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Attleborough and Snetterton Heath Area

Action Plan Issues and Options


1 Welcome to this Area Action Plan
1.1 This document has been prepared by Breckland Council, which is the Local Planning Authority
for Attleborough and Snetterton Heath, to set out how development will be managed over the
forthcoming years. The scale of growth is significant and it is understandable that there will be
local concerns and anxieties as the detail on where and how the growth is delivered are identified.
Consultation will be important to ensure the right choices are made in the long term interest of the
area; that Attleborough and Snetterton Heath continue to flourish so existing and new communities
benefit; that long needed infrastructure improvements are secured; and that the quality of new
development respects the character and vibrancy of the area.

1.2 The document has not been prepared by Breckland Council in isolation. Important partners at
Attleborough Town Council and Norfolk County Council have shaped this document through the
Attleborough Task Force Forum. We have also received evidence from Attleborough Community
Team and responded to the ideas and issues raised when the Core Strategy was debated through the
examination in 2009. This document is also a bridging point between the dialogue, meetings and
events since 2005 when Attleborough was first identified for growth and the extensive consultation
and debate that now needs to take place on the sites and their delivery.

1.3 Much has changed since the Core Strategy was examined and there is much debate over growth
and housebuilding. However, at a local level this document needs to recognise:

i. The good economic potential of Attleborough and Snetterton Heath;


ii. The strong housing need and the demand to improve access to a decent home;
iii. The opportunity to deliver infrastructure and service improvements; and,
iv. The potential to maintain Attleborough as a hub for its rural hinterland.

2 What is the Area Action Plan


2.1 Area Action Plans are used when there is a need to provide the planning framework for areas
where significant change is needed and to help deliver planned growth areas. The Attleborough and
Snetterton Heath Area Action Plan (ASHAAP) will provide a spatial planning framework and set
out detailed proposals to ensure that the growth in Attleborough and Snetterton Heath is delivered
in a comprehensive and co-ordinated way, in order to guide investment and support planning
decisions.

2.2 The ASHAAP will be used to provide a clear framework for the development of Attleborough
and Snetterton Heath to make sure growth is delivered in a planned, sustainable way.

2.3 The ASHAAP is one of the series of documents that will form the Breckland Local
Development Framework (LDF). The LDF sets out planning policies and strategies for Breckland
and is a framework for determining planning applications.
2.4 The Breckland Core Strategy and Development Control Policies Development Plan Document
(Core Strategy) is the strategic LDF document which covers the whole of the District and sets the
vision and framework for the other LDF documents. The Core Strategy identifies Attleborough as a
focus for substantial housing and employment growth and Snetterton Heath Employment Area as a
focus for employment land expansion. The Attleborough and Snetterton Heath AAP will contribute
toward the achievement of the vision set out in the Core Strategy.

What is the Attleborough and Snetterton Heath Area Action Plan Issues and Options Report?

2.5 It is important that everyone who has an interest in the future development of Attleborough and
Snetterton Heath has a chance to be involved in the preparation of the ASHAAP.

2.6 This Issues and Options Report is the first formal consultation stage in the process of
preparation of the ASHAAP. It considers the main issues facing Attleborough and Snetterton Heath
and for each issue, a series of options are set out as alternative ways of tackling the problems.
Throughout the document there are a series of questions which seek to obtain your views on the
vision, objectives and options.

2.7 This report is set out in 6 main sections including:

1. Introduction – This section explains what th ASHAAP is and more specifically what this
Issues and Options Report is. It explains how you can comment and obtain additional
information and outlines the next steps in the ASHAAP process.
2. Context – This section sets out the location and boundary of the ASHAAP, it provides an
overview of Attleborough and Snetterton Heath, the requirements for the area as set out in
the Core Strategy and the main issues that the AAP needs to address.
3. Vision and Objectives – A draft vision has been drawn up of how Attleborough and
Snetterton Heath will look by 2026. This vision aims to tackle the main issues that have
been identified in the area and a series of objectives have been developed to fulfil the vision.
4. Attleborough – Thematic Issues – This section discusses the more detailed issues facing
Attleborough and suggests various options for addressing these.
5. Snetterton Heath – Thematic Issues - This section discusses the more detailed issues facing
Snetterton Heath and suggests various options for addressing these.
6. Developer Obligations – This section considers how the infrastructure requirements to
facilitate the growth of Attleborough and Snetterton Heath can be funded. A number of the
infrastructure requirements associated with growth at Attleborough and Snetterton are
already known and a number of proposed solutions have been identified with indicative
costs. The Core Strategy sets out the over-arching approach to developer contributions
recognising that established sources of funding (public sector, utility companies etc) will not
cover the total cost of infrastructure. This document will set out broad options for developer
contributions including whether the most appropriate option is to establish a development
levy for Attleborough and Snetterton Heath in a separate document or whether it is more
appropriate to present a tariff in the ASHAAP.

Relationship to other Documents, Plans and Strategies

2.8 When preparing this report we have had regard to various documents and strategies. These
include national Planning Policy Statements, and at a local level the Breckland Sustainable
Community Strategy and the recently adopted Breckland Core Strategy and Development Control
Policies document.
2.9 The ASHAAP will link into the preparation of an Attleborough Masterplan. The Masterplan
will help to inform the strategic framework for the growth of the town, and in particular, how best
to integrate the scale of housing development with the existing community and infrastructure . The
Attleborough Masterplan is being funded by the Homes and Community Agency (HCA) who are
working with Breckland Council to oversee the project. Consultants Scott-Wilson have been
appointed to undertake the Masterplan work and this is currently expected to be completed in
February 2011. Future iterations of the ASHAAP will have regard to the findings of the Scott-
Wilson Masterplan document which will form a key part of the supporting evidence base and
conversely, the findings of this Issues and Options consultation will inform the production of the
masterplan.

2.10 The ASHAAP is accompanied by a Sustainability Appraisal. The Sustainability Appraisal


highlights any significant environmental, social or economic effects of the plan, assessing it against
a number of sustainability objectives. The appraisal will be fully integrated into the plan process, so
that it can inform and influence the plan as it develops, it can be accessed on the Council‟s website
at www.breckland.gov.uk/ldf.

Habitats Regulations Assessment

2.11 The ASHAAP will also be informed by a Habitats Regulation Assessment. An initial
Assessment will be prepared to accompany the next ASHAAP consultation document in early
2011. The Assessment has to examine the potential impact on European protected habitats and
species. For the ASHAAP, the proximity of Swangey Fen to the west of Attleborough will require
particular investigation.

3 How to Comment
Comments should be sent to the Planning Policy Team at Breckland Council using the
questionnaire that is available. Where possible we would appreciate comments being submitted
online using use the Council‟s specially designed webpage, but comments can also be emailed or
posted to us.

Online: The questionnaire is available online at http://consult.breckland.gov.uk

By post:Planning Policy Team

Breckland Council

Elizabeth House

Walpole Loke

Dereham

Norfolk

NR19 1EE

By email: planningpolicyteam@breckland.gov.uk
Responses must be received no later than noon on the 28th January 2011.

All comments will be publicly available.

If you have any questions regarding any of the issues raised in this document, please contact the
Planning Policy Team on 01362 656873

4 What are the Next Stages of the ASHAAP


4.1 Once your views have been gathered on the issues and options paper, the results will feed into
the subsequent steps below.

Table 4.1 Stages of the ASHAAP


Next Stages Month/Year
Preferred Option Consultation March 2011
Publication of Proposed Submission Document October 2011
Submission to Secretary of State December 2011
Examination in Public March 2012
Adoption July 2012
Please note that these are provisional dates which may be subject to change.

5 Location and Boundary


5.1 Attleborough and Snetterton Heath are located in Breckland, which is a geographically large
rural District in central Norfolk covering an area of over 500 square miles. Attleborough is located
in the south-east of Breckland on the A11 trunk road, it is approximately equidistant between
Norwich and Thetford and is on the main rail connection between Norwich and Cambridge.
Snetterton Heath is located 4 miles south west of Attleborough.

5.2 The village of Besthorpe is approximately a mile east of Attleborough. Besthorpe has been
included within the ASHAAP indicative boundary because of its proximity to Attleborough, in
particular the Mill Street area, where built development straddles the parish boundaries between
Attleborough and Besthorpe. Development elsewhere in Besthorpe is sporadic with development
focused on Norwich Road to the north and the historic core around the church and hall to the south.
The village is not expected to undergo significant growth in the near future unlike Attleborough and
Snetterton Heath. However, there is an option as to whether the sustainable urban expansion of
Attleborough extends into parts of Besthorpe parish.

5.3 For the purposes of this document we have set the indicative boundary for the ASHAAP as
shown in Map 5.1 „Boundary of the Attleborough and Snetterton Heath Area Action Plan‟. The
boundary of the ASHAAP identifies areas which the policies and land allocations contained in the
final version of this document apply. It is a requirement of Area Action Plans to set a boundary.
5.4 This does not mean that the whole area will be developed or that every area within that
boundary will see development. Some areas are protected and development in others is not
promoted through this Plan for a variety of reasons.

Question 1

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Location and boundary

Do you agree with the indicative boundary map for the ASHAAP?

A. Yes, I agree with the indicative boundary for the ASHAAP.

B. No, I do not agree with the indicative boundary for the ASHAAP. Please indicate if you think
there are any areas which you consider should be added to the draft ASHAAP area, or removed
from the draft area? Please provide a plan showing the areas and details of the reasons why you
consider it should or should not be included within the ASHAAP area.
Map 5.1 Boundary of the Attleborough and Snetterton Heath Area Action Plan (Popup full
image)

Settlement Boundaries
5.5 Settlement boundaries are a policy tool to delineate in plan form coherent and established built
up areas. The purpose of a settlement boundary is to consolidate development around existing built
up communities where there is a clearly defined settlement where further development, if properly
designed and constructed, would not be incongruous or intrusive because of the size of the
settlement.

5.6 The Core Strategy confirms that Settlement Boundaries remain a valid policy response in
Breckland to achieve the twin objectives of focusing the majority of development towards existing
settlements whilst simultaneously protecting the surrounding countryside. Core Policy 14 of the
document sets out the strategic planning approach for sustainable rural communities in Breckland.
This approach proposes that Settlement Boundaries will be defined for rural communities where
there are at least two of the following key local services; food shop, post office, pub, doctor‟s
surgery, primary school, and good public transport links or local employment opportunities. Policy
CP14 also commits Breckland Council to review Settlement Boundaries in the Site Specific Policies
and Proposals Document.

Rural Settlement Boundary Options

5.7 In accordance with Core Policy 14 of the Adopted Core Strategy, the settlement boundaries of
Besthorpe, Snetterton Heath (Eccles Road in Quidenham Parish) and Snetterton North End will be
reviewed in line with CP14 of the Adopted Core Strategy and will allow for the following;

1. Deletion of settlement boundaries for small rural communities – (small rural communities
that have less than 2 key rural services or where there is limited or no capacity within the
boundary for further development).
2. Retention of settlement boundaries as per the Breckland Local Plan Maps (1999) - whilst
there may be no scope to logically extend the settlement boundary in a way that would not
harm the landscape or amenity or be detrimental to highway safety, this option
acknowledges that there remains some limited scope for further development or that the
community is of a sufficient size, shape and level of service provision to merit its retention.
3. The amendment of settlement boundaries is to address anomalies, inconsistencies and the
removal of back land and other inappropriate development opportunities consistent with
CP14. Amendment does allow for development in appropriate locations, including the
inclusion of small scale sites (up to 5 dwellings) on brownfield and other small sites
adjacent to existing settlement boundaries. This may result in both loosening and/or
tightening of the settlement boundary.

5.8 Preferred and alternative options for settlement boundaries are located in sections 37-39 of this
document.

Parish Boundaries

5.9 Parish boundary delineation is outside of Planning Policy control and one which the ASHAAP
is not involved in determining.

Development North of the A11

5.10 The Inspector‟s Report into the Breckland Core Strategy stated:
‘Representations were also made about the possible development of land on the north side of the
A11. Because of its separation from the town and the higher landscape quality of this land the
Council was not inclined towards retaining this option. We agree with the Council that this would
be an unsustainable location for housing development since it would be cut off from the town’s
existing residential communities and unlikely to offer a realistic option of increased walking and
cycling.’

5.11 The Inspector also stated that there could be scope for the allocation of employment land to the
north of the A11. This is investigated in this document.

6 Overview of the ASHAAP Area


Attleborough

Population

6.1 There are approximately 5,500 houses in Attleborough. Recent development and planning
applications are summarised in the table below.

Table 6.1
Already Built Currently Permitted
Town New Allocations Total
(April 2001 to 31st March 2009) (as of 1 April 2009)
Attleborough 490 133 4,000 4,623

6.2 Attleborough is currently the third largest town in Breckland. It serves as an administration and
service centre and is a focus for retail and employment. The population of Attleborough was
estimated to be 10,649 in mid-2008 (1)and it is expected to increase to 20,251 by 2026. This
substantial population increase is considered to be largely due to the increase in new housing
provision over the plan period. Following the national trend, there is an ageing population and an
increasing number of older people are seeking to retire to Breckland.

Housing

6.3 Average house prices in Attleborough are considerably higher than the average for the rest of
the District. Data based upon asking prices in January 2009 reveals that the average price in
Attleborough was £190,000, which was £15,000 more than the District average.

6.4 Breckland is seen as an attractive area by the Gypsy and Travelling community and a shortage
of sites has increased the incidence and impact of unauthorised encampments. Gypsies and
Travellers are the largest indigenous ethnic minority in Breckland

Employment

6.5 Attleborough has a concentration of medium and small sized companies in specialised
manufacturing. It has an active commercial property market and there is a relatively active
industrial and distribution market. Attleborough is in a prominent and accessible location for
economic growth and benefits from being close to Snetterton, which is a key employment centre,
also on the A11.

6.6 Levels of employment are high however much of this is within the manufacturing sector.
Earnings are relatively low in Breckland as a whole and there is substantial travel to work to better
paid jobs, mainly to Norwich, outside the District. Future economic activity may be constrained by
skills shortages in certain industries, particularly in management and professional occupations.
Second to manufacturing are the education, health and public administration services. Food
processing is a big industry locally and Banham Poultry is a major employer in the town. Their
edge of town centre site suffers from some constraints that affect its operational efficiency.

Retail

6.7 Attleborough is currently placed third in the hierarchy of Breckland‟s town centres after
Thetford and Dereham and is identified as a town centre that serves a wide rural catchment. It has
approximately 112 retail units in its town centre and has low retail vacancy rates. The majority of
the shops and services in the town are of a local nature and there are only a handful of national
chains. There is significant leakage of retail expenditure to other competing centres outside
Breckland such as Norwich, Cambridge, Kings Lynn and Bury St Edmunds.

Transport

6.8 Attleborough has good public transport links with mainline rail connections to the centre of
Norwich and Cambridge and to a lesser extent bus connections to Norwich and Thetford. An
announcement is likely this year as to the full dualling of the A11, between Thetford and Barton
Mills, within the plan period which will enhance accessibility by road. Public transport links
between Attleborough and Snetterton Heath are currently very limited. There are considerable
issues with traffic congestion, particularly through the town centre one-way system and the situation
is made worse due to the level crossing on Station Road. In terms of air quality, nitrogen dioxide
concentrations are higher than most other towns in the District and this is likely to be due to traffic
levels in the town, although concentrations are decreasing and are within government target levels.

Infrastructure

6.9 In terms of physical infrastructure, upgrades will be needed in terms of transport, electricity,
water supply and wastewater to support Attleborough‟s growth. There are currently constraints on
the disposal of wastewater without infrastructure improvements, although this constraint is
resolvable.

6.10 In terms of social infrastructure, high school places are limited although there is the potential
for significant expansion into adjacent land in order to accommodate additional demand. There are
also potential options to provide a wider strategic solution to high school provision in combination
with neighbouring institutions. Evidence suggests that there is significant pressure on the health and
social facilities within Attleborough. The crime rate in Attleborough and Breckland as a whole is
much lower than the national average.

Natural Environment

6.11 Land to the north of Attleborough has a higher environmental and landscape sensitivity,
including flood risk. Other areas which will require protection include include Swangey Fen, which
is part of the Norfolk Valley Fens Special Area of Conservation (SAC) and lies to the south west of
Attleborough.

6.12 There is an area of Flood Zone 3 and Flood Zone 2 (2)to the north of Attleborough which is
associated with the Attleborough Stream which flows into the River Thet. Surface water flooding
has affected the A11 at Attleborough in the past and there will be a need for efficient surface water
drainage systems in new development.

Green Infrastructure

6.13 There is an overall shortfall of publicly accessible open space in Attleborough. In particular,
there are deficiencies in the provision of outdoor sports facilities and children‟s play areas
compared to national standards. The provision of outdoor sport fields in Attleborough is 4.65
hectares below the national standard and the provision for children‟s play areas is 7.87 hectares
below the national standard. (3)There is also a need for new cemetery provision in Attleborough.

Built and Historic Environment

6.14 Attleborough has a historic core which gained Conservation Area Status in 1975.
Attleborough contains 32 Listed Building with half of these located in the Conservation Area itself.
Development in the town centre could potentially impact upon the setting of these historical assets
and needs to be of a high quality design. South of Attleborough is Bunn‟s Bank Scheduled
Monument. This is a bank and ditch that runs along the Old Buckenham parish boundary for about
2.5km. It is a linear earthwork dating from approximately the 12th century onwards and is
suggested that it was a park boundary for Buckingham Deer Park.

Snetterton Heath

History

6.15 The Snetterton Heath Employment Area is located on what was once Snetteron airfield. The
motor racing circuit that exists today became established shortly after the airfield was closed after
the Second World War. A number of employment activities developed on the former technical area
and the employment area has been identified in land use plans since 1987. Take up of employment
land has been restricted by electricity supply constraints and this issue needs to be resolved to bring
forward development. The area has few dwellings and most buildings are used for employment.
The nearest significant population centre is the town of Attleborough, although there are
surrounding small villages of Eccles Road and Snetterton (North End).

Economy

6.16 Today the Snetterton Heath Employment Areas provides a mix of manufacturing, engineering
and storage and distribution industries. As of April 2009, there are around 50 businesses in
Snetterton Heath and there is an active commercial property market. Engineering is a well
represented employment sector in Breckland, with about 18% of the engineering jobs in Norfolk
located in the District. From 1998-2002 Breckland experienced a 28% growth in engineering
sectors.

6.17 The Rural Enterprise Valley (REV) initiative seeks to promote the A11 corridor and bring
forward sites at Snetterton Heath for specialist engineering and manufacturing sectors that show
particular potential to provide well paid and highly skilled jobs in Breckland. Evidence suggests
however that additional land should not be allocated for development at Snetterton Heath until the
existing employment land allocation has been taken up. This approach is to ensure that there is
sufficient demand for advanced engineering and motorsport employment uses and to support the
long term aims and objectives of the REV programme.

Transport

6.18 Snetterton Heath benefits from good accessibility from the A11 and will benefit from strategic
improvements to this road further along near Thetford. There are limited public transport links
from Snetterton Heath to Attleborough however there is potential to improve this as there is a
railhead at Snetterton on the main Norwich to Cambridge line and Eccles Road station on the same
line is close by and access could be improved.

Infrastructure

6.19 There are considerable constraints with the electricity supply network to Snetterton Heath,
which has already limited development and there is an urgent need to develop solutions so that this
constraint can be resolved.

Natural Environment

6.20 Some of the land surrounding Snetterton Heath is classed as previously developed land,
however it is likely that some greenfield land (land which has not previously been developed) will
be required to support the expansion of the employment area. This greenfield land around
Snetterton Heath includes some Grade 2 and Grade 3 agricultural land (4). Eccles Wood, which is a
County Wildlife Site (CSW) is in close proximity to Snetterton Heath Employment Area and there
is a Scheduled Monument at Gallow‟s Hill both of which will require protection.

6.21 There are no flood risk zones in the Snetterton Heath Area.

1. Norfolk County Council Mid-Year Estimates


2. Flood Zone 3 is classified as a high risk of flooding and Flood Zone 2 is classified as a low
to medium risk of flooding in Planning Policy Guidance Note 25: Development and Flood
Risk. These national standards are based on the National Playing Field Association (NPFA)
and Sport England standards for all new children‟s play and outdoor sports areas.
3. Breckland Open Space Assessment, October 2010
4. These classifications are based on the DEFRA (Department for Environment, Food and
Rural Affairs‟) Agricultural Land Classification of England and Wales. Grade 2 is classified
as very good quality agricultural land and Grade 3 is classified as good to moderate quality
agricultural land.

7 Core Strategy Requirements


7.1 The Core Strategy sets the broad vision and framework for the development of Attleborough
and Snetteton Heath. These requirements for Attleborough and Snetterton Heath are already in
place and they raise a series of issues which need to be addressed in the ASHAAP.

Core Strategy Requirements for Attleborough


7.2 The Core Strategy identifies Attleborough as a market town for substantial growth and provides
the following framework for its development over the period to 2026:

Framework for Attleborough as Set out in the Core Strategy

Attleborough will be a major focus for employment and residential growth. The Sustainability
Appraisal has identified Attleborough as having potential for substantial growth, harnessing
economic expansion along the A11 corridor between Cambridge, Thetford and Norwich and
providing the necessary balance of housing to support the enhancement of the Snetterton Heath
employment site. It has had the most active commercial market outside Thetford and Dereham in
recent years and it also has access to main line rail connections. It has a range of services
commensurate with its position as a lower order centre and is able to serve the day to day needs of
local residents. There is spare capacity at the local high school and potential for further expansion.

It will provide in the region of 4,500 new homes over the plan period. It will also provide between
1,500 and 2,000 net new jobs up to 2021. The population increase will provide the capacity to
sustain higher-level services and improve the order of the centre. These services will be facilitated
through the expansion of the town centre, which will include the development of approximately
4,800m² of food and non-food retailing.

(Breckland Adopted Core Strategy and Development Control Policies Development Plan Document
p19-20)

7.3 Further details that the Core Strategy provides for Attleborough is set out below:

Broad Direction of Growth

7.4 Growth in Attleborough will be directed to the south of the A11 in order to direct development
away from areas at risk of flooding and prevent the landscape impact associated with breaching the
hard edge of the settlement created by the A11 to the north. A significant proportion of this
development will also be directed to the south of the existing railway line. This direction will enable
strategic solutions to be implemented to existing congestion in the town centre and will prevent
further excessive elongation of the settlement away from the town centre which may further
exacerbate existing congestion.

Housing

7.5 Provision is required in Attleborough for 4,623 new homes between 2001 and 2026. Between
1st April 2001 and 31st March 2009 490 homes have been developed and 133 homes were granted
planning permission but were yet to be built. This leaves a net total of 4,000 new homes to be
delivered in Attleborough between 2009 and 2026. The Attleborough and Snetterton Heath Area
Action Plan will therefore positively allocate land for 4,000 new homes. Breckland Council
monitors housing permissions and completions. A number of smaller sites (typically containing
fewer than 10 homes) will come forward from time-to-time within the urban fabric of the town.
However, any larger planning permissions since 1st April 2009 will be considered against the 4,000
total to allocate. Whilst the housing figures are presented for Attleborough, it is recognised that
some site options are in the adjoining parish of Besthorpe, however any release of land will be
considered in the context of delivering sustainable growth in relation to Attleborough.
7.6 Major development in Attleborough will only occur later in the plan period (2015 and beyond)
due to the need to ensure essential transport and waste water infrastructure is in place before
housing is completed. The rate of delivery of new housing will need to increase towards the later
phases of the Core Strategy period to 2026 to meet this provision.

7.7 The Strategic Housing Land Availability Study (SHLAA) indicates that only 210 new homes
can be accommodated on previously developed land which means that 3,790 new homes will need
to be built on greenfield land. At a density of 30 homes per hectare this could equate to the
development of 126 hectares of undeveloped land for residential uses. New housing is directed to
the south of the A11 where the majority of land is Grade 3 agricultural land with some areas of
Grade 4 land. (5).

7.8 Housing development will be phased to ensure that infrastructure constraints relating to
transport, water, energy are overcome. New housing will also need to be supported by the delivery
of sufficient services and facilities including schools, health and social care and publicly accessible
open space.

7.9 The Attleborough area is identified as having potential to satisfy requirements in Breckland for
a permanent gypsy and traveller site on the A11. Attleborough satisfies criterion in the Core
Strategy Policy CP2 for a new permanent site to be within a reasonable distance (e.g. less than
1,600m/20mins walk) to facilities and supporting services such as education, health and day-to-day
shopping needs.

Employment

7.10 Provision is required for 1,500 to 2,000 net additional jobs in Attleborough to 2021 and 10
hectares of land will be released for employment development which is well related to the A11 to
support regional and local economic initiatives. Attleborough‟s expanded population will support
the creation of new jobs in a variety of sectors, in addition to jobs created in the established
employment uses. Simultaneously, additional jobs will support Attleborough's growth.

7.11 The Breckland Employment Land Review (2006) indicates that no new employment sites
should be allocated in Attleborough at the current time. There is insufficient evidence of a strong
and emerging market for offices in the area although the industrial market is reasonable, due to the
proximity to Norwich and the A11. The additional 10 hectares of land could relate to land that is
already allocated for employment development but that has not yet been taken up due to existing
constraints. Subsequent reviews of the Core Strategy will determine if there is sufficient demand to
require additional land in Attleborough.

Retail

7.12 The Council's latest Retail and Town Centre Study (6)identifies a requirement for 2,261 m² of
additional net comparison floorspace between 2010-2026 and 1,536 m² net convenience floorspace
between 2010-2026.(7) This scale of food floorspace provision is equivalent to a small-medium
sized supermarket. The scale of growth could deliver a new Local or District Centre(s). Beyond
2026, further research will be undertaken to assess the requirements for additional retail floor space
and an updated Retail and Town Centre Study will be prepared.

