Adopted Site Specific Policies and Proposals Development Plan ...

Adopted Site Specific Policies and Proposals Development Plan Document1 Introduction1.1 Purpose of the Document1.2 Context1.3 Relationship to Core Strategy1.4 Relationship to Sustainability Appraisal1.5 Relationship to Habitats Regulations1.6 Site Assessment1.7 Key to Maps2 Site Allocations2.1 Dereham2.2 Swaffham2.3 Watton2.4 Harling2.5 Narborough2.6 Shipdham2.7 Swanton Morley4 Gypsy and Traveller Sites222344467721283738414448Settlement Boundaries4 Settlement Boundaries5 Monitoring and Implementation Framework6 Appendix A Sustainability Appraisal Framework7 Appendix B Glossary8 Appendix C Saved Policies to be Replaced4951626777

Adopted Site Specific Policies and Proposals Development Plan Document1 Introduction1.1 Purpose of the Document1.2 ContextWhat is the Site Specifics Policies and Proposals Development Plan Document?1.1 The Local Development Framework (LDF) for Breckland will replace the existing Local Plan which wasadopted in September 1999. It is being prepared under the relevant legislation for development plans in England.The LDF comprises a number of Development Plan Documents (DPDs) that set out policies and proposals forthe development and use of land in the district, the first DPDs cover the period to 2026. The adopted BrecklandLDF Core Strategy (2009) includes a Spatial vision for the future of Breckland and objectives and targets, whichdevelopments must meet to secure that vision. The Site Specifics Policies and Proposals Development PlanDocument has been prepared in accordance with this Core Strategy.1.2 The Site Specifics Policies and Proposals DocumentTakes account of national, regional and strategic planning policies;Identifies sites for, and requirements of, major development to deliver the adopted Spatial Strategy andCore Strategy policy;Provides the framework of policies for assessing planning applications on allocated sites;Enables infrastructure and service providers to bring forward their services when needed by newdevelopment;Enables the public to be fully involved in developing local policies and proposals; andIs accompanied by an updated Proposals Map including revised settlement boundaries in accordance withthe adopted Core Strategy.1.3 The Site Specifics Policies and Proposals DPD covers the whole of the District with the exception ofThetford and Attleborough and Snetterton Heath where two separate Area Action Plans are being prepared.Community Involvement1.4 The Site Specific Policies and Proposals DPD has been prepared following a programme of consultationand public participation. Consultation with the community on the Site Specifics in Breckland began in the Summerof 2008 with the publication of an Issues and Options document, following a formal call for sites in March/April2008. This Issues and Options consultation took place over a 12 week period. This was followed by a 6 weekfurther Issues and Options consultation in Spring 2009 to publicise additional sites received during the first Issuesand Options period. Following the adoption of the Core Strategy in December 2009 the Council proceeded inJune/July 2010 to a consultation on a Preferred Options document which gave people the opportunity to commenton how the local planning authority should approach the final content of the document. The Preferred Optiondocument focused on preferred sites and settlement boundaries together with the opportunity to comment onreasonable alternatives.1.5 The Pre-Submission document was published in January 2011 and was subject to a six-week longpublication period, allowing people to make representations which were considered through the Examinationprocess. A number of representations were received that sought the inclusion of additional, alternative oramended site allocations and settlement boundaries through the updated Proposals Map. The DPD was thensubmitted to the Secretary of State in April 2011. Further information on the plan preparation process can befound on the Council's website: www.breckland.gov.uk.2

Adopted Site Specific Policies and Proposals Development Plan Document1.6 A Glossary of Technical and Other Terms is to be found at the back of this document. (MM01)1.3 Relationship to Core Strategy1.7 Following the adoption of the Core Strategy and Development Control Policies on 17th December 2009,the Site Specific Policies and Proposals DPD allocates land as required by the housing and employment figureswithin the Core Strategy, which details the way in which the District is expected to develop. The Core Strategyand Development Control DPD provides the overarching strategy for the District, and is the document that allother documents need to be in conformity with. This will provide a key test at the examination in public. A DPDwhich is found at examination to be incoherent or inconsistent with the adopted Core Strategy would be found"unsound" and be rejected by an independent Government Planning Inspector.1.8 Specifically, the Core Strategy sets out the following proposals for development across the district:Thetford will be the focus for growth within Breckland 6,000 new homes will be provided between 2001and 2021, with a further 1,500 between 2021 and 2026. In addition to this, up to 5,000 net new jobs will beprovided to 2026 and a total of 9,400 sqm of food and non-food retailing floorspace. The Thetford AreaAction Plan will facilitate this growth.Away from Thetford, Attleborough will be the main focus of growth, accommodating in the range of 4,500new homes over the plan period. Attleborough in combination with Snetterton between 1,500 and 2,000net new jobs to 2021. Additionally 4,800 sqm of food and non-food retailing will be provided.Dereham will provide up to 2,000 new homes and between 900 and 1,800 net new jobs over the planperiod. Retail floorspace in Dereham will increase 12,500 sqm over the plan period.The mid-sized market towns of Swaffham and Watton will experience lower levels of growth. Swaffhamwill provide approximately 600 houses and 300 - 650 new jobs over the remainder of the plan period.Watton will provide 350-500 new houses and 250 new jobs over the same period. Additionally, Watton willdeliver 300 sqm and Swaffham 850 sqm of food and non-food retailing.Fourteen Local Service Centre villages have been identified, of which four will accommodate growth ofbetween 50 and 100 dwellings. These are:HarlingNarboroughShipdhamSwanton MorleySnetterton Heath employment area will increase by 20 ha, and in combination with Attleborough will providebetween 600 and 1,700 new jobs. This will be dealt with within the Attleborough and Snetterton Heath AreaAction Plan.Rural settlements, away from the Local Service Centres, are expected to see limited growth over the planperiod.3

Adopted Site Specific Policies and Proposals Development Plan Document1.4 Relationship to Sustainability Appraisal1.9 Local authorities are required under Section 39 of the Planning and Compulsory Purchase Act (2004) toproduce a Sustainability Appraisal (SA) in conjunction with its Development Plan Documents. The SA will ensurethat the key aims of sustainable development are taken into account, whilst also incorporating the requirementsof the of the European Strategic Environmental Assessment (SEA) Directive. The key aims of the SA are: socialprogress that recognises the needs of everyone; effective protection of the environment; the prudent use ofnatural resources; and the maintenance of high and stable levels of economic growth and employment. In doingso, it will provide an opportunity to consider ways in which the plan or strategy can contribute to improvementsin environmental, social and economic conditions as well as a means of identifying and addressing any adverseeffects the policies and proposals might have.1.10 As the Site Specific Policies and Proposals is a development plan document, it has required the preparationof a Sustainability Appraisal Report. This will provide an opportunity to assess the extent to which emergingpolicies and proposals help to achieve the relevant environmental, social and economic objectives.1.11 The SEA is a requirement of European Directive 2001/42/EC needed for all plans begun after July 2004,that will have a significant effect upon the environment. The SEA is distinct from the SA in that it focuses solelyon environmental concerns.1.12 The SA, which will incorporate the SEA, has been made for representations to be made on its contentover the same period as the publication for this document.1.5 Relationship to Habitats Regulations1.13 Regulation 102 of the Conservation of Habitats and Species Regulations (2010) requires plan makingauthorities to determine whether a plan is likely to have a significant effect upon any European Site. A EuropeanSite can include sites designated as Special Areas of Conservation (SACs) for their species and habitats, andSpecial Protection Areas (SPAs) designated for the protection pf birds. In considering the implications of the SiteSpecific Policies and Proposals document, an Initial Appropriate Assessment Report has been undertaken inorder to comply with the Habitat Regulations at this preferred sites stage. This document is available to view onthe Breckland website.1.14 In light of the findings of the Appropriate Assessment, mitigation measures may need to be put in placeto remove any significant effects that the plan might have on a European Site. Mitigation measures includeamendments made to policies/sites to remove elements that could have an effect, or to require other actionsthat can eliminate any effects.1.6 Site Assessment1.15 Sites allocated for development within the Site Specific Policies and Proposals DPD will have to be inconformity with the adopted Breckland Core Strategy, which itself needs to be in conformity with regional andnational planning policies.1.16 The sites proposed for development within this document are considered to be both the most sustainableoptions for development and also the most likely to be delivered within the plan period.1.17 Each site has been the subject of a comprehensive desk-based assessment using information held onthe Council's GIS (i.e. archaeological records, flood risk, land quality etc). The desk based assessments havebeen augmented by site visits. Site visits have also enabled greater consideration to be given to the impact ofneighbouring uses, environmental and transport issues specific to the site and landscape and amenity assessmentsto be made. The number of sites, likely to satisfy all of the objectives is quite minimal. The assessment questionsthat the sites have been compared to, include:4

Adopted Site Specific Policies and Proposals Development Plan DocumentWill the allocation for development be in accordance with the strategies and policies contained within theBreckland Core Strategy?Will the site facilitate the use of brownfield land? Will the allocation for development limit the loss of highgrade agricultural land?Could the development allocation impact on European and International environmental designations (i.e.Ramsar, SAC, SPA)Could the development allocation impact upon other environmental designations (e.g. SSSI, Local NatureReserve, County Wildlife Site etc.)Will the allocation be at risk from flooding, or will it increase flood risk within the locality?Is the site well related to the existing settlement, services and facilities?Is the site deliverable (market viability, desirability, contaminated land)Will the development improve the quality, quantity and accessibility of open space? Could the allocationresult in a loss of open accessible open space? (e.g. Playing fields, play areas, amenity green spcaes,allotments)Will the development increase the vitality and viability of existing town centres?Could the allocation help people gain access to satisfying work, appropriate to their skills, potential andplace of residence?Improve the efficiency, competitiveness and adaptability of the local economy?Would the allocation site for development result in a loss of employment land?Would the allocation site impact upon local biodiversity.Could the allocation impact upon the historic environment?Could the allocation have a detrimental impact on the landscape/townscapeWill the allocation have an impact on on infrastructure capacity? (e.g. Water, drainage, sewage, schools,health services) Can this impact on infrastucture be overcome?Will the development have an impact on amenity? (e.g. Overlooking, noise and light pollution)Could the allocation for development impact upon the local highways network?1.18 All site options and changes to settlement boundaries have also been tested through the SustainabilityAppraisal criteria. The framework for testing the options can be found in 6 'Appendix A Sustainability AppraisalFramework'5

Adopted Site Specific Policies and Proposals Development Plan Document1.7 Key to Maps6

Adopted Site Specific Policies and Proposals Development Plan Document2 Site Allocations2.1 Dereham2.1 Dereham is identified in the Breckland Core Strategy as a Market Town which will see moderate levels ofgrowth over the period to 2026. The town will provide an additional 1,971 new homes over the plan period, andapproximately 5-10 hectares of employment land plus additional retail floorspace. Of the 2,010 new homes,1,476 already have the benefit of planning permission or have been completed at 31st March 2010. Therefore,as per the Core Strategy land for an additional 600 homes is to be allocated in the period up to 2026.2.2 Evidence to support the housing numbers for Dereham in the adopted Core Strategy suggests that thereis broadly sufficient infrastructure capacity to accommodate the proposed level of growth, although some localinfrastructure will require upgrading such as sewerage pipes, as well as transport improvements. In terms ofcommunity infrastructure, it is likely that improvements will be needed to rural bus services in and around Derehamin common with other market towns being identified for growth. New development will have to contribute to theexpansion of primary and nursery schools and primary healthcare provision will need to be slightly expanded.2.3 The town’s employment areas are located in close proximity to the A47 trunk road and include the threekey employment areas at Yaxham Road, Rash’s Green and Dereham Business Park. These employment areasinclude some larger enterprises as well as a range of small to medium size enterprises, with stock of a range ofages. The Breckland Employment Land Review (2006) recognises Dereham as having good potential for economicgrowth in the plan period and this is reflected in the area to be allocated.2.4 The Dereham stream (a tributary of the River Wensum) flows through the town and is culverted througha large part of the urban area. To the south of the town, the River Tud flows west to east on to Badley Moorwhich is a European protected site(SAC). There are a number of areas to the west of the town (towards ScarningParish) that are at risk of fluvial flooding. Furthermore, the Breckland Strategic Flood Risk Assessment hasidentified previous events of localised sewer flooding around Norwich Road, Swanton Road and across theToftwood area.2.5 To meet the Core Strategy requirement for new housing it is necessary to identify a number of new sitesfor development in this document, the majority of which will be on greenfield land. The agricultural land surroundingDereham is predominantly grade 3, but does include some limited pockets of grade 2.2.6 In considering landscape character, the town is bordered by two landscape character types spread overfive areas as identified in the Breckland Landscape Character Assessment settlement fringe study. The majorityof the town is classified as being at a moderate-high sensitivity to built development, with an area to the southeast of the town (Old Hall tributary Farmland) identified as moderate sensitivity to built development. Derehamalso has a number of important green corridors that run through a number of areas of the town linking key areasof importance, particularly for biodiversity and these have been highlighted in the Dereham Green InfrastructureStudy.2.7 Dereham is an historic market town with a wealth of historic buildings, spaces and interlinking streetscapes.The quality of its historic environment can be best qualified by its numerous historic assets, spanning severalcenturies, including an extensive conservation area and numerous listed buildings including the Parish churchof St. Nicholas with its detached bell tower and the Bishop Bonner museum which is adjacent to it.2.8 Delivery of housing in Dereham is directly linked to the waste water infrastructure and in particular capacitywithin the local waste water treatment network. Capacity issues at Dereham reflect constraints on the ability totreat additional volumes of water to a quality capable of being discharged into the River Wensum (which is aEuropean protected SAC site). The detailed Water Cycle Study (2010) identified that a manageable solution forwaste water in Dereham could include a phased approach to housing delivery which reflects demographicalchanges within the existing urban area (decreasing average household occupation) and thus enables additional7

Adopted Site Specific Policies and Proposals Development Plan Documentdischarge to be accommodated (MM10). This approach has been accepted elsewhereby OFWAT - the regulatorybody. As a consequence, the detailed Water Cycle Study recommends an annual housing delivery rate of upto 80 homes and to ensure this is achieved policies in relation to sites D1 and D2 include the need to phase thedelivery of these sites to a timeframe where capacity is available in the Dereham Waste Water Treatment Works.2.9 Further options for Dereham’s waste water solution may identify earlier opportunities to bring developmentforward where there is agreement from Anglian Water and the Environment Agency and this will be negotiatedon a case by case basis. Initial option work has identified that a deliverable solution to release capacity atDereham WwTW is available by utilising an alternative Waste Water Treatment Works in a neighbouring catchmentimmediately to the east of the town that may be able to accommodate additional flows. Both the EnvironmentAgency and Anglian Water are responsive to developing this option to support delivery of the allocations in thisdocument.8

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AD1846Path (um )Work sFWEl Sub Sta858041081718Track1321Pos ts15747177212447141024215150.0m8161 to 150.3m30Farm194943051Pond41FW9371058Track2242537836PondLC22Drain1194156ED & Ward Bdy308520314Foot Bridge12319521734841203814126336TC B2726191281981PondPond21Sub Sta18141141220El Sub StaCR1023Drain3Drain302144.5mPos ts23Drain2Drain1554.9m6Track174348114659181131. 2m Ba3Car ParkPond336176181168CLO SE828511752LBTk S159PondDrain21132aCD4Track1a61346El Sub Sta102DrainED & Ward BdySta274Drain131FB4717Pond1115128PH2Pond12614915623Pond151678121514Playing Field1911BR OKS DR IV E51516LI TLEFIELDS601PondCourt1Pos ts61057.6mDrain1515136231721Lay-by51195084ED & Ward BdyPond743036383152053243Pond451051CS63HEIDI C LO SE2Pond14Pos tsClub18121428ElPav ilion621Def4231a31aPav ilionThe Firs165201421Car Park611Path (um )PondPond16Path51.5m21B 101414a254115472563246716261.6m108New H ousePonds120211395TC BDrain1611226Drain218HalDefPond645Tennis CourtsEl10B 135727125This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005.D1D2D3D4D5D6D7Map 2.1 Dereham9Adopted Site Specific Policies and Proposals Development Plan Document

