attleborough and snetterton heath area action plan issues and options

8/8/2019 Attleborough and Snetterton Heath Area Action Plan Issues and Options

http://slidepdf.com/reader/full/attleborough-and-snetterton-heath-area-action-plan-issues-and-options 1/144

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 setout 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 contributionsrecognising 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 ControlPolicies 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 inFebruary 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 websiteat 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: [email protected]

http://www.breckland.gov.uk/ldf.






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 2011Publication 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.

http://consult.breckland.gov.uk/portal/planningpolicy/ashaap/attleborough_and_snetterton_heath_area_action_plan_issues_and_options?pointId=1277118179104#ID-1350203-MAP-5.1







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

Add Comments

View Comments (0)

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.

http://consult.breckland.gov.uk/portal/planningpolicy/ashaap/attleborough_and_snetterton_heath_area_action_plan_issues_and_options?pointId=ID-1350203-QUESTION-1&do=add





Map 5.1 Boundary of the Attleborough and Snetterton Heath Area Action Plan (Popup full

image)

Settlement Boundaries

http://consult.breckland.gov.uk/events/10892/popimage_d3440821e491.html







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‟ssurgery, 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 thisdocument.

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 housin g 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

Town

Already Built

(April 2001 to 31st March 2009)

Currently Permitted

(as of 1 April 2009)

New Allocations Total

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 inAttleborough 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

http://consult.breckland.gov.uk/portal/planningpolicy/ashaap/attleborough_and_snetterton_heath_area_action_plan_issues_and_options?pointId=1277118204426#target-d3440821e581






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 byskills 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 nationalchains. 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 onthe 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 waterdrainage 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 areascompared 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 hectaresbelow 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 ScheduledMonument. 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 bringforward 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 andRural 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




http://consult.breckland.gov.uk/portal/planningpolicy/ashaap/attleborough_and_snetterton_heath_area_action_plan_issues_and_options?pointId=1277118204426#source-d3440821e581


























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 SustainabilityAppraisal 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 facilitatedthrough 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. Between1st 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 homescan 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 supportthe 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 therailway 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 Thisresearch 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.


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. Ithas 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-sitepower 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 SnettertonHeath 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 byupgrading 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).


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 highstandard of design.



Question 2

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 Attlebor ough’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).


To require high standards of design.

To protect areas of particular historic importance.

Question 4

Add Comments

View Comments (0)

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 wouldalter 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

Add Comments

View Comments (0)

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 forlocal 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 communitiesare 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 -

ImmediatelySouth: east and

Delivery and route of a new

link road is unclear and scaleof development insufficient

Well related to the town, town

centre and facilitiesWell related to railway station






west of

Buckenham

Road

to justify a complete route

Setting of Listed Buildings at

Besthorpe & Burgh

Common.

East of site has poor

relationship to waste waternetwork 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.

Good access to existing

employment sites

No known environmental

constraints

Area B- South

West

Attleborough

Development will effect

Hargham Road and Leys

Lane

Small parts of the site

affected by low level flood

risk.Small parts of the site not put

forward by landowners.

Land has been put forward bylandowners and is being actively

promoted (i.e. demonstrating

delivery).


constraints

Link road routes are technically

deliverable and are likely to be the

most cost effective options

Site is better related for strategic

sewer network and access to the

waste water treatment worksSite is a contained area,

predominantly in arable farmland

Site is well related to the

Breckland Lodge roundabout

which can be upgraded on-site

Site is well-related to Snetterton

and the strategy of employment

growth to the west of the town.

Area C - London

Road

Noise from A11Access to Schools, town

centre and health facilities

Potential loss of employment

land

Delivery of site without a

distributor road / town centre

traffic enhancements a

challenge

Parts of the site not put

forward by landowners for

development

Key Gateway locationWell related to existing housing

and jobs

Site bounded by development and

existing man-made features (i.e.

A11) – limited landscape impact

Well related to waste water

network


constraints

Site is well related to the

Breckland Lodge roundaboutwhich can be upgraded on-site



Site is well-related to Snetterton

and the strategy of employment

growth to the west of the town.

Area D -

Besthorpe &

Burgh Common

Setting of Listed Buildings atBesthorpe & Burgh Common

Impact on County Wildlife

Site at Burgh Common

Site has poor relationship to

waste water network and

treatment plant

Link road routes focus on

A11 Besthorpe junction

which has limited junction

movements and are likely to

cost more (however – seeEast Route Option 3 using

Spooner Row junction).