Transport
7.13 The Core Strategy states that a new distributor road will be built from the A11 to the B1077 to
serve strategic growth to the south of the town. Research has been conducted to explore the viability
of 5 broad potential routes however additional evidence will be required before any decision is
made. There is also a requirement to improve sustainable transport connections to employment
locations at Snetterton Heath and the greater Norwich area. Other transport requirements include
the need to improve junction capacity to the A11 at Attleborough and a new crossing over the
railway line to increase capacity and deliver town centre environmental enhancements. (These
transport priorities are identified upfront in the Core Strategy).

7.14 The Core Strategy acknowledges the issue of congestion in the town centre. It also
acknowledges that walking and cycling are modes which can help reduce congestion. Further work
looking at ways of increasing walking and cycling rates is required. Such work will look at a
cycling network and ways of linking Attleborough with Snetterton Heath. The barrier which the
railway causes to walking and cycling will also be investigated.

7.15 There is a need for further research to explore transport options for Attleborough and the
surrounding area, particularly adjoining villages such as Great Ellingham and Old Buckenham This
research will need to be informed by transport partners including Network Rail and bus operators
and give particular regard to policies in the Local Transport Plan and successor documents.

Infrastructure

7.16 In terms of physical infrastructure, there is a particular need to upgrade the water infrastructure
in Attleborough as only 1,200 new homes can be taken forward under existing consents. Technical
solutions exist to resolve these issues but the commitments are not yet in place. Waste water
treatment works upgrades and improvements to water supply are required. There are also
requirements for strategic enhancements to the energy supply network (electricity) to support
housing and employment growth. The peak power demand in Attleborough is expected to grow by
4.90 MW by 2026. Electricity Network Reinforcements or renewable energy initiatives will be
required to serve new development. Off-site gas infrastructure may also be required.

7.17 In terms of social infrastructure requirements, there is a need for secondary education
provision in Attleborough that provides for strategic urban extensions to the south of the town and
acknowledges constraints to expansion at Old Buckenham High School. There is also a requirement
for new primary school provision in Attleborough. New and improved health and social care
facilities are also needed in Attleborough as well as emergency services.

Natural Environment

7.18 In terms of the natural environment, green spaces which are of environmental, habitat and/or
cultural heritage value and the network of linkages between them will be protected. New
development should be located in areas at least risk of flooding to minimise risk, and all new
developments will contribute to the provision of additional green spaces.

Built and Historic Environment

7.19 The Core Strategy requires new development to be designed and built to a high standard. The
character of Attleborough Conservation Area will be preserved, and where possible enhanced.

Core Strategy requirements for Snetterton Heath


7.20 The Core Strategy identifies Snetterton Heath Employment Area for employment land
expansion and provides the following framework for its development over the period to 2026:

Framework for Snetterton Heath Employment Area as set out in the Core Strategy

Snetterton Heath Employment Area is located on the A11 between Thetford and Attleborough. It
has excellent road and rail access and links to the emerging motorsport and performance
engineering sectors growing up along the A11. The site contains an existing, un-restricted, testing
circuit and is adjacent to un-constrained land that is located away from residential areas. The area
has been identified in the Employment Land Review as having potential for expansion and the
Review recommends that an additional 20ha of land be allocated for motor sport and advanced
engineering uses. Despite its advantageous position Snetterton Heath Employment Area has
electricity capacity constraints, but these can be realistically overcome to release the potential of the
area.

Snetterton will provide between 500 and 1,500 jobs up to 2021. The electricity capacity constraints
at Snetterton Heath will be resolved by upgrading the existing network or providing an on-site
power generation source.

(Breckland Adopted Core Strategy and Development Control Policies Development Plan Document
p21)

7.21 Further details that the Core Strategy provides for Snetterton Heath Employment Area are set
out below:

Economy

7.22 The release of some 20 hectares of strategic employment land at the Snetterton Heath
Employment Area will support provision for 500 to 1,500 net new jobs between 2001 to 2021. It
will facilitate the development of a motorsport related cluster and the continued development of
road and rail warehousing and distribution uses. It is identified as offering a particular opportunity
to harness economic growth and forms part of the Rural Enterprise Valley Project vision for the
promotion of advanced engineering and motor sport related economic growth in the District.

7.23 Major development is in the pipeline within Snetterton Heath connected with the racing circuit.
The A11 is considered to be primed for cluster development linking into the regionally identified
motorsport cluster linking Hethel to Cranfield, and supporting the adjacent growth locations of
Thetford and Attleborough. In recognition of this opportunity the employment use of Snetterton
Heath will be protected and enhanced.

7.24 The Breckland Employment Land Review recommends that the 20 hectares of land should not
come forward for development at Snetterton Heath until the existing allocation of employment land
has been taken up. This approach is to ensure that there is sufficient demand for advanced
engineering and motorsport employment uses at Snetterton Heath and to support the long term aims
and objectives of the REV project. The additional 10 hectares of land referred to in the Employment
Land Review could relate to land that is already allocated for employment development at
Snetterton Heath but that has not yet been taken up due to existing constraints.

Transport
7.25 The Core Strategy highlights the need for sustainable connections from Attleborough to
employment locations at Snetterton Heath and the greater Norwich area.

Infrastructure

7.26 Electricity capacity constraints at Snetterton Heath Employment Area will be resolved by
upgrading the existing network or providing an on-site power generation source.

Natural Environment

7.27 In terms of the natural environment, green spaces which are of environmental, habitat and/or
cultural heritage value and the network of linkages between them will be protected. New
development should be located in areas at least risk of flood to minimise exposure to or the increase
elsewhere of such risk.

Developer Contributions – Attleborough and Snetterton Heath

7.28 The Council will explore the potential of a local tariff approach to assist funding strategic
infrastructure provision. The Council will also consider the introduction of a Community
Infrastructure Levy (CIL) to address strategic infrastructure delivery, which will supersede any
plans to introduction a tariff through the ASHAAP.

5. These classifications are based on the DEFRA Agricultural Land Classification of England
and Wales. Grade 3 agricultural land is classified as good to moderate quality agricultural
land and Grade 4 is classified as poor quality agricultural land
6. Breckland Retail & Town Centre Study (Nathaniel Lichfield & Partners August 2010)
7. Comparison floorspace relates to items not obtained on a frequent basis such as clothing and
household goods. Convenience floorspace relates to everyday essential items including food,
drinks, newspapers/magazines and confectionery.

8 Key Issues for the ASHAAP to Address


8.1 The ASHAAP will move us on from the broad direction established so far for Attleborough and
Snetterton Heath through the Core Strategy and give detail and substance to the framework. A
number of key issues can be identified which the ASHAAP needs to address:

Attleborough

Key Issues

Housing

Meeting Attleborough‟s housing requirements (where, when, overcoming constraints).


Increasing the provision of affordable housing.
Exploring locations for a permanent gypsy and traveller site.
Economy

Meeting Attleborough‟s employment needs (where, when, overcoming constraints).


Diversifying employment opportunities.
Determining the approach to the former Gaymers Industrial Site.
Locations for meeting Attleborough‟s retail requirements (where and when).

Transport

Attain modal shift from single occupancy car use.


Easing traffic congestion within Attleborough town centre (i.e. junction capacity, new
crossing, walking and cycling etc).
Routing options for a new distributor road from the A11 to the B1077 (links to Snetterton
covered under Snetterton section).

Utilities

Upgrading the water infrastructure.


Enhancing the energy supply network (electricity).

Social Infrastructure

Expanding education provision.


Providing new health and social care facilities.
Providing new leisure facilities.

Natural Environment

Protecting and enhancing sites of local and strategic importance .


Minimising flood risk.
Increasing the provision of green spaces (outdoor sports and childen‟s play, Country Park
and cemetery options).

Built and Historic Environment

Requiring high standards of design.


Protecting areas of particular historic importance.

Developer Contributions

Exploring the potential of a tariff approach or Community Infrastructure Levy.

Snetterton Heath

Key Issues

Economy

Meeting Snetterton Heath‟s requirements for employment land expansion (where, when,
overcoming constraints).
Transport

Improving public transport connections to Attleborough and the wider Norwich area.
Improving sustainable freight movement.

Infrastructure

Overcoming constraints in the electricity supply network.

Natural Environment

Protecting and enhancing sites of local and strategic importance (minimising landscape
impact of development see SA, landscape character assessment / settlement fringe study).
Minimising flood risk.

Developer Contributions

Exploring the potential of a tariff approach or Community Infrastructure Levy.

9 Vision
9.1 This vision for the ASHAAP will sit in the context of the requirements for Attleborough and
Snetterton Heath as set out in the Core Strategy.

Draft vision for Attleborough

By 2026, Attleborough will have developed as a thriving, attractive and vibrant market town where
people want to live, work, shop and invest. It will be a focus for growth and the community will
have prospered from new housing, additional jobs and other development.

New housing will be integrated into the existing town and issues of affordability and social
inclusion will have been addressed. New housing will be well supported by infrastructure
improvements, enhanced education and health facilities and the provision of additional publicly
accessible open space provided in a timely manner.

It will be easy to move within Attleborough particularly by walking, cycling and public transport.
Public transport links with Snetterton Heath Employment Area will also be developed to take
advantage of economic growth in this area. A new distributor road from the A11 to the B1077 will
improve access from Attleborough to surrounding areas and support strategic growth to the south
of the town.

Employment opportunities will be increased and diversified within Attleborough. The enhancement
of the retail provision will improve the environment and function of Attleborough.

Green spaces of local and strategic importance will be protected and enhanced and further green
spaces will be created.

Attleborough's town centre will be protected and enhanced and new developments will be of a high
standard of design.
Question 2

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Draft vision for Attleborough

Do you agree with this proposed vision for Attleborough?

A. Yes, I agree with the proposed vision for Attleborough.

B. No, I do not agree with the proposed vision. Please explain why and suggest how you would
alter the proposed vision.

Draft vision for Snetterton Heath

By 2026, Snetterton Heath Employment Area will be a focus for the growth of motorsport and
advanced engineering uses. It will be a key employment location within the A11 corridor and link
into the regionally identified motorsport cluster linking Hethel to Cranfield, and support the
adjacent growth locations of Thetford and Attleborough.

The area will also support the continued development of road and rail warehousing and
distribution uses taking advantage of its strategic location on the A11. Opportunities for
sustainable freight movement will be exploited and public transport links will have been developed
to Attleborough and the wider Norwich area. Electricity capacity constraints will have been
successfully resolved and the area will attract significant investment.

Green spaces of local and strategic importance will be protected from development.

Question 3

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Draft vision for Snetterton Heath

Do you agree with this proposed vision for Snetterton Heath?

A. Yes, I agree with the proposed vision for Snetterton Heath.

B. No, I do not agree with the proposed vision. Please explain why and suggest how you would
alter the proposed vision.

10 Spatial Objectives
10.1 These spatial objectives seek to address the issues identified within Attleborough and
Snetterton Heath and achieve the draft vision.

Draft objectives for Attleborough


Housing

To meet Attleborough’s housing requirements.


To increase the provision of affordable housing.
To allocate land for a permanent gypsy and traveller site.

Economy

To meet Attleborough’s employment needs.


To diversify employment opportunities.
To determine an approach for the former Gaymers Industrial Site.
To meet Attleborough’s retail requirements.

Transport

To reduce reliance on single occupancy car use.


To ease traffic congestion within Attleborough town centre.
To provide for a new distributor road from the A11 to the B1077.

Infrastructure (physical and social)

To upgrade the water infrastructure.


To enhance the energy supply network (electricity).
To expand education provision.
To provide new health and social care facilities.

Natural Environment

To protect and enhance sites of local and strategic importance.


To increase the provision of green spaces (outdoor sports and childen’s play, country Park
and cemetery options).

Built and Historic Environment

To require high standards of design.


To protect areas of particular historic importance.

Question 4

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Draft Objectives for Attleborough

Do you agree with the proposed objectives for Attleborough?

A. Yes, I agree with the proposed objectives for Attleborough.

B. No, I do not agree with the proposed objectives. Please explain why and suggest how you would
alter the proposed objectives.
C. Are there any other objectives that should be included? If so, please let us know your
suggestions.

Draft objectives for Snetterton Heath

Economy

To meet Snetterton Heath’s requirements for employment land expansion

Transport

To improve public transport connections to Attleborough and the wider Norwich area.
To improve sustainable freight movement.

Infrastructure

To overcome constraints in the electricity supply network.

Natural Environment

To protect and enhance sites of local and strategic importance.

Question 5

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Draft Objectives for Snetterton Heath

Do you agree with the proposed objectives for Snetterton Heath?

A. Yes, I agree with the proposed objectives for Snetterton Heath.

B. No, I do not agree with the proposed objectives. Please explain why and suggest how you would
alter the proposed objectives.

C. Are there any other objectives that should be included? If so, please let us know your
suggestions.

Draft Objectives for Snetterton Heath

10.2 Are there any other objectives that should be included? If so, please let us know your
suggestions.

10.3 An additional objective of the ASHAAP is to explore the potential of a tariff approach or
Community Infrastructure Levy to assist with funding strategic infrastructure provision. This is
discussed in more detail in the Developer Contributions section of this report.

11 Meeting Attleborough's Housing Requirement


Issue 1

Meeting Attleborough’s housing requirement

Location of new housing

11.1 The ASHAAP needs to allocate sites for the development of at least 4,000 new homes within
the Attleborough area by 2026 in addition to the 623 homes that have either been built or granted
planning permission since 1st April 2001. The Core Strategy directs the majority of housing
growth south of the A11 and railway away from areas of flooding and to prevent the landscape
impact associated with breaching the hard edge of the settlement created by the A11 to the north.

11.2 A Strategic Housing Land Availability Assessment (SHLAA) has been prepared to show
specific sites where new housing could be developed. Criteria have been used to select sites in
accordance with national guidance and include for example, any physical, environmental, land
ownership, land-use, investment constraints or risks associated with specific sites such as physical
access constraints, flood risk and the need to protect natural resources and accessibility to existing
infrastructure/services and facilities.

11.3 The first key housing issue which this Issues and Options document seeks to address is the
broad direction of growth. As stated above, the Core Strategy already identifies that the majority of
growth will be directed to south of the railway. However, there remain a number of sites north of
the railway, within the A11, which could accommodate some of the new housing growth. These
growth areas are identified below in Map 11.1 „Growth Options for Attleborough‟. It is important
to note that these sites may also have a role to play in delivering employment, leisure and open
space and other necessary infrastructure.

11.4 Additionally, the Core Strategy has confirmed that there will be no housing growth north of
the A11 towards Great Ellingham. It should also be borne in mind that increasing the amount of
development north of the railway will have the effect of stretching the town further between the
A11 and railway. Earlier consultations in Attleborough on the Core Strategy cautioned against this
approach to growth.

11.5 All of the sites represented for future growth, when combined could provide approximately
6,500 units which is greater than the 4,000 total requirement for Attleborough endorsed within the
Adopted Core Strategy. Not all of the land will be developed and sites which are not included at
this stage are likewise not precluded from being allocated in the final document.

11.6 At the time of writing this Area Action Plan there is considerable discussion on future housing
numbers and the wider growth agenda. In July 2010 the new Government announced it was
abandoning Regional Spatial Strategies (such as the East of England Plan) in favour of more locally
determined housing figures. Regional Spatial Strategies set the overall development numbers for
Districts to plan for. The cancellation of these strategies is intended to introduce decisions on the
amount of development to be planned for at a more local level. New national legislation on this
issue is due later in 2010 into early 2011 and further preparation of this document will need to
respond to this legislation.

11.7 However, the Government has also stressed that Councils must carry on preparing their Local
Development Frameworks to enable development to be managed in the wider public interest and for
local Councils to control when and where development takes place. Breckland has an adopted Core
Strategy based on significant volumes of local evidence. The new Government has said this
evidence remains valid for the purpose of plan-making. This evidence underpins a local
development strategy for Breckland which aims to support the local economy, deliver homes for
those in housing need and sustain services in local towns whilst protecting the wider environment.
Locations such as Attleborough and Snetterton Heath are central to the delivery of a local strategy
in Breckland which delivers on these objectives. However, it is important that local communities
are aware of the changing context against which Breckland is advancing its LDF.

11.8 For Attleborough the local choices on development numbers are limited (as previously
explored through the preparation of the Core Strategy). Without the development numbers
identified, the delivery of key infrastructure such as a distributor road, which the community has
identified as critical, will not happen. The capacity of existing infrastructure in Attleborough and
Snetterton to absorb „organic‟ incremental growth is virtually nil and there is a reduced prospect of
public funding to resolve these infrastructure issues in the foreseeable future. Against this
backdrop, all the main service providers such as EDF Energy, Anglian Water and Norfolk County
Council are developing their investment strategies to reflect the growth at Attleborough and
Snetterton Heath.
Map 11.1 Growth Options for Attleborough (Popup full image)
Table 11.1 Issues and Constraints for Growth Options
Option Issues/Constraints Advantages/Opportunities
Area A - Delivery and route of a new Well related to the town, town
Immediately link road is unclear and scale centre and facilities
South: east and of development insufficient Well related to railway station
west of to justify a complete route Good access to existing
Buckenham Setting of Listed Buildings at employment sites
Road Besthorpe & Burgh No known environmental
Common. constraints
East of site has poor
relationship to waste water
network and treatment plant
Small parts of the site
affected by low level flood
risk.
Development will affect
Burgh Common &
Besthorpe, Leys Lane and
Hargham Road.

Land has been put forward by


landowners and is being actively
promoted (i.e. demonstrating
delivery).
No known environmental
constraints
Development will effect Link road routes are technically
Hargham Road and Leys deliverable and are likely to be the
Lane most cost effective options
Area B- South Small parts of the site Site is better related for strategic
West affected by low level flood sewer network and access to the
Attleborough risk. waste water treatment works
Small parts of the site not put Site is a contained area,
forward by landowners. predominantly in arable farmland
Site is well related to the
Breckland Lodge roundabout
which can be upgraded on-site
Site is well-related to Snetterton
and the strategy of employment
growth to the west of the town.

Noise from A11 Key Gateway location


Access to Schools, town Well related to existing housing
centre and health facilities and jobs
Potential loss of employment Site bounded by development and
land existing man-made features (i.e.
Delivery of site without a A11) – limited landscape impact
Area C - London
distributor road / town centre Well related to waste water
Road
traffic enhancements a network
challenge No known environmental
Parts of the site not put constraints
forward by landowners for Site is well related to the
development Breckland Lodge roundabout
which can be upgraded on-site
Site is well-related to Snetterton
and the strategy of employment
growth to the west of the town.

Setting of Listed Buildings at


Besthorpe & Burgh Common
Impact on County Wildlife Parts of the site are well-related to
Site at Burgh Common town facilities and town centre
Site has poor relationship to Link road routes are technically
waste water network and deliverable
treatment plant Land has been put forward by
Link road routes focus on landowners
Area D -
A11 Besthorpe junction Area is better related to the
Besthorpe &
which has limited junction Norwich side of Attleborough if
Burgh Common
movements and are likely to (a) transport modelling shows
cost more (however – see HGV and commuter traffic
East Route Option 3 using favouring easterly movements; and
Spooner Row junction). (b) Snetterton does not deliver
Access onto the Besthorpe planned number of jobs
Junction will require access
across Decoy Common

11.9 Issues to consider when thinking about suitable sites;

Connections with the existing town - by foot, cycle bus and motor vehicle;
The surrounding landscape;
The need for people to travel to work and the town centre;
Surrounding land uses;
Nature conservation and wildlife.

Table 11.2 Site Areas and Capacity Potential


Approx no. of homes at Suitable for employment
Option Gross Site Area (ha)
gross density of 22 dph (see map 14.1)
Area A 235 5170 Yes
Area B 285 6270 Possibly
Area C 90 1980 Yes
Area D 187 4114 No

11.10 In considering the potential residential sites it is important to bear in mind the appropriate site
areas and the potential capacity. The figures in table 11.2 are very much approximate guide figures
and illustrate the potential for areas A,B & D to provide 4,000 homes to one of these areas. The
exception is Area C. The site in itself will not be sufficient to accommodate all new homes and
regard must be given to other sites if Area C emerges as the preferred site. Also, it is important to
look at other sections of this document and in particular the employment chapter as it may be
preferable to use parts of these areas to provide new land for some of the 2,000 jobs planned for the
town.

Question 6

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Meeting Attleborough’s Housing Requirements

Using Map 11.1 „Growth Options for Attleborough‟ which area do you consider to be the
appropriate for new housing growth?

Area A - Immediately south, east and west of Buckenham Road

Area B - South West Attleborough

Area C - London Road

Area D - Besthorpe and Burgh Common

E. Are there any additional growth area which you think should be considered? If yes, please
provide a map showing the location and boundary of the site, details of ownership and details of
current land use.

Housing Phasing and Delivery

11.11 The Core Strategy states that major development in Attleborough will occur later in the plan
period (2015 and beyond) due to the need to ensure essential infrastructure is in place before
housing is completed.

11.12 Evidence in the SHLAA recommends that housing delivery is relatively slow in the first five
years from 2009 with completions in the region of 80 units per year. Post 2014, when constraints to
the local highway network and waste water infrastructure have been resolved, the delivery of new
housing will increase up to 358 units per year. The housing delivery rate is expected to slow again
in the later years of the plan up to 2026 as the number of sites begins to reduce.

11.13 Although the principle of providing major development in Attleborough is established in the
Core Strategy as being later in the plan period (2015 and beyond), it is important to consider if the
SHLAAs recommendation that there are deliverable sites which can yield almost 5,000 dwellings
between 2019 and 2026 is feasible. This equates to nearly 1,000 new dwellings being delivered per
year. An alternative approach would be to examine options to increase the delivery of housing
between 2015 and 2019 to reduce the amount that needs to be delivered in the later years of the plan
period. This will be challenging given the known infrastructure constraints in relation to the local
highway network and waste water infrastructure. However, this Issues and Options consultation
presents an opportunity for additional information and evidence to be submitted for Breckland
Council‟s consideration as to how the infrastructure issues can be unlocked in advance of current
time scales.
11.14 In addition to this ASHAAP, Breckland Council has commissioned four key evidence base
studies which are particularly relevant to understanding how infrastructure capacity will affect
housing delivery. These studies can be found on-line at Breckland website but are summarised
below:

Breckland Infrastructure Study (EDAW 2009) – identifies those items of infrastructure


which are critical, essential and desirable to achieve sustainable development in
Attleborough
Breckland Water Cycle Study – Detailed Stage 2 Study (Scott Wilson 2010)- identifies
existing and future water infrastructure issues. Capacity at the waste water treatment works
is unlikely to be enhanced until 2016.
A11 Energy Study – Detailed Stage 2 Study (IT Power 2010) identifies existing and future
energy infrastructure issues and options to secure low carbon developments
Attleborough Link Road Options (Mott Macdonald 2008) – identifies broad route
alignments, costs and time scales for the delivery of this critical piece of infrastructure.

11.15 Further detail on the phasing and delivery of housing will be tested at later stages in the
ASHAAP making process as additional evidence becomes available.

12 Principles of New Housing


Issue 2

Principles of new housing

An appropriate mix and type of housing

12.1 Evidence indicates that house prices in Breckland have risen much faster than incomes and that
there is an acute shortage of affordable housing. In Attleborough, average house prices are
considerably higher than for the rest of the District with average house prices approximately
£10,000 more than the District average(8). The profile of the housing stock in Attleborough reveals
that there are relatively low numbers of social rented homes and smaller sized properties. Evidence
from the Strategic Housing Market Assessment (SHMA)(9) and associated Housing Needs Study(10)
points to a need to increase the supply of affordable and smaller properties to help balance the local
housing market. The Housing Needs Study (2006) identified a need for 74 affordable homes per
year in the Attleborough area to meet demand whereas the supply equated to only 37 affordable
homes per year between 2001 and 2008.

12.2 Increasing the overall amount of housing delivered in Attleborough may make housing more
affordable. The Core Strategy requires 40% of housing units on sites with 5 or more dwellings or an
area of 0.17ha or larger to be provided and maintained as affordable housing. It is considered that
this percentage requirement for affordable housing is appropriate for Attleborough from the
evidence that underpins the Core Strategy. Therefore there is no need to explore further options on
the amount of affordable housing provision in the ASHAAP.

12.3 In addition to providing sufficient affordable housing, it is important to ensure that an


appropriate mix of dwelling sizes, types and tenures are provided to meet the needs of
Attleborough‟s current and future population. Evidence from the Breckland SHMA indicates that
the following mix of dwelling sizes, types and tenures are required in Breckland as illustrated in
Housing demand in Breckland by tenure and accommodation type/size.

Table 12.1 Housing demand in Breckland by tenure and accommodation type/size


1 Bed Flat 2 Bed Flat 2 Bed House 3 Bed House 4 Bed House Total
Tenure
Owner Occupation 116 195 872 1,437 718 3,338
Private Rented 312 111 148 773 85 1,429
Intermediate 0 0 76 18 0 95
Social Rented 237 150 315 228 46 977
Total 665 457 1,411 2,456 850 5,839

(Source: Breckland 2006 Housing Needs Survey in Breckland Housing Needs Study 2007).

Question 7

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Principles of new housing: an appropriate mix and type of housing

Do you agree with the suggested mix of dwelling sizes, types and tenures to meet the needs of
Attleborough‟s current and future population as shown in Table 12.1 above?

A. Yes, I agree.

B. No, I disagree. Please suggest an alternative mix and give reasons and/or evidence for your
answer.

An appropriate density of housing

12.4 For the scale of development proposed in Attleborough, it is important for the ASHAAP to
establish an appropriate range of residential densities. The density of development plays an
important part in successfully accommodating the development within landscape sensitivities,
making the most efficient use of greenfield land and minimising distances between places.
Residential density also plays an important role in beginning to establish the character and design of
individual areas.