Adopted Site Specific Policies and Proposals Development Plan DocumentThe Old Maltings, Norwich RoadPolicy D1The Old MaltingsLand amounting to 6 hectares is allocated for residential development of approximately 180 dwellings. Atleast 0.1 hectares of children’s play space will be provided within the site including a LEAP. Developmentwill be permitted subject to compliance with adopted Core Strategy Policies and the following criteria:a. Principal access to the site is provided from Norwich Road, with secondary access provided ontoGreenfields Road;b. The scheme design, whilst preserving and enhancing, is complementary to the special interest of theexisting heritage assets. The scheme design proposal will be informed via a detailed appraisal of theassets significance;c. Development respects the amenity of the existing dwellings within or adjoining the site;d. Important trees on site are retained and included as part of the landscaping scheme;e. Dedicated pedestrian and cycle links are provided to Norwich Road and to Greens Road; andf. Suitable upgrades to the foul sewerage network are secured.Development of this site is phased for delivery in the period between 2014 and 2019 in order to secure acontinuous supply of housing land over the Plan period and allow for necessary improvements to strategicinfrastructure including confirmation of capacity at an appropriate Waste Water Treatment Works andsuitable sewerage network. The release of the site will also be subject to the preparation and agreementof a masterplan with the Local Planning Authority.The Council will, in consultation with the Highway Authority, seek appropriate contributions for off-sitehighway improvements along Norwich Road.Reasoned Justification2.10 The site comprises approximately 6 hectares of previously-developed land which includes the formerMaltings at Norwich Road, Dereham. The site is located close to the town centre and is an area of primarilyvacant and derelict land that includes areas of remaining hard standing and the foundations of previous structures.The eastern extent of the site includes some existing low-intensity industrial activities taking place as well as arange of dated agricultural/ industrial buildings which are currently still occupied. The maltings buildings are bothan important heritage asset and a prominent standing record of the town’s industrial past. The maltings aredescribed in the statutory listing as being ‘a very complete rare survival of a medium sized maltings’; this rarityis confirmed by the listing at grade II*.2.11 The main component of the site includes land associated with the former Maltings which is currentlyaccessed from Norwich Road by a single track roadway adjacent to the former Maltings building itself. Anadditional access point to the east of the site exists which is currently used by the existing engineering andhaulage operators. The site also includes a number of areas of mature tree borders that segregate parts of thesite, some of which separate the areas of the site that are currently in different ownerships. These borders alsoform key landscape corridors through the site. There are also a number of existing dwellings within and adjacentto the site and it is important that the amenity of those residents is not adversely affected by the development.10

Adopted Site Specific Policies and Proposals Development Plan Document2.12 The provision of safe Highway access is a key requirement for development and the access point toNorwich Road will require upgrading to enable two-way traffic. An alternative secondary access will be requiredto the eastern extent of the site on to Greenfields Road. However, the existing Norwich Road access could formthe principal access, although it is expected that this should also deliver a safe pedestrian/ cycle link from thesite to the town centre to be secured at this point.2.13 The site has some contamination issues as a result of it's previous uses. These include a brewery, filledquarry, brick manufacturing, and a tannery. However, although remediation will be required, this will enable asafe and viable development to take place. The Dereham Stream also flows through the site although this isculverted and will need to be taken in to account in any redevelopment scheme. Development should ensurethat surface water disposal does not result in harm to the stream, and as a result the receiving watercourse.11

Adopted Site Specific Policies and Proposals Development Plan DocumentLand off Greenfields RoadPolicy D2Land off Greenfields RoadLand amounting to approximately 12 hectares is allocated for residential development of 220 dwellings. Aminimum of 1.32 hectares of open space will be provided on site including the provision of 2 x LEAPs andan area for outdoor sports. Residential development will be permitted subject to compliance with adoptedpolicies in the Core Strategy and the following criteria:a. Development shall provide a vehicular link between Greenfields Road and Wheatcroft Way;b. The layout of the site and provision of open space will have regard to the Dereham Green InfrastructureStudy and the setting of the Dereham windmill to protect the interest of the heritage asset;c. Appropriate noise attenuation measures are provided at the border of the site with the A47 trunk road,if required; andd. Suitable upgrades to the foul sewerage network are secured.Development of this site is phased for delivery in the period between 2013 and 2018 in order to secure acontinuous supply of housing land over the Plan period and allow for necessary improvements to strategicinfrastructure including confirmation of capacity at an appropriate Waste Water Treatment Works andsuitable sewerage network.The Council will in conjunction with the Highway authority seek contributions for any necessary off-sitehighway improvements to minimise the impact of the development.Reasoned Justification2.14 The site comprises an area of agricultural land extending to approximately 12 hectares which is locatedbetween Greenfields Road, Wheatcroft Way and the A47 trunk road to the east of Dereham. The site is flat andopen with views across from the Dereham windmill to the border of recent developments at Rowan Drive/ FernClose. The curtilage of the Listed Dereham Windmill represents a key green space within the wider site.2.15 The site has vehicular highway access from the east and west via the existing residential developmentsat Greenfields Road and Wheatcroft Way. Development of the site should provide for the joining of the existingaccess roads and will enable the site to achieve two points of access on to Norwich Road. This will ensure thatthe highway access is delivered in accordance with the requirements of Norfolk County Council's standards.Providing two points of access will also enhance opportunities for improved public transport, walking and cyclinglinks to this area and development should make appropriate provision for these modes through the site layout.The Council will also consider the need for any appropriate traffic calming measures, the need for which will beconsidered through a Transport Assessment.2.16 The site has few physical constraints present; however, it is expected that some noise attenuationmeasures bordering the A47 may be required as has been the case for adjacent development at Rowan Drive/Fern Close. This may affect the form of any development on site and it is expected that this will be consideredthrough the subsequent detailed site layout as part of future Planning Applications. The Council may also seekappropriate off-site highway contributions to improve access points on Norwich Road to provide for the additionaltraffic created by the development. The detail of any requirements will be considered at the detailed PlanningApplication stage and assessed through a Transport Assessment.12

Adopted Site Specific Policies and Proposals Development Plan Document2.17 The Water Cycle Study indicates that development in this area will require new strategic sewerageinfrastructure off-site, and development will be expected to provide appropriate upgrades to the local seweragenetwork.13

Adopted Site Specific Policies and Proposals Development Plan DocumentLand east of Windmill AvenuePolicy D3Land east of Windmill AvenueLand amounting to 8.8 hectares is allocated for residential development of approximately 200 dwellings.Provision shall be made for at least 1.15 hectares of open space on site including the provision of 2 x LEAPsand an area for outdoor sports. Development will be permitted subject to compliance with adopted policiesin the Core Strategy and the following criteria:a. Principal highway access will be provided on to Norwich Road between Windmill Avenue and DerehamTown Football Club;b. The open space requirement shall be set out in a manner which maximises opportunities to enhancebiodiversity corridors including the setting of Shilling Lane; andc. Suitable upgrades to the foul sewerage network are secured.The Council will in conjunction with the Highway authority seek contributions for any necessary off sitehighway improvements at Norwich Road to minimise the impact of the development.Reasoned Justification2.18 The site comprises an area of agricultural land to the east of Dereham situated between existingdevelopment at Windmill Avenue, Dereham Town Football Club with the historic Shilling Lane to the north. Thesite is a flat and open arable field with hedging that includes a number of mature trees on its borders. The sitehas an existing access directly on to Norwich Road and has good visibility in both directions allowing for safeaccess and egress. The site is bisected by overhead power cables that run from north to south, and developmentwill need to take this into account by providing underground or other solutions.2.19 The site adjoins Shilling Lane to the north which is recognised in the Dereham Green Infrastructure Studyas an important corridor between Neatherd and Etling Green. Development to the east of Windmill Avenue shouldnot only protect this corridor but enhance it by securing appropriate green space to the north of the site.2.20 The relationship of the site to Dereham Town Football Club means that the detailed site layout shouldhave regard to possible light pollution from this surrounding use, and solutions developed to mitigate any potentialimpact on residential amenity. Development of this site may also require off-site highway improvements incombination with other proposed allocations in the east of Dereham, and as such, the Council may seekappropriate contributions if necessary.2.21 The Water Cycle Study indicates that development in this area will require new strategic sewerageinfrastructure, although it should be noted that this not unique to this site. Any development in Dereham willtherefore impact upon the waste water network as well as requiring appropriate contributions for communityinfrastructure but these issues are not site specific and as such are not highlighted as a risk to development inisolation.14

Adopted Site Specific Policies and Proposals Development Plan DocumentLand at Rash's Green Industrial EstatePolicy D4Land at Rash's Green Industrial EstateLand amounting to 3.1 hectares is allocated for employment development (Use Classes B1, B2 and B8)off Rash’s Green Industrial Estate. Development will be permitted subject to compliance with adoptedpolicies in the Core Strategy and the following criteria:a. Principal highway access is provided from Rash’s Green;b. All important boundary trees are retained, and where possible included within detailed site layout;c. Appropriate boundary treatments are provided bordering existing residential development; andd. Suitable noise attenuation measures are provided to avoid harm to residential amenity (if necessary).The Council will impose suitable conditions on development limiting the hours of operation of employmentuses to avoid harm to the amenity of surrounding residential properties.Reasoned Justification2.22 The site comprises an area of undeveloped land located off Rash’s Green Industrial Estate which iswell-related to the A47 Trunk road and the A1075 which links the north and south of the District. The area iscurrently underused albeit with visible evidence of use as informal open space. The site is surrounded by lowdensity housing on two sides and industrial development to the remainder. The site is predominantly industrialin character and this impression is compounded by the surrounding employment uses. There are a number ofmature trees on the site's borders, and the Council wishes to see important specimens retained and incorporatedwithin the future layout of the site.2.23 The principal highway access to the site is to be delivered from Rash’s Green which will enable commercialtraffic to utilise the existing industrial estate roads without the need for additional upgrading.2.24 The surrounding industrial development at Rash's Green has been developed over a considerable numberof years and the activities taking place on the estate have not been restricted by any hours of operation conditions.The proximity of residential development means that the use of this site for industrial development should notadversely affect the amenity of those properties at Westfield Road. Therefore, the Council will impose appropriateconditions on detailed development proposals limiting hours of operation to ensure that residential amenity isnot harmed.2.25 Development proposals on this site for use within class B1(a) of the Use Classes Order (as amended)will be subject to the provisions of the adopted Core Strategy and National Planning Policy (1) including thesequential approach except where this is an ancillary element of a wider proposal for industrial development.1 currently PPS4, or a successor document15

Adopted Site Specific Policies and Proposals Development Plan DocumentLand at Dereham Business ParkPolicy D5Land east of Dereham Business ParkLand amounting to 3.1 hectares is allocated for employment use (within Classes B1, B2 and B8 of the UseClasses Order, as amended) to the east of Dereham Business Park. Development will be permitted subjectto compliance with adopted policies in the Core Strategy and the following criteria:a. Vehicular access is provided via Kingston Road/ Walpole Loke, and should include the provision ofnecessary highway improvements to ensure highway safety;b. Appropriate footpaths and cycleways are provided linking the site with existing footways at YaxhamRoad as well as a footway to the north through to Cherry Lane;c. Suitable noise attenuation measures (which could include building design measures, screening,fencing or bunding) are provided to avoid harm to surrounding residential amenity;d. Important boundary trees are retained as part of detailed landscaping schemes;e. Existing boundary screening is retained and enhanced to include new structural landscaping to minimisethe visual impact of development and extent of new build development into the open countryside;f. Development is laid out in a manner that does not preclude the potential for future development inthe vicinity;andg. Appropriate sustainable surface water attenuation measures are provided, and where possible includedas part of landscaping schemes.The Council will consider the need to impose appropriate conditions limiting the hours of operation ofbusinesses to ensure the amenity of any proximate residential development is not harmed.Reasoned Justification2.26 This site comprises an area of agricultural land located to the east of Dereham, east of the existingDereham Business Park. The site is bordered by existing development at Walpole Loke, including the BrecklandCouncil Offices. The site has limited screening at the eastern boundary and development would represent a newedge to the built form of Dereham.2.27 Proposals for development on this site within Classes B1, B2 and B8 of the Use Classes Order 1987 (asamended) will be permitted subject to the above policy and the provisions of the adopted Core Strategy to meetpart of the strategic requirement for new employment land in Dereham.2.28 The site is to be accessed via Kingston Road/ Walpole Loke and the Local Planning Authority will, inconjunction with the Highway Authority, seek appropriate contributions for enhancements to the local highwaynetwork should these be required. The development should also provide suitable footpath and cycle provisionto link the site to Yaxham Road to enable greater opportunities to access the site by these modes. Detailedproposals should also make appropriate provision of a footway/ cycle link from the development north to CherryLane. This will enable enhanced opportunities for sustainable movements between new employment allocationsand residential development to the east of Dereham.2.29 New structural landscaping shall be provided to the eastern boundary of the site in order to minimise thevisual impact of new built development on the open countryside. This is essential as the site will form a newedge to the settlement, which can currently be viewed from a number of important routes to the east of the town.16

Adopted Site Specific Policies and Proposals Development Plan DocumentA structural landscaping scheme shall be provided as part of any detailed proposal and delivered prior to thecompletion of any commercial units. This will ensure that visual impact is minimised, but could also form part ofa sustainable drainage scheme.2.30 In order to ensure that the amenity of surrounding residential development is not adversely affected bythe development of this allocation for employment use, the Local Planning Authority will consider the need toimpose conditions on subsequent Planning Applications so that proposals include appropriate noise attenuationmitigation measures if required. These measures could include building design measures, screening, fencingor bunding which can control noise, although this will depend on the precise uses proposed.17

Adopted Site Specific Policies and Proposals Development Plan DocumentDereham Retail AllocationPolicy D6Dereham Retail Allocation - Georges Road/ Nunn’s Way to Cowper RoadLand extending between Georges Road/ Nunn’s Way to Cowper Road is identified to accommodate abalance of around 4,900m 2 (net) comparison goods floor space, and 1,800m 2 (net) convenience floor spacein Dereham to 2021. Development will be permitted subject to compliance with adopted policies in the CoreStrategy and the following criteria:a. Prior to the submission of any Planning Application, a Development Brief or Masterplan for the siteshall be produced and agreed by the Local Planning Authority;b. Development proposals should respect the setting, integrity and character of the Heritage Assetswithin and adjacent to the site;c. Proposals should have regard to the preservation and enhancement of the Conservation Area;d. Proposals should ensure that suitable areas for the servicing of new development are provided;e. Schemes enhance pedestrian access to the High Street, Norwich Street and to Wrights Walk andgive full regard to the need to enhance footfall.f. Proposals provide appropriate enhancements to local public transport infrastructure.The Local Planning Authority will expect that the redevelopment/ reorganisation of parking provision toaccommodate the intensification of retail development is consistent with adopted Core Policies and anyother relevant parking strategies for the town.Reasoned Justification2.31 Dereham is a key location in the shopping hierarchy in Breckland, and as such, the scale of new retaildevelopment was identified as part of the Core Strategy. The area is currently comprised of a number of parcelsof land used as both formal and informal car parking, with some existing businesses and the Dereham TerritorialArmy Centre. The area lies partly within and adjacent the Conservation Area and also contains a Listed formerengineering works at the corner of Cowper Road/ Georges Road. Within this area there are opportunities toextend the retail area of Dereham town centre.2.32 The adopted Core Strategy identifies Dereham for additional comparison retail development of between7,750-8,500m 2 up to 2018, and was drawn from evidence contained in the Breckland Retail and Town CentreStudy (2007). The Council's latest Retail and Town Centre Study (2010) indicates the need to plan for an additional1,700m 2 (net) comparison floorspace to 2016, and 4,931m 2 (net) by 2021. This level of floorspace can beaccommodated within Dereham town centre and will deliver the strategic requirement for the town. The site alsohas potential to accommodate a further convenience (food) floorspace over the plan period as the Retail studyindicates the need to plan for around 1,800m 2 convenience floorspace by 2021. This could include the provisionof a small foodstore within the wider site area.2.33 The area is within the identified ‘town centre’ boundary as set out in the adopted Proposals Map and assuch is first preference for the location of additional retail development using the sequential approach as set outby PPS4. Part of the area could fall within the ‘Primary Shopping Area’ as indicated on the current adoptedProposals Map, although this would be dependant on scheme design.2.34 The Council will expect the production of a Development Brief for the wider site in order to enable adetailed understanding of the proposed layout of development in the area. The redevelopment of any existingcar parking shall have regard to the wider availability of parking in Dereham town centre and the findings of the18