Access onto the Besthorpe

Junction will require access

across Decoy Common

Parts of the site are well-related to

town facilities and town centre

Link road routes are technically

deliverable

Land has been put forward by

landowners

Area is better related to the

Norwich side of Attleborough if

(a) transport modelling shows

HGV and commuter trafficfavouring easterly movements; and

(b) Snetterton does not deliver

planned number of jobs

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

Option Gross Site Area (ha)

Approx no. of homes at

gross density of 22 dph

Suitable for employment

(see map 14.1)

Area A 235 5170 YesArea 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 tolook 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

Add Comments View Comments (0)

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 theCore 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 currenttime 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 infrastructurewhich 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 theASHAAP 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 TotalTenure

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

Add Comments

View Comments (0)

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






Add Comments

View Comments (0)

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 newhousing 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 inAttleborough 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 forgypsy 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 andSnetterton 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 andSnetterton Heath Area Action Plan (Popup full image)

Question 9










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 NeedsIssue 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 beviewed 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 theBreckland 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.

http://consult.breckland.gov.uk/portal/planningpolicy/ashaap/attleborough_and_snetterton_heath_area_action_plan_issues_and_options?pointId=1277118933614#ID-1350250-TABLE-14.1









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) 4.1Bunns 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

Reference

Site

Size

(ha)

Gross Undeveloped

Employment Land

Assessment Category (Least,

Moderately, Heavily

Constrained)(11)

Comments from

ELR 2006.

South of A11

(Site E3)4.0 4.0 Moderately

Highly visible,

large greenfield

site

Bunns Bank

(Site E.A3)4.1 4.1 Least

Reasonably

accessible

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 andaccommodation 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 torequirements 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

Add Comments

View Comments (0)

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 bewell-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 releaseof 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. Additionalemployment 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 towncentre road network.

Table 14.3 Site Options and Reasoning for Employment Growth

Site OptionArea

(ha)Reasoning

1. Land north of the A11 7.84

Site is reasonably related to the A11 (Queens

Road interchange)

Site has been submitted as part of the LDF

Related to existing small-scale businesses on

Crowshall Lane

2. Land near Workhouse

Common, West Carr Road7.37

Site is well related to the A11 (West Carr Road

junction)

Area includes former business uses (including

former haulage depot).

Good profile on the A11

3. Land between the A11 and

Norwich Road north of Willsend

Land

7.11

Site is well-related to the A11 (Breckland

Lodge roundabout)

Related to existing employment at Haverscroft

Part of site previously allocated in Local Plan

for Business Park development

Reasonable profile with A11

4. Land south of Hillsend 10.77


Lodge roundabout)


Good profile onto the A11

5. Land south of Haverscroft

Industrial Estate7.97


Lodge roundabout)


Part of site is Victory Park employment area

and remainder of site would form a logical

extension

6. Land south of Attleborough

between A11 and Norwich Road.15.96


Lodge roundabout)


Good profile on the A11



Key gateway site into Attleborough

Map 14.2 Employment Options (Popup full image)

Question 11






Add Comments

View Comments (0)

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 sitescould 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 industrialspace 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 sectorproducing 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 promotingparticular areas as hubs for small to medium sized industrial or office units.

Question 12

Add Comments

View Comments (0)

Diversifying employment opportunities

Which option or options do you support to provide flexible solutions to meet Attleborough‟semployment 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 factoryinto 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 andfurther 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

Add Comments

View Comments (0)

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‟slong-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 thesite, 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 playarea.

Question 14

Add Comments

View Comments (0)

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 andDereham. It has approximately 112 town centre units and has low retail vacancy rates. The majorityof 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 flexibleapproach 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 bepotential 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

A1 Shops B1 Business C1 Hotels

D1 Non-

residential

institutions

Certain uses do not fall

within any use class and

are considered 'sui

generis'.

A2 Financial and

professional

services

B2 General

industrial

C2 Residential

institutions

D2 Assembly

and leisure

A3 Restaurants and B8 Storage C2A Secure












cafés and

distribution

Residential

Institution

A4 Drinking

establishments

C3 Dwelling

houses

A5 Hot food

takeaways

C4 Houses inmultiple

occupation



Map 18.1 Town Centre, Primary Shopping Area, Retail Frontages and Use Class (Popup full

image)

Question 15


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 thisArea 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

A

There are very limited sites within the

town centre boundary which would be

suitable for the additional retail

development identified as the towngrows. Therefore, using the sequential

approach radiating out from the town

centre, sites on the edge of centre (up to

300m from town centre) are the next areas

within which to look for potential retail

sites.

