primary schools in Town Oaks. • Neighbourhood centre and 1FE primary school in both Poplar • Neighbourhood centre and 1FE primary school in Poplar Meadows Meadows and Borough Lane. • Neighbourhood centre in Borough Lane. Conclusion: Walking catchments have good coverage, not financially Conclusion: Walking catchments have good coverage, financially viable viable. and the preferred option.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 37 3.5 MASTERPLAN EVOLUTION
This section illustrates the key iterations of the Attleborough masterplan, and how the design developed in detail following consultation with the local community and stakeholders.
COMMUNITY PLANNING WEEKEND (FEBRUARY 2010) CONCEPT MASTERPLAN (NOVEMBER 2016)
• Attleborough identified by Breckland Council to accommodate at least 4,000 new homes; • Technical works were undertaken to gain a better understanding of the constraints on-site; • Create a mixed-use and sustainable development that is part of and an extension to • Refined the green corridors and development parcels in response to the site constraints; Attleborough; • Creation of a wetland corridor to incorporate the required attenuation features for flood risk • Preferred location of the Link Road identified - have the road run through the new mitigation; development, rather than around the edge; • Following discussions with the County and District Councils, the final alignment of the Link Road • Establish the need for a local centre in the new development, with uses that will not and the trigger points for delivery was agreed; compete with the existing town; • Expansion to the red line boundary, to include the land east of Buckenham Road; • Establish a network of green route which better connects the town centre to the wider • Identified the location for the local centre, the neighbourhood centres and two primary schools; countryside; • Allocation of open space provision within the green corridors, to include sport pitches, • Improve existing traffic issues in Attleborough town centre, by providing two-way traffic of allotments/community orchards and children’s play; Surrogate Street and Connaught Road • Creation of three distinct residential neighbourhoods - Town Oaks, Poplar Meadows and Borough Lane.
PAGE 38 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.5 MASTERPLAN EVOLUTION
ILLUSTRATIVE MASTERPLAN DEVELOPMENT (MARCH 2017) OUTLINE PLANNING APPLICATION SUBMISSION (JULY 2017)
• Slightly shifted the alignment of the Link Road north to keep away from the existing land fill • The site area for the primary school site in Poplar Meadows neighbourhood was refined; site near Leys Lane; • The green corridors and residential parcels were developed further in more detail. • Following feedback from the community, the primary school near the local centre was relocated along the Linear Park; • The design of the green corridors were developed further; • A detailed layout for the local centre was developed, to illustrate one way of delivering the proposed uses.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 39 1
6 2 8
3
9 4 4 2 6 6 8 7
6 8
4 6
6 3 3 6 5 3 2 1 6 5 6
6 5 5 4 8 7 6 6 7 7 8 4
5
Illustrative Masterplan 3.6 ILLUSTRATIVE MASTERPLAN
Key: ILLUSTRATIVE MASTERPLAN
Site boundary The plan on the facing page has been developed from the concept masterplan. It illustrates how the site could be developed to create an Existing Context: attractive residential area including a range of amenities and open spaces. The plan is organised into three distinct neighbourhoods, 1 Attleborough Town Centre including a local centre and two smaller neighbourhood centres. 2 Attleborough Railway Station Key aspects of the plan are explained in more detail on the following pages. 3 Railway line
4 Existing sport pitches
Masterplan:
1 Local centre
2 Neighbourhood centre
3 Primary school
4 New junction providing access to neighbourhoods and Link Road
5 New Link Road
6 Linear Park
7 Green buffer
8 Neighbourhood sustainable drainage ponds
9 New pedestrian bridge
Borough Lane Neighbourhood
Town Oaks Neighbourhood
Poplar Meadows Neighbourhood
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 41 New PAGE bus 42 service at Caterham Barracks, Surrey. ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.7 ACCESS AND MOVEMENT LINK ROAD
LINK ROAD DESIGN
Alignment The Link Road will run between London Road to the west and Buckenham Road/Bunn’s Bank Road junction to the east, which enables it to act as a bypass to Attleborough town centre. Between those two points, the Link Road is aligned to serve its function as a local distributor road and public transport corridor for the new development, aiming at similar amounts of development to either side for a balanced catchment area, while maintaining an efficient alignment for its bypass function.
The primary road has been futureproofed so it can be expanded to the Link Road specification if ever required.
Design Speed The starting point for the design speed is the bypass function of 40mph. 30 This speed limit will be in place in the western, rural section of the proposed Link Road, approximately 1.2km long. Further to the east, given the urban context of this section of the road, the speed limit is then reduced to 30mph. A gateway feature marks the change in the character of the road and visually informs the drivers of the associated change in speed limit.
A speed limit of 20mph is imposed on the new High Street running between the Link Road (to the south) and the junction with Buckenham Road (to the north). A raised table will mark the change in speed limit at the 20 junction with the Link Road.
30
Key
Proposed link road 40mph
Proposed link road 30mph
40 Proposed high street 20mph
Proposed primary street 30mph
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 43 3.7 ACCESS AND MOVEMENT KEY JUNCTIONS
ROUNDABOUT JUNCTIONS
The Link Road will have roundabouts as its key junctions with the existing highway network. Where the junction is in a rural context, the roundabout will take form of a conventional ‘DMRB’ roundabout design, as this provides a high capacity, safe and effective junction solution.
However, these junctions take up much land, create traffic dominated environments and cater poorly for pedestrians and cyclists. As such, they are undesirable in an urban context, where a more balanced approach for all road users is appropriate. In these locations, a design more fitting for the urban context will be developed. This can range from very innovative schemes, such as at Bexley Heath, Exhibition Road London, Coventry or Poynton, or takes inspiration of international examples where roundabouts have been successfully integrated into the townscape with less detriment to the public realm. In all cases, design will be tested to meet the capacity criteria for the Link Road. The use of paving (as shown in some examples), will be kept to a minimum due to the cost of implementation and poor track record in terms of durability.
Key
Conventional Roundabout
Non-conventional Roundabout
Proposed Link Road
Proposed High Street
Proposed Primary Street
A221, Bexley Heath (non-conventional) Rijnsburgerweg, Leiden, Netherlands (conventional) Lyngby Hovedgade, Lyngby, Denmark (non-conventional) ‘DMRB’ style roundabout, A207 Albion Road, Bexley Heath (conventional)
PAGE 44 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.7 ACCESS AND MOVEMENT SECONDARY STREET NETWORK
The Link Road will form junctions with the secondary and tertiary road network of the new development to serve its purpose as a local distributor road and to create a permeable network. The Link Road should not act as a severance to the new development. However, in recognition of the strategic function the spine road, the junctions with the secondary and tertiary network have been spaced out to 150m-220m on average. Furthermore, the junctions are all staggered to minimise the impact on traffic flows.
A key secondary road is the High Street between Buckenham Road and the Link Road, which will act as a link for traffic coming from Attleborough and the new development east of Buckenham Road.
In addition to the secondary and tertiary junctions, the Link Road will provide direct access to:
• Car parking for sports pitches and allotments; and • Petrol filling station
New development fronting the Link Road will have no private driveways onto it, other than occasional drives to parking courts, with access and egress in forward gear.
Key
Primary link road
Proposed high street
Proposed primary street
Secondary network
Development parcels
Indicative access points to residential parcels
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 45 3.7 ACCESS AND MOVEMENT PUBLIC TRANSPORT
PUBLIC TRANSPORT CONNECTIONS
New bus services are proposed to run as part of the proposals; not only will they offset the impact of the proposed development and its associated demand and trip generation, but they will ultimately produce a beneficial impact for the whole community.
The new services will provide alternative access from the site to the town centre for residents with limited mobility and without access to a private vehicle. It is anticipated that the proposed public transport services would produce a shift from the use of the private car to more sustainable modes of transport.
Before the Link Road is connected, the proposed route shown in blue on the diagram to the right would serve the development on either side of Buckenham Road, which includes Town Oaks and Borough Lane parcels, the proposed primary school on the High Street and the mixed use Local centre. The route would then run along Buckenham Road and Station Road before reaching the town centre gyratory. New stops would be added at the railway station and on Connaught Road, adding to the existing one on Church Street.
The proposed route would operate with a 20 minute frequency service utilising one bus and would run continuously in a figure of 8 during peak hours.
Proposed bus route prior to the connection of the Link Road
Bus stops
200m and 400m catchment within the development
PAGE 46 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.7 ACCESS AND MOVEMENT PUBLIC TRANSPORT
PUBLIC TRANSPORT CONNECTIONS (CONT.)
The connection of the Link Road will enable the creation of circular routes, shown in red on the diagram to the left, which would better connect the western and eastern part of Attleborough including the SUE. It is proposed to operate the amended service both in clockwise and anti-clockwise direction simultaneously. The proposed amended routes would be possible to operate as 20 minute frequency services utilising one bus per route and would run continuously during peak hours.
The resultant services equate to a 10 minute frequency service along the majority of the route during peak hours.