Adopted Site Specific Policies and Proposals Development Plan DocumentCouncil’s Parking Task and Finish group. Although a Listed Building lies within the wider site, a sensitive schemedesign should be developed that would ensure that the inclusion and retention of this building does notfundamentally constrain the intensification of this area.2.35 Development should also ensure that the intensification of the area for retail development providesopportunities to enhance pedestrian footfall to the area as well as securing appropriate access to allow forcirculation routes to the wider town centre area.19

Adopted Site Specific Policies and Proposals Development Plan DocumentDereham Open Space AllocationPolicy D7Dereham Open Space AllocationApproximately 4.5 hectares of land is allocated as Open Space for a new Cemetery on land to the east ofDereham Town Football Club. Planning permission for Open Space for a cemetery and ancillary buildingswill be permitted subject to the following:a. Access to the site shall be provided from Norwich Road or B1110;b. Ancillary buildings associated with cemetery use will be acceptable provided these are sympatheticallydesigned and compatible with landscape character;c. New structures do not result in the coalescence of built development with Etling Green; andd. Development does not adversely affect groundwater resources.Improvements to enhance access to the site by foot and cycle will be sought as part of detailed PlanningApplications. The Local Planning Authority will seek a planning obligation or legal agreement to ensure thatimprovements to footpaths and cycling are delivered.The Local Planning Authority will require the submission of a risk assessment to ensure the safety ofgroundwater resources as part of detailed proposals for cemetery use.Reasoned Justification2.36 This site is allocated for Open Space for a new Dereham town cemetery. The site is currently an arablefield to the eastern extent of the town and forms an important undeveloped area between the built form ofDereham and the hamlet of Etling Green. The identification of the site for open space and resultant minimallandscape impact of a cemetery would maintain the undeveloped separation between the town and Etling Green.Use of the site for a cemetery will also result in limited traffic movements to and from the site which would havelimited highway access issues.2.37 There are no constraints to the identification of this land as open space for cemetery use, although detailedproposals would be expected to give consideration to means of access which is currently constrained. However,the low traffic movements generated by cemetery use, combined with the proximity of a nearby bus stop couldovercome this.2.38 Dereham Town Council are the burial authority in this area. Supporting evidence commissioned byDereham Town Council reveals that the land has suitable natural drainage properties ensuring that there will beno adverse impacts on groundwater as a result of burials. This supporting evidence has been endorsed by theEnvironment Agency. The delivery of a cemetery in this location is likely and Dereham Town Council as burialauthority has confirmed funding in place to acquire the land. The Local Planning Authority will, in conjunctionwith the strategic advice of the Environment Agency, require the submission of a risk assessment to ensurecemetery development will not adversely affect groundwater resources.20

Adopted Site Specific Policies and Proposals Development Plan Document2.2 Swaffham2.39 Swaffham is identified in the Breckland Core Strategy as a Market Town which will see modest levels ofgrowth over the period to 2026. The town will provide an additional 749 new homes over the remainder of theplan period, at least 5 hectares of employment land and approximately 1,000 sqm of non-food retailing. Of the749 new homes, 499 have already have the benefit of planning permission. Therefore land for an additional250 homes will need to be allocated.2.40 Evidence to date suggests that there is sufficient infrastructure capacity to accommodate the proposedlevel of growth. The detailed Water Cycle Study states that there are no strategic sewers to the west of thetown however there is a strategic sewer network serving the north and east of the town. As a result of this thestudy recommends that development should not go to the west of the town. It is likely that improvements will beneeded to rural bus services in and around Swaffham. New development will have to contribute to the expansionof primary and nursery schools and primary healthcare will need to be slightly expanded.2.41 The town’s employment areas are concentrated in the north of the town with the principal location beingthe Eco-Tech employment area. This employment area has good links to the A47 and Swaffham is served bythe X1 bus service which provides half-hourly links between Lowestoft and Peterborough. The EmploymentLand Review (2006) recognises this area as having the greatest potential for economic growth in the town.2.42 The town has no watercourses and as such is not affected by fluvial flooding. However, the BrecklandStrategic Flood Risk Assessment has identified previous events of localised sewer flooding around West AcreRoad, Sporle Road and New Sporle Road.2.43 There are a small number of sites within the established built up area of Swaffham which may becomeavailable for development in future years, but none are of sufficient size to accommodate the number of dwellingsrequired. To meet the Core Strategy requirement for new housing it will therefore be necessary to identify newgreenfield sites for development. The agricultural land surrounding Swaffham is predominantly Grade 3. Thereis an area of Grade 2 agricultural land to the east of Swaffham. The proposed allocations are all on grade 3land.2.44 The town is bordered by three landscape character areas as identified in the Breckland LandscapeCharacter Assessment. To the north west of the town is plateau farmland, to the west is the Brecks landscapecharacter and to the east and south the landscape character consists of settled tributary farmland. The plateaufarmland and the Brecks landscape character areas are identified in the Breckland Landscape Settlement FringeAssessment as having a greater sensitivity to change. The Breckland Landscape Settlement Fringe Assessmentstates there is limited potential for expansion to the west of the town.2.45 Swaffham has a rich historic environment with a Conservation Area, historic market place and a significantnumber of Listed Buildings in the centre of the town. The key gateways on Norwich Road and North PickenhamRoad have a historical value with the Manor House and grounds on Norwich Road and a couple of listedfarmhouses on North Pickenham Road. Therefore these gateways have an inherent sensitivity to change andnew development.2.46 To the south of Swaffham lie parcels of the Breckland SPA which accommodate Stone Curlews. Thefindings of the Habitats Regulations Assessment on the Core strategy suggest that development within 1,500mof these areas could have a significant impact on the Stone Curlew. Future development in Swaffham will haveto avoid these areas.21

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NN STRE E TCORO NAT IO NGRE E N WAYCannon Ho useEl S ub StaAS H CLO S ESTA TION YA RDJA CK BODDY WAYBA CK TE RRA CEProvi dence Te raceSTA TION S TR EE TST G UTH LA C C LOS ENORT HFIELD ROA DTOW E R M E A DOWNORT HWE LLEl S ub StaPL AC ENORT HWE LL POO LBreckla ndsCom mu nityRushm orePE DL AR' S GR OV EHi lsi deMea dow RiseThe Bunga lowOrchard EndTUM B LE R HILLNEW S P O RLE R OA DCOUHE CLO SESP O RLE R OA DMi zp ahPL AC ETe rb arORF ORD RO ADMA NO R W AYMon k's P athLONG FIELDSTrackTrackBo x' s Lan eSP O RLE R OA DDism antled Rail waySP O RLEThurn e Ho useBri dlewa ySHO ULDH AMTrackTo wer V ie wLoke En dPRINCE ST RE E TKING S TR EE TFlor-E nce34 to 4042 to 48QUE E NWHITS A NDS ME W SWHITS A NDS ROA DSu rg eryThe Ol d Ma lti ngs1 to 24Su rg eryPl owrigh t PlaceRoom sBa nkCorn Ha land DC O ficeBa nk15LB3544771623644537926201926332524El Sub Sta2PondAdopted Site Specific Policies and Proposals Development Plan DocumentThis map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. 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Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy SW1Land to the east of Brandon Road and north of the Former Redland Tiles SiteLand amounting to approximately 10 hectares is allocated for a residential development of 250 dwellings.A minimum of 0.96 hectares of outdoor sport provision and 0.48 hectares of children’s play space will beprovided on site along with related landscaping and facilities. Development will be subject to compliancewith adopted Core Strategy policies and:a. provision of safe access from Brandon Road with highways improvements as required;b. retention and enhancement of perimeter hedgerows and trees;c. provision of adequate planting and landscaping on the southern part of the eastern boundary;d. protection and enhancement of the existing right of way to south of the site;e. provision of pedestrian/cycle links to the right of way and residential development to the south;f. the layout of the development will have regard to the future potential of land to the east of the siteincluding the potential to deliver strategic open space and highway links to Watton Road;g. the development of the site will be subject of a masterplan agreed with the Local Planning Authorityprior to the submission of a planning application.Reasoned Justification2.47 This site covers one arable field and a small portion of another to the east of the A1065 Brandon Road.The site respects existing field boundaries in the northern section and historic field boundaries by the southernsection. The allocation of the combined sites will improve the relationship of the residential development to thesouth on the former Redland Tiles site with the rest of the settlement. The northern field is contained by existinglow-level hedgerows, the southern field is much larger and the development of the site would need to re-establishhistoric field boundaries though landscaping and planting. When the residential development to the south of thesite is complete, the site will be bordered on three sides by residential development. To the east of the site arearable fields which rise in height above the level of Watton Road (B1077). The site is in close proximity to localschools and is approximately 1,200 metres from the town centre. There is currently a bus service to the towncentre and Eco-Tech employment area from the road frontage on Brandon Road. This service will be improvedas a result of Planning Obligation from the Redland Tiles residential development.2.48 The site has a gentle slope downwards to the south east. There are few features of interest on the siteapart from the existing hedgerows on the field boundaries. Safe access can be achieved to the site alongBrandon Road. It is likely that some highway improvements will be needed such as a right hand lane turn intothe site and extension to footpaths on the eastern side of Brandon Road.2.49 In terms of infrastructure, an existing sewer runs under the site. However, evidence from the detailedWater Cycle Study suggests improvements may be necessary to deliver the number of dwellings proposed onthe site and these will be secured through the planning process. Any planning application submitted for the sitewill provide evidence that the proposal has been developed through close working with Anglian Water to ensurethat water efficiency measures, as per the requirements of policy CP8 of the adopted Core Strategy, demonstratethat the development can proceed within available waste water capacity.23

Adopted Site Specific Policies and Proposals Development Plan Document2.50 The Breckland Landscape Settlement Fringe study identifies the landscape area as having a moderatesensitivity to change. Despite this, development on the site is unlikely to have a detrimental impact on the widerlandscape as it is surrounded by development on three sides. The hedgerows and trees on the field boundariesshould be retained as they provide a valuable contribution to the local landscape character.2.51 Any phasing of the site will be addressed as part of negotiations in the grant of planning permission.This negotiation will also include any provision for the delivery of key infrastructure and services, including theprovision of open space and affordable housing in accordance with the Development Plan.24

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy SW2Land to the North of the Eco-Tech CentreLand amounting to approximately 3 hectares is allocated for employment development. The developmentwill provide a mix of B class units only. Development will be subject to compliance with adopted CoreStrategy policies and:a. access provided only from the Eco-Tech Employment Area;b. provision of landscape buffer between the development and the A47 trunk road;c. development will not commence until vacant, developable land in the existing Eco-Tech centre hasbeen developed.Reasoned Justification2.52 The site is a small arable field, between the Eco-Tech Employment Area and the A47 trunk road. Thesite is screened by trees and hedges on the western, eastern and southern boundaries. The development ofthe site would form a natural extension to the existing employment area. The site is approximately 3 hectaresin size and will contribute to the employment needs for Swaffham as identified in the Core Strategy. The Eco-Techemployment area is served by a local bus service.2.53 The site is of an irregular shape which will limit opportunities for large industrial units. Although employmentuses are not regarded as noise sensitive developments in PPG24, in the interests of amenity a landscape bufferof planting should screen the development from the A47 trunk road.2.54 There are currently a number of trees on the southern boundary of the site where the only safe point ofaccess is located. Some of these trees will need to be removed in order to achieve a suitable access. The onlysafe point of access is through the existing employment area. This would involve road construction over BrecklandCouncil and potentially third party land. These ownership constraints could affect the delivery of the site. However,they are not seen as insurmountable. There are still a number of vacant lots in the existing employment area.It is important to ensure that these lots are brought forward prior to the release of this site for employment land.2.55 The site is well related to the A47 and the location is concluded by Breckland Council's Employment LandReview as being attractive to the market.25

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy SW3Land to the West of the Eco-Tech Employment AreaLand amounting to approximately 5.8 hectares is allocated for employment development. The developmentwill provide a mix of B class units only. Development will be subject to compliance with adopted CoreStrategy policies and:a. access is provided only from the Eco-Tech Employment Area;b. provision of adequate planting and landscaping on exposed boundaries of the site;c. the layout and design of the site will have regard to the potential of adjoining land to the north of thesite providing a long term option for employment development beyond 2026;d. provision of pedestrian/cycle access from West Acre Road;e. investigation and remediation of possible ground contamination;f. development will not commence until the land allocated by Policy SW2 has been implemented.Reasoned Justification2.56 The site consists of part of a larger arable field to the west of the Eco-Tech Employment Area. The sitealso covers a smaller field to the south-east corner of the allocation. The site is bounded by some dispersedresidential development to the south on Bears Lane and to the west on West Acre Road but is otherwise locatedbetween employment development at Ecotech and the A47 bypass. Careful consideration will be given to theproposed employment uses on this site where they abut adjoining residential properties and regard will be givento amenity in the context of Development Plan policy and the content of PPS23 'Pollution' and PPG24 'Noise'.2.57 Access to the site will need to be secured through the existing Ecotech site as the highway network fromWest Acre Road and Bears Lane is unacceptable for the potential traffic generated. Access onto both BearsLane and West Acre Road will be limited to pedestrian and cycle access, given the benefit of providing a directand attractive route from the site to the town centre.2.58 The boundary between the site and the employment area consists of trees, hedges and fencing. Thesite has hedges on its boundary against West Acre Road and Bears Lane. There are also a number of smalltrees and hedging on the boundaries of the smaller field within the site. There is no planting or physical boundaryto the site to the north. Therefore as part of any development proposal, landscaping and planting on the northernboundary would be required. However, the landscaping should not sterilise the potential for future expansionof the employment area to the north of the site. To the north and west of the site are arable fields. To the southof the site beyond Bears Lane is the dismantled railway line which provides a physical buffer to the residentialestates to the south.2.59 The development of the site would form an extension to the existing employment area. The site isapproximately 5.8 hectares in size and will contribute to the employment needs for Swaffham identified in theCore Strategy.2.60 The Breckland Landscape Character Assessment states that the land in this area, between the north ofthe town and the A47 has lower sensitivity to change than the rest of the character area due to the urbanisinginfluence of adjacent employment areas. Therefore with appropriate screening to the north, impact on the26