Redeveloping sites in close proximity to thetown centre will help to encourage linked-trips

to and from the town centre by sustainable

modes of transport.

B

Increasing the size of the primary retail

frontages would be appropriate where

there are significant concentrations of

retail shops (class A1) and where it wouldbe desirable to maintain these areas for

Increasing the size of the primary retail

frontage would result in additional areas where

the Council's policy would apply. This policy

provides stronger protection to key shoppingfrontages from other non-retail uses.











this use.

C

Increasing the size of the secondary retail

frontages would be appropriate where

there are significant concentrations of

other town centre units (other A class usesas well as use classes B1(a), C and D of

the Use Classes Order) and where it

would be desirable to maintain and

encourage such uses to locate.

Increasing the size of the secondary retail

frontage would result in additional areas where

the Council's policy would apply. This policyprovides a more flexible approach to peripheral

shopping frontages allowing for a range of

other non-retail uses.

D

The existing town centre boundary as

currently defined on the adopted

Proposals Map includes some transitional

areas where retail and other town centre

uses would be encouraged

Tightening town centre boundary would

restrict/ control areas in which retail and town

centre uses would be encouraged and

consequently where the Council's retail

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

Add Comments

View Comments (0)

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 inlocations 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 transportrequirements 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

Add Comments

View Comments (0)

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 AttleboroughIdentified 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 healthIs cheap/free

Does not emit greenhouse gases

Does not contribute to localised air pollution

Question 18


http://consult.breckland.gov.uk/events/10892/images/highresRGB/1419703_0_1.pdf










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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)









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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 widerdebate 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

Add Comments

View Comments (0)

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 railconnections 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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 EastOption 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 andwithin 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 20.4 Attleborough Distributor Road West Option 4. (Popup full image)






Map 20.5 Attleborough Distributor Road West Option 5 (Popup full image)

Question 26

Add Comments

View Comments (0)

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



15. Attleborough Proposed Link Solutions, route identification study, volume 1, December2008. 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 thisconsultation 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

















Add Comments

View Comments (0)

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 beaccommodated 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 perperson 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 theworks 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 BuiltEnvironment section of the ASHAAP.

Question 28

Add Comments

View Comments (0)

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

Infrastru

cture

Requirem

ents

Propose

d

Solutio

ns

Estima

ted

Costs

Funding Source Recomme

nded

Timescale

s

Construction

Responsibility

Maintena

nce

Responsi

bility

Angli

an

Wate

r

Servi

ces

Develo

per

Angl

ian

Wate

r

Develo

per

Develo

per and

AWS

Requisi

tion

Water

Resources

Existing

licence

and new

ground

water

source

£2,500,

000

√ 2015 √ AWS

Wastewat

er

Treatment

Wastew

ater

treatmen

t works

extensio

n and

newdischarg

£7,500,

000

√ 2016 √ AWS






e

pipeline

Sewerage New

wastewa

ter mainand

pumpin

g station

within

strategic

urban

extensio

n

£2,000,

000

√ 2016 √ AWS

Sustainabl

e

Drainage

Infiltrati

on

SuDS

and

surface

attenuati

on

TBC √ 2011 √ Norfolk

County

Council(18)

(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 headwatersemerge 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 consequentlymaintaining 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 thedetailed 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 willrequire 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

Add Comments

View Comments (0)

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 youranswer.

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 energyinitiatives. 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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 PlanningObligations), 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

Add Comments

View Comments (0)

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 andSnetterton Heath as there would be sufficient demand for heat and power from new homes and

business planned.

Question 35

Add Comments

View Comments (0)

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.

Question 36

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

Expanding education provision.

Do you agree that the key requirements in terms of expanding the education provision inAttleborough 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 pursuedby 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

Add Comments

View Comments (0)

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 & StrategicEnvironmental 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 andhistorical 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 SnettertonHeath Area Action Plan (Popup full image)

Question 40










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 ExtensionImprovements 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 promotinggeodiversity?

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

Add Comments

View Comments (0)

Additional Green Instructure

Using Map 25.1 „Biodiversity and Historical Designations within the Attleborough and SnettertonHeath 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 identitieslocal 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 AreaAction 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 AreaAction 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 westedge 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 tributaryfarmland to the north with the woodland planting/attenuation lowland pastoral landscape to the

south.

