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Design & Access Statement 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. 2 • Local centre including up to 2,600m 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.
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