Adopted Site Specific Policies and Proposals Development Plan Documentlandscape will be minimal. There are a number of trees on the site and on the boundary. Some of these mayhave to be removed to achieve access to the site. However, any mature or valuable trees should be maintainedas part of detailed proposals.2.61 The detailed Water Cycle Study identifies that there is a lack of strategic sewer provision in this part ofthe town. This could be a constraint to the type of industry that could be developed on the site and detaileddiscussions with Anglian Water are encouraged prior to the submission of any Planning Application. There areno known energy constraints in bringing this site forward.2.62 The ultimate delivery of the site will be dependant upon market conditions. In order to ensure theunnecessary early loss of undeveloped land, development will not commence on this site until the land allocatedfor employment under Policy SW2 has been been brought forward by virtue of a detailed Planning Application.If there are material reasons why development cannot take place on SW2 first, development on this site will beconsidered for early release.2.63 Part of the site is on a potentially backfilled quarry. Before planning permission can be granted a deskstudy and full site investigation including gas monitoring will be needed.2.64 The site is well related to the A47 and the location is concluded by the Employment Land Review asbeing attractive to the market.27

Adopted Site Specific Policies and Proposals Development Plan Document2.3 Watton2.65 Watton has been identified as a Market Town in the Core Strategy which will accommodate modesthousing and employment growth arising from predominantly local need so as to reduce the volume of outcommuting and the potential relocation of existing businesses. The Core Strategy originally required thatallocations are made for approximately 300 dwellings in Watton. This figure should be reduced to account for61 dwellings that have been approved on sites outside of the existing settlement boundary for Watton prior tothe adoption of this document. Therefore, the scale of housing allocation will be reduced. The capacity of theidentified sites is 214 units which enables development on these sites to come forward at a density in line withlocal character. Housing need within the town will be further met extant Planning Permissions which total 497homes within the existing settlement boundary as of 1st April 2011. The Core Strategy requires that sites arewell integrated with the established built up area of the town in order to minimise the impact on the countrysideand local wildlife, particularly Wayland Wood and the Breckland SPA.2.66 Whilst identified as a market town, limited housing growth is being proposed in order to reflect the levelof services and facilities available. Additionally, evidence indicates that there is limited potential for furthereconomic growth in Watton and that the town mainly supports local businesses. Large scale growth runs therisk of undermining the small market town character of Watton which is derived from the historic and attractivenature of the town centre and from the varied countryside that surrounds the town. Particular concerns wouldaccompany any growth to the west and south-west of the town because of the impact on European protectedHabitats (the Breckland SPA).2.67 Evidence to date demonstrates that the preferred development sites in Watton are deliverable and thatthere is sufficient infrastructure capacity to accommodate the proposed 250 new dwellings. Whilst they willrequire localised upgrades to the utility networks, there are no critical capacity issues or insurmountable barriersto development of this scale. In terms of community infrastructure there will be a need to upgrade PrimarySchool education provision and health care provision to meet the expanded population. The scale of the upgradesis incremental and involves expanding existing provision rather than new facilities. Therefore contributions fromdevelopment will be sought to secure off-site provision in accordance with Policy CP5 of the Core Strategy. Theexisting Secondary School (Wayland High) is considered to have sufficient capacity to absorb the anticipatedgrowth in population.2.68 All proposed development areas in Watton would drain to Watton Waste Water Treatment Works (WWTW).Initial Stage 1 of the Water Cycle Study (WCS) states that in terms of waste water network capacity is bestlocated to the west of the town. However this is not possible due to the proximity of the SPA. Further Stage 2of the WCS identifies sufficient capacity to accommodate the projected growth up to 2026, although someextension would be required at the WWTW to treat additional load generated from proposed development. Withregard to water resources there are no deficits in the supply/demand balance of water in Watton to the end ofthe plan period. Furthermore, there will be no requirement for a new water resource schemes in order to satisfygrowth in the town. The refurbishment of the Carbrooke borehole source near Watton will meet any extra demandexerted by the proposed developments. However, it is expected that whilst there is adequate water supplyinfrastructure, developers would be responsible for funding local connections.2.69 There are a small number of sites within the established built up area of Watton which may becomeavailable for development in future years, but none of sufficient size to accommodate the number of dwellingsrequired. To meet the Core Strategy requirement for new housing it will therefore be necessary to identify newgreenfield sites for development.2.70 The north-west of the town and parts of the south-west are at risk from fluvial flooding. There are largeareas of flood zone 3a which cover a number of promoted sites. There have been a number of historic sewerflooding events in and around the town centre. Development to the east of the town could exacerbate theseissues unless suitable sewer infrastructure is delivered and appropriate measures are introduced to limit foulwater entering the sewers.28

Adopted Site Specific Policies and Proposals Development Plan Document2.71 The findings of the Habitats Regulations Assessment and the adverse effects of development on theBreckland Special Protection Area means that development towards the west of Watton is not acceptable.29

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy W1Land to west of A1075 and adjacent Wayland High SchoolLand amounting to approximately 6 hectares is allocated for a residential development of 100 dwellingstogether with 2.42 hectares for additional facilities and access to Wayland High School. A minimum of 0.2hectares of children’s play space will be provided on site along with related landscaping and facilities.Development will be subject to compliance with adopted Core Strategy policies and the following criteria:a. density of development will be directed by the local character of the area;b. vehicular access to the site will be provided from the A1075.c. retention and enhancement of perimeter hedgerows and trees, and enhancement of existing vegetationon adjacent land to the south of the site;d. provision of significant internal open space, hedgerows and tree planting within the site;e. agreement of a scheme to secure the appropriate management of the adjacent pond;f. provision of 2.42 hectares to facilitate the future expansion and enhancement of Wayland High School;g. provision of a pedestrian/cycleway to provide access to the high school and town centre along thenorthern boundary of the site.Reasoned Justification2.72 The site comprises an area of agricultural land to the south of Watton along the A1075. Significantlandscaping can be found on site and important landscaping is present on land to the south. The A1075 liesdirectly adjacent to the eastern boundary of the site and the agricultural land acts as a buffer from the nearbySSSI Wayland Wood to the south-east. Wayland High School and associated playing fields are situated to thewest of the site whilst to the north are residential properties leading back to the town centre. To the north-eastof the site are residential properties and a petrol station and arable farmland to the south, although there is alsoa small commercial site (Barn Ruche) in this direction. Densities of up to 35 dwellings per hectare could beaccommodated towards the northern boundary of the site, whereas densities slightly below the 30 per hectarewould be acceptable along the eastern and southern boundaries of the site in order to respect the character ofthe area.2.73 The site is level, predominantly in arable use and lacks any specific topographical features, however itis expected that the design solution and layout of any future planning application/s will take in to considerationthe substantial trees and hedgerows along the majority of the four major boundaries of the site, including theTree Preservation Orders (TPO’s) along the western and north-eastern boundaries. Additionally, a pond potentiallycontaining Great Crested Newts lies immediately adjacent to the west of the site. The Council will seek a wildlifesurvey to ensure appropriate mitigation measures to ensure that the pond is not affected by any futuredevelopment. Landscaping on land adjacent to the south of the site would need to be increased to screen anyresidential development.2.74 The principal access will be along Thetford Road (A1075) within the 30 mph limit away from the sharpbend at Barn Ruche with a link to the existing footway provision opposite. Whilst the visibility from Merton Roadonto Memorial Way is good the visibility from Churchill Close onto Merton Road is substandard and not suitableto cater for any increase in vehicular movements. There is no scope to improve the visibility from Churchill Closeonto Merton Road within the public highway and pedestrian or cycle access is currently not available from thissite to Churchill Close. This is as a result of planning application 3PL/2010/0474/F to form a shared footwayand cycle way facility which closes Churchill close off by a fencing and landscaping scheme.31

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy W2Land to south of Norwich Road – Former RAF Officers MessLand amounting to approximately 10.55 hectares is allocated for residential development of 72 dwellingsand open space provision within the site occupied by the former RAF Officers Mess. The site is split intothree separate sections with the northern and southern sections allocated for residential development andthe central section allocated for open space provision. Development will be subject to compliance withadopted Core Strategy policies and the following criteria:Land amounting to approximately 2.25 hectares is allocated for residential development of 22dwellings to the south of Norwich Road and west of Trenchard Crescent.a. requisite 0.17 hectares of open space will be provided on land west of Beverley and Sunderland Close;b. principal access to the site will be provided from Norwich road;c. pedestrian and cycle access will be provided to link Elworthy Close with Norwich road (via the easternboundary of the open space allocation allocation, west of Beverley and Sunderland Close;d. regard shall be had to the character of the existing Norwich Road frontage;e. density of the development shall have regard to existing dwellings at Trenchard Crescent.Land amounting to approximately 3.3 hectares is allocated for residential development ofapproximately 50 dwellings on the site occupied by former MOD buildings between Portal Avenueand Dowding Road.f. requisite 0.28 hectares of open space will be provided on land west of Beverley and Sunderland Close;g. principal access to the site will be provided from Norwich Road with a secondary access for emergencyvehicles via Portal Avenue;h. enhancements to pedestrian/cycle links to Norwich Road and Elworthy Close to Tedder Close;i. density of development shall have regard to the character of surrounding residential developments;Land amounting to approximately 5 hectares is allocated as open space for outdoor sports, children’splay and amenity space provision on land to the west of Beverley and Sunderland Close.j. a Locally Equipped Area for Play (LEAP) shall be provided in the western part of this central openspace allocation;k. appropriate footpaths and cycle ways are provided to link the site with existing footways at ElworthyClose and Norwich Road along the eastern boundary of the site;Development will be subject to a comprehensive masterplan agreed with the Local Planning Authority priorto the submission of any planning application. The masterplan will include appropriate pedestrian, cycleand vehicle links and enhancements to the surrounding networks. All existing protected and significanttrees on site will retained and included within the detailed site design.Appropriate contributions for maintenance of the open space shall be secured in accordance with theprovisions of the adopted Core Strategy policy.32

Adopted Site Specific Policies and Proposals Development Plan DocumentReasoned Justification2.75 The site comprises the former RAF Officers Mess of approximately 10.55 hectares and is a mix of privatelyowned open space and brownfield land. The site is split into three separate sections with land to the south ofNorwich Road and west of Trenchard Crescent, and the site occupied by former MOD buildings between PortalAvenue and Dowding Road allocated for residential development.2.76 The central section of land to the west of Beverley and Sunderland Close is allocated for open spaceprovision to serve requirements arising from housing developments of W2,and other consented residentialdevelopment that require off-site provision.2.77 There are no fundamental constraints to the identification of this land for residential and open spacedevelopment, although, development of this site will need be treated in a comprehensive manner to ensureappropriate pedestrian, cycle and vehicle links and enhancements to the surrounding networks, including accessimprovements to and through existing residential developments of TedderClose on the RAF technical site.2.78 Any scheme would be expected to retain all protected trees including significant mature trees found alongthe northern and western boundaries of the site in order to enhance to improve the visual amenity of the area.New structural landscaping shall be provided along the southern boundary in order to minimise the visual impactof new built development on the open countryside required to create a strong field boundary in accordance withthe Breckland District Fringe Settlement Landscape Assessment.33

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy W3Land to north of Norwich Road and south of Watton GreenLand amounting to approximately 1.85 hectares is allocated for a residential development of approximately25 dwellings together with a minimum of 500 m2 of children’s play space provided on site. Developmentwill be subject to compliance with adopted Core Strategy policies and the following criteria:a. principal access will be provided on to Norwich Road with no vehicular access provided on to WattonGreen;b. density of development will be directed by the local character of the area by ensuring that only lowdensity housing with rear gardens backing onto Watton Green will be permitted;c. perimeter hedgerows and trees, especially along the northern boundary of the site are retained andenhanced;d. new provision of internal open space, hedgerows and tree planting within the site;e. agreement of a scheme to secure the appropriate management of the lightly wooded area to the westof the site and of the ditch to the east of the site, in the interests of biodiversity;f. provision of pedestrian and cycle links through the site to Norwich Road and onto Watton town centreand local schools;g. relocation of the attenuation pond to contain the critical 1 in 100 year plus climate change storm event;h. provision of on site children’s play area in close proximity to the existing planning permission to thesouth of the site.Reasoned Justification2.79 This is an area of tree lined arable land to the east of Watton where planning permission has alreadybeen granted for the erection of a crèche/nursery facility and 67 dwellings on the southern section of the site.Residential properties can be found to the north of the site along Watton Green and to the east of the site. Tothe north-west of the site is a large dwelling and to the south-west of the site are vacant buildings that werepreviously used as a children’s centre. To the south of the site, on the opposite side of Norwich Road, areresidential estates.2.80 Density shall reflect the rural character of the area where is should be significantly lower towards itsnorthern boundary. Whilst the approved development to the south ofthe site includes housing of a relativelyhigh density, the northern section of the site would lie in close proximity to existing, low density housing alongWatton Green. To maintain the rural feel along this road, any housing in close proximity to the northern sectionof the site would have to be at a low density to protect the form and character of the area.2.81 It's rural character and landscape features play an important part in shaping the delivery of this allocation.At the detailed Planning Application stage, the scheme design should give full regard and protection to theprotected tree along the western boundary of the site and the mature hedgerow along the northern boundary ofthe site, an important rural feature along the southern side of Watton Green. An initial wildlife survey indicatesthat a small wooded area to the west of the site, and a ditch to the east of the site, could be of importance tobiodiversity.2.82 Further growth in residential properties would have to take account of the current planning permissionwhich includes provision of an attenuation pond to contain the critical 1 in 100 year plus climate change stormevent.34

Adopted Site Specific Policies and Proposals Development Plan Document2.83 The provision of safe access is a key requirement with access being restricted to Norwich Road onlyusing the layout and highways scheme which gained residential planning approval on the southern section ofthis site. Carbrooke Road is considered inadequate and substandard to cater for additional traffic movements.Access from Norwich Road provides the utilisation of existing foot ways improved walking and cycling to WattonTown Centre and local schools in accordance with the requirements of Norfolk County Council's standards.Accessfrom Norwich Road will include improvements to the existing highway to allow for improved walking and cyclingto Watton Town Centre and local schools at a standard acceptable to the Local Transport Authority(MM30) Thesite lies within the 40 mph limit and the 30 mph limit to the west may be needed to be moved to cover this accesspoint.2.84 A 225 DIA pumped Sewer runs along the southern boundary of the site and it is expected that a contributiontowards infrastructure would be required in this area.35

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy W4Land adjacent to Swaffham RoadLand amounting to approximately 1 hectare is allocated for a residential development of approximately 17dwellings. Development will be subject to compliance with adopted Core Strategy policies and the followingcriteria:a. utilisation of existing vehicular access on to Swaffham Road;b. density of development will be directed by the local character of the area;c. provision of a pedestrian crossing point to link the site to the existing footway on Swaffham Roadpedestrian access way onto Three Post Road;d. agreement of a scheme to secure the appropriate protection of any bats on site;e. all existing protected and significant trees and hedges on site will retained and included within thedetailed site design.The Council will seek appropriate on site open space and affordable housing requirements secured incompliance with the provisions of the adopted Core Strategy policies.Reasoned Justification2.85 The site comprises an area of land of approximatly 1 hectare located on land to the north-west of Wattoninside the existing built up area. The site is surrounded by existing residential development consisting of primarilydetached dwellings with generous amenity land. The site was previously allocated for open space in the BrecklandLocal Plan (1999), however was not implemented.2.86 The site has few physical constraints. Planning permission has been granted for the erection of 8dwellings and a new roadway to the south-east corner of the site. This will provide the vehicular access into siteW4.2.87 The Council will expect a landscaping scheme to be provided as part of any detailed proposal to ensureprotection to existing protected trees and mature hedges on site. Furthermore, a scheme to secure the appropriateprotection of any potential bats on site will be required.36