The proposed bus services would be reduced off peak (including weekends) and run a half hourly service, reduced to hourly on Sundays if there was a demand.
Proposed bus route following the connection of the Link Road
Bus stops
200m and 400m catchment within the development
Anti clockwise bus route
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 47 3.7 ACCESS AND MOVEMENT PEDESTRIAN AND CYCLE CONNECTIONS
The site is within walking distance of the local community centre and day-to-day facilities and therefore there will be a reduced need to travel by private car
To ensure the site is highly accessible by sustainable modes, it is being proposed that: • Site access points are upgraded for improved access to pedestrians and cyclists between the town centre and the site; • A new foot bridge will replace the existing Leys Lane level crossing, replacing an existing Public Right Of Way (PROW) link over the rail line; • A new Linear Park is proposed through the development site;
The main routes into the town centre will be via Station Road and Leys Lane footbridge. There are two PROWs which run through the site and these will be retained as part of the development proposals. New pedestrian and cycle routes will be created within the site to encourage walking and cycling.
Improvements will also be made within the Town Centre, enhancing the pedestrian accessibility within Attleborough. The proposals include for: • Improved crossing points and public space at Station Road/ Connaught Road junction; • Raised table for cyclists and pedestrians crossing on Thieves Lane; • Two new zebra crossings, one being on Station Road, north of the station, and the other on Surrogate Street, just south of the residential care home; • Signalisation of Norwich Road / Church Street junction including pedestrian crossing facilities; and • Raised table for cyclists and pedestrians crossing Besthorpe Road. • Up to 2.0m wide, between the Train Station and the site is proposed. In particular, this applies at the two bends on Station Road / B1077 Buckenham Road. The 2.0m width would provide enough room for wheelchairs to pass each other along this path. This can be achieved by narrowing the urban area of Station Road.
Maurice Gaymer Road is an important route linking parts of the development site to the Train Station. It is proposed that accessibility levels to this road are improved through the provision of tactile paving at crossovers and other upgrades.
Leys Lane railway crossing footbridge
Enhanced pedestrian routes
PAGE 48 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.7 ACCESS AND MOVEMENT LEY LANE BRIDGE CROSSING
LEYS LANE BRIDGE CROSSING
In order to further improve the linkages between the SUE and existing town centre, a new pedestrian bridge is proposed across the railway line. Due to land constraints, ramps can not be provided, however further improvements will be made to routes along the B1077 Buckenham Road and Gaymer Road providing DDA compliant alternatives.
The bridge crossing is proposed to come forward at 1,200 homes. Earlier phases of the development will benefit from the existing and more direct routes via B1077 Buckenham Road and Gaymer Road. To cross above, rather than below, a major trafficked path is the most preferred segregated route by pedestrians. Pedestrians feel safer when crossing above a road or train track by being able to better see what is happening around them and who they will meet along the way. In order for trains to pass under a bridge, a clear headroom distance of at least 6m plus 660mm above overhead line equipment is required between the top of the rails and the underside of the bridge.
13.83
660mm above Overhead Line Equipment as requested by Network Rail email 17/11/15
4.5 4.5 2m resting points 6.66
Plan of proposed pedestrian bridge 6m Clearance area as requested by Network Rail email 17/11/15 Proposed Section A-A
Cross section of proposed pedestrian bridge
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 49 3.7 ACCESS AND MOVEMENT TOWN CENTRE IMPROVEMENTS
TOWN CENTRE IMPROVEMENTS A The proposed changes to the Town Centre one-way system is the preferred solution to minimise the development impact on the town centre environment before the Link Road is delivered. The proposals have been designed and rigorously tested to ensure that traffic flows through the town as efficiently as possible, taking into account all road users including pedestrians, cyclists and public transport users. The alterations to the existing junctions, i.e two-way working on Surrogate Street and peak hour suspension of some parking spaces, will improve capacity and help alleviate the current delays on the one-way system.
The proposals include:
• Improved crossing points and public space at Station Road/ Connaught Road junction; • Raised table for cyclists and pedestrians crossing on Thieves Lane; • Free flow for traffic from Station Road into Connaught Road; • Introduction of two-way Surrogate Street to reduce journey distance and congestion on Exchange Street; • Two new zebra crossings; • Signalisation of Norwich Road/Church Street junction, including pedestrian crossing facilities; and • Raised table for cyclists and pedestrians crossing Besthorpe Road
A
B
Proposed improvements to Town Centre
Key Plan
PAGE 50 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.7 ACCESS AND MOVEMENT TOWN CENTRE IMPROVEMENTS
B
Example of public space at junction in Croydon (©Google)
Example of public space at junction in Letchworth Garden City (©Google)
Proposed improvements to Town Centre
Example of raised table in Ely, Cambridgeshire
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 51 3.8 DRAINAGE STRATEGY
DRAINAGE STRATEGY
Soakaway testing shows that there may be some areas of infiltration however it is generally understood that soakaways will not be viable and proposed surface water will discharge to existing watercourses routing through the site. Runoff rates will be limited to existing greenfield figures and runoff volumes will be stored for up to the 1 in 100 year event plus climate change.
The drainage system will consist of Strategic and On-Plot SUDS. The strategic components will comprise of wetlands, reed beds and ponds providing support to the local biodiversity and integrated landscaped amenity for the public. The On-Plot system will consist of elements selected by developers from the approved SUDS Palette. Pollution prevention techniques will provide a total of 4 levels of treatment for roads and hardstandings and 3 levels of treatment for roofs. 2 levels will be provided by the strategic SUDS and the remaining provided by the On-Plot SUDS. This is required in order to protect the nearby Sites of Special Scientific Interest Old Buckenham Fen and Swangey Fen. The strategic SUDS components will either be managed by the Internal Drainage Board or a private management company. The On-Plot systems will either be managed by Anglian Water or a private company.
The foul drainage strategy will discharge to a dedicated pump station and rising main to Attleborough Sewage Treatment Works provided by Anglian Water. Foul drainage systems will consist of gravity and pumped components which will be offered to Anglian Water for adoption, routing to the dedicated pump station.
Key
Existing watercourse
Proposed SUDS attenuation basins
Indicative area of reed beds
SUDS Components
1 in 1 year
1 in 30 year
1 in 100 year
N.B: Indicative extent of attenuated volume
PAGE 52 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.9 LANDSCAPE AND ECOLOGY LANDSCAPE STRATEGY
The specific objectives for the landscape strategy are to, where possible:
• Retain the majority of the existing vegetation and boundary trees on and adjacent to the application site and integrate these elements with the masterplan proposals; • Utilise the site constraints in a positive manner, such as flood zones and easement zones, to create new habitats and amenity spaces. • Enhance existing open boundaries of the site with proposed woodland buffer planting to integrate the proposed development into the surrounding countryside to the west, south and east; 6 • Maximise opportunities for habitat creation and wildlife preservation; • Protect the visual amenity of adjoining properties and integrate development into the existing and proposed townscape to the 1 1 north and east; and • Maintain open areas in appropriate locations in order to maximise the contribution of green space to the proposed 1 development and the wider visual amenity of the site. • Provide benefits to the existing community by increasing their sense of connection to the countryside and by providing a range 6 of new parkland habitats and amenity spaces. 2 The landscape strategy comprises a network of accessible open spaces forming a green network across the application site. This 1 green network not only contributes to the creation of a sustainable scheme that can be designed in line with best practice, but it also Leys Lane Link Road 3 6 contributes to creating a setting that is conducive to encouraging 5 2 healthy living and providing for all activities as part of family life. Furthermore, the green components of the site will combine with 4 the sustainable drainage system (SuDS) to provide an Environmental Infrastructure Framework for the site, maximising green linkages and enhancing biodiversity whilst reducing site run-off.