Question 42

Add Comments

View Comments (0)

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 toform 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 washistorically 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

Add Comments

View Comments (0)

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 reasonsof 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. Whenconsidering 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 isbased 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 culvertunder 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


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






Add Comments

View Comments (0)

Surface Water Management Plans (SWMP)

In order to address the issues raised so far in this section, we think that a Surface WaterManagement 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, pleasetell us.

Question 46

Add Comments

View Comments (0)

Content of a Surface Water Management Plan (SWMP)

There are a number of factors that a Surface Water Management Plan may include. Potentialapproaches 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









Add Comments

View Comments (0)

Sewer flooding and Combined Sewer Overflows

Do you agree that all new development, including that on brownfield development, should beserved 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

Green Space.

J. Key Tree Road - Amenity

Green Space.

S. Birch Close - Amenity

Green Space.

B. Cygnet Close - AmenityGreen Space.

K. Queens Square - AmenityGreen Space.

T. Plantation Close - Children'sPlay.
















C. Lomond Road - Amenity

Green Space.

L. Wayland Court - Amenity

Green Space.

U. Halford Road - Amenity

Green Space.

D. Thieves Lane - Outdoor

Sports Facilities

M. Escourt Road - Amenity

Green Space.

V. Rear of Halford Road -

Amenity Green Space.

E. Attleborough Cemetery. N. Norfolk Drive - AmenityGreen Space.

W. Gaymers Sports Ground.

F. Queens Road Allotments.O. Ash Tree Close -

Allotments.X. Connaught Bowls Club.

G. South of Queens Close -

Children's Play.

P. Blackthorn Road (SE) -


H. South of Queens Close -


Q. Blackthorn Road (W) -


I. St Mary's Church.

R. Cedar Drive - Outdoor

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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 „ProposedStrategic 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 forAttleborough‟ 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 accompanyingadults.

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 timefrom 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 localisedshortages. 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.

Question 50

Add Comments

View Comments (0)

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 tosurvey 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

Add Comments

View Comments (0)

Broad location for burial land.

Which approach do you support for the future broad location of new Burial Land (if the groundconditions 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 tohealth, 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 mostappropriate amount of land.

Question 52

Add Comments

View Comments (0)

Allotments.

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

Area per 500 dwellings

(Ha)

Number of full

allotment plots

per 500 dwellings

Total area (Ha)

for the 4,000

dwellings

Total number of

full plots to serve

4,000 dwellings

Option

10.25 10 2 80

Option

20.375 15 3 120

Option

30.5 20 4 160

Option

40.625 25 5 200

Option

50.75 30 6 240

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 plotsor 40 half plots)






Question 53

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 inplace 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 theAttleborough 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 andSnetterton 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












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

Add Comments

View Comments (0)

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

Add Comments









View Comments (0)

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 supportingtext and mapping of the historic environment to front load the planning process prior to

development of particular strategic areas?

Question 58

Add Comments

View Comments (0)

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 willfeed 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 EmploymentLand 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 identifiedemployment 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 achievethis, 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 thisstage 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

A 5.14Bernard Matthews

Food Ltd

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 meetthe full land requirement.












The northern extent of the site includes mixed range of

employment including some agri-businesses.

Area could be developed with a stronger focus towards

general industrial development at Chalk Lane.

B 6.73

International League

for the Protection of

Horses (ILPH)


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.

The northern extent of the site includes mixed range of

employment including some agri-businesses.



C 34.68 Pearn Wyatt & Sons


existing employment development to the northern part of the employment area (north of the A11 Trunk Road).

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

excess of the land area that would need to be allocated and

as such, only part would be required.

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





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.

D 14.63 Cliffsky Ltd

Brownfield site to the southern part of the site (south of theA11 Trunk Road) which is in proximity to the existing

market, motor racing circuit and the MotorSport Vision

proposal.

The site has a closer relationship to the circuit which could

provide the potential for a more clearly defined character to

this part of the site, and in particular, focusing on

motorsport-related activities.

Question 59

Add Comments

View Comments (0)

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 aportion 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 Attleboroughand 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 railoperators. 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

Add Comments

View Comments (0)

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

Add Comments

View Comments (0)

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 tolocate. 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 optionsfor 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

Add Comments

View Comments (0)

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' electricitynetwork.