Adopted Site Specific Policies and Proposals Development Plan Document2.4 Harling2.88 Harling has been identified as one of four larger villages in the District which will accommodate modestestate scale growth. The Core Strategy states that Harling will receive an allocation of 50 new homes. TheCore Strategy requires that sites are well integrated with the established built up area of the village in order tominimise the impact on the countryside. This figure has since been achieved by decisions of the Local PlanningAuthority to approve Planning Applications for residential development in Harling in advance of this Site Specificsdocument. A total of 65 homes have been approved in Harling since early 2009. This has been achieved inpart through the grant of permission on the preferred site for residential development at Kenninghall Road for40 dwellings in 2010.However, prior to this decision the Local Planning Authority had granted planning permissionson two separate but adjoining schemes (10 and 15 dwellings) at Lopham Road on a site identified at the PreferredOptions stage as a reasonable alternative site. All of these proposals were outside the existing settlementboundary and approved under provisions in PPS3 'Housing' which required the favourable consideration ofresidential proposals in the absence of a five year land supply. As a consequence there is no need to allocateland through this Development Plan Document to meet the requirements of the Core Strategy for Harling.2.89 Given that development has formally commenced at the Lopham Road site for 10 dwellings the settlementboundary has been amended to include this site. The adjoining site for 15 dwellings is excluded from thesettlement boundary as the site was permitted at a time of acute shortage of housing land which will be addressedby the progression of this Site Specifics document and by the decision to permit 40 dwellings on the Council'spreferred site at Kenninghall Road. Accordingly the settlement boundary will also be amended to include theplanning permission at Kenninghall Road. These amendments are shown on the accompanying Proposals Map.Further reviews of this document will reflect any further changes at Lopham Road should the site for 15 dwellingsbe implemented. However, the site for 15 dwellings occupies a peripheral location, distant from services andfacilities. Amending the settlement boundary to include this site will limit the Local Planning Authority's abilityto reconsider the site against any improvements to the housing land supply position in Breckland.2.90 During the preparation of the Core Strategy it became established that there are no known capacity issuesrelating to the services and infrastructure in Harling for the allocated growth. Through the recent planningpermissions it is evident that the scale of growth in Harling can be accommodated within existing water andelectricity infrastructure and school and doctor capacity. Local balance between homes and jobs will be securedthrough the continued provision of services in the village and the retention of the nearby Roudham IndustrialEstate as a protected General Employment Area. In addition to these core services, the village also contains asport and social club and a village hall. Furthermore, limited growth in Harling is considered acceptable becauseof the access from the B1111 to the A11 and the commuter rail service from Harling Road station to Norwich.The local bus service includes a route to Norwich with one return service a day.2.91 There are no known water and utilities capacity issues in Harling. With regard to flood risk, the RiverThet flows to the west of the village and there are areas of Flood Zone 3a to the south and west of Harling.2.92 The Council's Landscape Character Assessment indentifies East Harling Fen to the north of the villageas having a high landscape character area sensitivity, the middle Harling open Valley Floor as having amoderate/high landscape character area sensitivity and the East Harling heathlands that immediately surroundmost of the village and extend to the east as having a moderate landscape character area sensitivity. Areas ofhigh biodiversity importance lie to the north of the village (East Harling Common SSSI) and to the south (MiddleHarling Fen SSSI).37

Adopted Site Specific Policies and Proposals Development Plan Document2.5 Narborough2.93 Narborough has been identified in the Core Strategy as a Local Service Centre with a positive allocationfor new housing in the period up to 2026. The village has been identified for 50 new homes in this period and itis expected that development would come forward within the early part of this period (to 2014).2.94 The evidence base underpinning the allocation for the village does not indicate that there any infrastructureconstraints that would affect the delivery of new homes in the village. The village also has a Primary School, ashop, employment opportunities and is located on the X1 Bus Route. However, any development would beexpected to provide contributions to education, open space as appropriate and this will be dependant on anyavailable capacity.2.95 The built form of the village has grown over time with two distinct components of the wider village; thenorthern section which is characterised by older pre-20th century development and contains a number of ListedBuildings and a Conservation Area designation, and the southern component which is characterised by 20thcentury residential development.2.96 The River Nar is found in the northern part of the village and there is a large area of land around theriver identified as being at high risk of flooding. The River Nar is also identified as a SSSI.2.97 The two component areas of the village are effectively separated by a relatively undeveloped area withinwhich the church and vicarage is located. This undeveloped area also includes important gaps and views throughthe parkland landscape surrounding Narborough Hall.38

2168525106144447194354423521Water11132383113138CHALK LANE20282EASTFIELDS3953186152127415179Adopted Site Specific Policies and Proposals Development Plan DocumentNarborough AllocationOld Spruce PlantationThis map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005.DrainDrainTk DCo Const, CP & ED BdyChestnutWaterWaterDrainWaterFish FarmWater10.5mAllotGdnsWaterDrainSprucePlantation10.4mThe PotteryPondLBThe ShipInnSlSlBelgraveBankLodgeTudno LodgeGarageWatersideWaterDrainDrainWaterWaterWaterWaterDrainFBFBDrainUndFBThe MaltingsThe GrangeFBWaterFish HousePlantationRiver NarFBSurgeryDairyFBSluiceBlanche'sPlantationMAIN10.4mMillFBWaterROADFBBoat HouseLittle NarsideNarsidePathPath (um)PalisaPark CottageNarborough HallWillowRIVER CLOSEThe LodgeCamphill PlantationWaysideFortPondChapel CottageTrackMeal HouseStack Yard4Church Farm BarnsClestrain1Church Farm12.7mAll Saint's ChurchNarford Lane PlantationPath (um)PondNarborough14.0mDismantled RailwayThe VicaragePavilion28Cricket FieldFour Seasons17.1m2235El Sub871681367710096OLD92PARK5743PagetHamlynMAIN ROADForgeEdgeTurangiShelterIcehouse16.4mSchoolHouse11El Sub Sta1017671676650Wagtails4BLACKSMITHS WAYElThe Sorrels14.0m15.4mMacs Shelter2Narborough105Church of EnglandVoluntary ControlledPrimary SchoolBO OTH CLOSE1413AllotmentGardens28DENNY'S WALK118TCB315.3m110913PO11BrandymelSwaffham Lane PlantationBrock House30Gate363031Tel Ex45SWAFFHAM RO ADThe GrangeClaremarlyn443544403932MEADOW CLOSE291CHALK LANE55107MITCHELLS WAY8281Pp HoChalk HouseSub136470861419ElSta9297101898587610111314WESTFIELDS7576816060493515.0m31El Sub Sta7868Portland7139109117Sandtoft70Drain43104103Capel CottagePond232430Playing Field1412a127Butler's BarnNAR.1CentrePondButler'sCarrMap 2.4 Summary of Narborough Allocations39

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy NAR.1Residential Allocation - Land west of Chalk LaneLand amounting to approximately 2.3 hectares is allocated for a residential development of approximately50 dwellings (average density 25 dwellings per hectare). A minimum of 0.12 hectares of children’s playspace will be provided along with related landscaping and facilities. Development will be subject tocompliance with adopted Core Strategy policies and the following criteria:a. The principal access is provided from Chalk lane;b. New structural landscaping is provided on the southern boundary of the site to minimise the impactof the new settlement edge formed by the development;c. Important boundary trees are retained within the detailed site design; andd. Suitable improvements to pedestrian and cycle links from the site to the village along Chalk Lane areprovided.The precise provision of open space shall be considered having regard to the proximity of the site to thevillage playing field. The Council will consider flexibility of open space provision where this would result inqualitative and quantitative benefits to the community.Reasoned Justification2.98 The existing use of the site is for agriculture and the proposed allocation abuts the current settlementboundary to the south of the village off Chalk Lane. The site lies within 800m of Narborough Primary School,and approximately 500m from a bus stop. The site is also directly opposite the village playing fields and thecommunity centre.2.99 The identified area for allocation is largely flat and site levels are not dissimilar to adjacent developmentat Westfields. The identification of the site for residential allocation would extend the built form of the settlementin line with the existing community centre. The presence of the community centre lends a ‘developed’ feel to theedge of the village when viewed from Chalk Lane. The site has a good relationship to existing development andbrings with it an opportunity to redefine and enhance the settlement edge in this part of the village.2.100 The site benefits from very limited constraints although it is noted that the site is in close proximity tothe Narborough Railway Embankment SSSI, but not adjacent to it. As a result of the distance from the SSSI, itis considered that there are unlikely to be any detrimental effects on the SSSI as a result of the identification ofthis site. The remaining part of the former railway line backs on to the site and is of some biodiversity interest,although it is considered that this is not an overriding constraint to development provided that the detailed sitedesign has regard to this important feature.40

Adopted Site Specific Policies and Proposals Development Plan Document2.6 Shipdham2.101 Shipdham has been identified in the Core Strategy as a Local Service Centre with a positive allocationfor new housing in the period up to 2026. The village has been identified for 100 new homes in this period andit is expected that development would come forward within the early part of this period (to 2014).2.102 Evidence to date suggests that there is sufficient infrastructure capacity to accommodate the proposedmodest level of growth. The village Primary School currently has a limited amount of capacity and newdevelopment will have to make contributions to primary school facilities. There are a number of services in thevillage, including a doctors surgery, two village shops, and a post office. Most of the facilities are located in thecentre of the village near the village green. The village also has three garages providing local employment andShipdham Airfield Employment Area is 4km north east from the village centre on the Letton Road.2.103 The River Blackwater flows to the south-west of the village and associated areas of fluvial Flood Zones3a and Flood Zone 2 come close to the edge of the village. There are other small areas of fluvial flood riskassociated with Watery Lane Drain and Parkland Stream. The Strategic Flood Risk Assessment reports a historicinstance of internal sewer flooding in Chapel Street. There is an hourly bus service to Dereham which runsalong the main road (A1075).2.104 The agricultural land surrounding Shipdham is entirely grade 3. There are a number of brownfieldopportunities on the edge of the village and some undeveloped land within the centre of the village. Thereforeit is likely that the loss of greenfield land outside the settlement to development will be minimal.2.105 The village is bordered by two landscape character areas as identified in the Breckland LandscapeCharacter Assessment. The majority of the village is surrounded by plateau farmland with a small area to thesouth west within tributary farmland. The plateau farmland has the higher sensitivity to change. Many of theexisting edges to the settlement are open and exposed and much of the surrounding landscape is exposed innature.2.106 Shipdham has a historically linear character with the centre of the village exerting the most valuablehistorical assets. Most of the centre of the village is covered by a conservation area which contains a numberof Listed Buildings.2.107 Planning Permission has recently been granted (January 2011) for residential development on land offParklands Estate. The release of this site prior to the adoption of the Site Specific Policies and Proposals documentreduces the remaining number of houses to be allocated to 85. The Planning Permission is now reflected by achange to the settlement boundary instead of an allocation.41

1.22m RHShipdham AllocationsPondPondCourt Yard CottagePondPondWood FarmSilosNurseryPuddleMill FarmNurseryRivingtonFarron Cottage68.3mPondAllotment GardensPondMeadowbrookBoundaryPlantationSaetrTCB The GreenWoodcrest ViewMill RoadEstateBirdsBoundaryTennisPlantationPlaygroundPavilionRecreation GroundChapelCemeteryTelephoneExchangeBlackmoor RowNurseryModel FarmMi l Hi l PlantationHall FarmBarnham FarmSchoolLaurel FarmThomas BullockPondsPrimary SchoolMeadowBlackmoor FarmChurchKing'sHeadThree OaksWellFBWBPitWLBPpPondsSewage PlantDr ainPondCo tage271529224261614232111672652012711181910322127313341472458628253547880167223036Ponds32638113Two20aDefIs suesMethodis t68.0mRisdenTCBCrosswaysMill House69.5m70.1m61.9m61.6m62.8m67.7m71.0m64.3m66.1m66.7m68.6m66.4m70.4m69.5m69.8mUnison71.6m68.9mPumpPO25Pond29IlexEVA CLOSEWAYMastGPEAS TGATEME ADOW CLOS EPath (um )UndLE TTON CLDr ainWar d B dy1.22m69.2mStoneCoal YardGarageThe OldHorses69.2mCroftFieldAllotmentGardensSWA N LANELodgeMA RK ET S TREE TLongfieldsOldInnCr owsWATERY LANEBRICK KILN LA NECHA PE L ST RE ETLock er bieWhite LodgePis e De Te reMidwaySurgerySpinneyKeystonePondRusseneRobinsonsRoselandsTetherdownNE W ROA DPA RK HIGHATT DRIV EGar ageCLOS EStoney LodgeEss ex LodgeChe ry Tree LodgeTr eesPlayfairMILL ROA DRICHARDPondDenePolywoodManorGoldenSteps CornerDog(PH)Cedar House66.1mCongregationalPondPondLorien64.3mGlebe BarnPondAll SaintsHomestal CottageWar MemlPointGlebe HouseChurchFernThree Bears CottageShrub HousePondDenStreetCoach HouseFarmShipdhamParkDepotRectoryStablesShipdhamPlacePondThe Bungalow Lomond HouseArdwyn63.7mPondBarnsdownHedleeRos Mia West EndPond67.4mRobiniaThe Beeches65.5mHotelHallWrens NestHideawayLironTythePetinaFair ViewAsh Tree HouseAshdownScains RestGlebe CottageRingersHIGH S TREE TMILL CLOSEThe Co tageTouc hwoodTamariskHom es teadTheCUS HING CLOS EEl S ub S taTO WNSHE ND P LACEME WS COURTGREE NW OODSycamoreRO ADMill LodgeBridlewaysCostalotCottageBlackmoor CottageBramble CottageSpring CottageThe White HouseClematis Co tageHE NRY CRO SSHogger yPOUND GREE N CLOS EAm alfiViewThe Old W hite HorseBRADE NHA M ROA DFEN FOLGATEPA RK E STATEOLD P OST OF FICE STRE ETTr ac kPA RKLA NDSParksideFieldviewWatery LaneGurdon Farm CottagesLindenClarenceHouseIvy CottagePondRoan Co tageBewickSunny sideApplegarthGreenleaBulv er s Co tageBreck landPOUND GREE N LA NEEast ViewOreganAidaWaithlandsPound Green HotelGreen GatesA 1075WATTONLong Meadow Barn AnnexeHighgroveCHURCH LA NEMeadow ViewEuphem iaThreewaysGarageValhavenThe ChaletLong Meadow BarnMeadWATTON RO ADGaretbryManorThe MallardsHo2612374734448595065715245446441511373519178552Peny gar nCharterArdenc luthaMass inghamSundialNewbySunvilleShrubland BungalowThe HaybarnThe GranaryWestShirladr iaWi low Co tNorthviewMyholmRack co tsCo tPilgrim sQua r yCatkins9.59574a312223965232035230Pond201381210103441339a135333371740a40424491150544Tr ac kTr ac kLB41a58a52b28 6640to4618a1.22m RHEl S ub S taNurseryPondPondPondEl S ub S taPondsWar d B dyThe OaksPondPondPondTCBPondFBLB173426A 1075Dr ain51811241917Pond1143221233097831Pond151914285551241212945231142183519773225Dr ainTr ac kThe CottagePond66.7mTr ac kPondTr ac kDr ain1.22m RHThe Old S choolDr ainThe Co tagePondPond7975Bluebe l Co tagePrimr os eWHITE HORSE CLO SEShipdhamRuswin12aWes tcotSunny deneHi lsideHo lyPond49 to 54BakeryThreeways40A 1075PondsKeystonePondPond8Dr ain511Dr ain9191328211135204158281013Dr ainDr ainPondA 1075Dr ainTr ac kDr ainPondPondPondDr ainPondPondPondPondPondPondPondTr ac k1.22m RHThe Co tageDefEl S ub S taEl S ub S taChurchDr ainPondPondPond68.0mGP6201114211Dr ain21Tr ac k1112081418102Dr ain2312121713143502862135462411210311212211498101151122615161Dr ainPondIssuesFBDr ainPondWellDr ain1.22m RHThe GreenCo tageCLOS EPondWest EndPondDr ainTr ac kDr ain61.6mWellFBPpDr ainDr ainPondPondPondPond70.1mPondGP144LB482Dr ainAdopted Site Specific Policies and Proposals Development Plan DocumentDr ainCOPYRIGHT This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005.PondSH1A 1075Dr ainTr ac kDr ainTr ac kDr ainTr ac k/0 175 350 700 1,050 1,400MetersMap 2.5 Summary of Shipdham Allocations42