12.5 The Core Strategy seeks to encourage proposals for high density developments (above 40
dwellings per hectare) at appropriate locations, including the centres of the towns, areas with good
public transport accessibility and sustainable urban extensions. Lower densities (22-30 dwellings
per hectare) will be permitted in areas in rural locations and at the edges of settlements where it can
be demonstrated that there is a combination of local character (including environmental features)
and limited accessibility factors.

Question 8
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Principles of new Housing: an appropriate density of housing

Which of the following options do you consider is most appropriate in relation to the density of new
housing in Attleborough?

A. Achieve a range of housing densities across Attleborough with high densities at the centre of the
town and in any new District centre and lower densities close to the countryside.

B. Achieve a uniform residential density for the urban extension area.

C. Set a range of housing densities within the urban extension area.

D. None of the above. Please suggest an alternative approach.

8. Data from the Council‟s Strategic Housing team reveals that the average price in
Attleborough in March 2010 was £195,000, which was approximately £10,000 more than
the District average.
9. Fordham Associates (2007) for Rural East Anglian Partnership (REAP)
10. Breckland Housing Needs Study (Fordham Associates, 2007)

13 Providing a permanent Gypsy & Traveller Site


Issue 3

Providing a permanent Gypsy and Traveller Site

Establishing the Broad Location

13.1 Policy CP2 of the Breckland Core Strategy requires a permanent Gypsy and Traveller site for
15 pitches to be allocated by 2011. Evidence such as the Norfolk Gypsy and Traveller Strategy
indicates that the A11 corridor would be suitable for a new permanent site and that Thetford and
Attleborough could provide the most sustainable locations. Importantly, the travelling community
has identified that the A11 is a regular focus for encampments, reflecting its historical significance
to the community as a base for living and working in Norfolk.

13.2 Thetford already has a short stay stopping site for temporary use by Gypsy and Travellers and
it has been determined that the Thetford Area Action Plan will not plan for additional provision.
Attleborough satisfies criterion in the Core Strategy for a new permanent site to be within a
reasonable distance (e.g. less than 1,600m/20mins walk) to facilities and supporting services such as
education, health and day-to-day shopping needs. Additionally, there are a number of authorised
private gypsy and traveller sites in and around Attleborough and Besthorpe. More recently there
have been instances of high profile unauthorised encampments in Attleborough, indicating a need to
provide additional provision in the area. Therefore the ASHAAP will allocate a permanent site for
gypsy and travellers based on the criterion below.
13.3 When selecting suitable permanent Gyspy and Traveller sites, criteria in the Core Strategy
need to be met including:

a. The site will be a sustainable location on the A11 corridor where there is no adverse impact
on the safe and efficient operation of the highway network;
b. The site will be within reasonable distances to facilities and supporting services;
c. The site will be properly serviced; and
d. The site will not have an adverse visual impact on the character and appearance of the
surrounding landscape, particularly in the river valleys and the Brecks Heathlands character
areas as set out in the Breckland Landscape Character Assessment.

13.4 The issue of gypsy and traveller provision along the A11 is also being addressed by other local
authorities and given the proximity of Attleborough and Besthorpe to the District boundary with
South Norfolk there may be scope to investigate joint provision for both authorities in a sustainable
location close to the District boundary where there is good access to the A11.

13.5 Map 13.1 „Area of search for Gypsy and Traveller sites within the Attleborough and
Snetterton Heath Area Action Plan‟ identifies two potential areas of search for new gypsy and
traveller sites. Inclusion in this Issues and Options report does not mean that the sites will definitely
be allocated for a permanent gypsy and traveller site. Sites which are not included at this stage are
likewise not precluded from being in the final document.
Map 13.1 Area of search for Gypsy and Traveller sites within the Attleborough and
Snetterton Heath Area Action Plan (Popup full image)

Question 9

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Exploring opportunities for a permanent Gypsy and Traveller site: broad location for a new
site

Using Map 13.1, where is the most appropriate location for a permanent Gypsy and Traveller Site
for 15 pitches?

A. Within the area of search to the North of the A11

B. Within the area of search to the South of the A11

C. I consider that neither option is appropriate and another alternative be considered. Please outline
where this could be, within the ASHAAP boundary.

14 Meeting Attleborough's Employment Needs


Issue 4

Meeting Attleborough’s employment needs

14.1 The Core Strategy seeks to provide 1,500 to 2,000 net additional jobs in Attleborough by 2021
and release some 10 hectares of land for employment development which is well related to the A11
between 2001 and 2026

14.2 The number of jobs and amount of employment land to be delivered in Attleborough is
informed by an evidence base which consists of the following documentation (all of which can be
viewed on-line at www.breckland.gov.uk)

Employment Land Review (2006, Roger Tym & Partners).


The Economic Potential of 4,000 Additional Homes (2008, PACEC Consulting).
REV Prospectus (2008, Breckland Council).
Draft Norfolk Local Economic Assessment (2010, Norfolk County Council).

14.3 During the Examination into the Core Strategy concern was raised about the balance of homes
and jobs in Attleborough and whether the 2,000 additional jobs was sufficient for the 4,000 new
homes. Part of the strategy for Attleborough is to also deliver up to 1,500 new jobs at Snetterton
Heath a strategic employment site some 4 miles to the south-west of the town. The close
relationship between Attleborough and Snetterton Heath is recognised in the scope of this document
and Breckland Council recognises that for the strategy for Attleborough to work there needs to be
(a) a deliverable supply of land at Snetterton for jobs; and (b) significant enhancements in transport
to enable residents to access jobs, with an emphasis on modes other than single occupancy car use.

14.4 The Core Strategy states that should the land supply at Snetterton Heath not come forward
within the short term then the amount of land designated at Snetteron Heath (20hectares) will be
reallocated to Attleborough. Options around new employment land supply will be explored through
this document.

Issue 5
Existing employment sites

14.5 The Core Strategy protects sites at appropriate locations which have been allocated for
employment use in the Breckland District Local Plan (1999), this is to deliver employment targets
and provide a sufficient choice to meet the requirements of foreseeable employment needs.

14.6 Attleborough contains three such sites sites as illustrated in Map 14.1 ' Existing Employment
Sites within Attleborough' and Table 14.1 „Existing Sites allocated for employment saved from the
Breckland District 1999 Local Plan‟. For ease of reference land within protected employment areas
have a new reference in the LDF and these are sites referenced E.A. There is one remaining
undeveloped employment allocation from the Local Plan and this is referenced site E.3 which is the
old reference from the Local Plan.
Map 14.1 Existing Employment Sites within Attleborough (Popup full image)
Table 14.1 Existing Sites allocated for employment saved from the Breckland District 1999
Local Plan
Site Ref Site Size (hectares)
South of A11 (Local Plan Site E3) 4.1
Bunns Bank (LDF Site E.A3) 4.1
Haverscroft Industrial Area incl. Victory Park (LDF Site E.A1) 2.4
Gaymers Industrial Estate (LDF Site E.A2) 0.0
Total available employment land 10.6

Undeveloped employment land

14.7 Two of the sites within Attleborough, Site E3 and Site E.A3, remain undeveloped at the
current time. Victory Park (site E.A1) is currently being brought forward by Breckland Council
with the site infrastructure already in place as illustrated in Table 14.2 „ Undeveloped Employment
Land within A11‟.

Table 14.2 Undeveloped Employment Land within A11


Site Assessment Category (Least,
Site Gross Undeveloped Comments from
Size Moderately, Heavily
Reference Employment Land ELR 2006.
(ha) Constrained)(11)
Highly visible,
South of A11
4.0 4.0 Moderately large greenfield
(Site E3)
site
Reasonably
Bunns Bank
4.1 4.1 Least accessible
(Site E.A3)
greenfield site

(Source: Breckland Employment Land Review (2006)

14.8 Sites South of A11 (Site E3) and Bunns Bank (Site E.A3) contain over eight hectares of land
which have been allocated for employment use in the Breckland Local District Plan but which
remain undeveloped. The Core Strategy saves these allocations as part of the development plan.
Therefore options for future use of these sites are to be considered through this Area Action Plan.

14.9 The site South of A11 (Site E3) is four hectares in size and is a highly visible greenfield site
i.e. land that has not been previously developed. It is classified as being moderately constrained.
The Employment Land Review (ELR) recommends that the site should be retained for employment
use and that it may be likely to come forward for development in the medium to long term (5-10
years). It is identified as providing an opportunity to expand B1 uses (offices, research and
development and light industry) within Attleborough following the delivery of infrastructure and
accommodation works on site.

14.10 The Bunns Bank Site (Site E.A3) is identified as a reasonably accessible greenfield site which
is just over four hectares in size. It is classified as being least constrained. The ELR recommends
that the site is retained in employment use and that development is likely to come forward in the
short to medium term (2-5 years). It benefits from a fully developed internal access road and
minimal primary constraints.

14.11 The ELR recommends that efforts are made to release constraints and deliver sites South of
A11 (Site E3) and Bunns Bank Site (Site E.A3) for employment development. The total amount of
land that can be delivered from these two sites is a shortfall of just under two hectares compared to
requirements in the Core Strategy for 10 hectares of land. The Employment Land Review
recommends that subsequent reviews of the Core Strategy can determine whether there is sufficient
demand to require additional land.

14.12 Inclusion in this Issues and Options report does not mean that the sites will definitely
continue to be retained in employment use. Sites which are not included at this stage are likewise
not precluded from being considered for employment use.

Question 10

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Meeting Attleborough’s employment needs

Do you agree or disagree with the following existing sites being retain as employment options
within this area action plan?

A. Site E3 - South of the A11

B. Site EA.3 - Bunns Bank

Issue 6

Additional employment land

14.13 The ASHAAP needs to allocate sites for the development of at least 10 hectares of new
employment land at Attleborough. The Core Strategy requires that new employment land should be
well-related to the A11. Unlike the delivery of new housing, there is flexibility on whether this
could be located either north or south of the A11.

14.14 Breckland Council has commissioned two specific pieces of employment evidence which
relate to Attleborough. The Employment Land Review (2006) took a strategic overview of the
economy and made over-arching recommendations on the suitability and deliverability of existing
employment areas and the likely demand for new sites and buildings. The conclusions from the
Employment Land Review (2006) included the need to protect and retain existing employment sites
in the town. The demand for additional land in 2006 was uncertain as the evidence indicated that
re-structuring of the manufacturing and food-production sectors could result in significant volumes
of available employment infrastructure. However, Breckland Council took the view that a release
of 10 hectares of additional employment land through the LDF would be a positive move to
enhancing the economic prospects of the town as well as supporting the wider strategy of
employment growth along the A11.

14.15 In 2008 a separate report was delivered on the Economic Potential of 4,000 homes in
Attleborough by leading local economic consultants (PACEC). This report concluded that
Attleborough was an attractive location for businesses to locate to. In particular, the benefits of co-
locating jobs and homes was identified. The 4,000 homes are themselves likely to create 1,674
population related jobs in sectors such as retail, services, and education. However, the 10ha of
additional employment land will generate an estimated 950 – 1,700 jobs with office, storage and
warehousing and specialised manufacturing being the key sectors to attract. Additional
employment land may enable existing companies to relocate or expand and initial indications from
the recent offer at Victory Park signal that there is very strong interest in businesses wishes to locate
in the town.

14.16 Table 14.3 below illustrates the „Options for additional employment land at Attleborough‟
setting out the areas, size and reasons for inclusion. All of the proposed employment sites are
related to the town and can be accessed without commercial or workforce traffic entering the town
centre road network.

Table 14.3 Site Options and Reasoning for Employment Growth


Area
Site Option Reasoning
(ha)
Site is reasonably related to the A11 (Queens
Road interchange)
Site has been submitted as part of the LDF
1. Land north of the A11 7.84
Related to existing small-scale businesses on
Crowshall Lane

Site is well related to the A11 (West Carr Road


junction)
2. Land near Workhouse Area includes former business uses (including
7.37
Common, West Carr Road former haulage depot).
Good profile on the A11

Site is well-related to the A11 (Breckland


Lodge roundabout)
3. Land between the A11 and Related to existing employment at Haverscroft
Norwich Road north of Willsend 7.11 Part of site previously allocated in Local Plan
Land for Business Park development
Reasonable profile with A11

Site is well-related to the A11 (Breckland


Lodge roundabout)
4. Land south of Hillsend 10.77 Related to existing employment at Haverscroft
Good profile onto the A11

Site is well-related to the A11 (Breckland


Lodge roundabout)
Related to existing employment at Haverscroft
5. Land south of Haverscroft
7.97 Part of site is Victory Park employment area
Industrial Estate
and remainder of site would form a logical
extension

Site is well-related to the A11 (Breckland


6. Land south of Attleborough Lodge roundabout)
15.96
between A11 and Norwich Road. Related to existing employment at Haverscroft
Good profile on the A11
Key gateway site into Attleborough

Map 14.2 Employment Options (Popup full image)

Question 11
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Meeting Attleborough's Employment Requirements

Using Map 14.2 „Employment Options‟ and the information in the accompanying table, which of
the following site options do you consider to be appropriate for employment development?

Option 1 - Land to the north of the A11

Option 2 - Land near Workhouse Common, West Carr Road

Option 3 - Land between the A11 and Norwich Road, north of Hillsend Lane

Option 4 - Land south of Hillsend

Option 5 - Land south of Haverscroft Industrial Estate

Option 6 - Land south of Attleborough between A11 and Norwich Road

Option 7 (not shown on map) - Is there any additional land that you consider should be included for
employment uses? Please provide a map showing the site boundary, details of ownership and
current land uses.

11. The Breckland Employment Land Review recommends that moderately constrained sites
could be developed within 5-10 years and least constrained sites could be developed within
2 to 5 years

15 Diversifying Employment Opportunities


Issue 7

Diversifying employment opportunities

15.1 The Core Strategy seeks to intensify and make more efficient use of existing employment sites
and premises where they are either not fully used or unsuited to modern business needs. It is
important therefore to have a comprehensive understanding of the current and future needs of
employers. National guidance(12) recommends that regional and local planning authorities avoid
overly restrictive allocations of employment land and consider flexible solutions to facilitate a
broad range of economic development.

15.2 To ensure that the supply of employment land meets the needs of employers it is important to
consider the current and likely future demand for employment space. Evidence from the
Employment Land Review (ELR) on the demand for employment land in Attleborough indicates
that demand for industrial and distribution properties is mostly from small local employers and a
small number of regional firms. Between 2001 and 2006 there was limited take up for industrial
space however there was less demand for available space compared to Thetford. The office market
in Attleborough is very limited; there has been very low investor interest in new space in recent
years and very little development of new space. Demand appears to come from small local
businesses and local high street employers such as banks and accountants.

15.3 In terms of the future likely demand for employment land in Breckland as a whole, the ELR
indicates that opportunities will arise from the increase in the high value manufacturing sector
producing more specialist outputs. In terms of the premises requirements for manufacturing, it will
tend to be small, well serviced, flexible units, either on existing industrial sites or as part of a mixed
use development. It recommends that sites are brought up to the requirements of modern
manufacturers with public sector investment in infrastructure and site services. Warehousing uses
are predicted to continue in Breckland, particularly in the local, rather than the strategic market.
There is also predicted to be some growth in higher value office-based sectors, particularly in
financial and business services. The increase in population growth in Attleborough will naturally
bring with it employment growth across a range of support services.

15.4 Flexible solutions to meet current and future employment land requirements within
Attleborough could include the use of mixed-use sites, supporting live-work units and promoting
particular areas as hubs for small to medium sized industrial or office units.

Question 12

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Diversifying employment opportunities

Which option or options do you support to provide flexible solutions to meet Attleborough‟s
employment land requirements? (it is possible to select more than one option)?

Option A: The use of mixed-use sites.

Option B: The use of live-work units.

Option C: The promotion of particular areas as hubs for small to medium sized industrial or office
units

Option D: If you do not support the above mentioned options, please suggest an alternative and give
reasons.

12. Planning Policy Statement 4: Planning for Sustainable Economic Growth, Communities and
Local Government

16 Determining the Approach to the Former Gaymers Site


Issue 8

Determining the approach to the former Gaymers Site


16.1 Part of site E.A2 is the former Gaymers site as illustrated in Map 16.1 „Banham Poultry Site
(Former Gaymers Site EA.2)‟and has been re-used by Banham Poultry which is a major employer
in the town. The site is approximately 4.64 hectares and is located in proximity to the town centre
and the train station. Banham Poultry occupied the former Cider Works site in the late 1990s in
emergency circumstances following a fire at their original site at Bunns Bank employment area. In
the intervening period a number of adaptations have been made to convert the former drinks factory
into a poultry processing plant, part of which is within the Attleborough Conservation Area. The
necessity to accommodate Banham Poultry(13) has not been without its issues given its location and
surrounding residential areas but the ASHAAP provides an opportunity to investigate alternative
options for this site.

16.2 The site was identified in the Breckland Local Plan as a redevelopment opportunity for
commercial uses, although previous drafts of the Local Plan in the mid-1990s identified the site for
retail uses.

16.3 The site could be retained in employment use however, given its proximity to the town centre,
Attleborough train station and residential areas and the need for additional retail floor space and
further housing in Attleborough, it be may be more appropriate to reallocate this site for other uses.
If the site is allocated for an alternative use, reviews of the employment land could explore
possibilities of providing an alternative employment site in Attleborough to ensure there is no
overall loss of employment land.

16.4 If the site was reallocated for retail use it could help meet the need for additional retail
floorspace in Attleborough including food and non-food retailing. Increased retail use on this site
would enhance the vitality and viability of the town centre.

Question 13

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Determining the approach to site EA.2 (Former Gaymers Works)

Do you support the reallocation of part of Site E.A2 (Former Gaymers Works) for other uses?

Option A. Yes, I support the reallocation of part of Site E.A2 (Former Gaymers Works) for other
uses. If yes, please suggest your preferred alternative use / uses for the site and give reasons.

Option B. No, I do not support the reallocation of part Site E.A2 (Former Gaymers Works) for other
uses and think that it should be retained in employment use. Please tell us why.
Map 16.1 Banham Poultry Site (Former Gaymers Site EA.2) (Popup full image)

13. This is classified as B2 General Industrial Use according to the Town and Country Planning
(Use Classes) Order 1987.
17 Determining the Approach to the Hamilton-Acorn Brush
Factory Site
Issue 9

Determining the approach to the former Hamilton-Acorn Brush Factory Site

Map 17.1 Hamilton-Acorn Brush Factory Site (Popup full image)

17.1 The Hamilton-Acorn brush factory on Halford Road as illustrated on Map 17.1 „Hamilton-
Acorn Brush Factory Site‟ has been in Attleborough for some 60 years. Today the site is primarily
used as the company‟s head office and distribution centre. The manufacturing element of the
business ceased in Attleborough at the end of 2009 and this leaves a significant site of some 2¼
hectares (5 ½ acres) close to the town centre underused. It is appropriate through this Area Action
Plan to consider whether there are alternative uses for the site which can support the company‟s
long-term future in the town.

17.2 The site is currently in two distinct uses. The northern part of the site is developed with the
factory buildings which are predominantly 1950s brick in construction with later brick and steel
additions. This part of the site is approximately 1.34 hectares (3.3 acres). The southern part of the
site, south of Halford Road, is part used as hardstanding associated with the factory site and an
undeveloped area of grass and shrub/trees closer to the railway. This southern part of the site was
previously allocated for housing in the 1999 adopted Breckland Local Plan. No planning
application has ever been received for this area.

17.3 The site is accessed from Halford Road which in turn uses Leys Lane and Hargham Road to
connect to London Road and the town centre. The northern edge of the site is only 200 metres from
the town centre and Eden Lane provides a direct access. Public open space around the site is
limited with a small area on Halford Road.

17.4 The options for the site could include the following:

Redeveloping the factory part of the site for residential (approximately 40 dwellings) and
designated the land south of Halford Road for public open space (0.9 hectares / 2.2 acres).
Retaining the 1950s office building fronting onto Halford Road and redeveloping the
remainder of the factory site for either business start-up units for very small businesses
(typically 1-3 employees) or office developments which are compatible with the
surrounding residential areas. This option could also see the southern part of the site given
to public open space.
Redeveloping 0.6 hectare (1.4 acres) of the site to provide approximately 300 parking spaces
with a link via Eden Lane to the town centre. The remainder of the site (1.64 hectares)
could be developed for residential (approximately 50 homes) with a small children‟s play
area.

Question 14

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If the Hamilton Acorn factory site became available, what is your preferred use for the site?

Option A - Residential and open space

Option B - Business starter units and open space

Option C - New car park for the town centre and residential development

Option D - An alternative use not provided above. Please provide reasons for your recommendation.

18 Meeting Attleborough's Retail Requirements


Issue 10

Meeting Attleborough’s retail requirements

18.1 Attleborough is placed third in the hierarchy of Breckland‟s town centres after Thetford and
Dereham. It has approximately 112 town centre units and has low retail vacancy rates. The majority
of shops and services are of a local nature and there are only a handful of national chains. There is
significant leakage of retail expenditure to other competing centres outside Breckland such as
Norwich, Cambridge, and Wymondham i.e. people are choosing to spend their money elsewhere.

18.2 The Core Strategy identified a broad requirement for 2,250 – 2,750m² of net additional net
comparison floorspace between 2007-2018 and 1,750 – 2,250m² of net additional convenience
floorspace between 2007-2018 which was based on the 2007 Town Centre and Retail Study. The
AAP needs to determine where additional retail floorspace will be provided within Attleborough.
The updated Retail and Town Centre Study (2010) which supersedes the 2007 study now identifies
Attleborough for up to 1,265m2 net comparison goods (clothing, shoes, consumer electrics)
floorspace to 2021, with a further 1,058 - 1,218m2 net convenience (food) floorspace to 2021.

18.3 National guidance in PPS4(14) supports strengthening the role of existing centres to promote
competitive town centre environments and provide consumer choice. If the additional retail
floorspace is provided in Attleborough town centre, this would strengthen the retail offer by
improving the range and quality of goods available and may limit the loss of retail expenditure to
other competing centres outside Breckland. This approach may involve redeveloping sites in
proximity to the town centre which are not currently in retail use to retail use, which could include
the former Gaymers Cider Works site. It may also involve increasing the size of the primary and
secondary retail frontages within Attleborough. Primary retail frontages support retail uses by
restricting the percentage of non-retail units. Secondary retail frontages take a more flexible
approach to encourage a greater mix of wider town centre uses.

18.4 Alternatively, if it is not possible to enhance Attleborough‟s existing town centre, there may be
potential to create a new Local Centre to serve the residential area to the south of the A11. Map
18.1 „Town Centre, Primary Shopping Area, Retail Frontages and Use Class‟ illustrates the retail
classes and designations within the town centre.

18.5 The classes of use for England are set out in the Town and Country Planning (Use Classes)
Order 1987 and its subsequent amendments. The following list gives an indication of the types of
use which may fall within each use class.

Table 18.1 Summary of Use Class Order (1987), as amended


Use Class A Use Class B Use Class C Use Class D Sui Generis
Certain uses do not fall
D1 Non-
within any use class and
A1 Shops B1 Business C1 Hotels residential
are considered 'sui
institutions
generis'.
A2 Financial and
B2 General C2 Residential D2 Assembly
professional
industrial institutions and leisure
services
A3 Restaurants and B8 Storage C2A Secure
cafés and Residential
distribution Institution
A4 Drinking C3 Dwelling
establishments houses
C4 Houses in
A5 Hot food
multiple
takeaways
occupation
Map 18.1 Town Centre, Primary Shopping Area, Retail Frontages and Use Class (Popup full
image)

Question 15

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Meeting Attleborough’s retail requirements

Which option/s do you consider would be most appropriate to strengthen the role of Attleborough
town centre?

Option A. Consider redeveloping sites in proximity to the town centre for retail use.

Option B. Increase the size of the primary retail frontage.

Option C. Increase the size of the secondary retail frontage.

Option D. Amend the town centre boundary to more tightly control areas where retail and other
town centre uses would be encouraged.

If you have any other suggestions to strengthen the role of Attleborough town centre please submit
details of them in your response to this question.

18.6 The Breckland Retail and Town Centre Study (Nathaniel Lichfield and Partners 2010)
prepared by consultants has provided fresh evidence to inform future planning policy, including this
Area Action Plan. The study indicates that in general, the town centre designations in Attleborough
are appropriately drawn but that there are some potential areas that could be included or amended.
The following table sets out the issues affecting each of the options put forward by Question 17.

Table 18.2 Options for approach to retail development in Attleborough town centre
Option Issues Implications of the option
There are very limited sites within the
town centre boundary which would be
suitable for the additional retail
development identified as the town Redeveloping sites in close proximity to the
grows. Therefore, using the sequential town centre will help to encourage linked-trips
A
approach radiating out from the town to and from the town centre by sustainable
centre, sites on the edge of centre (up to modes of transport.
300m from town centre) are the next areas
within which to look for potential retail
sites.
Increasing the size of the primary retail Increasing the size of the primary retail
frontages would be appropriate where frontage would result in additional areas where
B there are significant concentrations of the Council's policy would apply. This policy
retail shops (class A1) and where it would provides stronger protection to key shopping
be desirable to maintain these areas for frontages from other non-retail uses.
this use.
Increasing the size of the secondary retail
frontages would be appropriate where Increasing the size of the secondary retail
there are significant concentrations of frontage would result in additional areas where
other town centre units (other A class uses the Council's policy would apply. This policy
C
as well as use classes B1(a), C and D of provides a more flexible approach to peripheral
the Use Classes Order) and where it shopping frontages allowing for a range of
would be desirable to maintain and other non-retail uses.
encourage such uses to locate.
The existing town centre boundary as Tightening town centre boundary would
currently defined on the adopted restrict/ control areas in which retail and town
D Proposals Map includes some transitional centre uses would be encouraged and
areas where retail and other town centre consequently where the Council's retail
uses would be encouraged policies would be applied.