6 The outline landscape proposals reflect the policy guidance, and develop the objectives of the Landscape and Visual Impact Assessment and the Biodiversity Management Strategy and in doing so, emphasise the core functions required of a high quality mixed use and residential scheme. The developed landscape will provide benefits to the existing community and thus generate support for the development at the planning stage, while providing shared facilities during the building out of the scheme, supporting the integration of the existing and new communities. Ease of build-out has also been considered at an early stage in the design, with self-contained 1 Sports Pitches 2 Linear Park 3 Public Square 4 Wetland Corridor 5 Rural link 6 Green buffer amenity space provision for each of the main phases.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 53 Illustrative Landscape Masterplan
3
4
5
4
A 2
2 9 5 2 4
4
9
3 9 7 7 5 2 1 3
5 5 6
3
1 5 5 8 4 5 8
8 4 1
B 3.9 LANDSCAPE AND ECOLOGY LINEAR PARK
Key: The site already has a well established landscape, in the form of woodland, hedgerows and waterways. The proposal for the Linear Site boundary Park will seek to retain and enhance much of the existing features as possible. Existing Context: As well as promoting natural buffer areas to the south, west and in A Existing sports pitches part, east of the proposed development areas, the scheme develops B Existing woodland a large and interconnected “linear parkland”, broadly running from the west to the north east, (with separate identities and functions). The western area is proposed mostly with swales, lagoons, reed The Linear Park: beds and other SuDS components along with ecologically diverse 1 Wetland Park grasslands associated with the existing field drainage systems, including the main ditch to the north. 2 Sports pitches The central section of the Linear Park provides comprehensive 3 Allotments Precedent image of footpath/cycleway through Linear Park active sports provision, including a range of formal sports pitches 4 Neighbourhood sustainable drainage ponds and courts, along with natural play areas and the potential to create an interconnected trim trail. A large area of allotment along with 5 Children’s play area accompanying community orchard area is also planned within the central zone. The central areas of public open space lead to 6 Local centre square a wide and truly linear greenway running to the north east of the 7 Primary school grounds development area, following the line of the existing high pressure gas main. This will be treated as a rural “ride” with informal footpaths, 8 Green buffer cycle and bridleways framed by extensive native hedgerows, tree planting and wildflower swathes to encourage wildlife, with potential 9 Footpath/ Cycleway for “play on the way” elements in association with seating areas. Further to the east and north, additional active sports areas will be provided, complementing those in the central zone with potential for a cricket pitch, allotments, formal play areas and secondary swales, rain gardens and smaller scale SuDS features.
Precedent image of allotments
Precedent image of a children’s play area
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 55 3.9 LANDSCAPE AND ECOLOGY SPACES
All the main areas of public open space will be easily accessed by a PUBLICLY ACCESSIBLE OPEN SPACE comprehensive footpath and cycleway network and each will have neighbourhood or local equipped play areas following Fields in Trust The main components of the public open space delivered by the encouraging active use by a wide age range, sheltered and enclosed “Planning and Design for Outdoor Sport and Play” guidelines (2008). scheme are contained in the Linear Park are noted on the previous seating areas and lawns for passive recreation and attractive walks In addition to the various areas of public open space, a connected page. though the green spaces. A new pond and surrounding mature series of new town gardens, greened streets and squares will be vegetation will be retained and enhanced to form a feature of the developed at the detailed stages, providing a variety of leisure and The western swales and ponds forming part of the site wide space, and will be linked to the site wide SuDS system. recreational facilities set within and around the proposed building sustainable drainage system (SuDS) will connect to the landscape arrangements and in relation to the landscape buffers, swales and buffer to the north and to the new link road and will respect the The design of the central zone of the Linear Park will channel users pond environments. existing drainage ditch running to the north. A neighbourhood and to the primary greenway link northwards and will be informal in locally equipped areas of play will be created with each subdivided approach, with surfaced paths, low level lighting and greened with The proposed landscaped environment surrounding the built form into age group areas, with a degree of separation between activity wildflower margins new native hedgerows, specimen native trees and can be broadly divided into five main components: areas. Where possible , equipment and features will be integrated areas of scrub to promote a range of wildlife to occupy the greenway. with the surrounding landscape treatments creating an environment Where appropriate, existing mature trees and hedgerows will be 1. Publicly Accessible Open Space for natural play, placing boulderscapes, timber structures and earth retained to form the structure of the space, supplemented with new 2. Streets, Squares and Mews mounds with slides, rope climbs, swings and balancing equipment semi-mature planting to create immediate effect. 3. Other Spaces for the older children with interactive and balancing /coordination 4. Sustainable Drainage features for the younger children. Educational and sculptural ‘play The public open spaces leading off from the greenway to the 5. Play and Recreation on the way’ elements will also be developed across the whole site east and north will provide a varied range of amenity and leisure development. opportunities, complementing the main areas in the central zone. These will include formal sports pitches, a cricket pitch and area for In association with the retained vegetation and the existing tennis courts. Senior, junior and training pitches will permit use by a waterways, the newly created reed beds, swales and lagoons, new range of users and abilities and when not in use for team games, the native planting along with areas of wildflower grasses, bulbs and open space will be available for other activities, kick-about, kite flying, herbaceous planting will promote biodiversity across the open spaces picnicking etc. and establish wildlife corridors into the surrounding urban framework and beyond to the open countryside. Encompassing the main site boundaries the woodland buffers and enhanced hedgerows will serve a number of landscape objectives. Moving to the centre of the development zone, the public open Primarily these will form green space and links to create separation spaces will be mostly laid out as formal sports pitches and courts between the new urban edge and the surrounding countryside. with a range of senior, junior and training pitches permitting use by Locally the buffers will be heavily planted to screen undesirable views a range of users and abilities. When not in use for team games, the to industrial sheds, but in general open aspect will be maintained, open space will be available for other activities, kick-about, kite flying, capitalising on the green setting. New hedgerows, tree planting picnicking etc. and extensive wildflower meadows will soften the edge and form an attractive natural setting for the footpaths, swales and pond systems. Also situated in the central zone, the allotments to the south of Leys Lane will emphasise local food production, with a large proportion Throughout the buffer zones and surrounding the lagoon complex of the space developed as “grow your own” plots in a variety of to the west, informal gravelled and mown paths will provide access sizes with interwoven natural orchards, all with the intention of to seating areas and decked viewing platforms addressing the encouraging new and existing town residents to take up vegetable lagoon basins. Planting arrangements will extend the existing areas and fruit produce gardening. Adequate facilities for watering and of woodland and hedgerow to create continuous wildlife corridors water collection, composting and recycling are envisaged, along running across and through the buffer areas. Native trees and with a centralised tool storage depot. Normal local park facilities coppice forming shrubs will be distributed in clumps around the will also provided, including a neighbourhood equipped play area lagoon and swale banks, flowing into marginal edge and extensive Precedent image of a green ways wildflower meadows beyond.
PAGE 56 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.9 LANDSCAPE AND ECOLOGY SPACES
STREETS, SQUARES AND MEWS OTHER SPACES
The internal system of streets, lanes, courtyard mews, formal and Private Amenity Space informal footpaths and cycleways will be defined by native and semi- The private garden and amenity areas will be treated in a variety of ornamental planting arrangements punctuated by specimen trees ways depending on size and anticipated usage. As with the public and distinctive planting arrangements to enable the pedestrian to be areas, a consistent palette of materials, railing and boundary led through a series of routes, corridors and ‘outdoor rooms’ where treatments types and furniture will be promoted to create a unified the various components will distinguish and animate the spaces garden environment across the site character areas. A basic garden and create interest for the user. Ample path side seating will be structure will be provided to the larger private units comprising provided in the form of contemporary timber benches with backs and grassed lawn, paved patio area, tree planting and a high quality armrests, associated low level lighting and litter bin provision. secure boundary and gateway access, which may be metal railed fence with good quality hazel hurdles and reed screens or provided Throughout the built form, a series of traffic calmed squares and town with a formal clipped hedgerow secured by wire fencing. An garden spaces will provide opportunities for sitting and stopping, with emphasis will be put on the vertical greening of the spaces and many of these furnished with seating and items of incidental ‘play building facades with climbing plants and wall shrubs used wherever on the way’, helping to create a network of play opportunities across practicable. the site and complementing the large play areas located in the main areas of public open space. Local food harvesting will be promoted Incidental Open Space with fruiting and berrying varieties of tree and shrub planted where The smaller, incidental areas of open space around the site will be appropriate. Where space permits, residents will be encouraged to carefully treated to reflect the wider landscape setting with similar cultivate small public garden areas for food use. planting and hardworks detailing to facades and edges, and will include informal seating areas where appropriate. Continuing the The proposed mixed use area will combine retail facilities, bus stops, theme of local community food production, planting of fruiting and the main through route and a new square with seating and provision berrying species will be encouraged. for ‘play on the way’ facilities. The square will be predominantly shared surface with short term parking and drop off facilities. All Circulation Space access routes will accommodate servicing and refuse collection Precedent image of a cricket green Across the site, the areas of vehicular access will be designed in such vehicles attending the commercial units. a way as to promote pedestrian prominence and safety. A ‘home zone’ or ‘Living Street’ approach will be taken in appropriate areas A design code will be prepared and submitted prior to the where shared, levelled surfaces, ‘in street’ tree and shrub planting submission of the first Reserved Matters application. This design and informal ‘door step play’ opportunities will be created to provide code will help ensure consistent treatment of public realm areas. A an attractive, secure, traffic calmed street environment for all consistent palette of materials will be employed across the public users. The creation of convivial places across the development will realm areas with feature areas, footpaths and cycleways clearly engender community interaction and ‘eyes on the street’, and will designated by a hierarchy of paving materials, lighting types and complement local food production and harvesting. signage. Where appropriate, permeable paving deigns will promote subsurface infiltration using gap graded sub bases in conjunction Gateways with permeable paving blocks, road coverings and matrix type slabs The principal entrances to the new development off Buckenham and blocks. The street furniture will be robust, contemporary and Road to the east and the new link road to the west will be selected from a range approved by the adopting agencies and in distinguished by landscape gateways. The new roundabout access compliance with Secure by Design principles. to the east will be defined by feature tree planting and ornamental displays whilst the broader, semi-rural approach from the west will take the form of a wide avenue of trees which will incorporate hedgerows where appropriate. Precedent image of public open space
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 57 3.9 LANDSCAPE AND ECOLOGY SPACES
SUSTAINABLE DRAINAGE PLAY AND RECREATION
Use of permeable paving types, gap graded sub bases and open The provision of a range of inventive play opportunities and areas channel surface drainage will be detailed to minimise surface where children feel safe to move about has been paramount in the discharge from the site and generally slow the passage of water overall design of the outdoor spaces. Within the main body of the from hard surfaces and if possible remove the requirements for an scheme local play areas will be designed to cater for younger age extensive underground piped system. Unpaved private gardens will ranges from toddler to approximately 12 year old, and will focus be promoted, as will the use of green roof types for outbuildings and on developmental skills: balance, recognition, social interaction, secondary structures. The resulting grey – green network will feed competitiveness, physical exercise combined with play themes that into the swale, infiltration bed and attenuation pond system, thereby explore and develop an appreciation of their surroundings. These minimising site discharge and providing a range of habitats for areas and feature objects within the landscape are not necessarily enhancement of biodiversity across the site. associated with traditional items of play equipment but are designed in association with attractive seating areas to encourage family use. Plant Species Species selected for the swales will reflect the native varieties used In the wider landscape, informal pay spaces and play ‘stations’ will in the wider landscape. Where the swales are close to the urban be created as part of the overall landscape structure and will include form, with reduced widths available for planting and the proximity traditional skills and dexterity improving equipment along with more of surrounding buildings, more suitable cultivars of natives will casual seating and ‘hang out’ areas- set away from direct proximity to be introduced. The swales flowing from the main lagoons will be the built form but capable of being overlooked and in this way, quietly treated in a naturalistic fashion, with flowing graded banks and only policed by passers-by and residents in nearby houses. limited use of structural weirs to impede water flow over infiltration basin areas. In and around the central areas, a more architectural To encourage use of the landscape by adults, a circular walk approach may be taken, with sides and channels created using with activity ‘trim-trail stations will be implemented. These will be coursed gabions and insitu concrete to create pools, and provide a instructive, following the ‘Vita Parcours’ principals as widely seen range of habitat types. throughout Europe.