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy SH1Residential Allocation - Coal Yard and associated buildings, north of Chapel StreetLand amounting to approximately 4.2 hectares is allocated for a residential development of 85dwellings(average density 20 dph). A Locally Equipped Area for Play (LEAP) will be provided on site along withrelated landscaping and facilities. Development will be subject to compliance with adopted Core Strategypolicies and:a. provision of safe highway access from Chapel Street with appropriate improvements to ensure safety;b. provision of safe pedestrian and cycle access to Chapel Street;c. provision of a safe pedestrian access to Brick Kiln Lane:d. facilitate the relocation of a safe crossing point on Chapel Street;e. retention and enhancement of perimeter hedgerows and trees;f. provision of adequate planting and landscaping on the eastern boundary in order to create a moreintegrated edge to the settlement;g. investigation and remediation of any ground contamination: andh. an area of retail will be retained within the site to accommodate the replacement of existing activities.The Council in conjunction with the Highway Authority will seek to secure necessary contributions to enhanceaccess at Chapel Street, including off-site works.Reasoned Justification2.108 The site consists of a coal yard and small areas of arable fields. As such the site offers the opportunityfor the redevelopment of brownfield land. The southern boundary of the site fronts on to Chapel Street andconsists of a garage, residential property, parts of the coal yard and retail including a chip shop. It is located isin the centre of Shipdham and has very good access to local shops, primary health care, public transport andthe primary school. To the west and east and north of the site are arable fields. Screening of the site to thewest is good due to mature trees and hedges. The site is screened less well to the east, therefore the existinguse forms a visual detraction to the settlement edge. Residential development on the site could improve thissettlement edge.2.109 The site has very few constraints. The existing industrial use of the site may mean there is relatedground contamination which will need remediation. The site has access on to Chapel Street. In order to achievesafe access it may be necessary to remove some of the buildings on the street front.2.110 The Breckland Settlement Fringe Landscape Assessment identified the site as being in a landscapewith moderate/high sensitivity to change. The development of the site could also affect the linear character ofthe settlement. However, given that the the site is partially developed, the additional impact on the landscapewill be minimal. The residential development of the site could improve the settlement edge and improve localamenity.43

Adopted Site Specific Policies and Proposals Development Plan Document2.7 Swanton Morley2.111 Swanton Morley is identified in the adopted Core Strategy as one of the fourteen Local Service Centrevillages within Breckland. As one of the larger local service centre villages within the Core Strategy, SwantonMorley has been designated with a positive housing allocation, for 50 new houses. These will be deliveredbetween 2009 and 2026. The Core Strategy requires the role and function of Local Service Centre villages tobe protected and enhanced with new development being well integrated into the village and its facilities.2.112 Swanton Morley is situated in the north east of the district, positioned along the B1147. Settlementpattern in the village has a dispersed nature with the majority of development focused around Greengate andextending to Town Street and the old village green which is the historic core of the village. To the south ofSwanton Morley there is the detached hamlet of Woodgate which needs to be protected as a distinct characterarea and community. To the north of the village is the former RAF base which is now the Robertson Barracks.The housing around Hannah Road has its own defined settlement boundary.2.113 One of the key considerations when designating a positive housing allowance was service provisionand capacity. Swanton Morley does not have any capacity issues, relating to services. In addition to this, SwantonMorley contains a village hall, 2 public houses, a primary school, garage, butchers, bakers and a shop with apost office, which offer both important services and employment opportunities. In addition to employmentopportunities within the village, Swanton Morley is connected to both Dereham and Norwich by a half-hourly busservice, with the Core Strategy designating three protected General Employment Areas within Dereham.2.114 There is no known water or utility capacity issues within Swanton Morley. The majority of the village lieswithin flood zone 1 although the River Wensum flows through the north and east of the parish. However, it isdistant from the built up settlement and presents no risk to the options presented.2.115 Breckland’s Settlement Fringe Landscape Character Assessment has classified the parish as displayingthree unique character areas. The majority of the settlement is situated within the moderate sensitivity NorthallGreen enclosed farmland. To the east and north east of the main settlement and enveloping the hamlet ofWoodgate, is the character area classified as Woodgate Enclosed Tributary Farmland which has a moderate tohigh sensitivity. To the north of the village is Castle Farm Valley Floor, this is an area of high landscape sensitivity,which borders the Wensum. In conjunction with these character areas, the County Wildlife Site Swanton MorleyMeadow lies to the north east of Town Street, whilst the River Wensum SAC and SSSI lie to the north of thesettlement. The landscape character assessment stated that the land to the north of the settlement is inherentlysensitive to change, whilst there should be an avoidance of exacerbating any coalescence between SwantonMorley and Woodgate.2.116 Due to a lack of land availability within the current settlement boundary, allocations are likely to includegreenfield land. The majority of land surrounding Swanton Morley has an agricultural land grade 3. However,there is a small section of agricultural land which is classified as grade 2, situated to the north and west ofSwanton Morley primary school, but none of the assessed sites fall within this grade.44

3448.3mPo ndGP47.8m48.7mPo nd57.2mThe BramblesHig hfieldsPo ndLittle Ha ze BarnPo nd1.22m RHLittle Ha zeSw anley H ouseWellWen sum PlaceSw anton Morley VCPrim ary SchoolPo ndCrom well H ousePo ndEa ster BarnMedena49.2mSw im ming Po olPo ndAn gelPlayin g FieldDefLodge16101An gel C ottage1915The AngelPa vNew OrchardHig hfields642FlintHome Farm58.7m51.5m626LincolnsBa rnViewPo nd76GP667028277TCBCarston7480b411612GP43.4m7818084153717Greenfields C ottage3Roygbiv82Well863942241191Strudwick828Sw anley134754915The13231Rose View2405112142148El SubCemeteryLINCOLN C LOSE39231151Po nd3125471593622442611The Map les65HarrowsChapelFarm2379145119345157.9m9143082523581036LBTCB10193011TCB11LB1a21419181Po nd1582182So uthfie lds46.4m22AslanPlayin g Field612282721201El4917133LincolnHouseJoben da8Old Rectory11147ElSta19Cartw heel Cottage11719Hig hfieldSw anton Morley Village H allGreengateGreengateHouseFarm14229121171WEN SUM GDNSSw anton MorleySu rgeryESS151911161712750.2mSw antonMorleyPo nd2236613263Drifters121HollyJacobsHig h BroomCottageLilac Mews3Po nd810112117RobinsGablecroft48.0mCrispins25Derw entPo ndBa rnTrackHill BungalowKe smark HouseHopperPo ndPleasantnessClo ndalkinWOODGATE ROADGP49.4mWorksSu nflow ersAp plede nePe ttycurMeadowsBe ech TreeSilverAtlastPa ddock WaysBu ngalo w Fa rmRiyanClo vellyAshdeneThe ElmsWh ite FriarsPa ntilesMalab arThe Papermakers(PH)JourneymansOlde Ro se C ottageNewlandsTeuto burgeNew H ouseJonnireyHillcrestLynhurstMill HouseFre shfieldsWalnutMistletoeWoo dgateSh emondaSm ithyTreeGarageJanlynPo ndGPOctagon39.0mLBForge HouseFlint C ourtBo wlingWoo d HouseOldHouseSt IvesPo ndWarPo stChrismattThe PippinsGPPO21.1mHillhouseFarmChurchGreenlandsMurrelIssues36.6m47.3mHartingtonWoo dgate HallFarm36.8mWh ite H ouseHolmleaTCBPp gPH23Wh ite538.2mHorseshoePo ndIssuesGlensheeThe N estNestIssuesHazelde ne BarnWalnut LeaWellWoo dgateFarm40.6mRed Hou seFarmTelephoneFBThe GlenLBHospital Farm42.7mHazelde neFarmPo nd46.1mWoo dgateThe StablesBa rnDrainSe wagePu mpingSta tionIssuesGPThe H awthornsTadpo le C ottageFro gsha ll BarnPo ndPo ndDrain40.2mPo ndAdopted Site Specific Policies and Proposals Development Plan DocumentSwanton Morley AllocationsThis map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Breckland District Council licence no.100019535. Published 2005.WORTHIN G R OADMILL STREETDrainPR IMROSE LANEDrainDrain17B 1147DrainWARD CRESC EN THANNAHPR IMROSE SQU AREDrainGR AY DRIVEDrainMILL STREETTHOMPSON CL OSEDrainMIDDLETON AVENUEB 1147Su bRECTORY ROADHOE ROAD NORTHPa th (um)HOE ROAD EASTSM1TrackSu b StaJacks Co tageEd ies Co tageLay-byTOWN STR EETHARKER'S LANE(Track)MANN'S LANEGR EEN LANE (Track)The C o tageTheHazelde neB 1147DrainMANN'S LANEGOOSEBER RY HILLTrackPYE'S LANEMontrose29 25Be rnkastelLanteglosColandriaFARROWLOOMBE CLOSEWOODGATE LANEMASON ROADHOWARD CLOSEGR EEN GATEBED INGFIELDAIN SWOR THHILTONROADTrackSu b StaCLOSEHARRISMERRYFI EL DWOODGATE ROADCo fee Pot C o tageVeranda Co t ageHOE ROAD SOU THFROG'S HALLBrookfie ldRoseveliaNorth ViewBAN HAM DRB 1147BEN NETT80a80cCULLU M CLOSEInter N osMagnoliaRayner D rivePa th (um)HOE ROAD SOU THDefAvonhurstDEREHAM R OADJASMIN E WALKCHERR Y M EWSTrackMap 2.6 Summary of Swanton Morley Allocations45

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicy SM1Residential Allocation - Land at Rectory RoadLand amounting to 2.4 hectares is allocated for residential development of 50 dwellings (average density22 dwellings per hectare). A minimum of 0.12 hectares of children’s play space will be provided on sitealong with related landscaping. Development will be subject to compliance with adopted Core Strategypolicies and:a. Provision of safe highway access onto Rectory Road;b. Suitable improvements to pedestrian and cycle links from the site to the village including a link toHarkers Lane to enable a safe route to the Primary School and village hall;c. Provision of new structural landscaping to the northern and eastern boundary of the site; andd. The layout and design of the site will provide an appropriate response to the established pattern ofdevelopment at Town Street including any required noise attenuation measures to protect the amenityof residents from adjoining commercial operations.The precise provision of open space shall be considered having regard to the proximity of the Town Streetplay area and the village hall playing field. The Council will consider flexibility of open space provisionwhere this would result in qualitative and quantitative benefits to the community.Reasoned Justification2.117 The site consists of part of a larger arable field, which is approximately 2.4 hectares in size and locatedto the north of the village. The site has frontage onto both Rectory Road and Harkers Lane. This site slopesdown from Hoe Road East in a south easterly direction towards Harkers Lane. The site is well screened to thesouth of the site, with views across to the church in a north easterly direction.2.118 The site is located in an area of moderate to high sensitivity landscape, with the landscape characterassessment stating that this northern section of the village, would be more sensitive to change. However thesite is screened to the south by mature hedgerows and is shielded by existing development to the west. Thesite avoids the more prominent western edge of the field which would have an adverse impact on the Wensumvalley and the setting of the Grade 1 listed Church of All Saints. The topography of the site and presence oflandscaping to the south and development to the west will limit impact.2.119 The site lies within 800m of Swanton Morley Primary School and the village hall, and is approximately400m from a bus stop. The site has the potential for good footway links to the majority of village facilities, inparticular the village shop, butchers and a public house. Securing a high quality pedestrian route from thedevelopment through to the village green at Town Street will be a priority. Additionally the site offers the potentialto maximise the use of Harkers Lane as a safe off-road route to both the primary school and village hall. Thehighways authority states that neither Harkers Lane or Hoe Road East would be suitable for the increasedvehicular movement that residential development on this site would generate. Access will be achieved fromRectory Road but improvements will be required to the junction with B1147 Mill Street (these improvements arecurrently in programme with Norfolk County Council). Footpath upgrades along Rectory Road into Town Streetand to Hoe Road East would be required46

Adopted Site Specific Policies and Proposals Development Plan Document2.120 The site has very few constraints. The Highways Authority have commented that whilst improvementswould be needed to Rectory Road/Mill Street junction, it should be possible to provide adequate access to thesite. It is not considered that the cost of these improvements will adversely affect the viability of the site. Thesite is in a landscape which is of moderate-high sensitivity. However, the topography of the site and the presenceof landscaping to the south and development to the west will limit impact. The policy makes provision for structurallandscaping along the site boundary to the north and east. Additionally, the site adjoins a small commercialarea adjacent to the Mill House. One of the operations on the site is a steel cladding business which is classifiedas a B2 general industry in terms of land-use planning. The site is within the settlement boundary and could beredeveloped but alternatively it could accommodate an alternative and similar commercial use. The policy makesreference to the provision of noise attenuation within the scheme which may reduce the net developable areaof the site.47

Adopted Site Specific Policies and Proposals Development Plan Document4 Gypsy and Traveller Sites4.1 Breckland has a requirement to provide 15 permanent pitches by 2011 as set out in the Regional SpatialStrategy Review (adopted May 2008). The adopted Core Strategy Policy CS2 states that the search for permanentpitch provision to 2011 will be focused along the A11 corridor. Recent encampments at Attleborough indicatethat there is a need in the area for authorised and managed provision. This will be considered as part of theAttleborough and Snetterton Heath Area Action Plan.4.2 Away from the A11 corridor, Gypsy and Traveller provision has been made on the A47. A permanentsite at Swaffham Splashes provides for 23 pitches and this site attracts regular visitors who often camp at locationsin the town outside of the authorised site. Additionally, there have been occasional incidences of unauthorisedGypsy and Traveller encampments in Dereham, including new age travellers. These tend to be temporary visitswhich nonetheless indicate that there is some need for future provision along the A47.4.3 The Regional Spatial Strategy states that after 2011, local planning authorities should plan for a 3%annual increase in pitch provision over the period to 2021. This equates to an additional 16 pitches in Brecklandbetween 2011 and 2021. The Regional Spatial Strategy is due to be abolished and further Gypsy and TravellerAccommodation Assessment work will inform where the additional provision post 2011 needs to be made.Therefore, it is too premature at this stage to identify the location of provision post 2011, without the appropriatelyrobust evidence, as part of this Site Specifics document. The Site Specific document is scheduled within theLocal Development Scheme to be reviewed on a 3 yearly basis. If at the point of review the need and locationfor a gypsy and traveller site is confirmed then the review process can facilitate this.48

Adopted Site Specific Policies and Proposals Development Plan Document4 Settlement BoundariesPolicy SB.1Settlement BoundariesSettlement boundaries are identified on the Proposal Maps for the following settlement areas:AshillBanhamBawdeswellBeestonBeetleyBintreeBradenhamBrisleyCarbrookeCastonCockley CleyColkirkCroxtonDerehamEast TuddenhamFouldenFoxleyGarboldishamGarvestoneGooderstoneGreat DunhamGreat EllinghamGressenhallLonghamLyngMattishallMilehamMundfordNarboroughNectonNew BuckenhamNorth ElmhamNorth LophamNorth PickenhamOld BuckenhamRocklandsSaham ToneyScarningShipdhamShrophamSparhamSporleStanfieldStow BedonSwaffhamSwanton Morley49

