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and accordingly we set out in the following paragraphs an assessment of the scheme against the criteria
of EC16.1. In considering the proposals against the various criteria in Policy EC16, we have also had
regard, where appropriate, to the Practice Guidance.
i. The Impact of the Proposal on Existing, Committed and Planned Public and Private
Investment in a Centre or Centres in the Catchment Area of the Proposal
7.20 At the outset it is worth noting that the proposals would represent significant private investment by the
applicant in Thetford – this would have a tangible and immediate positive impact on the local economy.
7.21 In terms of impact on in centre investment, the PPS4 Practice Guidance explains (at paragraph 7.17)
that where a local planning authority or the private sector has identified town centre development
opportunities and is actively progressing them, the impact on that investment will be material. The key
considerations in assessing the effect on this planned investment (as set out in the Practice Guidance)
and the way in which the proposals relate to these considerations are as follows:-
What stage have they reached, e.g. are they contractually committed? Although opportunity sites
have been identified in Thetford Town Centre through the Thetford Area Action Plan (TAAP) any
scheme is at the very early stages in the development process. There is no known JV
arrangement or development agreement in place with Breckland to deliver any of the site’s within
the short term.
The policy ‘weight’ attached to them, e.g. are they a key provision of the Development Plan? The
opportunity sites are identified in the TAAP that has been submitted to the SoS and the EiP is
scheduled for March. At this stage, the TAAP can only be afforded limited weight.
Whether there is sufficient need for both? The opportunity sites, if they are to achieve the desired
enhancement of Thetford’s overall retail offer, will primarily provide for higher order comparison
retailing. The NLP Retail Study identifies capacity for 4,000m² gross new comparison floorspace
across the district up to 2016 (paragraph 11.59) with, should the Thetford Urban Extension
proceed, further capacity of 15,200m² of comparison floorspace by 2026. Given, particularly the
new planned housing growth and the limited comparison offer of the proposals, there is ample
need to still support the town centre sites.
Whether they are competing for the same market opportunity or key retailers/occupiers? The
intention of the Thetford Town Centre development sites must be to attract high order retailers
(such as fashion) who will drive footfall. This is clearly a different area of the retail market to that
which the application proposals seek to satisfy, which is a predominately convenience offer.
Whether there is evidence that retailers/investors/developers are concerned? There is nothing to
suggest there is concern regarding future investment. To the contrary, significant private sector
investment in Thetford must be seen as positive in terms of investor confidence.
Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 32
Retail & Planning Statement, February 2012