18.7 The Retail and Town Centre Study (Nathaniel Lichfield and Partners, 2010) indicates that
there is potential that not all of the convenience and comparison goods floorspace can be
accommodated in the town centre. Therefore, the Council may also need to consider other edge of
centre sites (those within 300m of the primary shopping area) that could meet some of this
requirement. Any edge of centre sites would be assessed in accordance with the policies in the
Council's adopted Core Strategy as well as the provisions of national planning policy contained in
PPS4.

18.8 There is also potential for some of the identified floorspace provision to be made in a new
Local Centre as part of the urban extension. However, any retail floorspace provided as part of a
new growth area would be taken from the overall floorspace figures for the town.

Question 16

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Location of additional retail floorspace

If the required retail floorspace cannot be accommodated within the town centre, which of the
following alternative options do you consider to be the appropriate?

Option A: A portion of the floorspace provided as a "Local Centre" within the urban extension with
the remainder provided in the town centre or on edge of centre sites.

Option B: Identify part of the current Banham Poultry (previously Gaymers Cider Work) for retail
development (an out of centre site)

Option C: Floorspace provided on other "out of centre" sites. Please include examples.

14. PPS4: Planning for sustainable Economic Growth


19 Transport and Transport Infrastructure
19.1 At present there is limited evidence on transport issues in Attleborough. In 2007 Norfolk
County Council undertook a very high level market town assessment of transport issues in
Attleborough. A further high level study on potential link road route options was undertaken in
2008 by Mott MacDonald on behalf of Norfolk County Council and Breckland Council. This study
identified technically deliverable routes and indicative costs. Further additional work will be
required to underpin the final ASHAAP to demonstrate that the growth options are deliverable in
transport terms together with the potential for town centre traffic improvements, the review of car
parking and the need to secure modal shift to take advantage of the opportunities to walk/cycle, use
the train and extend and introduce improved bus services. Breckland Council will continue to work
with the Highways Agency, Norfolk County Council, Network Rail and bus operating companies to
develop a detailed transport strategy for the town. The timetable and outputs of the strategy are yet
to be determined but will need to be finalised by the time the ASHAAP is published prior to
Examination.

Issue 11

Easing traffic congestion within Attleborough town centre

19.2 Transport priorities for Attleborough, Snetterton Heath and the wider Norfolk area are set out
in the second Local Transport Plan for Norfolk and work is currently progressing on the third
transport plan for the area. The Breckland Core Strategy highlights specific priorities for
Attleborough such as the creation of a new distributor road from the A11 to the B1077, improved
junction capacity to A11 and a new road crossing over the railway line to increase capacity.

19.3 To reduce the need to travel, new development will, where possible, be concentrated in
locations that are accessible by more sustainable modes of transport such as walking, cycling and
public transport and improvements to these more sustainable modes of transport will be supported.

19.4 Initial research in the Breckland Infrastructure Study has identified and prioritised other
transport improvements for Attleborough that will help reduce car use and ease congestion in the
town centre as illustrated in Transport Priorities for Attleborough Identified in Initial Research.
Any transport improvements will be expensive and will require significant funding through
developer contributions. Further research will be undertaken to explore Attleborough‟s transport
requirements in more detail.

19.5 Table 19.1: Transport priorities for Attleborough identified in initial research.

Table 19.1 Transport Priorities for Attleborough Identified in Initial Research


Transport Requirement Priority
Improvements to rural bus services. Essential
Re-examination of the town centre gyratory system and potential improvements. Essential
Eastern link from B1077 to Besthorpe Junction. Desirable
A new bus station. Desirable
Rail station improvements. Desirable
New distributor road from the B1077 to the A11. Critical

(Source: EDAW 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery study,
February 2009)

Question 17

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Easing traffic congestion within Attleborough town centre

Do you agree with the priorities identified above to ease traffic congestion in Attleborough town
centre?

Option A. Yes, I agree with the priorities identified in Transport Priorities for Attleborough
Identified in Initial Research above to ease traffic congestion in Attleborough town centre.

Option B. No, I do not agree with the priorities identified above to ease traffic congestion in
Attleborough town centre. Please explain your reasons and suggest alternative priorities.

Option C. I have suggestions for other priorities. Please provide details.

Issue 12

Increasing Walking and Cycling

19.6 The following pie chart shows the mode share of Attleborough residents for journeys to work.
It shows that there is heavy reliance on the car to get to work. Two thirds of residents use the car,
with the remaining third not travelling to work or using more sustainable modes of transport,
including car sharing.
Figure 19.1 Showing the Jounrey to Work Modal Split for Attleborough (2001 Census) (Popup
full image)

Getting more people walking and cycling

19.7 The issue of congestion in Attleborough town centre is a concern of many local people and
visitors to the town. We talk about congestion and a potential distributor road at section 20.

19.8 Another key part to tackling congestion would be increasing walking and cycling levels.
Walking and cycling are the most sustainable forms of transport for all journey purposes. Walking
and cycling:

Is good for our health


Is cheap/free
Does not emit greenhouse gases
Does not contribute to localised air pollution

Question 18

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Getting more people walking and cycling

How do we get more people walking and cycling?

Option A: More cycle parking?

Option B: More cycle lanes?

Cycle Parking

19.9 Providing easy to use cycle parking in a convenient location is something that cyclists find
useful and we can look to address as part of the future transport work.

Question 19

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Cycle parking

There are a number of options for where cycle parking could be improved within Attleborough.
Which of the following areas do you think should have improved cycle parking?

Option A: Train Station

Option B: High Street

Option C: Employment Area

Option D: Town Centre

Option F: In new residential developments

Option G: Health Facilities

Option H: Any other areas?

Cycle links between Attleborough and Snetterton Heath

19.10 Attleborough is 4 miles from Snetterton Heath. This is too far really to expect people to walk
(that could take around an hour), but is still within a cycle-able distance - the route is flat and would
take the average cyclist around 20 minutes to cycle. There is a rural lane, Hargham Road, that
could be used. There could be a range of improvements to this route to provide for cyclists ranging
from signing and lining to HGV bans - something to be looked at as part of the transport study.

Question 20

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Cycling Links between Attleborough and Snetterton Heath

Would you support the provision of a cycle route from Attleborough to Snetterton Heath?

Option A: Yes, I would support the provision of a cycle route

Option B: No I would not support the provision of a cycle route.

Walking and cycling linkages from the new development to the existing town – crossing the
railway

19.11 The railway provides a barrier between the proposed urban extension and the existing town
for all modes of transport. There are various potential approaches to providing walking and cycling
links across the railway.

Question 21

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Walking and cycling linkages from the new development to the existing town – crossing the
railway

The railway currently acts as a barrier to walking and cycling links to the south of the town. Which
destination/s do you think would provide a suitable crossing location?

Option A: Use existing level crossing at Buckenham Road.

Option B: Use existing level crossing at Leys Lane.

Option C: Use existing level crossing at Bunwell Road.

Option D: Use existing level crossing at Poplar Farm.

Option E: Close all unmanned crossings in the Attleborough Area.

Option F: Build a new dedicated foot and cycle bridge over the railway at Leys Lane.

Option G: Build a new dedicated foot and cycle bridge over the railway at the station

Option H: Are there any other locations you think that we should consider? If so, please provide
details.

Walking and cycling links to surrounding destinations

19.12 There are some nearby villages and other destinations such as employment areas around
Attleborough with no real provision for walking and cycling. There are no National or Local Cycle
Network routes in the area either. There could be potential to provide routes to surrounding
destinations and for recreational uses using suitable existing lanes for example.
19.13 A walking and cycling network could be produced for Attleborough. This would map origins
of potential cycle journeys and destinations. The routes between could then be looked at to see if
there are any potential improvements. This work has not yet been started.

Question 22

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Walking and cycling links to surrounding destinations

A. What destinations around Attleborough should have improved walking and cycling routes?
Please state as many areas as you wish. These could be neighbouring villages or attractions in the
area.

B. Would you support the provision of recreational walking and cycling routes around
Attleborough?

Issue 13

Car Parking: Town Centre Requirements

19.14 Car parking is an important issue when considering the approach to future transport and
movement in Attleborough. Breckland Council's Parking Task and Finish Group considered
options for town centre parking. The group concluded that there was no immediate need for new
provision, however reorganisation of Queens Road Car Park could provide short term benefits.
There is also likely to be further need for discussion regarding on street parking as part of a wider
debate about town centre traffic movement and capacity. The provision of additional off street
parking could remove current on-street spaces along Connaught Road, Exchange Street and Church
Street.

Question 23

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Car parking

Do you consider that the existing parking facilities within the the town centre meet existing and
future requirements?

Option A: I consider that Attleborough town centre has sufficient car parking facilities.

Option B: If you do not consider that Attleborough town centre has sufficient car parking facilities,
please suggest how and where improvements can be made to existing parking facilities including a
map to illustrate suggestions.

Issue 14
Railway Station and its environs

19.15 The provision of approximately 4000 homes in Attleborough will effectively double the
population of the town. Policies and strategies to reduce the use of the private car are endorsed
within National Planning Policy Guidance. The Infrastructure Needs Funding and Delivery Study
(2009) highlights the opportunity to investigate and build upon the existing main line rail
connections within Attleborough as the Liverpool - Norwich Service (East Midlands Trains) does
not currently stop at Attleborough Station. Furthermore, whilst Network Rail have indicated that
there is little current potential for significant increases in capacity due to lack of short term planned
investments and constraints on the line operation, there may be opportunities to redevelop the
Attleborough rail station. At present the platforms currently straddle the B1077 and a redeveloped
station may offer the opportunity for an enhanced transport interchange including bus service
facilities. Redevelopments and/or improvements to the train station and its environs would require
discussions with Network Rail including feasibility testing.

Question 24

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Improvements to the Liverpool to Norwich service

Do you think that investigation should be made into the feasibility of the Liverpool to Norwich train
line service stopping at Attleborough Station?

Option A. Yes, investigations should be made.

Option B. No, I do not support the approach to provide additional train service provision in
Attleborough.

Please give reasons in either support of against additional train service provision within
Attleborough.

Question 25

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Improvements to the train station

Do you think that investigation should be made into the potential for improving Attleborough Rail
Station in to a single site including bus service facilities?

Option A. Yes, investigations should be made as to the potential for improving Attleborough Train
Station.

Option B. No, I do not support the approach to improve Attleborough Train Station.

Please give reasons in either support or against Attleborough Train Station improvement.
20 Routing Options for a New Distributor Road from the A11
to the B1077
Issue 15

Routing options for a distributor link road from the A11 to the B1077

20.1 The development of a road to link the B1077 near to the Bunns Bank Industrial Estate to the
A11 including a bridge over the railway has been identified in the Core Strategy as a key transport
priority for Attleborough to serve strategic growth to the south of the town.

20.2 Policy CP4 of the Core Strategy highlights the link between new housing growth and the need
for a distributor road, although it is recognised that further detailed evidence will be required as
options for the direction of new growth.

20.3 Research commissioned by Breckland Council in conjunction with Norfolk County Council
analysed 4 broad potential routes designed to serve strategic growth to the south of the town. There
are three broad options for a new distributor road to the east (Besthorpe) as illustrated on Map 20.1
„Attleborough Distributor Road East Option 1‟, Map 20.2 „Attleborough Distributor Road East
Option 2‟ and Map 20.3 „Attleborough Distributor Road East Option 3‟ and two broad options for a
link road to the west (Haverscroft) as illustrated on Could not find copy_1350341_ID_129 and Map
20.5 „Attleborough Distributor Road West Option 5‟ . In total 18 detailed routes have been tested
against criteria and initial high level costings have been provided (15). A further option that will be
tested through this consultation is a third link option to the east as illustrated on Map 20.2
„Attleborough Distributor Road East Option 2‟. This link road would connect to the A11 via the
Spooner Row Junction which is situated outside of the Attleborough Action Plan boundary and
within the District of South Norfolk. This will require further discussion with both South Norfolk
and the Norfolk County Council, however - Norfolk County Council have indicated that this
junction has significant design benefits to allow entry and exit to both north and south the A11
whereas the Besthorpe junction is constrained and would require significant upgrading.

20.4 The cost of the distributor link road will be dependent on the preferred route and high level
costings vary from £7.7 million to almost £20 million. There is currently no public money to pay
for a road but developers will be required to contribute towards infrastructure costs through
contributions from development as the road is critical to deliver growth south of the railway.
Map 20.1 Attleborough Distributor Road East Option 1 (Popup full image)
Map 20.2 Attleborough Distributor Road East Option 2 (Popup full image)
Map 20.3 Attleborough Distributor Road East Option 3 (Popup full image)
Map 20.4 Attleborough Distributor Road West Option 4. (Popup full image)
Map 20.5 Attleborough Distributor Road West Option 5 (Popup full image)

Question 26

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Routing options for a new Distributor Road from the A11 to the B1107.
Using the maps 20.1 - 20.5, please provide comments on the following options for the location of a
new distributor road.

1. Distributor Road East Option 1

2. Distributor Road East Option 2

3. Distributor Road West Option 3

4. Distributor Road West Option 4

5. Distributor Road West Option 5

15. Attleborough Proposed Link Solutions, route identification study, volume 1, December
2008. Available on the Council‟s website at http://www.breckland.gov.uk/link_road.pdf.

21 Upgrading the Water Infrastructure


21.1 The level of housing and employment growth in Attleborough is the amount needed to fund
and deliver key infrastructure through developer contributions. In particular, developer
contributions will pay for the new distributor road from the A11 to the B1077.

21.2 The strategic infrastructure requirements for Attleborough, which have been identified in the
Breckland Infrastructure Study(16), are set out in the Developer Contributions section of this
consultation document, together with the broad recommended priorities and draft costs. This section
reiterates these strategic infrastructure requirements from not only the infrastructure study, but also
from the latest energy and water studies. These studies identify more detailed requirements, which
are set out in the infrastructure study and/the Council‟s emerging growth delivery programme.

21.3 New and improved infrastructure is required to support new housing; the need for new housing
is set out in the Breckland Strategic Housing Market Assessment. National guidance (17) states that
the test for infrastructure provision should be whether there is a reasonable prospect of provision.
The ASHAAP does not need precise technical details of infrastructure requirements but must
provide realistic costs and sufficient detail to enable interested parties to understand where, when
and by whom infrastructure will be delivered and how this relates to growth delivery time scales.

21.4 New development can only contribute to infrastructure which is directly related to growth. It is
not the role of development to fund or remedy shortfalls in provision for existing residents,
although there is considerable scope for development to provide infrastructure for example, the
provision of strategic open space has a wider role which can benefit all of Attleborough‟s residents.

21.5 Other studies that specifically explore Attleborough‟s infrastructure needs in relation to water
and energy include the Breckland Water Cycle Study (Stage 2) and the A11 Energy Study.

Question 27
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Evidence of infrastructure

Do you agree that Breckland Council has the right evidence on infrastructure for Attleborough?

A. Yes, I consider that Breckland has the right evidence on infrastructure for Attleborough.

B. No, I do not consider that Breckland has the right evidence on infrastructure for Attleborough.
Please indicate what additional evidence is required and give reasons for your answer. If so, please
indicate what assumptions should be used.

Issue 16

Upgrading water infrastructure

Upgrades will be needed in terms of water supply and wastewater treatment to support
Attleborough‟s growth. At present none of the proposed growth in Attleborough can be
accommodated without improvements to upgrade the wastewater infrastructure.

21.6 Attleborough‟s growth will require securing an additional water resource within the locality
(likely to be groundwater abstraction) and the need for strategic sewer upgrades to serve the new
developments. The preferred option for additional water resources is to use increase abstraction
borehole at High Oaks near Wymondham. However, the timescale for implementing water
resource upgrades will be dependent on water efficiency measures undertaken from now on in new
developments. If low water demand can be achieved (ie reducing consumption from 142 litres per
person per day to less than 100 litres per person per day) then additional water resources may be
required by 2018 as opposed to 2015 under current consumption levels.

21.7 Critically, the town‟s wastewater treatment works are at capacity and will need upgrading prior
to any significant house building. Deliverable solutions to these constraints have been identified but
will result in development on a large scale being phased to post 2016. The preferred solution is
identified in the next section. The cost of upgrading the works will be the responsibility of Anglian
Water. Interim treatment measures may be feasible to allow some further development but this will
require detailed negotiation with Anglian Water and will have to have regard to financial and
environmental costs. The location of the Treatment Works to the west of the town means that in
engineering terms the most cost-effective and least disruptive route for a new strategic sewer to the
works will be from the London Road end of Attleborough. This is discussed in more detail in the
next section.

21.8 Whilst strategic water infrastructure costs are borne by Anglian Water, localised improvements
such as sewer upgrades and connections to the new development and water efficiency measures will
be funded by developers. More detailed requirements identified in the Breckland Water Cycle
Study (stage 2) together with funding sources and construction and maintenance responsibilities are
illustrated in Table 21.1 „Water infrastructure requirements and mitigation/solutions‟.

21.9 The overall scale and timing of development is most likely constrained by Water Cycle
considerations and subsequent negotiations between Anglian Water Services, private developers,
Norfolk County Council, The Environment Agency and will ultimately be approved by the
regulator OfWat.

21.10 Flood risk is a localised issue in Attleborough; there is an area of Flood Zone 3 and Flood
Zone 2 to the north of Attleborough which is associated with the Attleborough Stream which flows
into the River Thet. The need to minimise flood risk is considered further in the Natural and Built
Environment section of the ASHAAP.

Question 28

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Water infrastructure

Do you agree that the key requirements in terms of water infrastructure have been identified?

A. Yes, I agree that the key requirements in terms of water infrastructure have been identified.

B. No, I disagree that the key requirements in terms of water infrastructure have been identified.
Please indicate which other requirements you think should be included and give reasons for your
answer.

Table 21.1 Water infrastructure requirements and mitigation/solutions


Water Propose Estima Funding Source Recomme Construction Maintena
Infrastru d ted nded Responsibility nce
cture Solutio Costs Timescale Responsi
Requirem ns s bility
ents Angli Develo Angl Develo Develo
an per ian per per and
Wate Wate AWS
r r Requisi
Servi tion
ces
Water Existing £2,500, √ 2015 √ AWS
Resources licence 000
and new
ground
water
source
Wastewat Wastew £7,500, √ 2016 √ AWS
er ater 000
Treatment treatmen
t works
extensio
n and
new
discharg
e
pipeline
Sewerage New £2,000, √ 2016 √ AWS
wastewa 000
ter main
and
pumpin
g station
within
strategic
urban
extensio
n
Sustainabl Infiltrati TBC √ 2011 √ Norfolk
e on County
Drainage SuDS Council
(18)
and
surface
attenuati
on

(Source: Breckland Water Cycle – Phase 2:Detailed Study 2010)

Issue 17

Solution for waste water from the Final Water Cycle Study

21.11 As identified from the Water Cycle Study work, the delivery of additional capacity at the
Attleborough Waste Water Treatment Works is a prerequisite before any further significant
development can take place in the town. The Treatment works occupy a large site to the west of the
town and is not hemmed in by surrounding development. Whilst the site could be developed and
expanded further the critical issue is the environmental capacity of the Attleborough Stream to
accommodate additional volumes of treated water. Currently the discharge is directly into the
Stream where it flows past the works. The Stream at this point is small, given that the headwaters
emerge near Besthorpe, and therefore there is limited volume into which to discharge. Whilst
further discharge at the Treatment works will not cause flood risk (in fact discharges from the works
help maintain flows in the stream in dry periods) the volumes are small and consequently
maintaining river water quality is challenging. At present the Treatment work is performing well,
however, current processes at the works will not be able to treat the additional volumes of waste
water to a standard which will maintain good ecological status in the Stream in respect of
Ammonia.

21.12 After considerable discussion with Anglian Water and Environment Agency a solution for
Attleborough Treatment works has been identified. The preferred option is to treat all effluent from
new development at the existing works but to discharge at new outfall point on the River Thet some
2km downstream at the confluence of the River Thet, Attleborough Stream and Buckenham Stream
near Shropham Fen. There is a sufficient volume of water at this location to allow for a discharge
which will maintain 'good' downstream water quality standards. This solution will require a
transfer pipeline from the treatment works to the proposed discharge location. A route can be
achieved which avoids any river crossings and the European protected Swangey Fen. Delivery and
maintenance of the pipeline will be the responsibility of the Anglian Water and the precise route
will need to be the subject of further examination. The proposed route for the pipeline is shown in
Map 21.1 „Proposed discharge pipeline from Waste Water Treatment Works‟. Further detailed on
the proposed route and the alternative options considered can be found on pages 66-75 of the
detailed Water Cycle Study Stage 2 (Scott Wilson May 2010) which is on the LDF website.

Map 21.1 Proposed discharge pipeline from Waste Water Treatment Works (Popup full
image)
Note: The area identified on this plan was assumed as an area of search for the urban extension for
the purposes of the Water Cycle Study.

21.13 Evidence in the Water Cycle Study suggests that up to 1,600 new homes can be connected
into the existing sewer network before upgrades are required. This will require detailed discussion
with Anglian Water on a case by case basis. Development beyond the first 1,600 homes will
require a new 250mm main from the new development to the treatment works and an indicative
route has been identified via New Road and West Carr. An advantage of the new main would be to
deliver other improvements to the waste water network in the town including the removal of a
number of combined surface and foul sewers to the south of the town which cause local
environmental harm.

Question 29

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Waste Water Solution

Do you agree that the proposed waste water solution is the most appropriate and deliverable option
for Attleborough?

A. Yes
B. Yes, but there are issues which need to be addressed. Please tell us what these issues are
and how they could be resolved.
C. No, I consider there is an alternative and more preferable waste water solution for the town.
Please indicate what other solutions you think should be included and give reasons for your
answer.

16. EDAW Breckland Infrastructure Study (2009)


17. Planning Policy Statement 12: Creating strong safe and prosperous communities through
Local Spatial Planning
18. Norfolk County Council would be the approving body for SuDS under the Flood and Water
Management Bill 2010, assuming the SuDS are built to approved standards, Norfolk County
Council would be responsible for ongoing maintenance of the SuDS.

22 Enhancing the Energy Supply Network (electricity)


Issue 18

Enhancing the Energy Supply Network

22.1 Upgrades will also be needed to enhance the energy supply network (electricity) to support the
increase in population over the plan period. Evidence indicates that the peak power demand in
Attleborough is expected to grow by 4.90 MW by 2026.
22.2 Strategic requirements, which are identified in the infrastructure study (EDAW 2009) as
critical to Attleborough‟s growth, include electricity network reinforcements and renewable energy
initiatives. Requirements that are identified in the infrastructure study as essential to
Attleborough‟s growth include off-site gas infrastructure, although this is only identified as a
potential developers cost and not indicated separately in the A11 energy study above normal site
requirements.

22.3 The A11 Energy Study (IT Power 2010) demonstrates that the approximate cost of increasing
the energy supply capacity in Attleborough with a new cable to Attleborough Primary Substation
and replacement of the equipment at Attleborough would be in the region of £13 million. This cost
would be split between EDF Energy Networks, private developers and those on the route to
Attleborough from Norwich, such as Hethersett and Wymondham.

22.4 A National Grid (Gas) pressure reduction station is located to the south of Attleborough which
could facilitate local distribution of gas in sufficient quantity to meet anticipated demand from
proposed growth. Developers would be expected to pay for off-site gas infrastructure where
required and costs are estimated to be in the region of £800,000.

22.5 The recommendations identified in the A11 Energy Study (IT Power 2010) to increase local
energy supply options include:

Setting carbon standards for new development;


Setting minimum BREEAM(19) Standards for non-domestic buildings;
Establishment of a carbon offset fund;
Site energy systems for new development areas/district heating zones;
Establishment of a low carbon infrastructure fund;
Establishing an energy service company (ESCO) to develop a site wide approach for
Attleborough and Snetterton and a building-by-building approach for any infill
developments.

22.6 Proposals have been put forward for a new biomass Power Station to the north of Thetford
(known as Thetford North Power Station by EPR Developments) which will require the supply of a
significant amount of biomass material for generation. Should this proposal be approved, this will
impact upon the availability of biomass resource in the local area to supply potential renewable
energy solutions at Attleborough and Snetterton Heath. As such, if this proposal were to be
approved, there may be a need to consider whether alternative energy solutions may need to be
found.

22.7 Further discussions are required at a District wide level between the Council, energy suppliers,
the Regulator (OfGen) and other key stakeholders to determine which policy recommendations are
most feasible A series of questions are set out below on these policy recommendations.

Question 30

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Setting carbon standards for new development


Do you agree when requesting Zero Carbon Homes, that more than 80% carbon compliance should
be met from fabric energy efficiency measures(20) and on-site low and zero carbon technologies.

A. Yes, I agree .

B. No, I disagree .

Please indicate if you consider that this figure should be higher or lower and give reasons for your
answer.

Question 31

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Setting minimum BREEAM Standards for non-domestic buildings

Do you agree with the following minimum BREEAM (21)standard for non domestic buildings.

BREEAM „very good‟ from 2010-2013.


BREEAM „excellent‟ from 2013 -2019.
Zero carbon from 2019, in line with the Building Regulations?

A. Yes, I agree with the minimum BREEAM Standards listed above for non-domestic buildings.

B. No, I disagree with the minimum BREEAM Standards listed above for non-domestic buildings.
Please explain the reasons for your answer and indicate how you think they should be altered.

Question 32

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Carbon offsetting

Do you agree that the developer should pay contributions to the local carbon offset fund where the
level of payment is based on the level of emissions and on a locally agreed price of CO2?

A. Yes, I agree.
B. No, I disagree.

Please explain the reasons for your answer and suggest an alternative approach.

Question 33

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Site energy systems for new development areas/district heating zones


If there is sufficient local biomass resource, do you agree with the following approach for site
energy systems for new development areas / district heating zones:

Encourage Attleborough to be a district heating zone supplied by local biomass combined


heat and power (CHP);
If the Thetford North Power Station(22) does not go ahead, request that any development
(domestic and non-domestic) in Attleborough have their heat and hot water needs met from
dedicated, contractually linked renewable energy sources; and
If there is insufficient biomass resource, propose an individual building approach instead of
a district heating zone.