Adopted Site Specific Policies and Proposals Development Plan DocumentAshillGristonGuistHarlingHockeringHockhamIckburghKenninghallLitchamLonghamThompsonTittleshallWattonWeasenhamWeetingWhissonsettYaxham (Clint Green)YaxhamLittle CressinghamDecisions on the type and scale of development within and outside of settlement boundaries will be basedon the policies contained within the adopted Breckland Core Strategy Development and Control PoliciesDPD.Reasoned Justification4.1 The outgoing Breckland Local Plan (adopted 1999) contained 83 rural settlement boundaries and thesewere rolled forward into the Proposals Map that accompanied the adoption of the Core Strategy in 2009. Themajority of these rural settlement boundaries were taken from maps of village guidelines prepared in the mid-1980sprepared in line with the then Norfolk County Structure Plan policy. In some cases the adopted Local Plansettlement boundary simply carried over the former village guideline. In other cases, the preparation of the LocalPlan enabled the authority and landowners/developers the opportunity to present amended settlement boundaries.In a minority of cases, some village guidelines were removed and not replicated in the Local Plan.4.2 The Core Strategy and Development Control Policies Development Plan Document confirm that SettlementBoundaries remain a valid policy response in Breckland to achieve the twin objectives of focusing the majorityof development towards existing settlements whilst simultaneously protecting the surrounding countryside. PolicyCP14 of the adopted Core Strategy sets out the strategic planning approach for sustainable rural communitiesin Breckland. This approach proposes that Settlement Boundaries will be defined for rural communities wherethere are key local services; food shop, post office, pub, doctor’s surgery, primary school, and good publictransport links or local employment opportunities. Policy CP14 commits Breckland to review Settlement Boundariesin the Site Specific Policies and Proposals Document. Policy CP14 also requires amendments in the review toresult in logical and defensible Settlement Boundaries.4.3 Therefore, the settlement boundaries as identified on the Proposal Maps have been prepared in accordancewith the Core Strategy and spatially define where particular policies will be applied.50

Adopted Site Specific Policies and Proposals Development Plan Document5 Monitoring and Implementation Framework5.1 Monitoring and implementation is one of the key elements within the planning system and the preparation of Local Development Frameworks.The policies within this document reflect the targets and objectives of the Core Strategy and Development Control Policies DPD, whilst themonitoring and implementation framework aims to provide information on the implementation of these proposals.5.2 Whilst it is expected for the sites to conform with the policies within the Core Strategy and Development Control Policies DPD, the keytargets and indicators within this document, relate to the delivery of the specific sites. Once the Site Specific Policies and Proposals DPD isadopted, the performance of each of the site allocations and the changes to the settlement boundaries will be monitored in regards to the targetsand indicators of the monitoring and implementation framework. Through the Annual Monitoring Report, the information provided will allow theCouncil to either enhance or review the Site Specific document as appropriate.Site Allocations for TownsDerehamPolicyReferenceProposalKey indicatorsTargetsResponsible BodiesD1Residentialdevelopment onpreviouslydeveloped land atthe Old Maltings,Norwich RdProvision of a masterplan for sitePhased development of the site priorto 2019Provision of on-site open spaceMasterplan agreed by LPAPhased delivery of 180dwellings in accordance withmaster plan0.35ha on-site open space,including a LEAPBreckland Council,Landowners, Private SectorDeveloper, HousingAssociationProvision of pedestrian and cycle linksto Green Rd and Norwich RdSecured pedestrian and cyclelinks through a legalagreementRetention of all important treesLandscaping schemeapproved by the LPADesign respects setting of listedbuilding (The Maltings) and existingdwellingsMasterplan agreed by LPA51

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceD2D3D4ProposalKey indicatorsTargetsResponsible BodiesResidentialdevelopment ongreenfield land atGreenfields RdPhased development of the site priorto 2019Phased delivery of 220dwellings, including 150 by2014 in accordance with theSHLAA, with the remainderbefore 2019Breckland Council, PrivateSector Developer, HousingAssociationProvision of on-site open space1.38ha of on-site open spaceincluding 2 LEAPsNoise attenuation measures along theborder of the A47Secured through planningpermissionVehicular link between GreenfieldsRoad and Wheatcroft WaySecured vehicular linksthrough a legal agreementResidentialdevelopment ongreenfield land tothe east of WindmillAvenuePhased development of the site priorto 2014Phased delivery of 200dwellings, including 2014Breckland Council, PrivateSector Developer, HousingAssociation, Dereham TownProvision of on-site open space 1.15ha on-site open space, Council (enhancement ofincluding 2 LEAPs and an green infrastructure)area for outdoor sportsEnhancement of biodiversity corridors Secured green space to thenorth of the development toprotect and enhancebiodiversity corridor atShillings Lane by legalagreement.Access onto Norwich Rd, betweenWindmill Avenue and Dereham TownFootball ClubSecured vehicular access bya legal agreementEmploymentdevelopment offRash’s GreenProvision of 3.1ha of employment landTake up of land with useclasses B1(b)(c), B2 and B8.Industrial Estate Vehicular access via Rash’s Green Secured by a legalagreementBreckland Council, Privatesector developers52

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceD5D6ProposalKey indicatorsTargetsProvision of boundary treatments onareas bordering residentialdevelopmentSecured by a legalagreementTiming of employment land deliveryPlanning Permission grantedprior to 2016 or review of thisDPD whichever is the sooner.Retention of all important boundarytreesLandscaping scheme agreedby the LPAEmployment development to theProvision of 3.1ha of employment land Take up of land with useclasses B1(b)(c), B2 and B8.east of DerehamBusiness Park Vehicular access via Kingston Vehicular access secured byRoad/Walpole Lokea legal agreementProvision of footways and cycle waysto join with those on Yaxham Roadand a footway to Cherry LaneSecured pedestrian and cyclelinks through a legalagreementRetention and enhancement ofexisting boundary screeningLandscaping scheme agreedby the LPARetail developmentextending fromGeorgesRoad/Nunn's Way toCowper RoadProvision of 4,900m2 of comparisongoods floor spaceProvision 1,800m2 of conveniencefloorspaceTake up of land with useclass A1Take up of land with useclass A1Provision of foot ways for pedestrianaccess to the High Street, NorwichStreet and Wrights WalkSecured pedestrian linksthrough a legal agreementParking provision should meetstandards in Core StrategySecured through the planningpermissionResponsible BodiesBreckland Council, Privatesector developersBreckland Council, Privatesector developers53

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceProposalKey indicatorsTargetsD7Cemetery provision on land to the east4.5ha of land for a new cemetery Secured through planningpermission.of Dereham TownFootball Club Access to the site from Norwich Road Vehicular access secured byor B1110a legal agreementTable 5.1 Monitoring and Implementation Framework for DerehamSwaffhamPolicyReferenceProposalKey IndicatorsTargetsSW1Residentialdevelopment ongreenfield land tothe east ofBrandon Rd andto the north of theProvision of a masterplan for the siteVehicular access to the site from BrandonRoadMasterplan agreed by LPAby 2013Access secured by a legalagreementRedlands tile site Protection and enhancement of right of way Secured by a legalagreementPedestrian and cycle links to right of wayand to development to the south of site.Access to pedestrian andcycle links secured by alegal agreementLayout of development has regard to futurepotential of siteMasterplan agreed by theLPAPhased development of the site prior to2016Delivery of 240 dwellings by2016 with 150 dwellingsprior to 2014Provision of on-site open space0.96ha of on-site openspaceResponsible BodiesBreckland Council, DerehamTown CouncilResponsible BodiesBreckland Council, privatesector developers, housingassociation54

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceSW2SW3ProposalKey IndicatorsTargetsEmploymentdevelopment tothe north of theProvision of 3ha of employment landTake up of land with useclasses B1(b)(c), B2 and B8EcoTech centre Access provided from the EcoTech centre Access secured via a legalagreementLandscape buffer between A47 andemployment developmentLandscaping schemeapproved by the LPATiming of employment land delivery Planning Permissiongranted prior to 2016 orreview of this DPDwhichever is the sooner.Prior to development, land between siteand EcoTech is developedSecured by a legalagreementEmploymentdevelopment onland to the west ofthe EcoTechcentreProvision of 5.8ha of employment landLandscaping and planting on exposedboundariesTake up of land with useclasses B1(b)(c), B2 and B8Landscaping schemeapproved by the LPAVehicular access provided from theEcoTech employment areaVehicular access to the siteis site is secured by a legalagreement.Timing of employment land delivery Planning Permissiongranted prior to 2016 orreview of this DPDwhichever is the sooner.Provision of pedestrian and cycle accessto West Acre RdSecured by a legalagreementResponsible BodiesBreckland Council, Privatesector developersBreckland Council, Privatesector developers55

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceProposalKey IndicatorsTargetsLand is not developed until after SW2Phasing agreement agreedby LPATable 5.2 Monitoring and Implementation Framework for SwaffhamWattonPolicyReferenceProposalKey IndicatorsTargetsW1Residentialdevelopment ongreenfield land tothe west of theA1075 andadjacent WaylandDevelopment of the site prior to 2015Principal access via A1075.Phased delivery of 100dwellings prior to 2015Vehicular access securedby a legal agreementHigh School Provision on on-site open space0.2ha of on-site childrensplayRetention and enhancement of allperimeter hedgerows and treesLandscaping schemeapproved by the LPAProvision of pedestrian and cycle ways toWayland High SchoolSecured by legal agreementManagement scheme for adjacent pondScheme agreed by the LPAW2Residentialdevelopment ongreenfield landthe former RAFOfficers MessDevelopment of the site prior to 2015Vehicular access to the site from NorwichRd and Portal AvenueDevelopment of 72dwellings on site by 2015Vehicular access securedvia a legal agreementPedestrian and cycle links to be providedto link Elworthy Rd with Norwich RdSecured by a legalagreementResponsible BodiesResponsible BodiesBreckland Council, privatesector developers, housingassociationBreckland Council, privatesector developers, housingassociation56

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceW3ProposalResidentialdevelopment ongreenfield land atWatton Greenand Norwich RdKey IndicatorsRetention of all protected trees on siteDensity to have regard to existingdevelopment at Trenchard CrescentOpen space to meet commitments for sitesW2 and existing requirementsDevelopment of site prior to 2015Provision of on-site open space to thesouth of the siteRetention and enhancement of perimeterhedgerows and treesNo access to the site from Watton GreenLow density housing along Watton Greenwith, with no housing fronting onto the roadProvision of pedestrian and cycle links toNorwich Rd, Watton town centre and localschoolsManagement schemes for theenhancement of biodiversityRelocation of attenuation pond for 1 in100yr floodTargetsLandscaping schemeagreed by the LPAAgreed as part of planningpermission5ha of open space, includinga LEAP, children’splayspace and outdoorsports pitchesDevelopment of 25dwellings by 2015500m² of childrensplayspaceLandscaping scheme to beagreed by the LPASecured by a legalagreementSecured through planningpermissionSecured by a legalagreementSecured by a legalagreementSecured by a legalagreementResponsible BodiesBreckland Council, privatesector developers, housingassociation57

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceProposalKey IndicatorsW4Residentialdevelopment ongreenfield landadjacent toSwaffham RoadDevelopment of site prior to 2015Provision of a crossing point to linkSwaffham Rd and create pedestrian accessto Three Post RdVehicular access onto Swaffham RdRetention and enhancement of perimeterhedgerows and treesProvision of a Bat protection schemeTable 5.3 Monitoring and Implementation Framework for WattonSite Allocations for Local Service CentresNarboroughPolicyReferenceProposalKey IndicatorsNAR.1Residentialdevelopment ongreenfield land tothe west of ChalkLaneDevelopment of the site by 2014Principal access along Chalk LaneRetention of all boundary trees and newlandscaping to the south of the sitePedestrian and cycle links from Chalk landto villageTargetsDevelopment of 17dwellings by 2015Secured by a legalagreementSecured by a legalagreementLandscaping scheme to beagreed by the LPAScheme to be agreed by theLPATargetsDevelopment of 50dwellings by 2014Secured by legal agreementLandscaping scheme to beagreed by the LPASecured by legal agreementResponsible BodiesBreckland Council, privatesector developers, housingassociationResponsible bodiesBreckland Council, Privatesector developers, housingassociation58

Adopted Site Specific Policies and Proposals Development Plan DocumentPolicyReferenceProposalKey IndicatorsProvision of on-site open spaceTable 5.4 Monitoring and Implementation Framework for NarboroughShipdhamPolicyReferenceProposalsKey IndicatorsSH1Residentialdevelopment onpreviouslydeveloped land atthe Coal Yard,north of ChapelStreetDevelopment of the site by 2015Provision of on-site open spacePrinciple access via Chapel StreetPedestrian and cycle access to ChapelStreet, and a safe crossing point at ChapelStreetRetention and enhancement of perimeterhedgerows and treesRetention of an area of retail within the siteto accommodate existing activitiesTable 5.5 Monitoring and Implementation Framework for ShipdhamTargetsMinimum of 0.12ha openspace for children’s playTargetsDevelopment of 85dwellings by 2015Minimum of a LEAP to besecured through a legalagreement.Secured by legal agreementSecured by legal agreementLandscaping schemeagreed by the LPASecured through planningpermissionResponsible bodiesResponsible BodiesBreckland Council, Privatesector developers, housingassociation59

Adopted Site Specific Policies and Proposals Development Plan DocumentSwanton MorleyPolicyReferenceProposalsKey IndicatorsSM1Residentialdevelopment ongreenfield land onsouth of RectoryRoadDevelopment of site by 2015Provision of on-site spaceAccess onto Rectory RoadRetention and enhancement of perimeterhedgerow and treesEnhancement of pedestrian and cycle linksto village hall and primary schoolTable 5.6 Monitoring and Implementation Framework for Swanton MorleyAccess and Bird Monitoring Implementation FrameworkLocation(s)Access andMonitoringMeasuresFunding /TimescalesDeliveryNAR 1 – Chalk Lane, Narborough (50homes)SW1 –BrandonRoad, Swaffham(250homes)MonitoringAnnual monitoring ofaccess levels acrossthe Breckland SPA(Woodlark & Nightjar)£25,000Start for2012/13breedingsession andShort term – Seekcontributionsthrough S106agreement inaccordance withPolicy CP5 ofadopted CoreStrategy.TargetsResponsible BodiesDevelopment of 50 housesby 20150.12 ha of children’s playspace in accordance withNPFA standardsBreckland Council, Privatesector developers, housingassociationSecured by a legalagreementLandscaping scheme to beapproved by LPASecured by a legalagreementRisksContingencyResponsibilityLack of jointworking betweenLocal PlanningAuthorities andkey partners todevelop accessand birdmonitoringstrategy within theSPA.Re-run visitorsurvey work toascertain changesin patterns ofaccess.Review of CoreStrategy.ForestryCommissionNatural EnglandRSPBBreckland Council60

Adopted Site Specific Policies and Proposals Development Plan DocumentW1 –Thetford Road,Watton (100homes)W3 –Norwich Road,Watton (25 homes)W4 –SwaffhamRoad, Watton (17homes)Table 5.7Biennial monitoring ofWoodlark and NightjarpopulationsMitigationPromoting access fordog-walkers andcyclists away fromnesting habitatsCreation of permanentareas of habitatsuitable for Woodlarkand Nightjar in areaswith low levels ofaccessMobile wardens andrangers to promoteresponsible accesscover aperiod of 15years.>£500,000Start in2012 tocover aperiod of 15years.Long term(beyond 2014) –CILShort term – Seekcontributionsthrough S106agreement inaccordance withPolicy CP5 ofadopted CoreStrategy.Long term(beyond 2014) –CILMonitoring resultsindicate increasedlevels ofdisturbance whichrequire significantmitigation.A lack of progresson a CIL DPD asa mechanism tofund delivery willlimit opportunitiesfor the LPA tocollectcontributions fromdevelopment tofund monitoringand mitigation.Forest HeathDistrict CouncilKing’s Lynn &West NorfolkBorough CouncilSt EdmundsburyBorough Council61