To promote an environment which is ‘Secure by Design’, tree planting Precedent image of children’s interactive play along the swales and associated footpaths will be of tall stemmed varieties set in wildflower grassed banks leading down to the swale base, and where appropriate, contained by clipped planting of mixed and single variety hedgerows and plateau tables.
Precedent image of a naturalistic play space
PAGE 58 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.9 LANDSCAPE AND ECOLOGY MATERIALS SELECTION
HARDWORKS DESIGN SOFTWORKS DESIGN: URBAN ZONE
Throughout the urban form feature paving materials to the main Overall, the development will utilise a creative native softworks walkways, squares and public garden spaces will include good quality palette with limited use of new planting types, focussing on natural and reconstituted stone blocks and slabs in buff and ochre contemporary softworks design (using native grasses and colours with buff coloured exposed aggregate paving blocks used herbaceous in combination with more traditional types) throughout to accentuate the setting of the buildings, and in the main areas of the urbanised area. pedestrian circulation. Block types and laying techniques will favour permeable solutions with inter block gaps for water to percolate Native tree cultivars and shrub/herbaceous/climber mixes, chosen through, combined with the use of granite split and sand bedding. for their visual, ecological and low maintenance characteristics, Private drives and communal parking areas will be detailed using will be used to highlight important areas of public realm and in grass reinforcement systems which provide good hard standing combination to define character zones. A percentage of native but will allow percolation of rain water and also colonisation of the evergreens will be included in these mixes to promote winter time interstices with grasses, sedums and stone crop type species. screening, along with pioneer, faster growing species to create early impact. Elsewhere within the central public open spaces, along the lagoon edges and pedestrian routes, the intention is to maintain a soft The long term maintenance regime will carefully develop the approach to footpath surfacing, using a combination of permeable boundary screening to promote good structure and longevity and compacted crushed gravels and resin bound gravels, and permeable therefore ultimately contain the built form with a collar of green. exposed aggregate blocks.
Street furniture will be contemporary in form, but using traditional Precedent image of hard landscaping in a local centre materials. A suite of distinctive signage, lighting, litter bins, seating and recycling facilities will be developed for the site, using robust but refined elements that are easily maintained and replaced when necessary.
Precedent image of informal street furniture
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 59 3.9 LANDSCAPE AND ECOLOGY ECOLOGY
ECOLOGY EXISTING TREES
The masterplan includes a substantial amount of informal open Around the lagoons and through the green ways a series of butterfly Where possible (and desirable) the existing mature green boundary space and other open areas suitable for use as new wildlife habitat, banks and hibernacula will be created to encourage invertebrates, structure will be retained and enhanced within the new landscape such as the SuDS ponds. These areas are found across the different reptiles and amphibians. Information boards will be provided to setting. development parcels but with a substantial allocation alongside the illustrate the range of species which may be expected to colonise watercourse. Most of the existing non-arable and improved grassland these habitats. The long term viability of the stock will be reviewed on a regular habitat will be included within these open spaces, including many basis throughout the development phase and occupancy stages and lengths of hedgerow, mature trees and plantation woodland. The planting across the scheme will include a high proportion of remedial surgery carried out to promote longevity and good form. native plant species and provide food for many animal species, such Tree protection during construction will follow guidelines set down in Much of the open space within the scheme connects together to as insect prey and fruits in autumn and winter. BS 5837:2005, and strict on-site management will ensure adherence form a Linear Park along which animals will be able move through to these standards. the development and also linking the site with wildlife habitat across Some existing farmland species cannot be accommodated within the wider landscape, such as the woodlands (Leys Plantation) to the the new open space, such as the skylarks and brown hares that need An initial broad brush tree survey has been undertaken and south of the site. open fields. But, overall, the masterplan includes a net increase in has informed the parameters plans and Planning Application habitat other than arable farmland and it is likely many local species documentations. Arboricultural Method Statements are to be For some species, especially many bats, this is likely to be very will benefit, including many birds, bats and invertebrates. submitted with each of the detailed application packages to ensure important as they prefer to fly alongside hedgerows and other trees are protected during and post construction. landscape features and are often unwilling to cross open fields. Other aspects of the development, such as site lighting, will be Within the wooded boundaries, bird and bat boxes will be positioned designed to minimise impacts on wildlife. on existing trees or on 10m telegraph poles, where larger boxes can be provided, to accommodate overwintering bat populations.
The habitats created will include woodland, scrub and grassland and also wetland areas including reed beds and shallow ponds. The creation of ‘slacks’, cut backs and ponds within the swale system will provide waterbodies with shallow, saucer like profiles to encourage fish spawning and amphibians. Native marginal planting will be encouraged in association with stoned banks and copse planting of willow, alders and dogwood set in a marginal or wet meadow grass mix.
Planting to benefit local species SuDs planting at Watercolour, Redhill
PAGE 60 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.10 ARCHAEOLOGY AND CULTURAL HERITAGE
The masterplan design has been tailored to reduce any adverse effects of the proposed development on archaeological and heritage assets within or in close proximity to the application site.
An adverse effect on the ‘Bunn’s Bank’ Scheduled Monument will be mitigated through design measures and appropriate plant screening. These measures include moving the alignment of the B1077 to the west, away from the Scheduled Monument, in particular at the proposed junction with Bunn’s Bank Road.
The potential for an adverse effect on the setting of four listed buildings (Attleborough Railway Station, Besthorpe Old Hall, Potmere Farmhouse and White Lodge Inn) within close proximity to the application site will be mitigated and reduced to negligible with appropriate plant screening.
The masterplan will respect any existing or former parish boundaries within the site, as well as areas of historic woodland and historic hedgerows or field boundaries classed as such under the criteria of the Hedgerow Regulations 1997.