A. Yes, I agree with the above approach for site energy systems for new development areas / district
heating zones.

B. No, I disagree with the above approach for site energy systems for new development areas /
district heating zones. Please explain the reasons for your answer and suggest an alternative
approach.

22.8 Breckland Council is currently considering the future approach to securing developer
contributions to fund necessary infrastructure to support new development. Subject to the decision
of the Council as to it's preferred approach towards developer contributions (and depending on
future legislation relating to a Community Infrastructure Levy (CIL) and the scope of Planning
Obligations), there may be a need to establish a low carbon infrastructure fund under existing
legislation to help deliver low carbon energy solutions in the area as well as managing any funds
collected for offsetting measures.

Question 34

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Establishment of a low carbon infrastructure fund

Do you the Council should establish a Breckland Low Carbon Infrastructure Fund (subject to
legislation) with public sector money, which can then be repaid with developer contributions?

A. Yes, I agree the Council should establish a Breckland Low Carbon Infrastructure Fund with
public sector money, which can then be repaid with developer contributions.
B. No, I disagree the Council should establish a Breckland Low Carbon Infrastructure Fund
with public sector money, which can then be repaid with developer contributions. Please
explain the reasons for your answer and suggest an alternative approach.

22.9 Energy Service Companies (ESCOs) are either private or public/private partnerships which can
deliver and supply energy to customers which would be delivered within the AAP area or in the
wider Breckland context.

22.10 An ESCO could be a Multi Utility Service Company (MUSCO) which provides a multiple of
services (which could include energy as well as communications) and can assure joined up service
infrastructure and a highly efficient customer interface.
22.11 In practice, an ESCO could develop and supply energy through a 'private wires' network to
customers instead of using standard arrangements via major utility companies. This approach can be
successful where there are opportunities for community scale schemes which could provide direct
heat and power to homes or businesses where there is sufficient development to generate a demand.

22.12 The A11 Energy Study considers that ESCO developments are feasible in Attleborough and
Snetterton Heath as there would be sufficient demand for heat and power from new homes and
business planned.

Question 35

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Establishment of an Energy Service Company (ESCO) to develop a site wide approach.

Do you agree that the Council should work with potential ESCOs and utilities to establish one or
two ESCOs which can design, help finance, build, manage and operate new energy systems in the
developments?

A. Yes, I agree
B. No, I disagree. Please explain the reasons for your answer and suggest an alternative
approach.

19. Building Research Establishment Environmental Assessment Method


20. This is a proposed minimum standard for building fabric energy efficiency for zero carbon
housing developments. The standard includes the energy use of the building only and does
not take into account the efficiency of the boiler or the hot water demand. It has been
proposed by a special Task Group and is measured in kWh/m2/year based on the dwelling
floor area.
21. BREEAM is a voluntary rating system for a wide range of building types. Energy
performance is one of ten categories used to classify a building. The sum of the credits
obtained in each category produce a single score of Pass, Good, Very Good, Excellent and
Outstanding. Standards for non-domestic buildings:
22. Current proposal by EPR Developments, Mundford Road, Thetford

23 Expanding Education Provision


23.1 Increased provision will be required in both Primary and Secondary education to support the
projected increases in population. Norfolk County Council is currently reviewing a range of
options for the provision of expanded primary and secondary provision, such provision is likely to
include the expansion of the existing High School into a 0-19 Educational Campus or the
development of a new secondary school (potentially incorporating primary provision) on the fringe
of Attleborough. All potential options would serve the housing development to the south of
Attleborough and would be based on the projected demand for facilities.
23.2 The strategic education requirements which are identified in the infrastructure study (EDAW
2009) as essential to achieve Attleborough‟s growth in a timely and sustainable manner, are listed in
Table 23.1 „ Educational Requirements for Attleborough‟.

Table 23.1 Educational Requirements for Attleborough


Educational Requirements for Attleborough
1 Form entries (FE) Primary School (up to 623 places for both FE Primary Schools) (TBC this
figure – it is taken from Table 8.1 in the Infrastructure Study).
2 FE Primary School.
3 x 50 place nurseries (two co-located with new build primary schools).
Expand existing provision [high school] – up to 340 places.
Expansion of existing nurseries by 22 places.

(Source: EDAW, 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery
study, February 2009).

23.3 There are no designated funds earmarked for expanding school provision across the District
through the Primary Capital Fund or Building Schools for the Future programmes. The Building
Schools for Future Programme has now been abandoned and as such refurbishment schemes would
need to be funded by Norfolk County Council Capital Programme.

23.4 Neither programme will contribute funding for the expansion of existing or provision of new
facilities, however it may be possible to generate cost savings by making use of developer
contributions to simultaneously expand a facility which is undergoing refurbishment.

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Potential relocation of Chapel Road School.

Norfolk County Council are investigating options for the relocation of the Chapel Road special
needs school as an initial project priority.

Do you consider that the Chapel Road School could be relocated in the urban extension?

A. Yes, I consider that the Chapel Road School could be relocated in the urban extension.

B. No, I do not consider that the Chapel Road School could be relocated in the urban extension.
Please give reasons for your answer and suggest an alternative location.

23.5 New primary schools will need to be located close to the new housing developments in
accordance with the 10-minute walking policy (Information on the ten minute walking policy is
taken from para 8.57 of the infrastructure study.
Question 37

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Secondary education provision

Which option do you prefer in terms of secondary education provision to serve new housing
development to the South of Attleborough?

Option A. The expansion of the existing High School into a 11 -19 Educational Campus. Please
give reasons for your answer.

Option B. The development of a sixth form centre (potentially adjoining primary provision) on the
fringe of Attleborough. Please give reasons for your answer.

Option C. None of the above. If you do not agree with either approach above, please give reasons
for your answer and suggest an alternative approach.

Question 38

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Expanding education provision.

Do you agree that the key requirements in terms of expanding the education provision in
Attleborough have been identified?

A. Yes, I agree

B. No, I disagree. Please indicate which other requirements you think should be included and give
reasons for your answer.

24 Providing new Health and Social Care Facilities


Issue 19

Health and social care

24.1 There are currently significant pressures on the health and social care facilities within
Attleborough and it is important to provide for new and improved facilities to meet the needs of the
current and future population. There are proposals to expand health care provision including the
delivery of a Combined Primary Care Centre to coincide with commencement of housing and
support existing shortfalls in provision. These requirements are identified in the infrastructure study
(EDAW 2009) as essential if the planned growth in Attleborough is to be achieved in a timely and
sustainable manner.
24.2 The total cost of a Combined Primary Care Centre is estimated to be £4 million. It is estimated
that 75% of the cost of the Combined Primary Care Centre may be attributed to housing growth,
with the remaining 25% associated with existing shortfalls.

24.3 The Primary Care Trust (PCT) traditionally supports primary care practitioners for a range of
premises across the NHS Norfolk area. It is expected that developments will be proactively pursued
by NHS Norfolk and that funding for the new health co-location facilities could come from the PCT
capital programme and the LIFT (Local Improvement Finance Trust) which is a public/private
partnership arrangement (although NHS Norfolk would pick up the revenue impact).

Question 39

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Health and social care

Do you agree that the key requirements in terms of health and social care have been identified?

A. Yes, I agree.

B. No, I disagree. Please indicate which other requirements you think should be included and give
reasons for your answer.

25 Protecting and Enhancing Sites of Local & Strategic


Environmental Importance
25.1 This section will consider in more detail how the growth will impact on particular aspects of
the natural environment in Attleborough including areas of biodiversity and geodiversity and the
quality of the landscape.

Issue 20

Protection and enhancement of biodiversity and geodiversity

25.2 The Core Strategy seeks the protection and enhancement of biodiversity and geological
features in the District. The most significant features which provide rich habitats for wildlife are
located to the south west of Attleborough and encompass a number of County Wildlife Sites (CWS)
which support a wide range of biodiversity, including priority habitats and species identified in the
UK Biodiversity Action Plan (BAP). Together with sites of Special Scientific Interest (SSSI), they
are considered important areas for wildlife. Special Areas of Conservation (SAC) are protected by
international conventions or European Directives which places requirements on the authority in
terms of the need for a Habitats Regulation Assessment (23). In particular, a site which is protected
in terms of its biodiversity is Swangey Fen which lies to the south west of Attlebrorough and is part
of the Norfolk Valley Fens SAC and is also a SSSI. Regard will also be given to the proximity of
Old Buckenham Fen (SSSI) to the south of Attleborough. Designated sites for biodiversity and
historical designation in Attleborough and the surrounding area can be seen in Map 25.1
„Biodiversity and Historical Designations within the Attleborough and Snetterton Heath Area
Action Plan‟.

25.3 The ASHAAP must ensure that existing habitats and species are protected or enhanced by
avoiding sensitive areas and encouraging appropriate management, and to create new habitats so
that, there is an overall increase in biodiversity and geodiversity.

25.4 The ASHAAP can provide a policy which seeks to avoid and ideally reverse the loss of
sensitive habitats and species, whilst enhancing and protecting existing and future key Biodiversity
and Geodiversity features. Options which will have a direct or indirect impact upon its key
characteristics of important areas designated for biodiversity or geodiversity features would not be
consistent with national policy guidance of the Adopted Core Strategy.
Map 25.1 Biodiversity and Historical Designations within the Attleborough and Snetterton
Heath Area Action Plan (Popup full image)

Question 40

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Biodiversity principles

The following sets out a list of approaches to protecting and enhancing biodiversity and promoting
geodiversity.

Retain existing areas of woodland, hedgerows and trees in the Urban Extension
Improvements in the management of wildlife areas and habitats around Attleborough to
compensate the loss of habitats elsewhere around the town.
Ensuring a network of undeveloped green corridors are protected to enable wildlife to move
around Attleborough, particularly along water courses.
Providing habitats in new development through the careful design and management of open
spaces and building materials and incorporating wildlife features within the built
environment.
Positive management of the Norfolk Valley Fens within the ASHAAP area (notably
Swangey Fen) solely for biodiversity purposes.

Do you agree with the above approaches for protecting and enhancing biodiversity and promoting
geodiversity?

A: Yes I agree with the approaches.

B: No, I do not agree with the approaches listed above. Please provide information as to you
disagree.

C: Are there other principles or approaches which should be investigated?

Question 41

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Additional Green Instructure

Using Map 25.1 „Biodiversity and Historical Designations within the Attleborough and Snetterton
Heath Area Action Plan‟ are there any additional sites which are locally important for nature
conservation because of their biodiversity or geological features which should be included?

A: There are no additional sites which need to be included.

B: There are additional sites which should be protected. Please provide as many details as you can,
including relevant maps showing the location and boundary of the area, details of ownership if
known and details of current land use.

Issue 21

Capacity of the landscape to accommodate new development

25.5 The Breckland District Settlement Fringe Landscape Assessment provides detail on the
landscape of Attleborough‟s settlement edge and their sensitivity to change. The study identities
local landscape character areas surrounding Attleborough including AT1: Attleborough Hall
Tributary Farmland which is broadly located to the north and North West of Attleborough and AT3:
Attleborough East which is broadly located to the east, south east of Attleborough. The study
classifies landscape with moderate sensitivity to change as:

i. Some key features/characteristics that make up the landscape/settlement edge are likely to
be affected by introduction of development on the settlement fringe.
ii. A moderately valued landscape or containing moderately valued or some valued elements.
iii. A landscape in moderate/ good condition whose characteristics or elements make some
positive contribution to wider landscape character.

25.6 Map 25.2 „Landscape Character Assessment for the Attleborough and Snetterton Heath Area
Action Plan area‟ illustrates the context of landscape character types within the ASHAAP which is
predominantly covered by Tributary farmland. Map 25.3 „Attleborough Landscape Character
Sensitivity Area‟ highlights its sensitivity to change.
Map 25.2 Landscape Character Assessment for the Attleborough and Snetterton Heath Area
Action Plan area (Popup full image)
Map 25.3 Attleborough Landscape Character Sensitivity Area (Popup full image)

25.7 The local character of area AT1 is defined by undulating mixed agricultural farmland
interspersed with hedgerows and pasture associated with the tributaries draining in to the river
Thet. The A11 corridor is a prominent component of the character area, circling the northern west
edge of Attleborough, which has influenced landscape quality and features. The minor tributary
watercourses and green lanes are distinctive features of the landscape. Whilst the sensitivity to
change has been identified as moderate overall, this judgement reflects the higher sensitivity of the
more intact landscape to the north of the A11 and the lower sensitivity of the landscape inside the
A11 which is influenced by the infrastructure associated with the A11 and other associated works.

25.8 The study sets out a series of landscape guidelines to maintain and enhance the character of
Attleborough Hall Tributary Farmland:

Ensure sustained tree cover to A11 corridor and within the network of field boundary
hedgerows to the south of the road through active and appropriate arboricultural
management;
Explore opportunities for additional hedgerow tree planting to the south of the A11 to
further reinforce the landscape structure and to enhance habitat connectivity;
Consider replacement of shelterbelt species with native species more appropriate to the
lowland character and scale of the landscape.

25.9 The A11 acts as a visual and physical barrier separating the landscape qualities of tributary
farmland to the north with the woodland planting/attenuation lowland pastoral landscape to the
south.

Question 42

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Protecting landscape quality north and north west of the A11.

There are a number of factors that the landscaping strategy could address. These are listed below:

Measures to maintain the open views northwards from the A11


Reinforcement of field boundary hedgerows to the north of the A11 where these are the
principle natural element
Appropriate landscaping structure along the A11 corridor, in particular tree belts and
hedging which helps tackle the noise and emissions from the road close to residential areas
Enhancement of key gateways.
Addressing lighting and its effects on the night time landscape character of the area at key
junctions north of the A11 at the approaches to Attleborough.

Do you think that the factors listed above should be included within the landscape strategy/

Option A: Yes, I these these factors should be included.

Option B: No, I don't think these factors should be included within the strategy. Please provide
reasons.

Option C: Any additional measures that should be included within the strategy.

25.10 The local landscape character area AT.3 is considered to have a rural, peaceful quality. In
this area, the proximity of Attleborough influences the local character, with occasional views to
large scale development on the edge of the town and the prominent infrastructure related to the
A11.

25.11 Landscape guidelines which are set out for the area AT3: Attleborough East includes:

Conserve the pattern of hedgerows and seek to restore and renew hedgerow boundaries to
form a strong framework for the town;
Conserve and restore orchards where they formed a characteristic feature;
Conserve the pasture and veteran trees which form part of the parkland landscape of
Attleborough Hall. Seek to revert areas of arable land, within the parkland, to pasture;
Conserve and enhance areas of wetland east of Attleborough at Besthorpe Carr and adjacent
pasture fields;
Consider opportunities to enhance recreational access from Attleborough.

25.12 The eastern edge of Attleborough is comprised of modern development, in most part
contained within the railway line and Norwich Road, there are however areas of historic parkland of
Attleborough Hall just north of the A11 and land between the A11 and Norwich Road which was
historically was associated with the Hall, including town pasture and veteran trees - and sensitive to
change. The gateways of the B1077 along Buckenham Road and Norwich Road act as important
entrances in to the town and clusters of small farmsteads, including Village Farm/Church House are
located to the east of the town.

Question 43

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Protecting landscape quality east of the A11

There are a number of factors that the landscaping strategy for the east of the A11 could address.
These are listed below:

Enhancements of the principle gateways along Buckenham Road and Norwich Road.
Conserve and reinforcement of field boundaries and hedgerows to form a strong framework
for the town.
Conservation and enhancement of Attleborough Hall parkland and veteran trees.
Conserve the rural/settlement east of the town at Village Farm/Church House and have
regard to other clusters of small farmsteads to the east of the town.

Do you think that the factors listed above should be included within the landscape strategy.

Option A: Yes, I these these factors should be included.

Option B: No, I don't think these factors should be included within the strategy. Please provide
reasons.

Option C: Any additional measures that should be included within the strategy.
23. An assessment to test whether the proposals and policies contained within a land use plan
could have a significant effect upon any European designated habitat site. Sites covered by
assessment include Special Protection Areas, Special Areas of Conservation and Ramsar
sites. Upon establishing a significant effect the assessment will recommend mitigation
measures. Should mitigation measures not be found and there are no alternative options the
assessment will consider compensatory measures subject to there being imperative reasons
of overriding public interest.

26 Minimising Flood Risk


Issue 22

Managing Surface Water

26.1 The ASHAAP will need to ensure that development will be located in areas at least risk of
flooding in accordance with requirements in the Core Strategy and National Guidance. When
considering possible sites for development in the ASHAAP, sites will be selected in accordance
with the Sequential Test(24) to demonstrate that sites in lower flood risk areas are being considered
before areas at greater risk of flooding.

26.2 There is an area of Flood Zone 3 (high risk of flooding) and Flood Zone 2 (medium risk of
flooding) to the north of Attleborough which is associated with the Attleborough Stream which
flows into the River Thet. Smaller areas of Flood Zone 3 have been identified within the area to the
south of Attleborough. See Map 26.1

26.3 The source of this information is from the Council's Strategic Flood Risk Assessment (SFRA)
(Mott Macdonald 2007). This document was signed off by the Environment Agency in 2007 and is
based from site visits, historical records and advice form local engineers. Given the relative low
levels of flood risk and the lack of need to develop in the small areas of higher risk, it is not
considered necessary to undertake a further more detailed flood risk assessment.
Map 26.1 Flood Rosk Areas within the Attleborough and Snetterton Heath Area Action Plan
(Popup full image)

26.4 There have been some recorded flooding events in the past in and around Attleborough:

Recorded fluvial flood event from Besthorpe Stream.


Attleborough Stream flooded several times due to capacity issues, in particular of the culvert
under Norwich Road.
Houses on the Norwich Road have been flooded up to a depth of 3 ft.
Ditches have also been reported to be blocked.

Question 44

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Non-developable areas.

The Strategic Flood Risk Assessment suggests that development should be avoided in the following
locations, these area listed below;

No development within a 100m corridor adjacent to Besthorpe stream upstream of the


railway line.
No development within 20 metres of Whitehouse Lane Drain.
No development adjacent to the 100m length of Factory Drain 1 closest to Whitehouse Lane
Drain (downstream) as this area will be flooded in the 1% (1 in 100 year) event.
No development within the flood zone of the Attleborough Stream to the northeast of the
site.
No development along a corridor of 30 metres either side of the Industrial Estate IDB Drain.
No development within the flood zone of the stream to the south of the development site.

Do you consider that the ASHAAP should avoid development in these areas?

A. Yes, I agree

B. No. I disagree. Please provide reasons.

26.5 The Water Cycle Study Stage 2 (Scott Wilson 2010) has determined that management of
surface water is key to preventing downstream flood risk as a result of development. Scott Wilson
recommend that design of runoff attenuation (through SuDS design) needs to be built into
developments as part of the master plan and as part of the Environmental Management Plan for
construction for major developments. It is important that all new developments should provide
appropriate sustainable drainage systems (SUDS) for the disposal of surface water so that it is
retained either on-site or within the immediate area, or other water retention and flood storage
measures. SuDS reduce overall run-off volumes leaving the site, control the rate of flow and
improve water quality before it joins any water course or other receiving body.

26.6 The northern extents of the potential development site areas are believed to be underlain by
freely draining soils with the southern extents underlain by slowly permeable soils. There is
potential to use many different SuDS techniques throughout the SuDS management train from
source control on individual housing blocks to area wide control via wet ponds or retention basins

26.7 Delivery of SuDS will be the responsibility of the developer; however the „approving body‟
under the Flood and Water Management Act must approve the SuDS prior to construction. The
approving body is the unitary authority, which for Breckland will be Norfolk County Council.

Question 45
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Surface Water Management Plans (SWMP)

In order to address the issues raised so far in this section, we think that a Surface Water
Management Plan should be submitted as part of any planning application for large scale
development and development within the proposed urban extension.

Do you agree or disagree that we should require Surface Water Management Plans (SWMP) to be
submitted?

A. Agree

B. Disagree

If you disagree, please let us know why. If you have any other comments on this question, please
tell us.

Question 46

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Content of a Surface Water Management Plan (SWMP)

There are a number of factors that a Surface Water Management Plan may include. Potential
approaches area listed below:

Provide details on the Infiltration SuDS methods to be used


Show how the recommendations of the SWMP will be designed and integrated into the
development
Show how recommendations will have recreation, biodiversity and amenity value.
Show any potential effects on biodiversity
Investigate potential to link strategic surface water features such as swales or ponds along
blue corridors where existing streams flow through the site, allowing surface water to be
held back prior to discharge.

Do you consider that the SWMP should include the above approaches.

A. Agree

B. Disagree, please provide reasons for your response.

26.8 The Water Cycle Study Stage 2 (Scott Wilson, 2010) has highlighted that sewer flooding and
Combined Sewer Overflows are an existing concern in several towns in Breckland, including
Attleborough, and that with climate change, capacity will be limited.

Question 47
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Sewer flooding and Combined Sewer Overflows

Do you agree that all new development, including that on brownfield development, should be
served by separate surface water and wastewater drainage so no new development will be permitted
to discharge runoff to foul drainage connections?

A. Agree

B. Disagree. If you disagree, please let us know why. If you have any other comments on this
question, please tell us.

24. As set out in national guidance Planning Policy Statement 25: Development and Flood Risk

27 Increasing the Provision of Green Spaces


Issue 23

Protect, expand and enhance Open Space provision in Attleborough and surrounding area.

27.1 It is important to ensure that those living and working in Attleborough and the surrounding
area have easy access to open spaces and recreation facilities which can heal people lead to healthy
lifestyles and a better quality life for both adults and children. The Breckland Council Open Space
Assessment (2007) identified a shortfall in the provision of open space; in particular of outdoor
sports fields and children‟s play space for recreational and sport provision in Attleborough.

27.2 Furthermore, Natural England believes that natural and semi natural green space is important
and that people should have easy access to them. Natural England's Accessible Natural Greenspace
Standard (ANGSt) provides a set of benchmarks for ensuring access to places near to where people
live and evidence within the Open Space Assessment (2007) suggests that there is a particular
shortage of natural or semi natural green space within or near Attleborough.

27.3 There is currently a significant quantum of amenity green space which results from
development of housing estates and community areas, however it is clear that there is a shortage of
semi or natural green space as well as children's play and outdoor sports facilities in the town. New
development is not obliged to remedy existing shortfalls in open space, however the provision of
new open space as part of new growth is likely to have wider community benefit.

Areas of existing Open Space are illustrated in Map 27.1 ‘Existing Open Space within
Attleborough’

A. Knevet Close - Amenity J. Key Tree Road - Amenity S. Birch Close - Amenity
Green Space. Green Space. Green Space.
B. Cygnet Close - Amenity K. Queens Square - Amenity T. Plantation Close - Children's
Green Space. Green Space. Play.
C. Lomond Road - Amenity L. Wayland Court - Amenity U. Halford Road - Amenity
Green Space. Green Space. Green Space.
D. Thieves Lane - Outdoor M. Escourt Road - Amenity V. Rear of Halford Road -
Sports Facilities Green Space. Amenity Green Space.
N. Norfolk Drive - Amenity
E. Attleborough Cemetery. W. Gaymers Sports Ground.
Green Space.
O. Ash Tree Close -
F. Queens Road Allotments. X. Connaught Bowls Club.
Allotments.
G. South of Queens Close - P. Blackthorn Road (SE) -
Children's Play. Amenity Green Space.
H. South of Queens Close - Q. Blackthorn Road (W) -
Amenity Green Space. Amenity Green Space.
R. Cedar Drive - Outdoor
I. St Mary's Church.
Sports Facilities.
Map 27.1 Existing Open Space within Attleborough (Popup full image)

Issue 24

Issue: shortage of Green Infrastructure.

27.4 Map Map 27.2 „Proposed Strategic Open Space within Attleborough including Burial Land‟
shows areas around Attleborough with the potential for use as Green Infrastructure – i.e. areas
which could be enhanced and managed in a way to provide benefits to biodiversity and people. The
provision of improved linkages between existing and proposed green infrastructure resources is key
to encouraging biodiversity corridors and habitats. Footpaths, cycleways and pathways can also
double as biodiversity corridors.

27.5 The potential sites are described below:


Site 1: Land south of Norwich Road at the junction with New Road. This area has been
allocated for open space since 1973. The site is currently a small arable field bounded on
two sides by housing development. It provides an opportunity to provide open space
(amenity and children's play) in a part of Attleborough which has limited access to green
areas.
Sites 2 and 3: Land to the north of the A11. This is high quality land with a high level of
sensitivity to change. It is interspersed with a mix of small scale wetland elements including
wet woodland and meadow. Areas north of the A11 is not recommended for built
development given is sensitive character.
Site 4: Land north of the B1077 and south of the A11. This area of land is used to form part
of the land associated with Attleborough Hall (prior to the construction of he A11). This
area lies in close proximity to the A11 and is not considered the most suitable for future
development. The high school and cemetery also lie in close proximity. This area may be
suitable for the extension of the school and/or cemetery.
Site 5: Land at Leys Lane and Slough Lane. Site 5 is an area in a mix of uses. Land to the
west of Leys Lane is an area of wet woodland which could form a valuable green lung to the
south of Attleborough. The area experiences localised flooding and is part of a network of
valley woodlands. The site could be managed primarily for biodiversity. The land north of
Slough Lane is immediately south of the Gaymers Playing Field and provides an
opportunity to extend this site, including allotment and community orchard uses.
Site 6: Land south east of Attleborough known as Burgh Common. Part of this area is
currently being actively managed for informal use for dog walking and recreation.

Question 48

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Creation of Green Infrastructure

Using Map 27.2 „Proposed Strategic Open Space within Attleborough including Burial Land‟ which
of the following sites do you think would be suitable for green infrastructure?