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 inproximity 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 Designationswithin 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 RegulationAssessment process.

Question 63

Add Comments

View Comments (0)

Biodiversity and geological protection

Do you consider that there are any additional sites in Snetterton Heath which are locally importantfor 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 tofulfil EcoNet objectives;

Explore opportunities for the creation of set aside/grassland margins to crop fields, to

enhance biodiversity;

Ensure that any new woodland planting does not detract from the overall open character of

the plateau;

Retain the remaining areas of historic field pattern associated with parliamentary enclosure

which create a sense of historical and visual variety;

Protect archaeological features/ historic sites and their setting; and

Maintain the drainage network associated with areas of fenland encouraging improved

ecological diversity.

Question 64

Add Comments

View Comments (0)

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 agriculturalland 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

Add Comments

View Comments (0)

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 whichare 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, theCore 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 publiclyaccessible 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 PlanningObligations, 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 newhousing 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 CommunityInfrastructure 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 introductionon 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

Add Comments

View Comments (0)

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 determinethe 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 totransport 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

CatagoryInfrastructure Requirement Priority

Transport Link road arm across railway to a new junction with B1077. Critical

Utilities:

Gas/Electric

Electricity Network Reinforcements, or renewable energy

initiatives.Critical

Utilities: Water

Additional water resource addressed locally, as per outline Water

Cycle Study. Critical

Utilities: Water Strategic sewer network serving southern development site. Critical

Utilities: Water

Works to overcome environmental capacity constraint in

watercourse – allowance for treatment costs and pumping main to

another waste water treatment plant.

Critical

Utilities:

Gas/ElectricOff-site gas infrastructure. Essential

Community

Facilities2 x 300 sq m Community Facility. Essential

Community

FacilitiesCo-location of small library in Community Facility. Essential

Education 1 FE Primary School. Essential

Education 2 FE Primary School. Essential

Education3 x 60 place nurseries (two co-located with new build primary

schools).Essential

Education Expand existing High School provision - up to 340 places. Essential

Education Expansion of existing nurseries by 22 places. Essential

Emergency

ServicesRelocation of existing police station. Essential

Healthcare Delivery of Primary Care Centre. Essential

Open Space 14 ha Outdoor Sports Space. Essential

Open Space 16 x Local Equipped Areas for Play (LEAPs). Essential

Open Space 2.2 ha Allotments. Essential

Open Space 23 x Local Areas for Play (LAPs). Essential

Open Space 3 x Neighbourhood Equipped Areas for Play (NEAPs). Essential

Transport Improvements to rural bus services. Essential



TransportRe-examination of town centre gyratory system and potential

improvements.Essential

TransportAdditional link road arm from Buckenham Road to A11 (i.e. to

provide a continuous southern link road).Desirable

Transport Improvements to Besthorpe Junction for a potential additional armfor the Eastern Link.

Desirable

Transport New bus station. Desirable

Transport Rail Station Improvements. Desirable

36.10 The Council recognises that the infrastructure identified as „critical‟ and „essential‟ will befundamental 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

Add Comments

View Comments (0)

Infrastructure requirements: Attleborough

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

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 isimportant 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

CatagoryInfrastructure Requirement Priority

Utilities: Gas/ElectricUpgrade electricity supply network or deliver on-site electricity

generation.Critical

Utilities: Gas/Electric On-site gas infrastructure. Essential

Transport Improve public transport connections to Snetterton Heath(29)

. Essential

Question 68

Add Comments

View Comments (0)

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 ExistingSettlement 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

Add Comments

View Comments (0)

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 milefrom the Snetterton motor racing circuit - an area which will receive employment growth, the

village itself lacks any local services or facilities.



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

Add Comments

View Comments (0)

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 issituated 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.



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

Add Comments

View Comments (0)

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-costhousing 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‟spreferred 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 policyapproach 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 aCore 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 foragriculture 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 PrimeMinster. 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 fundamentalfreedoms 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 „DevelopmentPlan Document‟ or a „Statement of Community Involvement‟, and any representations, beforeissuing 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 consensusover 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 informpolicy 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, asdefined 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 inGovernment 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 InternationalImportance (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 notesproduced 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 documentsand 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 governanceUsing 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 whichprovides 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 housingand 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 aboutcrucial 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 assessthe 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 arequirement 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 & Partnerson 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, retailpermissions 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 Strategyin 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 Counciland 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.