The site lies within an area known for its Prehistoric, Iron Age, Roman Listed building White Lodge Inn Listed building Attleborough railway station and early Medieval potential, and the results of the fieldwalking, geophysical survey and archaeological evaluation have confirmed this. A programme of archaeological mitigation comprising preservation by record and/or preservation in situ will be necessary in areas of archaeological potential. This will be the subject of a condition(s) on the outline planning.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 61 3.11 KEY DESIGN PRINCIPLES DESIGNING OUT CRIME
PRINCIPLES DESIGN RESPONSE
Community safety is a key component of any successful place and The masterplan provides: an important design aim has been to establish the framework for a new neighbourhood that will feel safe and secure at all times, • Three distinct neighbourhoods, each with a central community encouraging full use of its streets and spaces by all sections of the focus containing an appropriate mix of uses community. • Well-overlooked streets and spaces, fronted by development to In order to achieve this we have referred to key guidance documents ensure good surveillance at all times prepared by the police as part of their Secured by Design initiative, and in particular the document ‘Safer Places - The Planning System • A well-connected network of footpaths and cycleways providing and Crime Prevention’. This sets out seven principles which help to safe and convenient access within the site and towards the design out crime and define successful, safe places. surrounding areas
1: ACCESS & MOVEMENT • An illustrative layout designed to facilitate the creation of a secure Places with well - defined routes, spaces and entrances that provide back-to-back urban block arrangement for convenient movement without compromising security • A significant open space network providing a well-defined range of uses for exercise and leisure 2: STRUCTURE Places that are structured so that different uses do not cause conflict • Two new primary schools with appropriately defined secure grounds Edenbrook, Fleet. 3: SURVEILLANCE Places where all publicly accessible spaces are overlooked There are also a wide range of security related issues which will 4: OWNERSHIP need to be considered as part of the detailed design of subsequent Places that promote a sense of ownership, respect, territorial reserved matters applications. These include: responsibility and community • The arrangement of buildings on a plot and where the entrances 5: PHYSICAL PROTECTION and windows are located Places that include necessary, well-designed security features • Specification of doors and windows (particularly locks) 6: ACTIVITY • The design of landscape spaces and boundary treatments Places where the level of human activity is appropriate to the location and creates a reduced risk of crime and a sense of safety at all times • Layout and location of parking spaces 7: MANAGEMENT & MAINTENANCE Places that are designed with management and maintenance in mind, to discourage crime
Encouraging outdoor activity
PAGE 62 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.11 KEY DESIGN PRINCIPLES HEALTHY PLACEMAKING
Main Health Problems Urban Design related How urban planning can WHAT ARE THE ISSUES? DESIGN RESPONSE causes address these causes (Placemaking Principles) Public Health is an increasingly important matter on the agendas In response to this the masterplan provides: of local, national and international policy makers. This emerges in parallel with an increasing realisation that the way settlements • A walkable neighbourhood structure encouraging more active Cardio-vascular A) Obesity caused by A) Enable exercise in of all sizes are planned and connected has a major part to play in lifestyles and a reduction in vehicular traffic alleviating a wide range of ‘avoidable’ health problems. disease and Type sedentary lifestyles normal patterns of daily 2 Diabetes (Often and lack of exercise life • Easily accessible local facilities and schools with good public Built form, open space, movement and parking strategies all need to referred to as transport linkages be balanced to create sustainable, liveable, healthy environments. ‘avoidable diseases’) Research shows that well-designed places that encourage regular • An integrated multi-functional landscape offering easily exercise in daily life reduce our susceptibility to a wide range of accessible ‘play on the way’ and trim trails close to home Several forms of B) Obesity caused by B) Provide education, diseases including heart problems, type 2 diabetes and cancers, cancer poor diet and food accessible facilities and whilst good air quality limits asthma and other respiratory illnesses. • A well connected footpath and cyclepath network providing poverty available green spaces convenient alternatives to the car for shorter journeys Better health improves life quality and reduces time lost at work, thereby raising the productivity of businesses and the prosperity • Accessible allotments and orchards, creating the opportunity for of employees. Reduced traffic congestion saves time and avoids on-site healthy food production and education boredom, tiredness, frustration and ‘road rage’. Good placemaking Respiratory illnesses Poor air quality Limit the causes and produces convenient and harmonious environments that overcome • An integrated green and blue infrastructure network with the including asthma effects of vehicle many of these negative impacts and create healthier, wealthier potential to contribute towards absorbing/cleansing air pollutants societies. Edenbrook, Fleet. emissions • Centrally located community uses, supporting the involvement of The table to the left demonstrates some of the main health problems all sections of the community and combatting isolation that can be influenced by good placemaking. It shows how the design of the masterplan has the potential to enable people to lead healthier • Well-lit, overlooked streets and green spaces, ensuring that Mental health Loneliness and Provide community lives, benefitting both new and existing residents. residents feel safe and secure at all times problems isolation, through facilities and safe, limited social sociable and productive • A good range of housing options for all ages offering the interaction and fear of public environments potential for strong community networks to be maintained over crime time
• A link road which is integrated into the urban environment, with Transport-related Interaction of Good urban and carefully considered traffic speed limits to define a safer, lower- accidents vehicles, cycles, transport design speed environment pedestrians • Well-designed shared surface spaces creating safe crossing places and attractive pedestrian priority environments in key areas
• Potential for future development of car clubs and/or electric vehicle charging facilities as subsequent detailed design stages come forward
Encouraging outdoor activity
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 63 311 KEY DESIGN PRINCIPLES SUSTAINABILITY
METHODOLOGY EFFICIENT USE OF RESOURCES GREEN INFRASTRUCTURE GREEN INFRASTRUCTURE (CONT.) JTP have developed a matrix to review environmental responsiveness under a number of broad categories. Each category includes The site is allocated for development The masterplan promotes healthy living Open space within the site will be actively features at a variety of scales from site wide issues to those at the in the local plan and supported by the through the inclusion of large areas of easily managed after delivery in accordance with level of individual homes. The matrix is used as a design tool, allowing Neighbourhood Plan. It creates a logical accessible public open space and a significant arrangements negotiated through the S106 early discussions among the project team about the feasibility extension of the town with good access to footpath/cycle network; providing numerous agreement. and appropriateness of various strategies for a specific site. It also transport and other facilities. opportunities for exercise, sport and play as encourages early consideration of significant cost constraints and well as the growing of food in allotments and A variety of play/recreation areas will be provided from local facilities and naturalistic allows sensible decisions to be made about the most cost effective Mixed uses and higher density development orchards. ‘play on the way’ to informal hang-out areas way of achieving an environmentally responsive scheme. are located adjacent to the Local and Overall the masterplan includes a net increase for older children. To encourage use of the neighbourhood centres and along the bus in habitat other than arable farmland and it is Because this is an outline planning application and no buildings have landscape by adults, a circular walk with route. likely many local species will benefit, including been designed in detail, it is not possible to undertake a detailed, activity ‘trim-trail stations will be implemented, birds, bats and invertebrates. technical energy assessment or to consider the specification of The masterplan uses the existing following the ‘Vita Parcours’ principals as building materials or provision of renewable energy. However, it landscape context to generate a layout The linear park running through the site and widely seen throughout Europe. is possible to undertake a broader review of the environmental which interweaves trees, hedgerows and the footpath network within it, create improved responsiveness of the proposals, both to highlight the ways in which Public open spaces are surrounded by watercourses to define a new place with access to the countryside for both new and the masterplan makes best use of the inherent qualities of the site, development frontage and/or streets as much character and identity. existing residents of the town. and to determine key design opportunities for detailed consideration as possible to ensure they are well overlooked, as the reserved matters applications are developed in the future. The masterplan provides a flexible framework The habitats created include woodland, safe and secure. within which detailed proposals will come scrub and grassland and also wetland areas forward over time; providing the potential including reed beds and shallow ponds. The ASSESSMENT for future adaptation should circumstances planting schemes within these areas will change. include a high proportion of native plant The Attleborough masterplan incorporates a significant number of species and provide food for many animal environmentally responsive design features as set out in the adjacent Significant parts of the site are retained as species, such as insect prey and fruits in table. In particular, it provides a wide range of sustainable movement open space for the benefit of existing and autumn and winter. strategies; including improved railway crossing points, enhanced future residents of the town. traffic management proposals for the existing town centre and Most of the existing non-arable and improved well connected new neighbourhoods surrounded by landscaped grassland habitat on the site will be included space. All of these things will help to encourage more walking and within the proposed open spaces, including cycling and create safer, more pleasant environments for all. The WASTE STRATEGY many lengths of hedgerow, mature trees and proposals also prioritise quality of life, by providing a good range of plantation woodland. facilities in the neighbourhood centres and creating extensive areas Refuse and recycling for new homes and of landscaped space with a variety of functions throughout, offering mixed-uses will be provided in accordance The masterplan retains existing trees plenty of opportunities to meet neighbours and create a strong with local and national policy (including the and hedgerows of good quality wherever community. Building Regulations). possible. These will be sensitively integrated into the development and enhanced with Snetterton household waste recycling centre complementary planting. is located approximately 5 miles to the south west of the site - easily accessible via the new link road.