Site 1: Land south of Norwich Road adjacent to Haverscroft Industrial Way

Site 2: Land to the west of the A11 near Workhouse Common

Site 3: Land to the north of the A11

Site 4: Land south of the A11 along Norwich Road

Site 5: Land south of Gaymers Sports Ground

Site 6: Burgh Common

Are there any other locations within Attleborough where you would like to see natural green
space/Green Infrastructure provided? Please give as much detail as you can.
Map 27.2 Proposed Strategic Open Space within Attleborough including Burial Land (Popup
full image)

Issue 25

Shortage of outdoor sports field and children’s play space.


Question 49

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Creation of Outdoor Sports Field and Children's Play Space

Do you think that land to the south of Norwich Road adjacent to Haverscroft Industrial Way (Site 1)
and/or land to the south of Gaymers Sports Ground (Site 5) as illustrated on Map 27.2 „Proposed
Strategic Open Space within Attleborough including Burial Land‟ should be designated as open
space for outdoor sports or children‟s play?

Option 1: Land to the south of Norwich Road adjacent to Haverscroft Industrial Way. (Labelled site
1 on map)

Option 2: Land to the south of Gaymers Sports Ground (Labelled site 5 on map)

Option 3: Any additional sites which you consider should be included. Please provide details of the
sites location, and reasons.

Issue 26

Contributions towards provision off site.

27.6 Requirements for different types of open space in Attleborough, which are identified in the
infrastructure study (EDAW 2009) as essential if Attleborough‟s growth is to be achieved in a
timely and sustainable manner, are set out in Table 27.1 „ Open Space Requirements for
Attleborough‟ below.

27.7 A Local Area for Play (LAP) is a small area of unsupervised open space specifically designed
for younger children, mainly between the ages of 4-6 years of age. The area should be appropriate
for low-key games; flat and level with grass surfacing. A guard rail, fence or shrubbery should be
used as a safety buffer zone to protect against road related accidents.

27.8 Local Equipped Area for Play (LEAP) is an unsupervised area equipped for children of early
school age and within five minutes walking time of home. The area should be appropriate for the
ages of 4-8 years of age, although consideration should be given to younger supervised children.
LEAP‟s should offer at least 5 types of play function and should have seating for accompanying
adults.

27.9 Neighbourhood Equipped Area for Play (NEAP) is an unsupervised site servicing a substantial
residential area. This area should be equipped for older children, age‟s 8-14 years. It should have
provision for slightly younger children. NEAP‟s should be located within 15 minutes walking time
from home. The size of the play area should accommodate 8 differing types of play equipment
providing challenges and enjoyment appropriate to the age group. Seating for accompanying adults
and teenager meeting areas should also be catered for.

Table 27.1 Open Space Requirements for Attleborough


Open Space Requirements for Attleborough
14 ha Outdoor Sports Space
16 x Local Equipped Area for Play (LEAPs)
2.2 ha Allotments
23 x Local Area for Play (LAPs)
3 x Neighbourhood Equipped Area for Play (NEAPs)

(Source: EDAW, 2009 in Breckland District-Wide, Infrastructure needs, funding and delivery
study, February 2009)

27.10 The total costs of meeting the Core Strategy targets for open space in Attleborough are
£8,290,000. No public funding sources have been identified for meeting these requirements
however all new residential development is expected to provide a contribution towards outdoor
playing space through developer contributions. These open spaces will need to be provided
throughout Attleborough to meet the council‟s accessibility standards and address any localised
shortages. The detailed requirements for open playing space contributions are set out in the Core
Strategy under Policy DC11 Open Space.

27.11 Where it is not possible to make on-site provision, financial contributions for improvements
to local facilities elsewhere in the locality will be required. These contributions could also be used
to deliver the new open spaces identified in Map 27.2 „Proposed Strategic Open Space within
Attleborough including Burial Land‟ to meet localised need. If feasible, it may also be possible to
pool off site contributions towards the creation of one new large open space in Attleborough, such
as a Country Park (i.e. a large multi-functional area of open space containing different types of open
space). The creation of any new large new open space would need to be provided alongside the
open space requirements identified above.

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Developer contribution (for open space)

Where developer contributions are justified for off-site open space provision, how should these be
prioritised?

A. I consider that developer contributions should be prioritised for improvements to existing


facilities.

B. I consider that developer contributions should be prioritised to deliver a large number of smaller
spaces to meet localised need (as set out in Table 27.1).

C. I consider that developer contributions should be prioritised towards the creation of one new
large green space, such as a Country Park.

Issue 27
Requirement for new burial land.

27.12 Latest information from Attleborough Town Council indicates that it has less than 2 years of
burial land remaining. No detailed assessment has yet been undertaken on suitable locations for
new provision but it is unlikely that the existing site off Queens Road can be easily extended. As a
short term measure the Town Council is looking to extend the existing site into The Dell subject to
survey results. If approved this will however be a stopgap measure prior to a more strategic
solution being identified in the ASHAAP.

27.13 At this early stage and without suitable evidence on ground conditions it is difficult to
consult on proposed locations as this may raise expectations for sites/options which ultimately
cannot be delivered. However, it is possible to gauge the views of the public on broad locations for
future cemetery provision. Issues to consider when identifying a new cemetery site are as follows;

Water levels;
Access;
Contamination;
Existing pipeline services

Question 51

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Broad location for burial land.

Which approach do you support for the future broad location of new Burial Land (if the ground
conditions were determined to be suitable)? You can support more than 1 option.

Option 1: Land north of the A11 towards Great Ellingham

Option 2: Land south of the railway towards Old Buckenham

Option 3: A shared facility for Attleborough and Besthorpe

Option 4: It should be located to be part of a wider green area for the town with other uses (ie
allotments)

Option 5: It should be located so as to be a remote/secluded area for peace and contemplation

Option 6: It should be located within easy walking distance of existing homes and public transport
routes

Option 7: If you think that other areas would be more suitable for burial land, please provide details
of your preferred site, including a location map and give reasons for your answer.

Issue 28
Allotment Provision

27.14 Allotments provide the opportunity for residents to grow their own vegetables, fruit and
flowers, and are especially valuable to those people who only have a small garden. They are
provided for only a few pounds rental per year and offer a cheap source of food, plus an excellent
contribution to a healthy lifestyle and boosting local biodiversity. The importance of a good diet to
health, physical and mental, has been well documented. Allotments also have the potential to boost
local biodiversity and green infrastructure networks. Food production in the UK is also a huge
contributor to carbon dioxide emissions, so growing local food on allotments is an excellent way to
cut back carbon emissions.

27.15 There are currently 33 allotments in Attleborough spread over 2 sites – Chapel Road and
Queen‟s Road. There are 50 people/groups on the waiting list – this amount increases each year.
There are no vacant plots in Attleborough. The cost of an allotment is around £20 per calendar
year and a water tap is provided on each site. Given the current shortage of allotments and the
growing interest in growing food the ASHAAP is the appropriate planning document to identify
additional allotment land. Your answers to the following questions will help us plan for the most
appropriate amount of land.

Question 52

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Allotments.

How many allotments should we plan for? Choose one option.

Number of full Total area (Ha) Total number of


Area per 500 dwellings
allotment plots for the 4,000 full plots to serve
(Ha)
per 500 dwellings dwellings 4,000 dwellings
Option
0.25 10 2 80
1
Option
0.375 15 3 120
2
Option
0.5 20 4 160
3
Option
0.625 25 5 200
4
Option
0.75 30 6 240
5

Please tell us any comments you have.

(Note, this uses the figures in the Thetford Area Action Plan as a basis: 0.5Ha delivers 20 full plots
or 40 half plots)
Question 53

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Allotments

There are a number of factors the allotments policy will need to include, these are noted below;

Located on land which is suitable for the growing of crops or is made suitable prior to
occupation (in terms of drainage, contamination and landscaping for example)
Is well related to existing residential areas
Is secure
Has good access by foot and cycle
Has suitable provision for vehicle parking
Has suitable provision for cycle parking
Contributes to a linked network of open spaces or green corridors
Avoids archaeologically sensitive sites.
Has water provided

In addition to these factors there are additional options which the policy could consider? Please
provide responses for the following options:

Option A: Allotments are provided within one large block.

Option B: Allotments are spread out around the urban extension - perhaps within 2-3 sites.

Option C: Allotments are provided all at once.

Option D: The provision of allotments is phased over the plan period.

Option E: The allotments form part of a green buffer between Attleborough and the surrounding
villages.

28 Requiring High Standards of Design


Issue 29

Approach to design

28.1 The ASHAAP needs to allocate sites for development for at least 4,000 new houses
emphasising the need for new development to be designed and built to a high standard in
accordance with the Core Strategy. In assessing any proposed development it requires
consideration to be given to the following design principles; local character, public realm,
connectivity, adaptability, diversity, crime prevention, form and character, density, height, massing
and scale, layout, siting and grouping, landscaping, boundary treatments and enclosure, building
detailing and materials.
28.2 It is possible to use tools and techniques, such as detailed design coding alongside urban
design guidelines to provide detailed design guidance for Attleborough. A design code is defined in
national guidance as:

A set of illustrated design rules and requirements which instruct and may advise on the physical
development of a site or area. The graphic and written components of the code are detailed and
precise, and build upon a design vision such as a masterplan or other design and development
framework for a site or area.

(Source: Annex B to Planning Policy Statement 3: Housing (Communities and Local Government,
2006)

28.3 Alternatively, it could be possible to develop a set of design principles to guide development in
Attleborough. Design principles could apply either to Attleborough as a whole or they could be
developed for particular character areas to take account of building heights, character, scale etc.

Question 54

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Approach to design

Which approach from the following do you most support to guide development in Attleborough?

A. Rely on guidance in the Core Strategy to guide development in Attleborough.

B. Develop detailed design standards to manage development in Attleborough.

C. Develop a set of design principles to guide development in Attleborough. This could apply to
either Attleborough as a whole or they could be developed for particular character areas within
Attleborough.

29 Protecting Areas of Particular Historic Importance


Issue 30

Impact of development on the historic environment and heritage assets of Attleborough.

29.1 Within the area covered by the ASHAAP, there are 7 Scheduled Monuments and 49 Listed
Buildings of which 32 are located in Attleborough town itself. The town centre gained
Conservation Area status in 1975. There has been no formal review of this area since its
designation. Whilst Attleborough has not been subject to any grant scheme to enhance the historic
environment or heritage assets, the character and appearance of the market town, in particular the
core Conservation Area appears to be in good condition. However, in light of the level of planned
growth for the town, this provides the opportunity to ensure that appropriate policy measures are in
place to reflect the new PPS5 – „Planning for the Historic Environment‟ which requires Local
Authorities to take in to account the desirability of new development making a positive contribution
to the local character and local distinctiveness of the historic environment, and to ensure that
development which affects the significance or setting of the heritage asset will be subject to a
comprehensive assessment. The conservation area including central listed building are illustrated
on map Map 29.1 „Attleborough's Town Centre Listed Buildings and Conservation Area‟ and wider
heritage assets are illustrated on Map 25.1 „Biodiversity and Historical Designations within the
Attleborough and Snetterton Heath Area Action Plan‟.

29.2 Settlement in Attleborough occupies the centre of the Parish between the A11 (the main
Norwich to London road) and the Norwich to Ely railway line. The A11 passed through the centre
of the town until a bypass was built in 1985 and enhancements to the A11 via Queens Road
provides accessibility to the A11 via the north of the town. The B1077 Diss to Watton road still
follows a one way system around the town centre. It will be necessary to ensure that traffic from
future development is managed in such a way so as not to have a detrimental effect on the historic
environment.

29.3 The extent of the ASHAAP boundary includes surrounding Parishes of Besthorpe and
Snetterton and smaller hamlets of West Carr, Fiddlers Green, and Burgh Common. Snetterton
Heath employment area is part of a site which was home to a large airfield that was used by the
USAAF 96th Bombardment Group. Several of the runways remain along with a single hangar,
Romney huts and a water tower. However, nowadays the airfield is better known as a motorcar
racetrack and employment site. Similarly to the south of Attleborough, around Bunns Bank and
Burgh Common there are historical links to the airfield at Old Buckenham with Romney Huts and
remains of concrete aprons and tracks.

29.4 In order to manage change of the historic environment, which can include up to the twenty first
century, the Local Authority could implement a number of measures through a policy approach in
the ASHAAP.
Map 29.1 Attleborough's Town Centre Listed Buildings and Conservation Area (Popup full
image)

Question 55

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Managing change within the historic environment

A Conservation Area Appraisal (CAA) would describe, define and analyse the special character and
appearance of the area and assess its current condition. It could identify the pressures evident today,
recommend any changes that should be made to the area in order to protect and/or enhance the
historic environment, in particular as a result of Attleborough planned growth .

Should the Local Authority undertake a Conservation Area Appraisal (CAA) for Attleborough?

A). Yes (please see next question)

B). No (please go to question 58)

Question 56

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There are a number of approaches a conservation area appraisal could take. These are listed below:

Identify pressures created by the mix of uses in different areas and the impact of traffic
movement and identify measures to relieve these pressures and manage conflict. This will
consider the ability of streets and spaces to continue to adapt over time to serve the needs of
today.
Identify areas, which will be subject to specific controls over development (e.g. Article 4
directions). This may be necessary to control incremental change.
Policies to provide criteria for specific development issues such as shop fronts.
Identify buildings and structures suitable for protection through listing or a local list.
Identify „buildings at risk‟ and promote solutions.
Produce site-specific development briefs to guide new development in conservation areas.
Review the Conservation Area boundary.

Do you consider that the approaches listed above should be included within the appraisal?

A. Agree

B. Disagree

C. Any other factors which you consider should be included. Please provide details.

29.5 The Norfolk Historic Environment Record provides a record of all areas of known
archaeological activity, sites, finds, cropmarks, earthworks, industrial remains, defensive structures
and historic buildings in the county. The record is held on a computerised, searchable database with
integrated digital mapping. Alongside this are further, more detailed, paper records for many of the
sites. These records are used for education, landscape management, local history, monument
protection, planning advice and research, and are open to all by appointment

Question 57

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Heritage environment record

Should the Local Authority assess the Heritage Environment Record (HER) within the boundary
confines of the ASHAAP to provide a mapping assessment with a written analysis with supporting
text and mapping of the historic environment to front load the planning process prior to
development of particular strategic areas?

Question 58

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Other protection measures for the historic environment

Any other suggestions on how to consider the monitor Attleborough Historic Environment?

29.6 Feedback on options relating to Attleborough‟s design and built and historic environment will
feed into the strategic masterplan which is progressing concurrently for the growth and change of
Attleborough. This masterplan will seek to ensure that the nature and character of the rural market
town and its role as a rural centre is maintained whilst protecting the rurality of the surrounding
areas.

30 Meeting Snetterton Heath's Reqirements for Employment


Land Expansion
Issue 31

Meeting Snetterton Heath’s employment land requirements.

30.1 Snetterton Heath is identified as a strategic employment site approximately 5 miles south of
Attleborough on the A11. The employment site is split between the Parishes of Snetterton and
Quidenham and has developed from the former technical area of the WWII airfield and presently
the employment area covers approximately 63 hectares (155 acres). In addition to the identified
employment area, a large part of the former airfield is used for the world famous Snetterton racing
circuit which accommodates a number of prestigious car and motorcycle events. Additionally,
there is also a Sunday Market at Snetterton, the majority of which is outside of the employment
area. Recent planning permissions at Snetterton include proposals from Motorsport Vision (the
owners of the Racing Circuit) for a hotel, premium car sales and other facilities to support the
circuit. More recently Breckland Council has granted planning permission on the Sunday Market
site for a Model Toy Expo, sales and reconfigured market site.

30.2 These recent permissions signal an intent to enhance the outlook and offer at Snetterton Heath
in a way which compliments the Council‟s REV (Rural Enterprise Valley) programme, which
promotes motor sport related economic growth and associated advanced engineering in the District
and elsewhere on the A11 in Norfolk. The REV programme identifies Snetterton Heath
employment site as an instrumental cog in the economic strategy for District.

30.3 Snetterton Heath presently accommodates a range of manufacturing, engineering and storage
and distribution businesses. As of April 2009, there were approximately 50 businesses at Snetterton
Heath and there is evidence of an active commercial property market.

30.4 The Core Strategy identifies Snetterton Heath as a key employment location in the District.
Snetterton Heath is one of only three Strategic Employment sites in Breckland identified in the
Norfolk Employment Growth Study (2006). Given the advantages offered by the presence of an
existing racing circuit on the site, the Core Strategy recognises that Snetterton has an integral role in
the REV programme,

30.5 The outgoing Breckland Local Plan (1999) allocated 62.84 hectares of land at Snetterton Heath
for employment purposes, 29.78 hectares of which has now been built out primarily for light
industrial and warehousing/distribution uses. As required by the Core Strategy, the ASHAAP needs
to plan for the creation of between 500 and 1,500 new jobs at Snetterton Heath by 2021. To achieve
this, the Core Strategy specifies that in addition to retaining the residual 33.06 hectares of
employment land designated by the Local Plan, the ASHAAP should allocate an additional 20
hectares of employment land at Snetterton Heath to facilitate the development of a motorsport
related cluster and deliver additional road and rail warehousing and distribution uses. These sites
would only be brought forward in the medium to long term (post 2016) once existing employment
land allocations have been taken up and electricity capacity constraints have been overcome.

30.6 When selecting sites for employment land, consideration must be given to national guidance
which includes making the most efficient and effective use of land and prioritising previously
developed land for re-use, reflecting the requirements for different businesses, access and proximity
to markets and the locally available workforce. In addition, consideration must also be given to the
need to protect natural environment assets in proximity to Snetterton Heath.

30.7 Although there is a significant amount of previously developed land at Snetterton Heath,
harnessing the full economic potential of this strategic employment site is likely to require some
development on greenfield land.

30.8 Map 30.1 „Existing and Proposed Employment Sites‟ provides details of the sites that could
be used to meet the requirement to identify an additional 20 hectares of employment land at
Snetterton Heath. Inclusion in this Issues and Options report does not mean that the sites will
definitely be allocated for employment development. Likewise, sites that are not included at this
stage are not precluded from being allocated in the final document and we would welcome
suggestions for other options to deliver the employment growth at Snetterton Heath.
Map 30.1 Existing and Proposed Employment Sites (Popup full image)

30.9 Table 30.1 „ Options for Employment Allocations‟ at Snetterton Heath illustrates a range of
potential sites that could, either wholly or in part, deliver the amount of new employment land
needed, as well as their size and ownership.

Table 30.1 Options for Employment Allocations


Site Size (ha) Ownership Issues for consideration
Greenfield site which would form an extension to the
Bernard Matthews northern part of the employment area (north of the A11
A 5.14
Food Ltd Trunk Road), but is of insufficient scale on its own to meet
the full land requirement.
The northern extent of the site includes mixed range of
employment including some agri-businesses.

Area could be developed with a stronger focus towards


general industrial development at Chalk Lane.
Greenfield site which would form an extension to the
northern part of the employment area (north of the A11
Trunk Road), but is of insufficient scale on its own to meet
the full land requirement.

International League
The northern extent of the site includes mixed range of
B 6.73 for the Protection of
employment including some agri-businesses.
Horses (ILPH)

Area could be developed with a stronger focus towards


general industrial development at Chalk Lane.
Greenfield site which would form an extension to the
existing employment development to the northern part of
the employment area (north of the A11 Trunk Road).

The full area of the site put forward to the Council is in


excess of the land area that would need to be allocated and
as such, only part would be required.

C 34.68 Pearn Wyatt & Sons


The northern extent of the site includes mixed range of
employment including some agri-businesses.

Area could be developed with a stronger focus towards


general industrial development at Chalk Lane.
The site has very limited screening and if part of the site
were to be allocated, then suitable structural landscaping is
likely to be required.
Brownfield site to the southern part of the site (south of the
A11 Trunk Road) which is in proximity to the existing
market, motor racing circuit and the MotorSport Vision
proposal.
D 14.63 Cliffsky Ltd
The site has a closer relationship to the circuit which could
provide the potential for a more clearly defined character to
this part of the site, and in particular, focusing on
motorsport-related activities.

Question 59

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Location of new employment sites: Snetterton

Using Map 30.1 „Existing and Proposed Employment Sites‟, which do you think are the most
appropriate locations for further employment development in Snetterton Heath?

Option A: Extension to south-western part of the site, south of the Sunday Market (Site D) plus a
portion of one other site.

Option B: Extension to north of A11 (Site A and Site B).

Option C: Extension to the west of A11 (part of Site C).

Option D: An equal distribution of land release between north and south of the site (10ha north and
10ha south).

Option E: If you consider that none of the above locations are suitable, please give your reasons, If
possible please suggest alternative sites and include maps where appropriate.

31 Improving Public Transport Connetions from Snetterton


Heath to Attleborough
Issue 32

Public transport connections to Attleborough and the wider Norwich area

31.1 Snetterton Heath‟s proximity to the A11 provides good levels of accessibility to Attleborough
and the wider Norwich area. However, there are at present limited public transport links to the
employment area and, as a result, Snetterton Heath is relatively inaccessible for people who do not
own a car. Snetterton Heath has the potential to become a sustainable employment destination. Bus
loops are already in place at the A11 junction and the southern part of the site is close to Eccles
Road Station. Breckland Council considers that it is imperative to link public transport
improvements in Attleborough to Snetterton Heath, particularly extending any circular
Attleborough Town bus service to Snetterton (which is less than 10 minutes drive away).

31.2 Consequently, without the implementation of measures to improve accessibility by a choice of


means of transport, the proposed level of employment development at Snetterton Heath could result
in worsening congestion, air quality and carbon emissions to the detriment of the environmental
objectives of the plan. The ASHAAP must therefore set out options to improve accessibility to
Snetterton Heath by a choice of modes of travel.

31.3 Snetterton Heath is located approximately 800 metres from the Eccles Road railway station.
Some rail services to Eccles Road station are available from Norwich, Cambridge and
Peterborough, however a full commuter rail service is not currently in place. Further stopping
services from Norwich, Cambridge and Peterborough could be put in place during the plan period to
provide opportunities to access the area by rail, but this will be dependant on discussions with rail
operators. The physical connections between Eccles Road station and Snetterton Heath could also
be enhanced to encourage the use of rail to access the site.

31.4 Map 31.1 „Eccles Road Station in relation to Snetterton Heath‟ illustrates the location of
Eccles Road station and the railhead in relation to Snetterton Heath is provided below.
Map 31.1 Eccles Road Station in relation to Snetterton Heath (Popup full image)

31.5 Further options for improving the accessibility of Snetterton Heath from Attleborough include
the enhancement/re-routing of existing bus services or the provision of measure to encourage
cycling, including the provision of dedicated bicycle lanes. Both of these options are consistent
with the priorities of the Norfolk Local Transport Plan which promotes better access to jobs and
services by public transport, walking and cycling in order to reduce social exclusion and congestion
and improve air quality.

31.6 The Council will explore the potential of a tariff approach to assist in funding necessary
enhancements to transport infrastructure.

Question 60

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Public transport connections: Snetterton

What measures should be taken to improve the accessibility of Snetterton Heath by more
sustainable modes of transport?

Option A. Improve the physical connections between Eccles Road station and Snetterton for
pedestrians and cyclists.

Option B. Enhance/re-route existing bus services (please specify which bus routes you feel should
be enhanced between Attleborough and Snetterton Heath).

Option C. Provision of measures to encourage walking and cycling (please specify how you
consider pedestrian and cycling routes should be enhanced).

Option D. Any other options (e.g. Lift share)?

32 Improving Sustainable Freight Movement


Issue 33

Sustainable freight movement.

32.1 Snetterton Heath presently provides a range of manufacturing, engineering and storage and
distribution industries. The Core Strategy specifies that the future development that will take place
at Snetterton Heath will include the continued development of road and rail warehousing and
distribution uses.

32.2 In order to minimise the impact of this development on congestion, air quality and carbon
emissions, the ASHAAP seeks to improve sustainable freight movement. This could potentially be
achieved by upgrading the existing railhead at Snetterton from the main Norwich to Cambridge line
to support the use of rail to transport freight.

32.3 Snetterton Heath presently contains a transhipment centre which enables deliveries to be
transferred from large to small vehicles prior to entering nearby town centres, which can have a
positive impact on the local road network and local environment quality. There may be potential to
expand this transhipment function at Snetterton Heath in order to minimise the impact of the
development at Attleborough on congestion, air quality and carbon emissions.
Question 61

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Sustainable freight movement: Snetterton Heath

What measures should be taken to minimise the impact of freight movement on the local
environment?

Option A: Support the expansion of the existing transhipment function to facilitate wider freight
consolidation to Attleborough, Wymondham and Norwich

Option B:Upgrade the existing railhead at Snetterton to enable freight to be transported by rail.

Option C: If you do not support either of these approaches please provide reasons and, if possible,
suggest alternative measures that can be taken to reduce the impact of freight movement on the
local road network.

33 Overcoming Contraints in the Electricity Supply Network


Issue 34

Issue: overcoming constraints - the electricity supply network

33.1 A survey of motorsport and advanced engineering companies(25) found that access to power
was the most important issue that they would take into consideration when looking at new sites to
locate. Electricity supply is an existing problem in Snetterton and development on a larger scale will
serve to make this more acute. As a consequence, ensuring energy constraints are overcome is
regarded as a prerequisite if Snetterton Heath is to make a key contribution to the Rural Enterprise
Valley project and the local economy.

33.2 The AAP must therefore incorporate measures to ensure that this issue is resolved. The peak
power demand in Snetterton will be very dependent upon the type of development at the site and
how much of the area is developed. Accordingly, it is estimated that total demand in 2026 could
vary anywhere between 4.6MW and 22MW . However, based on the type of development as set
out in the Core Strategy, this is likely to be around 18-22 MVA(26).

33.3 The A11 Energy Study (IT Power 2010) concludes that technical solutions to resolving power
supply issues at Snetterton Heath can be developed. Breckland district biomass resource aside, the
potential for renewable energy development in Snetterton appears rather limited (27). It is however
noted that there is a greater potential for other on-site heat and electricity generation measures,
including biomass or gas controlled heat and power (CHP).

33.4 Whether this increased demand is met through the upgrading of the existing network or
through the provision of on-site power generation source will depend to a large extent on the level
of demand. It will however be essential to ensure that this infrastructure is delivered in a co-
ordinated manner. The Council will work with electricity supply companies to explore the options
for meeting Snetterton Heath‟s energy requirements and ensure they are met in a well-planned, co-
ordinated manner. It is therefore important that there is certainty over when improvements will be
delivered and by whom.

33.5 Snetterton Heath does not have any gas supplies at present. Future gas demand at Snetterton
Heath is uncertain. Nevertheless, it is estimated that gas could be supplied to the site at moderate
volumes within about 1.5 years and at larger levels in approximately 2.5 years(28).

33.6 Some Energy Service Companies (ESCO) have shown an interest in investing in the Snetterton
Heath area. Nevertheless, developer obligations / tariffs are likely to be used to fund the necessary
electricity and gas supply infrastructure. There is also the potential for a private solution to develop
a 'private wires' electricity network specifically for Snetterton Heath businesses. However, there are
no further alternative options identified for the provision of this infrastructure at this stage in the
production of the ASHAAP.

Question 62

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Electricity supply

What measures should be taken to overcome the electrical supply constraint and ensure delivery of
jobs at Snetterton Heath?

A. Development of an ESCO (either a Public or private intervention) with costs recouped from
future charging/tariffs on new development for energy supplied to customers.
B. Private sector solution (i.e leave it to the market) to develop a 'Private wires' electricity
network.

33.7 The Breckland Core Strategy Monitoring and Implementation Framework indicates that if an
energy solution for Snetterton Heath is not deliverable, then the ASHAAP would redistribute the 20
hectares currently proposed for Snetterton Heath to Attleborough to ensure delivery of jobs within
the ASHAAP boundary.

33.8 It should also be noted that the above is a separate specific question relating to Snetterton
Heath energy supply, however there are also a range of other more general questions on energy in
Section 22 of this document for comment.

25. Rural Enterprise Valley – Phase 1 Business Plan. Breckland District Council, 20th February
2006
26. Estimate made in the A11 Energy Study (IT Power September 2008) undertaken by IT
Power on behalf of Breckland District Council.
27. A11 Energy Study Stage 2: Attleborough & Snetterton (May 2010) undertaken by IT Power
on behalf of Breckland District Council.
28. A11 Energy Study (September 2008) undertaken by IT Power on behalf of Breckland
District Council.
34 Protecting and Enhancing Sites of Local & Strategic
Importance
34.1 This section considers in more detail how the planned growth at Snetterton Heath will impact
on particular aspects of the natural environment. There are a number of environmental assets in
proximity to Snetterton Heath and evidence to date has suggested that harnessing the economic
potential of Snetterton Heath is likely to necessitate some development on greenfield sites.
Consequently, the ASHAAP will need to ensure that development at Snetterton Heath is delivered
sustainably and that the impact on these assets is minimised.

Issue 35

Enhancing biodiversity and geodiversity.

34.2 The Core Strategy protects sites which are important in terms of their biodiversity and
geological features. There are a number of sites near to Snetterton Heath which are designated for
their nature conservation value as illustrated in Map 25.1 „Biodiversity and Historical Designations
within the Attleborough and Snetterton Heath Area Action Plan‟.

34.3 One site located just to the south of Snetterton Heath, Eccles Wood, is protected for its nature
conservation value and designated as a County Wildlife Site (CWS). East Harling Common Site of
Special Scientific Interest (SSSI) is located to the south west of Snetterton Heath on the opposite
side of the Cambridge – Norwich railway line. Two miles to the north-east of Snetterton Heath is
Swangey Fen Special Area of Conservation (SAC) which is protected under European legislation
for its flora and fauna value as one of a handful of Norfolk valley fens. The impacts of
development at Snetterton Heath on Swangey Fen will be considered through a separate process,
often referred to as the “Appropriate Assessment”, which forms part of the Habitats Regulation
Assessment process.

Question 63

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Biodiversity and geological protection

Do you consider that there are any additional sites in Snetterton Heath which are locally important
for nature conservation i.e. in need of protection because of their biodiversity or geological
features?

Option A: If you consider that additional sites should be protected, please provide as many details
as you can, including a sketch map showing the location and boundary of the area, details of
ownership if known and details of current land use.

Issue 36

Protecting landscape quality


34.4 The Breckland Landscape Character Assessment (LUC May 2007) provides detail on the
landscape surrounding the Snetterton Heath site and its sensitivity to change. The study concludes
that the Snetterton Heath Plateau is a large scale arable landscape with varying levels of enclosure
due to the variable intactness of field boundary hedgerows and the presence of localised blocks of
woodland cover.

34.5 Due to the low density, nucleated settlement pattern and the narrow rural road network, the
study asserts that the Snetterton Heath Plateau is characterised by an essentially peaceful, rural
quality. However, it is noted that this rural quality is interrupted in a number of locations, including
at Snetterton Heath and the A11 due to the development that has taken place.

34.6 The study sets out a series of landscape guidelines to maintain and enhance the character of the
Snetterton Heath Plateau. These include:

Explore opportunities for the reinforcement of existing field boundary hedgerows and for
the planting of new hedgerows of an appropriate and species rich native mix;
Seek opportunities for enhancement of woodland, and creation of heathland and grassland to
fulfil EcoNet objectives;
Explore opportunities for the creation of set aside/grassland margins to crop fields, to
enhance biodiversity;
Ensure that any new woodland planting does not detract from the overall open character of
the plateau;
Retain the remaining areas of historic field pattern associated with parliamentary enclosure
which create a sense of historical and visual variety;
Protect archaeological features/ historic sites and their setting; and
Maintain the drainage network associated with areas of fenland encouraging improved
ecological diversity.

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Protecting landscape quality

There are a number of factors which could be taken into consideration within the landscaping
strategy:

Option A: The reinforcement of existing field boundaries with native species and the creation of
new woodland and grassland areas with the primary objective of the strategy to focus on
biodiversity.

Option B: A minimal landscaping strategy (Woodland planting kept to a minimum ) so as to


maintain the open, exposed plateau character and to ensure that new development is visible from the
A11. The primary objective would be to reinforce a sense of character that you are in a strategic
employment zone and maintain recent historical landscape (i.e. open airfield location).

Option C: Strategic tree planting to enclose the site from the wider landscape and screen the site
from the A11 and vice versa with the primary objective of concealing Snetterton.
Option D: If you consider that there are additional measures that should be contained within a
landscape strategy for the Snetterton Heath area, please provide details.

34.7 The land surrounding Snetterton Heath contains a number of assets, including some Grade 2
and Grade 3 agricultural land. These are displayed in Map 34.1 „Agricultural Land Grade
Classification in Snetterton Heath‟. The AAP will protect the best and most versatile agricultural
land at Snetterton Heath from development.
Map 34.1 Agricultural Land Grade Classification in Snetterton Heath (Popup full image)

35 Built and Historic Environment


Issue 37

Built and historic environment


35.1 New development in Snetterton Heath should preserve and, if possible, enhance the character,
appearance and setting of nearby historic assets. In particular, there is a Scheduled Monument
nearby at Gallow‟s Hill as illustrated in Map 35.1 „Snetterton Heath including Gallows Hill‟. The
ASHAAP must ensure that development pressure at Snetterton Heath does not have a detrimental
impact on these assets.

35.2 Snetterton Heath racing circuit and employment areas utilise the former second world war
airfield which was operation between 1943-1948. The site was used by squadron of the USAAF
96th bomb group. Hangers, the Water Tower and various ancillary buildings remain on site.
Whilst none of these buildings are protected, they are none the less important remains of twentieth
century and the physical legacy of the role that East Anglia played as a location for such airfields.
Many of the remaining structures are actively used for storage and other commercial uses. Given
their importance to the local character and history there is potential for a local policy to protect
these structures.

Question 65

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Built and historic environment

Are there any additional sites or features in Snetterton Heath which are in need of protection
because of their historic or architectural value?

Option A: If you consider that there are additional sites/features that should be protected, please
provide as many details as you can, including a sketch map showing the location and boundary of
the area.
Map 35.1 Snetterton Heath including Gallows Hill (Popup full image)

36 Tariff Approach or Community Infrastructure Levy


36.1 The substantial housing and employment growth that is planned for Attleborough and
Snetterton Heath will place additional strains on the physical infrastructure, social facilities and
green spaces. To ensure that the planned growth is delivered in a sustainable way, it is imperative
that the required local and strategic infrastructure and services are provided in a timely manner to
meet the needs arising from the new development as it takes place. It is a well-established principle
that new development should contribute towards the provision of infrastructure and services which
are directly related to that development. It is important to note that it is not the role of development
to remedy existing deficiencies in infrastructure and service provision being experienced by the
current population.

36.2 A number of infrastructure requirements have been identified to facilitate the growth of
Attleborough and Snetterton Heath. In relation to physical infrastructure, upgrades will be needed in
terms of electricity, water supply and wastewater to support Attleborough‟s growth. In addition, the
Core Strategy identifies the need for a new distributor road from the A11 to the B1077 and other
transport improvements will be required to ease congestion within the town centre. In terms of
social infrastructure, development in Attleborough will create demand for new health, education
and other social facilities within the town. There is also an existing significant shortfall of publicly
accessible open space in Attleborough. Snetterton Heath is characterised by severe constraints in the
electricity supply network which will need to be overcome in order to harness the economic
potential of the site. Sustainable transport improvements are also required to provide enhanced links
to Snetterton Heath from Attleborough and the wider area.

36.3 The Breckland Infrastructure Study (EDAW 2010) provides an assessment of the infrastructure
needs of planned economic and residential development in the District. The Council, in conjunction
with partners, is currently preparing an Integrated Development Programme (IDD) to identify
infrastructure needs and priorities and present options to address any potential funding shortfalls.
The focus of the IDP will be growth along the A11 corridor reflecting the particular circumstances
and challenges identified through evidence gathering.

36.4 It will be essential to ensure that the required infrastructure and services are delivered in a
well-planned, co-ordinated manner. The Core Strategy specifies that Planning Obligations will be
used, in the short term at least, to secure appropriate contributions from developers. Planning
Obligations are legally binding agreements between Local Planning Authorities and persons with an
interest in a piece of land. They are generally used to secure funds or works for essential elements
of schemes such as the provision of public transport services or new infrastructure such as roads or
a community centre. They can also be used to prescribe the nature of development; to compensate
for loss or damage created by development; or to mitigate a development‟s impact on the
surrounding built and natural environment. The precise detail of the Council‟s approach to Planning
Obligations, including the nature and scale of any contributions sought in relation to both on-site
infrastructure requirements and off-site contributions, will be set out in a Supplementary Planning
Document (SPD). This approach to planning obligations would be applied in a „blanket form‟
across the district.

36.5 A number of alternative approaches could be taken to securing the funding for the required
strategic infrastructure in Attleborough and Snetterton Heath. The Core Strategy identifies the
possibility of establishing an area-based tariff approach for Attleborough and Snetterton Heath. This
would replace the off-site contributions element of the Developer Obligations SPD and enable
contributions to be made to the specific strategic infrastructure requirements for the Attleborough
and Snetterton Heath area. The intention is that the tariff approach would apply only to new
housing developments (i.e. be charged on a per property basis).
36.6 Legislation is now in place to enable Council‟s to consider the introduction of a Community
Infrastructure Levy (CIL), which is a new charge that local planning authorities can levy on most
types of new development in their areas. CIL is intended to provide far greater legal certainty over
the basis for a charge. It is also intended to provide more certainty over the level of contribution that
will be required and ensure that a broader range of developments contribute to costs of providing
the infrastructure that is needed to make development acceptable and sustainable. The introduction
on CIL depends on a decision by the Council to introduce the levy and potential national changes.
If CIL is not introduced it is probable that an alternative mechanism at a national level will be
established to improve the way in which development contributes towards the provision of
necessary infrastructure, social facilities and green spaces.

36.7 The Core Strategy also acknowledges that the Council will consider the introduction of a
Community Infrastructure Levy (CIL). If the Council introduces a CIL it would be charged on most
types of development to secure contributions towards funding infrastructure. The CIL regulations
would enable the Council to set differential rates for different geographical zones within the
District, such as Attleborough and Snetterton Heath, however this would need to be justified in
relation to the economic viability of development in these areas.

Question 66

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Developer contributions

Which option should be used to secure appropriate developer contributions towards Attleborough
and Snetterton Heath‟s infrastructure requirements? Please give us your reasons.

A. Continued use of Breckland-wide Planning Obligations to secure contributions on a site-by-site


basis

B. Establish a specific Attleborough/Snetterton Heath development tariff to be charged only on all


new housing development on a per property basis?

C. Use the CIL to establish a zone for Attleborough and a zone for Snetterton and a charge be made
on all new development on a per sqm basis?

36.8 Whatever approach is taken to securing developer contributions, there is a need to determine
the priorities for infrastructure in Attleborough and Snetterton Heath in order to feed into the IDP
and LIP. The table below lists the infrastructure requirements for Attleborough that have been
identified by the Breckland Infrastructure Study (EDAW 2009).

36.9 These have been divided into three categories in order to prioritise the different elements of
infrastructure relative to its importance in delivering the planned growth as illustrated in Table 36.1
„ Attleborough Infrastructure Requirements‟. These categories are:

Critical – infrastructure that must happen to enable physical growth. These infrastructure
items are known as „blockers‟ or „showstoppers‟ and are most common in relation to
transport and utilities infrastructure.
Essential – infrastructure that is required if growth is to be achieved in a timely and
sustainable manner. Although infrastructure in this category is unlikely to prevent physical
development in the short term failure to invest in it could result in delays in development in
the medium term.
Desirable – infrastructure that is required for sustainable growth but is unlikely to prevent
development in the short to medium term.

Table 36.1 Attleborough Infrastructure Requirements


Infrastructure
Infrastructure Requirement Priority
Catagory
Transport Link road arm across railway to a new junction with B1077. Critical
Utilities: Electricity Network Reinforcements, or renewable energy
Critical
Gas/Electric initiatives.
Additional water resource addressed locally, as per outline Water
Utilities: Water Critical
Cycle Study.
Utilities: Water Strategic sewer network serving southern development site. Critical
Works to overcome environmental capacity constraint in
Utilities: Water watercourse – allowance for treatment costs and pumping main to Critical
another waste water treatment plant.
Utilities:
Off-site gas infrastructure. Essential
Gas/Electric
Community
2 x 300 sq m Community Facility. Essential
Facilities
Community
Co-location of small library in Community Facility. Essential
Facilities
Education 1 FE Primary School. Essential
Education 2 FE Primary School. Essential
3 x 60 place nurseries (two co-located with new build primary
Education Essential
schools).
Education Expand existing High School provision - up to 340 places. Essential
Education Expansion of existing nurseries by 22 places. Essential
Emergency
Relocation of existing police station. Essential
Services
Healthcare Delivery of Primary Care Centre. Essential
Open Space 14 ha Outdoor Sports Space. Essential
Open Space 16 x Local Equipped Areas for Play (LEAPs). Essential
Open Space 2.2 ha Allotments. Essential
Open Space 23 x Local Areas for Play (LAPs). Essential
Open Space 3 x Neighbourhood Equipped Areas for Play (NEAPs). Essential
Transport Improvements to rural bus services. Essential
Re-examination of town centre gyratory system and potential
Transport Essential
improvements.
Additional link road arm from Buckenham Road to A11 (i.e. to
Transport Desirable
provide a continuous southern link road).
Improvements to Besthorpe Junction for a potential additional arm
Transport Desirable
for the Eastern Link.
Transport New bus station. Desirable
Transport Rail Station Improvements. Desirable

36.10 The Council recognises that the infrastructure identified as „critical‟ and „essential‟ will be
fundamental to the delivery of the plan. Indeed, all the infrastructure items listed above are
important to creating genuinely sustainable development in Attleborough. The Council will
therefore make a commitment that it will only sign off the ASHAAP when there is a reasonable
prospect that the critical and essential infrastructure items can be delivered. Depending on the
viability of other options and the availability of funding, there may be some scope to define
priorities from the „desirable‟ infrastructure and consider innovative ways of delivering these items.

Question 67

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Infrastructure requirements: Attleborough

Using table 36.1 above, have all the infrastructure requirements for growth in Attleborough been
identified?

A: Yes

B: No. Is there any of the identified desirable infrastructure that you feel should be prioritised?

36.11 In delivering infrastructure it is important to note that some of the critical and essential items
are dependent on the various infrastructure providers to provide. For example, enhancements to the
sewage treatment works can only be funded and undertaken by Anglian Water in accordance with
OFWAT Regulations and therefore it will not be possible to use development contributions to bring
this provision forward. This will have positive impacts on overall viability of development but it is
important to consider the timing and capacity of the Asset management plans of the utility
companies to deliver their respective infrastructures. The Integrated Delivery Document (IDD)
work will be presenting an overall chart highlighting the interdependencies between infrastructure
provision and development rates over the period to 2026.

36.12 It should also be considered that obligations, tariffs and levies can only be used to secure
contributions towards capital items (i.e. new facilities, services (i.e. public transport), pipes and
cables). It is not the role of contributions to cover revenue costs (i.e. the day-to-day costs of
providing services) as these will be covered through established revenue streams (i.e. Council Tax,
Water Rates, Electricity bills).
36.13 Further evidence is required on the infrastructure requirements and costs for Snetterton
Heath. The draft priorities are listed below in Table 36.2 „ Snetterton Heath Infrastructure
Requirements‟:

Table 36.2 Snetterton Heath Infrastructure Requirements


Infrastructure
Infrastructure Requirement Priority
Catagory
Upgrade electricity supply network or deliver on-site electricity
Utilities: Gas/Electric Critical
generation.
Utilities: Gas/Electric On-site gas infrastructure. Essential
(29)
Transport Improve public transport connections to Snetterton Heath . Essential

Question 68

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Infrastructure requirements: Snetterton Heath Employment Area

In addition to resolving the utility issues do you agree that the only draft infrastructure priority for
Snetterton Heath is improving transport? If not, please provide reasons and, if possible, suggest
alternative/additional priorities.

Should there be a separate tariff or levy for Snetterton Heath to cover the cost of delivering the
utility upgrades? If yes, please provide reasons and, if possible, information on the viability of
development.

29. A range of potential options to meet this infrastructure requirement are presented in section

37 Besthorpe Settlement Boundary


Issue 38

Besthorpe Settlement Boundary

37.1 Besthorpe is a rural parish with a population of 561 according the 2001 census. Parts of the
settlement physically adjoin Attleborough in the Mill Street and Silver Street area. There are
additional parts of the parish situated north and south of the railway approximately 1 mile east of
Attleborough and adjacent to the South Norfolk boundary. A small historic core to the parish is
located on the Bunwell Road containing the Church, Hall and old Village School. More recent
Victorian and Twentieth Century development has clustered on the former A11 Norwich Road.
The parish contains limited key essential services such as a Public House, Post Office or garage
which contribute to the day to day vitality of a village although there are a small number of
industrial units are located north of the settlement boundary and at the Rookery Business Park.
37.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable
rural communities where the development strategy focuses growth towards the 5 main towns within
Breckland and a number of identified Local Service Centres Villages. Besthorpe is not identified as
a Local Service Centre village to receive further growth and the Core Strategy allows for the review
of settlement boundaries to ensure that rural isolation and unsustainable service delivery is not
perpetuated through development.

37.3 The purpose of a settlement boundary as illustrated in Map 37.1 „Besthorpe Existing
Settlement Boundary‟ is to consolidate development around existing built up communities where
there is a clearly defined settlement. There are options at Besthorpe (Norwich Road) to either
remove the settlement boundary or retain the existing settlement boundary with minor amendments
so that the boundary follows more logical and defensible features on the ground. Elsewhere in
Breckland the review of settlement boundaries has enabled potential development plots on garden
land to be removed and this has been widely supported.

Question 69

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Besthorpe Settlement Boundary

Should the Besthorpe settlement boundary be retained, deleted amended or extended?

A. The settlement boundary should be retained as the status quo.

B. The settlement boundary should be amended or extended.

C. The settlement boundary should be deleted.

Please provide reasoning for your choice of option A, B and C. If you are suggesting minor
amendment or extension to be settlement boundary please provide a plan and your reasoning for the
proposed change.
Map 37.1 Besthorpe Existing Settlement Boundary (Popup full image)

38 Snetterton Settlement Boundary


Issue 39
Snetterton (North End) Settlement Boundary

38.1 Snetterton (North End) formed part of the Site Specifics Policies and Proposals Preferred
Option Consultation which ceased on the 30th July 2010, where Breckland Council preferred option
was to retain the existing settlement boundary. Snetterton is a rural Parish with a population of 208
according to the mid 2007 estimates. Whilst Snetterton village is close to the A11 and is one mile
from the Snetterton motor racing circuit - an area which will receive employment growth, the
village itself lacks any local services or facilities.

38.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable
rural communities where the development strategy focuses growth towards the 5 main towns within
Breckland and a number of identified Local Service Centres Villages. Snetterton (North End) is not
identified as a Local Service Centre village to receive further growth and the Core Strategy allows
for the review of settlement boundaries to ensure that rural isolation and unsustainable service
delivery is not perpetuated through development.

Question 70

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Snetterton (North End) Settlement Boundary

Should the Snetterton (North End) settlement boundary be retained as is or deleted?

A: Retain existing settlement boundary

B: Delete settlement boundary


Map 38.1 Snetterton Existing Settlement Boundary (Popup full image)

39 Eccles Road (Quidenham) Settlement Boundary


Issue 40
Eccles Road (Quidenham) Existing Settlement Boundary

39.1 Eccles Road (Quidenham) formed part of the Site Specifics Policies and Proposals Preferred
Option Consultation which ceased on the 30th July 2010, Breckland Council's preferred option was
to retain the existing settlement boundary. The Parish of Quidenham contains the Hamlets of
Hargham, Eccles, Wilby and Quidenham. The only settlement boundary within the Parish is
situated at Eccles Road, close to Snetterton. This part of the Parish contains a school and railway
Station an dis adjacent to the General Employment Area (GEA) at Snetterton.

39.2 The focus of Policy CP14 of the Adopted Core Strategy is for the promotion of sustainable
rural communities where the development strategy focuses growth towards the 5 main towns within
Breckland and a number of identified Local Service Centres Villages. Eccles Road (Quidenham), is
not identified as a Local Service Centre village to receive further growth and the Core Strategy
allows for the review of settlement boundaries to ensure that rural isolation and unsustainable
service delivery is not perpetuated through development.

Question 71

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Eccles Road (Quidenham) Settlement Boundary

Should the settlement boundary at Eccles Road, Quidenham be retained or deleted?

A: Retain existing settlement boundary

B: Delete settlement boundary.


Map 39.1 Eccles Road (Quidenham) Existing Setlement Boundary (Popup full image)

40 Glossary
Adoption
The final confirmation of a development plan or Local Development Document as having a
statutory status by a Local Planning Authority (LPA).

Affordable Housing

There is no simple definition of affordable housing, but it's generally thought to mean low-cost
housing for rent, often from a housing association, to meet the needs of local people who cannot
afford accommodation through the open market. It can be delivered through social renting, shared
ownership or low-cost housing on the open market. Affordable housing usually involves some form
of subsidy. In the case of affordable housing provided through planning obligations, much of the
subsidy is provided by the developer. This is understood in terms of dwellings that have to be sold
at a rate lower than what the developer would achieve on the open market.

Allocation

An area of land identified in a development plan. The allocation will indicate the Council‟s
preferred use for the land.

Ancient Woodlands

Woodland that is believed to have existed from at least medieval times.

Annual Monitoring Report (AMR)

A report produced each financial year to indicate the progress of production of the local
development framework and effectiveness of policies contained within the plan. The report will
outline action that may need to be taken to meet targets or if policies need to be replaced. Changes
will be implemented through a revised local development scheme.

Area Action Plans (AAP)

Plans for areas of change or conservation. Their purpose is to deliver planned growth, stimulate
regeneration, and protect areas sensitive to change through conservation policies, make proposals
for enhancement and resolve conflicting objectives in areas where there is significant development
pressure. Area action plans are Development Plan Documents, which means they carry the full
weight of the planning system in determining planning applications.

Biodiversity

The whole variety of live encompassing all genetics, species and ecosystem variation including
plants and animals.

Brief / Planning Brief

A planning brief can include site-specific development briefs, design briefs, development
frameworks and master plans that seek to positively shape future development.

Brownfield Land or Site


Brownfield land is another term for previously developed land, or land that contains or contained a
permanent structure and associated infrastructure. Brownfield land occurs in rural and urban areas,
but does not include agricultural or forestry land or buildings. The definition laid down in
Government policy, which all local planning authorities should follow, is in Annex B of PPS3:
Housing.

Community Forest

A large area of land transformed into a wooded landscape by a partnership of local authorities,
national/agencies and private, voluntary and community organisations to support employment,
recreation, education and wildlife.

Community Strategy

A strategy prepared by a community to help deliver local aspirations, under the Local Government
Act 2000.

Comparison Shopping

The provision of retail items not obtained on a frequent basis, for example televisions and white
goods.

Compulsory Purchase Order (CPO)

An order issued by the Government or a local authority to acquire land or buildings for public
interest purposes. For example the redevelopment of certain brownfield sites.

Conservation Area

An area of special architectural or historic interest, designated under the Planning (Listed Buildings
& Conservation Areas) Act 1990, whose character and appearance it is desirable to preserve and
enhance. There are special rules on some development in conservation areas.