Example of productive green infrastructure
PAGE 64 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 3.11 KEY DESIGN PRINCIPLES SUSTAINABILITY
STRATEGIES FOR CONSIDERATION AS PART OF FUTURE BLUE INFRASTRUCTURE MOVEMENT STRATEGY SOCIAL INFRASTRUCTURE RESERVED MATTERS APPLICATIONS:
The site is generally identified as being at A key element of the proposals is the provision There will be employment opportunities within Efficient use of resources low risk of flooding, but the masterplan of a new link road between Buckenham Road the new local centre and also the schools, • Design homes which are adaptable and resilient to future change has been designed to accommodate any in the east and London Road in the west. reducing the need for some to travel. • Specify durable, locally sourced materials with low embodied energy potential flooding within the linear park away This will both serve the masterplan area and • Minimise waste during construction from properties. This also avoids pushing the reduce through traffic (particularly HGV’s) The proposal incorporates a range of mixed • Employ a local workforce to minimise travel impacts problem up or down the catchment. within the town centre. uses including two primary schools, a convenience store, small shops, a pub, office Waste strategy A new bus route will be provided in two The linear park will provide enhanced access space and community buildings. • Ensure that access to refuse storage areas is easy and convenient phases: initially serving the western half of to existing watercourses on the site for • Make household recycling easy, with readily accessible storage the site and subsequently serving the whole There will be a range of house types and amenity and leisure purposes. masterplan area via the new link road. sizes within the masterplan area - potentially Green infrastructure The strategic drainage system is integrated including specialised housing for older • Integrate food growing areas at a variety of scales into the public realm and comprises of The majority of residents will be no more than residents - offering opportunities for • Promote biodiversity in street and garden design wetlands, reed beds and ponds. Within a 10 minute walk away from a bus stop. upscaling and downsizing within the same • Provide some form of private amenity space for all homes neighbourhood. each development plot SuDs systems will Integrated and well-overlooked cycle and be provided as appropriate in line with an Blue infrastructure pedestrian routes run throughout the site Schools, community buildings and public approved palette of solutions. • Collect rainwater for irrigation of private gardens and public spaces and provide connections with existing routes open spaces will provide good opportunities • Include porous and permeable surfaces in streets and spaces into the town centre and beyond. This will to meet with neighbours and act as a focus for • Specify low flow appliances and dual flush toilets encourage greater use of non-vehicular community life. modes of transport, particularly for journeys ENERGY STRATEGY Energy strategy to the local centre, schools and community The ambition is to maintain good • Utilise a ‘fabric first’ approach to energy efficiency uses. • Promote the use of compact building forms The masterplan has been designed to work communication with existing and new • Consider construction forms which provide high thermal mass residents throughout the construction with, and enhance, the existing attributes The primary schools have been located to • Provide solar shading to the southern elevations of homes process to ensure that information is correctly of the site and its location. This approach encourage walking and cycling via the off road • Specify low energy appliances provided and any issues can be addressed minimises the loss of valuable natural assets network of green routes. ASAP. and optimises the potential for future residents Movement strategy to minimise their energy usage through Some parts of the public realm are intended New homes will be provided in a variety of • Provide pool cars and electric vehicle charging points to encourage the proximity to public transport, goods and uptake of more sustainable modes of vehicular transport to be pedestrian priority shared surfaces with tenures to suit local need with the aspiration of services. • Provide convenient, secure cycle storage for residents and visitors a natural traffic calming effect. creating a tenure blind development. The development will comply with policy Off-site improvements are proposed including Social infrastructure requirements for renewable energy a new pedestrian footbridge over the railway • Design homes which allow for home working generation as set out in the Energy Strategy. at Leys Lane and improvements to pedestrian • Design buildings with good levels of daylight and sunlight and incorporate natural ventilation accessibility between the site and the station • Design streets and spaces with community safety in mind, making along Station Road. reference to relevant guidance from the police.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 65
4 PARAMETER PLANS 4.1 Planning Application Boundary
4.2 Demolition Plan
4.3 Land Use
4.4 Density
4.5 Building Heights
4.6 Access and Movement
4.7 Landscape Strategy
4.1 PLANNING APPLICATION BOUNDARY
INTRODUCTION
The following parameter plans form a key part of the outline planning application and will be formally approved as part of the planning permission. The plans set out the proposed parameters for key design elements such as land use, density, building heights, access and movement and landscape strategy. As this is an outline application, it is not yet possible to define these elements exactly, so the parameter plans provide an agreed framework that will inform the detailed design of the Attleborough masterplan as it comes forward over time.
Development will occur in phases (as set out indicatively in Section 6.2). Each reserved matters application when it comes forward will be assessed against the approved parameter plans which will help to ensure consistency and compatibility between different phases. The parameters are also necessary to ensure that the masterplan is implemented within the scope tested in the Environmental Statement. The plans should be read alongside the accompanying notes.
The parameter plans to follow within this section are:
• Planning Application Boundary Plan (on this page) • Demolition Plan • Land use Plan • Density Plan • Building Heights Plan • Access and Movement Plan • Landscape Strategy Plan
PLANNING APPLICATION BOUNDARY
This plan identifies the extent of the site covered by this outline planning application.
Application Boundary
Existing buildings
Existing watercourses
Existing water bodies Planning Application Boundary - 00203B_PP01_Red line Plan_P2
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 69 4.2 DEMOLITION PLAN
This plan identifies existing buildings/structures which are proposed to be demolished within the planning application boundary. The buildings/structures to be demolished are currently unused or underused and have no architectural or heritage merit and are mainly old farm storage buildings and a disused sewage treatment works.
Application Boundary
Existing buildings
Existing watercourses
Existing water bodies
Buildings to be demolished
Demolition Plan - 00203B_PP02_Demolition Plan_P2
PAGE 70 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 4.3 LAND USE
This parameter plan illustrates the location and maximum extent of land proposed for the uses to be provided on site.
The area in orange denotes the residential uses (Use Class C3 which includes affordable homes and doorstep play). The area in red denotes the mixed-uses which are located primarily in the local centre and in the two neighbourhood centres. The mixed-use area will included uses in Use Classes A1-A5, C3 and D1 with associated car parking. Based upon the provisional uses outline, the local centre and neighbourhood centres will be subject to detailed design. An indicative detailed design of the local centre can be found in the Character Areas section. Two areas, close to the local and neighbourhood centres, have been identified for two new primary schools.
Retained hedgerows, woodland and waterways inform the location of green corridors which will provide a variety of open spaces. In addition to the retention of existing features, these green corridors will contain attenuation basins which will mitigate any potential flooding risks brought on by the proposed site. More detail for the different types of proposed open spaces are shown on the Landscape Strategy (PP07) parameter plan.
Application boundary Public squares
Existing buildings Primary schools
Existing roads Public open spaces^
Existing railway Allotments
Proposed link road Sport pitches
Proposed primary vehicular route Third party lands
30m corridor for proposed link Existing watercourses road and primary route* Existing water bodies Residential development parcels Proposed SuDS attenuation basins^^ Mixed use- local centre Indicative area of reed beds Mixed use- neighbourhood centres NOTES *The alignment of the link road and the primary route may deviate within the limits of the 30m corridor.
^ The different types of green spaces within the public open space are described in the Landscape Strategy (Drawing no. 00203B_PP07) parameter plan.
^^ The SuDS attenuation basins proposed show the volume required however the shapes are Land Use Plan - 00203B_PP03_Land Use Plan_P3 indicative.
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 71 4.4 DENSITY
The plan identifies the proposed residential and mixed-use densities across the site measured in dwellings per hectare (dph). Higher densities are located along the proposed link road and around the proposed local and neighbourhood centres, with lower densities proposed towards the edges of the site. A range of densities are provided within each of the three neighbourhoods to generate enhanced visual interest through variety of built form.
Application boundary
Existing buildings
Existing roads
Existing railway
Existing watercourses
Existing water bodies
Proposed link road
Proposed primary vehicular route
30m corridor for proposed link road and primary route*
Residential density: Up to 25dph
Residential density: Up to 30dph
Residential density: Up to 35dph
Residential density: Up to 40dph
Residential density: Up to 45dph
Residential density: Up to 50dph
Mixed-use density: Up to 45dph
Mixed-use density: Up to 60dph
Primary schools
NOTES *The alignment of the link road and the primary route may deviate within the limits of the 30m corridor. Density Plan - 00203B_PP04_Density Plan_P3
PAGE 72 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 4.5 BUILDING HEIGHTS
The building heights parameter plan prescribes the maximum height of buildings across the site. These heights have been carefully considered in response to the existing landscape characteristics, sensitivities and views from the surrounding area.
The plan allows for the provision of residential and mixed-use buildings ranging from one to four storeys in height and for school buildings of up to two storeys (with a taller floor to ceiling height). Taller buildings are located along the proposed link road and around the proposed local and neighbourhood centres, with heights reducing towards existing homes and the southern edge of the site.
Application boundary
Existing buildings
Existing roads
Existing railway
Proposed link road
Proposed primary vehicular route
30m corridor for proposed link road and primary route*
Existing watercourses
Existing water bodies
Up to 10m to top of ridgeline (up to 2 storeys)
Up to 11.5m to top of ridgeline (up to 2.5 storeys)
Up to 12.5m to top of ridgeline (up to 3 storeys)
Up to 15m to top of ridgeline (up to 4 storeys)
Primary School: Up to 12.5m to top of ridgeline (up to 2 storeys)
NOTES The height parameters set out in the Building Heights plan are to maximum ridge heights and exclude chimneys or flues. The heights are set from existing ground levels, not a proposed Finished Floor Level and therefore account for any ground works that may need to be undertaken. Each of the parameter levels has been set at such a level to allow for flexibility to be introduced in roof lines and the steepness of roof pitches in order to create variety and interest.
*The alignment of the link road and the primary route may deviate within the limits of the 30m corridor. Building Heights Plan - 00203B_PP05_Building Heights Plan_P3
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 73 4.6 ACCESS AND MOVEMENT
This plan identifies the principles of vehicular and pedestrian access to the site and through it. This also shows potential road development in the foreseeable future.
Application boundary
Existing buildings
Existing watercourses
Existing water bodies
Existing roads
Existing railway
Development parcels
Proposed link road
Proposed primary street
Proposed high street
30m corridor for proposed link road and primary route*
Proposed new bridges
Proposed pedestrian bridge
Primary vehicular access
Approximate locations of secondary vehicular access to development parcels
Approximate locations of local access to development parcels
Proposed junctions with existing highways
NOTES *The alignment of the link road, high street and the primary route may deviate within the limits of the 30m corridor. Access and Movement Plan - 00203B_PP06_Access and movement Plan_P3
PAGE 74 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 4.7 LANDSCAPE STRATEGY
This plan identifies the various types of outdoor space that make up the proposed green infrastructure across the scheme. These include informal public open space, allotments, sports pitches, formal and informal children’s play areas and Sustainable Drainage System (SuDS) attenuation basins.
Application boundary
Existing buildings
Existing roads
Existing railway
Proposed link road
Proposed primary vehicular route
30m corridor for proposed primary routes and link road*
Existing watercourses
Existing water bodies
Existing hedgerows
Existing trees
Informal public open spaces
Allotments
Sport pitches
Formal and informal children’s play areas
Public squares
Proposed SuDS attenuation basins^
Indicative area of reed beds
Third party lands
NOTES *The alignment of the link road and the primary route may deviate within the limits of the 30m corridor.
^The SuDS attenuation basins proposed show the volume required however the shapes indicative. Landscape Strategy Plan - 00203B_PP07_Landscape Strategy Plan_P3
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 75
5 CHARACTER AREAS 5.1 Introduction
5.2 Town Oaks (incl. Local Centre)
5.3 Poplar Meadows
5.4 Borough Lane
5.5 Link Road BOROUGH LANE
POPL AR TOWN MEADOWS OAKS
Illustrative PAGE 78 Masterplan ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 5.1 INTRODUCTION
PLACEMAKING RESIDENTIAL NEIGHBOURHOODS
The design of the masterplan is intended to create an attractive and The three neighbourhoods that make up the urban extension will cohesive development, but within it there will be areas and spaces each have a distinctive character and identity reflecting their function with distinct character. This approach allows the design to reflect and landscape setting. Each area will have a set of ‘place assets’ that varying site characteristics and creates a more interesting place with will contribute to its special character and to making it an attractive a range of experiences for residents and visitors alike. place to live. The following pages describe these assets and form the basis for the future Design Code that will further define character The following pages identify a number of ways in which the areas and be an important placemaking tool. masterplan will create this varied character; through the identification of three distinct residential neighbourhoods and the definition of The three neighbourhoods are called: different character areas along the length of the new link road. 1. Town Oaks Artist’s impressions and precedent photos give an idea of the general 2. Poplar Meadows look and feel of the different neighbourhoods and spaces within 3. Borough Lane them, rather than showing exactly what they will look like. This level of detail will be provided as part of subsequent reserved matters applications.
Alconbury Weald Phase 1, Cambridgeshire ©Urban & Civic
Boxgrove Gardens, Guildford
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 79 5.2 TOWN OAKS Key Local centre
Community square
Primary school
Local play areas Of the three neighbourhoods Town Oaks will be the most urban. At its heart will be the Local Centre which will provide facilities for the Residential Parcels wider neighbourhood as well as Town Oaks residents. Allotments and community orchards In addition to the local centre with its cluster of amenities, high street LINK ROAD
HIGH STREET and community square, the Town Oaks neighbourhood will benefit Views to the open from homes overlooking the linear park and open countryside as countryside well as local play spaces. Linear Park
Green Buffer POPLAR MEADOWS PLACE ASSETS Sports Pitches
1 Local Centre with high street and community square Concept diagram of Town Oaks Neighbourhood 2 Frontage to linear park 3 Frontage to green buffer with views to open countryside 4 Local play areas 2
2
4
1 2 3
4 4
3 3
Section of High Street Town Oaks Neighbourhood
PAGE 80 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT Artist’s impression of the Linear Park
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 81 Artist’s impression of the Local Centre Illustrative local centre masterplan 5.2 TOWN OAKS LOCAL CENTRE
The Local Centre will be structured around a high street and small community square. These will be lively, vibrant public spaces providing a focal point for the community to meet and access services. Mixed use buildings facing the high street and square will have active uses 1 such as small shops and café’s at ground floor with apartments above. Other uses include a primary school, convenience store, pub and community hall which will be key attractors of footfall and support the viability of smaller shops and businesses.
Some small scale office space and residential apartments are also important parts of the mix of uses. The location close to facilities is particularly suitable for apartments for older people. The indicative Local Centre masterplan shows one way in which the quantity and mix of uses described in the outline planning application could be delivered.
7 The indicative Local Centre masterplan shows one way in which the quantity and mix of uses 4 described in the outline planning application could be delivered.
Following the local facilities assessment on page 23, the assessment was carried out again based on the proposed uses within the local centre and the rest of the new development. With 8 the inclusion of new facilities such as allotments, a food store, primary schools, play spaces 9 and new footpath/cycleways connections, the diagram below demonstrates that this greatly improves the accessibility to amenities and contributes to creating a sustainable development. 10 This will in turn encourage new and existing residents to use alternative modes of transport to 4 fulfil their everyday needs, rather than relying upon motorised vehicles.
2 6 6 5
3
Key:
1 2 form entry primary school 7 Independent living
2 Convenience store 8 Community centre
3 Petrol filling station 9 Village square
4 Small shops and businesses 10 Café
5 Family pub/restaurant Active frontages Strong accessibility onto village square 6 Office space and high street Good accessibility
Landmark features Weak accessibility Illustrative improved accessibility to relevant local facilities
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 83 Artist’s impression of the Wetland Corridor
PAGE 84 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 5.3 POPLAR MEADOWS
Poplar Meadows will be a neighbourhood with a distinctly rural character. Residential densities will generally be lower than in the other two neighbourhoods. It will benefit from several areas of retained mature woodland and many homes will have views over an attractive wetland corridor that forms part of the linear park. Residents will also have opportunities to grow food in the extensive area of allotments.
A primary school, small square and a neighbourhood parade of shops will provide a focus for community life and contribute to the neighbourhood’s separate identity. 2 LINK ROAD POPLAR MEADOWS PLACE ASSETS
1 Neighbourhood centre, square, school and shops 2 Wetland corridor 3 Retained woodland 4 Allotments 5 Local play areas
3 1
2 4 5 Concept diagram of Poplar Meadows Neighbourhood 3
5 Neighbourhood centre Allotments and community orchards
Community square Views to the open countryside
Primary school Sports Pitches
Local Play areas Wetland Corridor
Residential Parcels Retained woodland
Poplar Meadows Neighbourhood
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 85 Concept diagram of Popular Meadows Artist’s impression of the Village Green
PAGE 86 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 5.4 BOROUGH LANE
Borough Lane neighbourhood will be arranged around a large village green with a cricket pitch, football pitches and play areas. These facilities along with a local shop will provide a focus for the community. The northern part of the neighbourhood, which also has its own play area, will have a more rural character overlooking 3 allotments on Whitehouse Lane. Homes along the eastern edge will 5 have views to open countryside. The road corridor for the primary street (east of the Buckenham road) will be of sufficient width to allow for it to be upgraded to link road standard, should a route to the Besthorpe interchange be approved in the future PRIMARY STREET
BOROUGH LANE PLACE ASSETS 4 5 1 Village green with cricket pitch 2 Neighbourhood shop 3 Allotments 4 Local play areas 5 Views to countryside
1 5 2
4 Concept diagram of Borough Lane 5
Neighbourhood shop Allotments and community orchards Local Play areas Views to the open countryside Residential Parcels Village green with cricket pitch
Borough Lane Neighbourhood Section of Primary Street
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 87 5.5 LINK ROAD
LINK ROAD CHARACTER AREAS
The Link Road will vary in character according to its context. The two main character areas are ‘rural’ and ‘urban’, the former being where the Link Road is in an open landscape context and the latter where it runs through the new development with built form to either side. Where the Link Road crosses the Linear Park, it takes a ‘parkland’ character.
The transition zones between open countryside and built environment will be marked by gateway features, which in themselves form the ‘gateway’ character areas. The proposed gateway features will not only notify road users of the change in road speed but also raise their awareness that they are entering residential neighbourhoods. These gateways can in the form of landscape features, place signs, public art/sculptures or white gates. Details of these will be part of future reserved matters applications.