Core Strategy

The Core Strategy is one of the Development Plan Documents forming part of a Local Authority's
Local Development Framework. It should set out the vision, spatial strategy and core policies for
the spatial development of the area.

County Wildlife Site

A site of important nature conservation value within a County context but which are not protected
under the Wildlife and Countryside Act

Density

In the case of residential development, a measurement of either the number of habitable rooms per
hectare or the number of dwellings per hectare.

Design guide
A document providing guidance on how development can be carried out in accordance with the
design policies of a local authority or other organisation often with a view to retaining local
distinctiveness.

Design statement

A design statement can be made at a pre-planning application stage by a developer, indicating the
design principles upon which a proposal is to be based. It may also be submitted in support of a
planning application.

Development

Development is defined under the 1990 Town and Country Planning Act as "the carrying out of
building, engineering, mining or other operation in, on, over or under land, or the making of any
material change in the use of any building or other land." Most forms of development require
planning permission (see also “permitted development”).

Development Control

The process whereby a local planning authority manages, shapes, and considers the merits of a
planning application and whether it should be given permission with regard to the Development
Plan.

Development Plan (DP)

The approved or adopted statutory land use and spatial plans for an area. The Development Plan
sets a Local Planning Authority's policies and proposals for the development, conservation and use
of land and buildings in the Authority's area. Under the present planning system, the development
plan generally includes the structure plan and the minerals and waste local plans prepared by the
County Council and the Local Plan prepared by the district council - or the single unitary
development plan prepared by unitary councils.

The Planning and Compulsory Purchase Act 2004 replaces this system with a Regional Spatial
Strategy prepared by the regional assembly and a local development framework prepared by district
or unitary councils.

The Development Plan - with it‟s polices and proposals - is the most important consideration for
Local Planning authorities when they make a decision on a planning application.

Development Plan Document (DPD) - Under the new system of local planning brought in under the
Planning & Compulsory Purchase Act 2004, the term 'development plan document' covers any
Local Development Document that is part of the Development Plan. A Development Plan
Document has to be independently tested by a Government inspector and carries full weight in
relation to planning applications, which distinguishes it from a supplementary planning document.
Development Plan Documents include the Local Planning Authority's Core Strategy, Area Action
Plans and Proposals Map.

Examination in Public (EIP)


A term given to the examination of the Regional Spatial Strategy, or Structure Plans under
transitional arrangements.

Environment Agency

Government appointed body responsible for pollution control and water quality.

Environmental Impact Assessment (EIA)

EIA is a procedure that must be followed for certain types of development before they are granted
permission. The procedure requires the developer to compile an Environmental Statement (ES)
describing the likely significant effects of the development on the environment and proposed
mitigation measures.

Evidence base

The information and data gathered by Local Authorities to justify the „soundness‟ of the policy
approach set out in Local Development Documents, including physical, social and economic
characteristics of an area.

Flood plain

Generally flat-lying areas adjacent to a watercourse, tidal lengths of a river or the sea where water
flows in times of flood or would flow but for the presence of flood defences.

Flood Risk Assessment

An assessment of the likelihood of flooding in a particular area so that development needs and
mitigation measures can be carefully considered.

General Conformity

A process by which Regional Planning Bodies consider whether a Development Plan Document is
in “general conformity” with the Regional Spatial Strategy. Also, all other DPDs must conform to a
Core Strategy DPD.

General Employment Areas

Existing employment sites which have been identified to be protected for employment uses
including business, general industrial and storage/distribution uses.

Government Offices (GOs)

Representatives of central Government in the regions, bringing together the work of ten government
departments.

Greenfield Site

Land that has not previously been used for urban development. It is usually land last used for
agriculture and located next to or outside existing built-up areas of a settlement.
Government Planning Policy / PPGs / PPSs

National Planning Policies that regional planning bodies and local planning authorities need to take
into account when drawing up development plans and other documents and making decisions on
planning applications. Government Planning Policy guidance is set out in a series of Planning
Policy guidance notes (PPG‟s). These policies are produced by the Office of the Deputy Prime
Minster. As a result of the Government's planning green paper in 2001, many of the PPG‟s are
being revised and renamed Planning Policy statements (PPS‟s). These focus on stating Government
policy; whilst good practice guidance for local authorities is set out in separate documents
accompanying the PPS‟s.

Habitat

The natural home of an animal or plant, often designated as an area of nature conservation interest.

Historic Parks and Gardens:

Parks and gardens which are of historic value and have been included on the national Register of
Parks and Gardens of special historic interest in England based on an assessment by English
Heritage.

Human Rights Act

The Human Rights Act 1998 incorporated provisions of the European Convention on Human Rights
(ECHR) into UK law. The general purpose of the ECHR is to protect human rights and fundamental
freedoms and to maintain and promote the ideals and values of a democratic society. It sets out the
basic rights of every person together with the limitations placed on these rights in order to protect
the rights of others and of the wider community. The specific Articles of the ECHR relevant to
planning include, Article 6 (Right to a fair and public hearing), Article 8 (Right to respect for
private and familylife, home and correspondence), Article 14 (Prohibition of discrimination) and
Article 1 of Protocol 1 (Right to peaceful enjoyment of possessions and protection of property).

Independent Examination

The process by which an Independent Planning Inspector may publicly examine a „Development
Plan Document‟ or a „Statement of Community Involvement‟, and any representations, before
issuing a binding report.

Infrastructure

The physical features (for example roads, rails, and stations) that make up the transport network.

Inspector’s Report

A report issued by an Independent Planning Inspector regarding the planning issues debated at the
independent examination of a development plan or a planning inquiry. Reports into DPDs will be
binding upon local authorities.

Issues, Options and Preferred Options


The „pre-submission‟ consultation stage of DPD‟s with the objective of gaining public consensus
over proposals ahead of submission to Government for independent examination.

Landscape Character Assessment

A tool to identify and understand the factors that give character to the landscape and to help inform
policy and decisions about how the landscape may change in the future.

Listed Building

A building or other Structure of Special Architectural or Historic Interest included by the


Government on a statutory list and assigned a grade (I, II* or II).

Local Development Document (LDD)

(1) Development Plan Documents (DPDs) – these are the statutory planning documents that the
Council must produce under the legislation and include:

(2) Supplementary Planning Documents (SPDs) – documents that will provide additional and
supporting detail for policies and proposals, where necessary. Whilst the community will be
consulted on their content, these documents will not be subject to independent scrutiny.

Local Development Framework (LDF)

A portfolio or folder of Local Development Documents collectively setting out the Spatial Planning
Strategy for a Local Planning Authority area. As a result of the Planning & Compulsory Purchase
Act 2004, it replaces local plans and unitary development plans. Local Development Scheme (LDS)
– A public statement setting out a project plan for how all parts of the local development framework
will come together. It lists the documents to be produced and the timetable for producing them.
Every Local Planning Authority's Local Development Scheme must be approved by the Secretary
of State.

Local Nature Reserve (LNR)

Area designated under the National Parks and Access to the Countryside Act 1949 as being of
particular importance to nature conservation and where public understanding of nature conservation
issues is encouraged.

Local Plan

An old-style development plan prepared by District and other Local Planning Authorities. These
plans will continue to operate for a time after the commencement of the new development plan
system, by virtue of specific transitional provisions.

Local Planning Authority (LPA)

The Local Government body responsible for formulating Planning Policies (in a Local
Development Framework), controlling development through determining planning applications and
taking enforcement action when necessary. This is either a District Council, Unitary Authority,
Metropolitan Council or National Park Authority. For the purposes of development concerned with
minerals or waste, the County Council or Unitary Authority is normally the Local Planning
Authority - and is also referred to as the Minerals Planning Authority or the Waste Planning
Authority.

Local Transport Plan (LTP)

A five-year integrated transport strategy, prepared by local authorities in partnership with the
community, seeking funding to help provide local transport projects. The plan sets out the resources
predicted for delivery of the targets identified in the strategy. Local transport plans should be
consistent with the policies and priorities set out in the Regional Transport Strategy as an integral
part of the RSS.

Material Consideration

A matter that should be taken into account in deciding on a planning application or on an appeal
against a planning decision.

Mixed use (or mixed use development)

Provision of a mix of complementary uses, such as say residential, community and leisure uses, on
a site or within a particular area.

Nature Conservation

The protection, management and promotion of wildlife habitat for the benefit of wild species, as
well as the communities that use and enjoy them.

National Nature Reserve (NNR)

Area designated by Natural England to protect and conserve nationally important areas of wildlife
habitat and geological formations and to promote scientific research.

Neighbourhood Centre

A number of shops serving a local neighbourhood sometimes referred to as a Local Centre.

Open Space

Open space is defined in the Town and Country Planning Act 1990 as 'land laid out as a public
garden, or used for the purposes of public recreation, or land which is a disused burial ground'.
Open space should be taken to mean all open space of public value, including not just land, but also
areas of water such as rivers, canals, lakes and reservoirs which offer important opportunities for
sport and recreation and can also act as a visual amenity.

Planning and Compulsory Purchase Act 2004

The Planning and Compulsory Purchase Act 2004 is the latest piece of planning legislation. It
amends much of the Town and Country Planning Act 1990. In particular, the 2004 act has made
major changes to the system of development plans and introduced sustainable development, as
defined by Government policy, as an objective of the planning system.
Planning Obligations and Agreements

A legal agreement between planning authority and a developer, or offered unilaterally by a


developer ensuring certain works related to a development are undertaken or contributions made to
the provision of infrastructure or facilities (Sometimes called a section 106 agreement).

Planning permission

Formal approval sought from a Council, often granted with conditions, allowing a proposed
development to proceed. Permission may be sought in principle through outline plans, or be sought
in detail through full plans.

Previously Developed Land

Previously Developed Land is another term for brownfield land, or land that contains or contained a
permanent structure and associated infrastructure. Brownfield land occurs in rural and urban areas,
but does not include agricultural or forestry land or buildings. The definition laid down in
Government policy, which all local planning authorities should follow, is in Annex B of PPS3:
Housing.

Protected Species

Plants and animal species afforded protection under certain Acts of Law and Regulations.

Ramsar site

Area identified under the internationally agreed Convention on Wetlands of International


Importance (signed at Ramsar in Iran), focusing on the ecological importance of wetlands generally.

Regeneration

The economic, social and environmental renewal and improvement of rural and urban areas.

Regionally Important Geological/Geomorphological Sites (RIGS)

Non-statutory sites of regional importance recognised by Natural England and local authorities.

Regional Planning Body (RPB) / Regional Assembly

Each of the English regions outside of London has a Regional Chamber that the regions generally
call “Regional Assemblies” (not to be confused with the term “Elected Regional Assemblies”).
They are responsible for developing and co-ordinating a strategic vision for improving the quality
of life in a region. The Assembly is responsible for setting priorities and preparing certain regional
strategies, including Regional Spatial Strategies. For example, in the East of England the RPB is the
East of England Regional Assembly (EERA).

Regional Spatial Strategy (RSS)

Statutory regional spatial strategies will replace non-statutory regional planning guidance notes
produced for each English region. Regional spatial strategies will be part of the development plan.
As a consequence, they are likely to be more detailed and will carry much more weight in relation
to determining planning applications. In London, the spatial development strategy prepared by the
mayor forms the regional spatial strategy.

Roadside Nature Reserve

Fragments of unimproved, semi-natural grassland verges containing plant species that are now rare
or scarce at the national or county level. To help to protect them, these sensitive sites are designated
Roadside Nature Reserves (RNRs) by Norfolk Wildlife Trust, and are individually managed to
ensure the survival of the species for which they are designated.

Saved Policies /Saved Plan

Policies within Unitary Development Plans, Local Plans, and Structure Plans that are saved for a
time period during replacement production of Local Development Documents.

Scheduled AncientMonument

A structure placed on a schedule compiled by the Department of National Heritage in England for
protection under the Ancient Monuments and Archaeological Areas Act.

Scoping

The process of working out the issues, environmental impacts, alternatives and depth of
investigation which an environmental impact assessment or strategic environmental assessment
should go into.

Section 106 Agreement

A legal agreement under section 106 of the 1990 Town & Country Planning Act. See also: Planning
Obligations and Agreements.

Sequential approach / sequential test

A planning principle that seeks to identify, allocate or develop certain types or locations of land
before the consideration of others. For example, ensuring land with no e flood risk is developed
before land with flood risk.

Site of Special Scientific Interest (SSSI)

A site of special scientific interest is identified by English Nature under section 28 of the Wildlife &
Countryside Act as requiring protection from damaging development on account of its flora, fauna,
geological and/orphysiological features.

Sites of Archaeological & Historic Interest:

This designation applies to a site at Mundford Road, Thetford which is widely regarded as being
linked to Bouddicca, Queen of the Iceni. The site is currently being considered for Scheduled
Ancient Monument status by English Heritage.
Soundness

A term referring to the justification of a Development Plan Document. A DPD is considered


“sound” and based upon good evidence unless it can be shown to be unsound.

Spatial Planning

Spatial planning goes beyond traditional land use planning to bring together and integrate policies
for the development and use of land with other policies and programmes which influence the nature
of places and how they function. That will include policies which can impact on land use, for
example by influencing the demands on, or needs for, development, but which are not capable of
being delivered solely or mainly through the granting or refusal of planning permission and which
may be implemented by other means.

Special Areas of Conservation (SACs)

Protected sites designated under the EC Habitats Directive.

Special Protection Area (SPAs)

Protected sites classified under the EC Directive on the conservation of wild birds, the Birds
Directive.

Statement of Community Involvement (SCI)

Every local planning authority has to prepare a statement of community involvement. Its aim is to
specify how the authority will try to achieve consensus on emerging local development documents
and major planning applications and how it will engage the public in the process.

Statement of Consultation / Statement of Compliance

A report or statement issued by local planning authorities explaining how they have complied with
their SCI during consultation on Local Development Documents.

Strategic Environmental Assessment (SEA)

An assessment of the environmental effects of a draft plan or programme, which is open to public
consultation.

Sustainable

Meeting peoples needs now, socially, environmentally and economically, without jeopardising the
needs of future generations.

Sustainability Appraisal (SA)

To identify and evaluate what the effects of the strategy or plan are likely to be on social,
environmental and economic conditions of the strategy or plan area.

Submission Document
A Development Plan Document submitted to the Secretary of State for independent examination
before a Government appointed Planning Inspector.Supplementary Planning Guidance/
Supplementary Planning Documents Supplementary planning guidance, which is set to be renamed
'supplementary planning documents', can give further context and detail to local development plan
policies. It is not part of the statutory development plan. Therefore, it does not have the same weight
when local planning authorities are considering planning applications.

Sustainable Development

Sustainable development is an approach towards development that tries to make sure people satisfy
their basic needs and enjoy a good quality of life without compromising the quality of life for future
generations. The Government will try to achieve that through five principles:

Living within environmental limits


Ensuring a strong, healthy and just society
Achieving a sustainable economy
Promoting good governance
Using sound science responsibly

Sustainable travel / Sustainable Transport

Often meaning walking, cycling and public transport (and in some circumstances “car sharing”),
which is considered to be less damaging to the environment and which contributes less to traffic
congestion than one-person car journeys

Traffic Impact Assessment (TIA)

An assessment of the effects upon the surrounding area by traffic as a result of a development, such
as increased traffic flows that may require highway improvements.

Tree Preservation Order (TPO)

A mechanism for securing the preservation of single or groups of trees of acknowledged amenity
value. A tree subject to an order may not normally be topped, lopped or felled without the consent
of the Local Planning Authority

41 Evidence Base List


Breckland Council has assembled a range of information to inform and underpin the preparation of
its Local Development Framework. This is known as the evidence base and provides an
understanding of the needs, opportunities and constraints within the area. This ensures that up to
date information, on key aspects of the social, economic and environmental characteristics of the
District is available to enable the preparation of a sound spatial plan to meet the objectives of
securing sustainable development. The development of the evidence base is a continuing process.
Studies completed so far are listed below:

Sustainability Appraisal and Monitoring

Sustainability Appraisal Report


The Sustainability Appraisal Report for the Core Strategy is made up of three documents. These
are listed below:

Core Strategy and Development Control Policies Submission Sustainability Appraisal Report

This document summarises the changes between Preferred Options and the Submission document.
It also assesses the impact on sustainability baseline of the Submission strategy and policies.

Sustainability Appraisal (incorporating Strategic Environmental Assessment): Sustainability


Appraisal Report of the Core Strategy and Development Control Policies DPD: Development of
Preferred Options (2007)

This sustainability appraisal report accompanied the Preferred Options consultation document for
the Core Strategy and Development Control Policies. It provides the context for the preferred
option, considers and appraises alternative options and considers the negative and positive effects
that the preferred options and alternative options may have upon existing environmental, social and
economic conditions in Breckland.

Sustainability Appraisal of the Breckland LDF: Scoping Report (January 2005)

This is a systematic and continuous assessment of the social, environmental and economic effects of
the strategies and policies contained within the Development Plan Documents.

In addition, a Sustainability Appraisal Report was completed for the 2005 Preferred Options draft
and is detailed below.

Sustainability Appraisal Report of the Core Strategy and Development Control Policies DPD:
Preferred Options (2005)

This sustainability appraisal report accompanied the original Preferred Options consultation
document for the Core Strategy and Development Control Policies in October 2005. It provided the
context for the then preferred option and considered the negative and positive effects that it may
have upon existing environmental, social and economic conditions in Breckland. The Appraisal
also included the requirements of Strategic Environmental Assessment.

Breckland Annual Monitoring Report

A statutory document prepared by the Council as part of the Local Development Framework which
provides a Monitoring Framework for the implementation of the Local Development Scheme,
adopted planning policies and set out the housing trajectory for Breckland.

Housing, Employment and Regeneration

Rural East Anglia Partnership: Strategic Housing Market Assessment Sub-Regional Report.
June 2007 Prepared by Fordham Research on behalf of King’s Lynn & West Norfolk
Borough Council, Breckland Council and North Norfolk District Council

This report is an assessment which will provide a robust evidence base on how the housing market
operates in Rural East Anglia and what measures need to be followed in terms of strategic housing
and planning in order to balance the local housing market in Breckland, King;'s Lynn & West
Norfolk and North Norfolk. The Assessment has been prepared in accordance with guidance in
PPS3 (November 2006) and related (draft) guidance on SHMAs.

Housing Needs Survey (2007) Prepared by Fordhams on behalf of Breckland Council

This provides detailed analysis of housing needs in Breckland and includes information about
crucial issues such as the suitability of current housing, household income and affordability of
housing across Breckland. The Survey estimates an annual shortfall of affordable housing
amounting to 964 units per annum over a five year period to 2012. The Survey takes account of
latest Government guidance.

Affordable Housing - Site Viability Thresholds Study (2007): Prepared by Fordhams on


behalf of Breckland Council

As part of wider work on a Strategic Housing Market Assessment (SHMA) for Rural East Anglia,
Fordham Research was commissioned by Breckland District Council to produce financial appraisals
in respect of a series of notional housing sites in the District. The appraisals were designed to assess
the impact on development viability of size thresholds and targets for affordable housing provision
being considered in preparation of the Local Development Framework.

Thetford Growth Framework and Infrastructure Study (2007): Prepared by EDAW for
Thetford Growth Point Partnership

The study was commissioned as part of the Growth Point initiative for Thetford to enhance the
evidence base around the sustainable growth options for the town in light of the housing and
employment figures provided in the Regional Plan. The study also outlines the infrastructure
requirements

Breckland Strategic Housing Land Availability Assessment (2008)

The study assesses land availability for housing over the plan period. It includes unimplemented
planning permissions and greenfield and previously developed land with potential for housing
development.

A Strategy to Address the Housing and Support Needs of People with a Physical or Sensory
Impairment. (Adopted November 2008)

41.1 The strategy identifies that through the general increases in housing stock levels will be a
requirement to increase the number of homes specifically designed to meet the basic needs of
physical disability (i.e. lifetime homes). A strategic recommendation is to prioritise the
development of lifetime homes and transitional housing across Norfolk.

Employment Land Review (2006): Prepared by Roger Tym & Partners on behalf of
Breckland Council

This reviews existing allocated employment land to assess its suitability in light of changing needs
of businesses and the local economy.

Sub-District Employment Projections (December 2006) Prepared by Roger Tym & Partners
on behalf of Breckland Council
This analysis provides a spatial breakdown of the 6,000 jobs figure for Breckland in the Draft RSS
to the Ward level, based on a number of policy scenarios and market factors.

Breckland Retail and Town Centre Study (2004): Prepared by Nathaniel Lichfield & Partners
on behalf of Breckland Council

The Study provides a comprehensive assessment of the health of the five town centres in Breckland
including an analysis of the strengths, weaknesses, threats and opportunities of each. Importantly,
the Study also provides analysis on future retail floorspace requirements based on an assessment of
future retail spending. The Study is informed by primary research (1,000 household interviews) and
secondary data from retailers turnover figures and trends in consumer spending.

Breckland Retail and Town Centre Study Update (2007): Prepared by Nathaniel Lichfield &
Partners on behalf of Breckland Council

This update primarily focused on the future retail floorspace requirement, updating figures using
latest floorspace turnover and consumer data in light of the developing LDF strategy, retail
permissions and town centre monitoring.

Breckland Core Strategy Infrastructure Study (2008): Prepared by EDAW on behalf of


Breckland Council

The study looks at the infrastructure needs of planned economic and residential development and to
test the District wide effects of developer contributions required by the Core Strategy and
Development Control Policies DPD on financial viability of employment and residential
development.

A11 Energy Study

The study looked at the energy infrastructure requirements of Thetford, Snetterton and
Attleborough arising from the growth agenda along the corridor. There is sufficient energy to meet
the needs arising from growth in Attleborough. There are localised energy constraints in Thetford
which are not insurmountable but are now more fully understood and can be resolved through the
planned growth of the town. Whilst Snetterton has strategic energy constraints these too can be
overcome and it remains important for this LDF to promote the location as a strategic employment
allocation to provide clarity and confidence for further investment.

Economic Impact of 4,000 homes in Attleborough (2008): prepared by PACEC on behalf of


Breckland Council.

To revaluate the economic impact of 4,000 additional homes in Attleborough, compared to


previously consulted figures of 1,000 homes which informed earlier Employment Land
Assessments.

Environment

Breckland Water Cycle Study: Stage 1 – Outline Study (2008): prepared by Scott-Wilson on
behalf of Breckland Council.
The study tests the overall water infrastructure needs including waste water treatment, and test the
environmental capacity for growth in terms of water resources. The study will also investigate
water efficiency measures and provide guidance for the implementation sustainable urban drainage
systems through new developments.

Open Space Assessment (2007) Breckland Council

The Assessment sets out a picture of existing provision, quality and future need for open space in
Breckland, based on the open space typologies in PPG17. The Assessment advises on standards for
the amount and accessibility of different types of open space giving a picture of where there is
adequate provision or not enough open space.

Breckland Landscape Character Assessment (2007): Prepared by Land Use Consultants on


behalf of Breckland Council

This provides a comprehensive Breckland wide assessment of landscape character to inform land
use planning and land management decisions.

Breckland Landscape Character Assessment: Fringe Study (2007) Prepared by Land Use
Consultants on behalf of Breckland Council

This Study provides a detailed assessment of the landscape character on the fringes of the five
towns and 12 Local Service Centre villages in Breckland to inform land use planning and land
management decisions at the Core Strategy and Site Specific stages of the LDF.

Thetford Green Infrastructure Study (2007): Prepared by Land Use Consultants on behalf of
Breckland Council

The study was commissioned as part of the Growth Point initiative for Thetford to enhance the
evidence base around the Green Infrastructure requirements resulting from the significant growth of
Thetford to 2021 and beyond.

Breckland Strategic Flood Risk Assessment (2007) Prepared by Mott MacDonald on behalf
of Breckland Council.

The Strategic Flood Risk Assessment (SFRA) provides a detailed and robust assessment of flood
risk in the District and its implications for land-use planning. It is therefore a technical background
document to the LDF process and its output is intended for planning consultation purposes only.
The principal output of the Study is mapping of the towns and larger villages in Breckland at a
1:10,000 scale showing the appropriate PPG25 flood risk zones. The SFRA was 'signed off' by the
Environment Agency in June 2005. Please note that in 2007 an update of the SFRA is was prepared
by Mott MacDonald to incorporate PPS25 policy advice and revised climate change predictions.
This update was signed off by the Environment Agency in February 2008.

Dereham Green Infrastructure Study (2008); Prepared by Ecology, Land and People (ELP)
on behalf of Dereham Town Council, Breckland Council and Norfolk County Council.

A Green Infrastructure Study and accompanying Implementation Strategy for the market town of
Dereham. The study provides detailed evidence to underpin the emerging Breckland Core Strategy
in relation to the delivery of new green infrastructure, as well as recommending opportunities for
the enhancement of the existing. The assistance in the production of a Green Infrastructure Study is
also a year 1 action point set out in the Council‟s adopted Environment Strategy.

Accessibility

Thetford Transport Study (2006) Prepared by Mott MacDonald for Norfolk County Council
and Breckland Council

The study analyses the transport situation in Thetford and provides a strategy for enhancing
accessibility and addressing the transport implications of future growth.

Attleborough Transport Study (2007) Prepared by Mott MacDonald for Norfolk County
Council and Breckland Council

The study analyses the transport situation in Attleborough and provides a strategy for enhancing
accessibility and addressing the transport implications of future growth.

Full copies or summaries of these documents are available on www.breckland.gov.uk via the Local
Development Framework quick link on the homepage.

Attleborough Proposed Link Road Solutions. Route Identification Study (2008)

The study examined four possible options for a link road over the railway to service land to the
south of the town whilst providing a direct route from Bunns Bank to the A11 avoiding the need to
congest the town centre. The study concludes that a link road to serve a sustainable urban extension
to the south of Attleborough is technically deliverable. All four link road options examined can be
engineered to a standard acceptable to the Highways authority and Network Rail and are viable.

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