Key
Urban Character
Parkland Character
Rural Character
Link road
Gateway features
PAGE 88 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 5.5 LINK ROAD
RURAL LINK
The rural link is a standard wide carriageway and has a 3.0m wide shared cycle/footway on one side, separated by a 2.5m wide green verge.
The street will be framed by trees and shrubs outside the adoptable highway zone.
Design speed: 40mph Side road junctions: None, other than Hargham Road
Section A1 - Rural section of the Link Road, west of Hargham Road
A1 A2
Segregated rural route Section A2 - Rural section of the Link Road, East of Hargham Road Key plan
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 89 5.5 LINK ROAD
URBAN LINK
Baseline design of the carriageway
The baseline design for the carriageway within the built up areas is of a continuous 8.0m wide carriageway. This carriageway is structured in two 3.0m wide lanes with a central, 2.0m wide median. The role of the median is to visually narrow the carriageway while providing ample width for HGVs passing each other, right turn lanes, generous pedestrian refuges at crossing points, or overtaking of cyclists. The median is flush with the carriageway, either paved or demarcated with stone edging and coloured surfacing, such as coloured tarmac or anti-skid surfacing.
Examples of this approach are in Bexley Heath, Birmingham, Coulsdon and Poynton.
One side of the carriageway has a continuous 2.5m verge in addition to the footway, which can take a number of functions such as green verge with or without trees, car parking, bus stops or drainage.
The other side of the carriageway has a continuous shared cycle/footway. The urban link section of the street follows the principle as outlined above. The street is framed by new houses creating a consistent and near-continuous frontage. Occasional cross overs for accessing car parking courts will be provided for the homes, but not individual drives.
Design speed: 30mph Side road junctions: yes
Section B - Urban section of the Link Road
B B B
A221 Arnsberg Way, Bexleyheath Brighton Road, Coulsdon Park Lane, Poynton Key plan
PAGE 90 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 5.5 LINK ROAD
PARKLAND LINK
Where the street crosses the new linear park, it widens to include a planted verge at either side of the carriageway to separate pedestrians and cyclists from the main street and to create a greener setting.
Trees and taller planting will be outside the adoptable highway zone.
Design speed: 30mph No direct vehicular access to properties only to shared car parking courts
Section C - Parkland section of the Link Road
C
Key plan Parkland road in Germany Shared cycle/footway in Richmond Park
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 91
6 IMPLEMENTATION 6.1 Implementation and Management
6.2 Indicative Phasing 6.1 DELIVERY & MANAGEMENT
DELIVERY
Providing the Outline Planning Application is approved by Breckland Council, Attleborough Land Ltd will sell tranches of land to housebuilders to deliver the proposed layout. Each tranche sold will be subject to a Detailed Planning Application which will also be submitted by the purchasers to Breckland District Council for approval. A detailed application will provide the plans for that tranche of development setting out more specific elements, including inter alia, the exact location of each individual home, the materials that will be used to construct the homes, position and material to be used for footways and roads, the location of trees and landscaping etc. The detailed applications will be prepared in accordance with a Design Code which will be produced after the outline planning application is approved and before the first reserved matters application is submitted.
The development will commence at the east of the site adjacent to Buckenham Road. The development will then progress westwards towards London Road including a bridge over the railway line. Sections of the link road will be completed as phases 1, 2A and 2B are built out with it fully constructed and opened by the occupation of the 1,200th home.
MANAGEMENT
Several options are available for the future management of the public realm areas such as the Linear Park and areas of informal and formal open space. The S106 agreement for the site will confirm the preferred options to manage the land following construction. Construction of Alconbury Weald, Phase 1 ©Urban & Civic
PROPOSED PROJECT TIMELINE
OUTLINE Reserved PLANNING Outline S106 signed matters Start on First APPLICATION planning and Decision secured for occupations SUBMISSION consent Notice issued site Phase 1
Summer 2017 Late 2017 Spring 2018 Early 2019 Spring 2019 Late 2020 Delivery of naturalistic play space at Alconbury Weald, Phase 1 ©Urban & Civic
PAGE 94 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 6.2 INDICATIVE PHASING
The plan identifies six phases of development, beginning adjacent to Buckenham Road, where the first phase of the Link Road will provide access into the site and serve the proposed local centre at the heart of the first new neighbourhood. Subsequent phases will be developed to the east of Buckenham Road and then along the southern boundary and westwards towards the railway line. The second stage of the new Link Road, providing the connection to London Road in the west, forms part of Phase 2A of the development and be delivered at or before the completion of 1,200 homes.
Application boundary Existing water bodies
Existing buildings Phasing boundaries
Existing roads Phase 1
Existing railway Phase 2A
Proposed primary street (Phase 2B) Phase 2B
Proposed link road Stage 1 Phase 3 (Phase 1) Phase 4 Proposed link road Stage 2 (Construction to commence in Phase 2A. Phase 5 To be completed by 1200 homes) Development parcels Proposed high street
30m corridor for proposed primary routes and link road*
Existing watercourses
Phasing Plan - 00203B_S01_Phasing Plan_P1
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 95 6.2 INDICATIVE PHASING
Due to the scale of the site, the future development will need to be delivered in phases. The following diagrams show how the development may come forward in the future and illustrates how key development infrastructure and open space will be delivered alongside the housing.
The indicative phasing has been considered in relation to a number of important factors:
• A realistic build rate for new homes; • Access for construction traffic to and from the site ; • How this traffic will move through the site with minimum disturbance to residents when part constructed; and • When non-residential buildings should be provided, to ensure there is sufficient demand to make them viable from the start.
A key element of the plan is the delivery of the new Link Road which will be phased to effectively serve the residential/mixed-use parcels as they come forward, with final completion due at or before completion of 1,200 homes.
PHASE 1
Infrastructure to be delivered:
• Access points from Buckenham Road. • Stage 1 of the Link Road, up to the roundabout in the Local Centre • Eastern side of the Local Centre • Linear Park - sports pitches • Formal and informal children’s play spaces • Flood attenuation basins
Sub-total = 680 homes (cumulative total = 680 homes)
PAGE 96 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 6.2 INDICATIVE PHASING
PHASE 2A PHASE 2B
Infrastructure to be delivered: Infrastructure to be delivered:
• Access point from London Road • Completion of the Link Road • Stage 2 of the Link Road - remaining length of the Link Road is built and • Primary vehicular route completed by 1200th home • Borough Lane Neighbourhood Centre • Western side of the Local Centre • Linear Park - sports pitches and allotments • Primary School • Formal and informal children’s play spaces • Linear Park - sports pitches and allotments • Flood attenuation basins • Formal and informal children’s play spaces Sub-total = 760 homes (cumulative total = 1,830 homes) Sub-total = 390 homes (cumulative total = 1,070 homes)
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 97 6.2 INDICATIVE PHASING
PHASE 3 PHASE 4
Infrastructure to be delivered: Infrastructure to be delivered:
• Linear Park - sports pitches and allotments • Poplar Meadows Neighbourhood centre • Formal and informal children’s play spaces • Primary School • Flood attenuation basins • Linear Park - Wetland Park and sports pitches • Formal and informal children’s play spaces Sub-total = 800 homes (cumulative total = 2,630 homes) • Flood attenuation basins
Sub-total = 1,130 homes (cumulative total = 3,760 homes)
PAGE 98 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT 6.2 INDICATIVE PHASING
PHASE 5
Infrastructure to be delivered:
• Linear Park - Wetland Park • Formal and informal children’s play spaces • Flood attenuation basins
Sub-total = 240 homes (cumulative total = 4,000 homes)
ATTLEBOROUGH - DESIGN & ACCESS STATEMENT PAGE 99
7 CONCLUSION
ATTLEBOROUGH SUMMARY
PAGE 102 ATTLEBOROUGH - DESIGN & ACCESS STATEMENT This application represents a significant milestone in the The extensive proposals will deliver: delivery of the masterplan for the south of Attleborough. Through an extensive process of stakeholder engagement • 4000 much needed new homes; helping to meet the and design development, the proposals have been honed to council’s strategic housing requirements and address local reflect the views of local people and to align with the strategic demand aims of the local authority and in particular the Attleborough • A strategic southern link road; helping to reduce congestion Neighbourhood Plan. and enhance the attractiveness and vitality of the town centre • Improved connections across the railway; linking residents to north and south with the town centre and countryside • An extensive linear park running through the masterplan area and linking to the existing town; offering a range of recreation and amenity opportunities for new and existing residents • Three distinct new neighbourhoods; each with a small commercial or community focus which is complementary to, not in competition with, the existing facilities in the town centre • A wide range of housing types and sizes; creating an attractive and varied environment which will appeal to all sections of the community • Two new primary schools to serve the new communities
In short, the proposals offer benefits to both existing and new residents of the town and this significant development will allow Attleborough to maintain and enhance its reputation as a desirable and sustainable place to live for many years to come.
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