Adopted Site Specific Policies and Proposals Development Plan Document6 Appendix A Sustainability Appraisal Framework6.1 The table below shows the Sustainability Appraisal Framework against which site allocation options havebeen tested.Sustainability Appraisal Objective1. Minimise the irreversible loss ofundeveloped land and productiveagricultural holdings.2. Limit water consumption to thecapacity of natural processes andstorage systems.3. Reduce contributions to climatechange.Detailed Site Specific AppraisalQuestions?Is the land mostly brownfield/previouslydeveloped? (yes=+, no=-)Is the site on high grade land (1,2,3)? (yes=-,no =+)Would the development of the site have thepossibility to harm a protected aquifer? (y=-,n=+)Is it in a AQMA (y=-, n=0)(does not apply to open space allocationproposals)Is the site within 800m of a school? (y=+, n=-)(Residential allocations only)Is the site within 300m of convenienceshopping? (y=+, n=-) (Residential allocationsonly) (figure from PPS6)Is the site within 800m of employmentopportunities? (y=+, n=-) (Residentialallocations only)Is the site within 800m of primary health carefacilities? (y=+, n=-) (Residential allocationsonly)Is the site within 800m of residential areas?(y=+, n=-) (not applicable to residentialallocation proposals)Is the site connected by cycle links? (y=+, n=-)Is the site accessible by regular (daily) publictransport? (y=+, n =-)Is the site within 30 minutes public transporttime of retail provision, employment areas,and primary health care facilities?(Residential allocations only) (y=+,n=-)62

Adopted Site Specific Policies and Proposals Development Plan DocumentSustainability Appraisal Objective4. Minimise waste production andsupport the recycling of waste.5. To avoid, reduce and manage floodrisk.Detailed Site Specific AppraisalQuestions?Is the site 2km from a household wasterecycling plant? (y=+, n=0)Is the site within EA flood zone 2 or 3 or aSFRA defined flood zone (1 in 100yr risk)?(y=-, n=+)Is the site adjacent to EA flood zone 2 or 3or a SFRA defined flood zone (1 in a 100yrrisk)? (y=-, n=+)6. Protect, conserve, enhance andexpand biodiversity.Would it result in a direct loss of all or part ofthe designated site? (y=-, n=0)(for SPA,SACand Ramsar designations, HRA applies)Is the site adjacent to a designated site?(y=-, n=0) (for SPA,SAC and Ramsar, HRAapplies)Will it involve the loss of trees andhedgerows? (y=-, n=0)Will it involve the loss of a NorfolkBiodiveristy Action Plan habit? (y=-,n=0)Will it enhance connectivity of habitats(consistent with Norfolk Econets project)?(y=+,n=0)7. Maintain, enhance and preserve thedistinctiveness and diversity oflandscape and townscape character.Is the site within a landscape that hasmoderate-high or high sensitivity to changeas defined in the Breckland Settlement FringeLandscape Assessment ? (y=-, n=+)Will it damage the character of thelandscape/townscape? (y=-,n=+)Does it involve the re-use or re-developmentof derelict buildings? (y=+, n=-)Would it involve the loss of designated openspace?(y=-, n=+)8. Conserve and where appropriateenhance the historic environment.*Will it result in a loss of or damage to a listedbuilding or damage to a setting of a listedbuilding? (y=-, n=+)Would it lead to a loss or damage to a historicpark and garden or damage to the setting ofa historic park and garden? (y=-, n=+)63

Adopted Site Specific Policies and Proposals Development Plan DocumentSustainability Appraisal ObjectiveDetailed Site Specific AppraisalQuestions?Would it fail to preserve or enhance aconservation area or the setting of aconservation area? (y=-/?, n=0)Would it result in a loss of, or damage to aScheduled Ancient Monument or the settingof a Scheduled Ancient Monument? (y=-,n=0)Would it lead to a loss of or damage to adesignated geological site? (RIGS) (y=-, n=0)Would it lead to loss of or damage to apotential archaeological site? (y=-, n=0)9. Improve the health and well beingof the population.Is the site within a AQMA? (y=-, n=0)Is it within or adjacent to a HazardousInstallation Consultation Area? (y=-,n=0)Is the site within 1200m of outdoor playingspace or sports facilties? (y=+, n=-) (NPFAstandards)Is the site within 30 minutes public transporttime or walking time of a primary health carefacility? (y=+, n=0) (Norfolk LTP)Would it result in a loss of outdoor playingspace or sport facility? (y=-, n=0)Would it lead to an increase in outdoorplaying space or sport facility? (y=+,n=0)Is the site within walking distance of a schoolor place of employment (1000m max)?(y=+,n=-) (residential allocation proposalsonly)10. Reduce and prevent crime, andreduce the fear of crime.11. Improve the quality and quantity ofaccessible open space.n/a dependent on type and design ofdevelopment not locationIs it within 1200m of a residential area? (foroutdoor playing space allocation proposalsonly) (y=+,n=-)Is it within 1200m of outdoor playing space?(for residential allocation proposals only)(y=+,n=-)64

Adopted Site Specific Policies and Proposals Development Plan DocumentSustainability Appraisal ObjectiveDetailed Site Specific AppraisalQuestions?Would it involve an increase in open spaceprovision? (y=+, n=0)Would it involve a decrease in open spaceprovision? (y=-, n=+)12. Improve the quality, range andaccessibility of essential services andfacilities.Is it within walking distance (1000m) or 75minute public transport of a high school ?(y=+,n=-)Is it within walking distance (1000m) or 30minute public transport of a doctors surgery?(y=+,n=-)Is it within 1000m of a primary school? (y=+,n=-)Will it increase provision of local services?(y=+,n=0)Is it within walking distance (300m) or 30minutes public transport of a conveniencestore? (y=+, n=-) (residential allocationproposals only)Is it within walking distance (300m) or 30minutes public transport of a town centre?(y=+, n=-) (residential allocation proposalsonly)Is it in the town centre? (y=+, n=-) (retailallocations only)13. Redress inequalities related to age,gender, disability, race, faith, locationand income.Is it connected to public transport and within30 minutes public transport time of retailprovision, and employment? (y=+, n=-)Will it increase services in a ward within the20% most deprived wards in England? (y=+,n=0)14. Ensure all groups have access toaffordable, decent and appropriatehousing.*Is it an allocation for housing? (y=+,n=0)Will it involve the redevelopment of unfithomes? (y=+,n=0)Is the allocation for a gypsy and travellersite? (y=+,n=0)65

Adopted Site Specific Policies and Proposals Development Plan DocumentSustainability Appraisal Objective15. Increase the vitality and viability ofexisting town centres.Detailed Site Specific AppraisalQuestions?Is it in the town centre? (y=+,n=0)Is it in the town centre? (retail and leisureallocations only) (y=+,n=-)Is it within 300m or 30 minute public transporttime of the town centre? (residentialallocation proposals only) (y=+,n=0)16. Help people gain access tosatisfying work appropriate to theirskills, potential and place of residence.Is the allocation for an educationalestablishment? (y=+, n=0)Is the allocation proposal for employmentland? (y=+, n=0)Is the site within 800m or 30 minute publictransport time of residential areas? (foremployment use allocation proposals only)(y=+,n=-)Is the site within 800m or 30 minute publictransport time of residential areas? (forresidential) allocation proposals only)(y=+,n=-)17. Improve the efficiency,competitiveness and adaptability of thelocal economy.Is it in an area with a deficiency ofemployment land? (for employment useallocation proposals only) (y=+,n=0)Is the allocation proposal for employmentland? (y=+, n=0)Would it result in a loss of employment land?(y=-,n=+)Is the allocation proposal within a town orlocal service centre or accessible by publictransport? (y=+,n=-)Is the allocation in the rural area?(employment and tourism proposals only)(y=+,n=0)Table 6.166

Adopted Site Specific Policies and Proposals Development Plan Document7 Appendix B GlossaryAdoptionThe final confirmation of a development plan or Local Development Document as having a statutory status bya Local Planning Authority (LPA).Affordable HousingThere is no simple definition of affordable housing, but it's generally thought to mean low-cost housing for rent,often from a housing association, to meet the needs of local people who cannot afford accommodation throughthe open market. It can be delivered through social renting, shared ownership or low-cost housing on the openmarket. Affordable housing usually involves some form of subsidy. In the case of affordable housing providedthrough planning obligations, much of the subsidy is provided by the developer. This is understood in terms ofdwellings that have to be sold at a rate lower than what the developer would achieve on the open market.AllocationAn area of land identified in a development plan. The allocation will indicate the Council’s preferred use for theland.Ancient WoodlandsWoodland 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 frameworkand effectiveness of policies contained within the plan. The report will outline action that may need to be takento meet targets or if policies need to be replaced. Changes will be implemented through a revised localdevelopment 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 andresolve conflicting objectives in areas where there is significant development pressure. Area action plans areDevelopment Plan Documents, which means they carry the full weight of the planning system in determiningplanning applications.BiodiversityThe whole variety of live encompassing all genetics, species and ecosystem variation including plants andanimals.Brief / Planning BriefA planning brief can include site-specific development briefs, design briefs, development frameworks and masterplans that seek to positively shape future development.67

Adopted Site Specific Policies and Proposals Development Plan DocumentBrownfield Land or SiteBrownfield land is another term for previously developed land, or land that contains or contained a permanentstructure and associated infrastructure. Brownfield land occurs in rural and urban areas, but does not includeagricultural or forestry land or buildings. The definition laid down in Government policy, which all local planningauthorities should follow, is in Annex B of PPS3: Housing.Community ForestA large area of land transformed into a wooded landscape by a partnership of local authorities, national/agenciesand private, voluntary and community organisations to support employment, recreation, education and wildlife.Community StrategyA strategy prepared by a community to help deliver local aspirations, under the Local Government Act 2000.Comparison ShoppingThe 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 AreaAn area of special architectural or historic interest, designated under the Planning (Listed Buildings & ConservationAreas) Act 1990, whose character and appearance it is desirable to preserve and enhance. There are specialrules on some development in conservation areas.Core StrategyThe Core Strategy is one of the Development Plan Documents forming part of a Local Authority's LocalDevelopment Framework. It should set out the vision, spatial strategy and core policies for the spatial developmentof the area.County Wildlife SiteA site of important nature conservation value within a County context but which are not protected under theWildlife and Countryside ActDensityIn the case of residential development, a measurement of either the number of habitable rooms per hectare orthe number of dwellings per hectare.Design guideA document providing guidance on how development can be carried out in accordance with the design policiesof a local authority or other organisation often with a view to retaining local distinctiveness.68

Adopted Site Specific Policies and Proposals Development Plan DocumentDesign statementA design statement can be made at a pre-planning application stage by a developer, indicating the designprinciples upon which a proposal is to be based. It may also be submitted in support of a planning application.DevelopmentDevelopment 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 theuse of any building or other land." Most forms of development require planning permission (see also “permitteddevelopment”).Development ControlThe process whereby a local planning authority manages, shapes, and considers the merits of a planningapplication 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 LocalPlanning Authority's policies and proposals for the development, conservation and use of land and buildings inthe Authority's area. Under the present planning system, the development plan generally includes the structureplan and the minerals and waste local plans prepared by the County Council and the Local Plan prepared bythe 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 preparedby 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 Planningauthorities 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 Documentthat is part of the Development Plan. A Development Plan Document has to be independently tested by aGovernment inspector and carries full weight in relation to planning applications, which distinguishes it from asupplementary planning document. Development Plan Documents include the Local Planning Authority's CoreStrategy, 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 transitionalarrangements.Environment AgencyGovernment 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 significanteffects of the development on the environment and proposed mitigation measures.69

Adopted Site Specific Policies and Proposals Development Plan DocumentEvidence baseThe information and data gathered by Local Authorities to justify the ‘soundness’ of the policy approach set outin Local Development Documents, including physical, social and economic characteristics of an area.Flood plainGenerally flat-lying areas adjacent to a watercourse, tidal lengths of a river or the sea where water flows in timesof flood or would flow but for the presence of flood defences.Flood Risk AssessmentAn assessment of the likelihood of flooding in a particular area so that development needs and mitigation measurescan be carefully considered.General ConformityA process by which Regional Planning Bodies consider whether a Development Plan Document is in “generalconformity” with the Regional Spatial Strategy. Also, all other DPDs must conform to a Core Strategy DPD.General Employment AreasExisting 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 SiteLand that has not previously been used for urban development. It is usually land last used for agriculture andlocated next to or outside existing built-up areas of a settlement.Government Planning Policy / PPGs / PPSsNational Planning Policies that regional planning bodies and local planning authorities need to take into accountwhen 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). Thesepolicies are produced by the Office of the Deputy Prime Minster. As a result of the Government's planning greenpaper in 2001, many of the PPG’s are being revised and renamed Planning Policy statements (PPS’s). Thesefocus on stating Government policy; whilst good practice guidance for local authorities is set out in separatedocuments accompanying the PPS’s.HabitatThe 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 andGardens of special historic interest in England based on an assessment by English Heritage.70

Adopted Site Specific Policies and Proposals Development Plan DocumentHuman Rights ActThe Human Rights Act 1998 incorporated provisions of the European Convention on Human Rights (ECHR) intoUK law. The general purpose of the ECHR is to protect human rights and fundamental freedoms and to maintainand promote the ideals and values of a democratic society. It sets out the basic rights of every person togetherwith 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), Article8 (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 ExaminationThe process by which an Independent Planning Inspector may publicly examine a ‘Development Plan Document’or a ‘Statement of Community Involvement’, and any representations, before issuing a binding report.InfrastructureThe physical features (for example roads, rails, and stations) that make up the transport network.Inspector’s ReportA report issued by an Independent Planning Inspector regarding the planning issues debated at the independentexamination of a development plan or a planning inquiry. Reports into DPDs will be binding upon local authorities.Issues, Options and Preferred OptionsThe ‘pre-submission’ consultation stage of DPD’s with the objective of gaining public consensus over proposalsahead of submission to Government for independent examination.Landscape Character AssessmentA tool to identify and understand the factors that give character to the landscape and to help inform policy anddecisions about how the landscape may change in the future.Listed BuildingA building or other Structure of Special Architectural or Historic Interest included by the Government on a statutorylist 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 mustproduce under the legislation and include:(2) Supplementary Planning Documents (SPDs) – documents that will provide additional and supporting detailfor policies and proposals, where necessary. Whilst the community will be consulted on their content, thesedocuments 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 fora Local Planning Authority area. As a result of the Planning & Compulsory Purchase Act 2004, it replaces localplans and unitary development plans. Local Development Scheme (LDS) – A public statement setting out a71

Adopted Site Specific Policies and Proposals Development Plan Documentproject plan for how all parts of the local development framework will come together. It lists the documents tobe produced and the timetable for producing them. Every Local Planning Authority's Local Development Schememust 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 particularimportance to nature conservation and where public understanding of nature conservation issues is encouraged.Local PlanAn old-style development plan prepared by District and other Local Planning Authorities. These plans will continueto operate for a time after the commencement of the new development plan system, by virtue of specific transitionalprovisions.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 thepurposes of development concerned with minerals or waste, the County Council or Unitary Authority is normallythe Local Planning Authority - and is also referred to as the Minerals Planning Authority or the Waste PlanningAuthority.Local Transport Plan (LTP)A five-year integrated transport strategy, prepared by local authorities in partnership with the community, seekingfunding to help provide local transport projects. The plan sets out the resources predicted for delivery of thetargets identified in the strategy. Local transport plans should be consistent with the policies and priorities setout in the Regional Transport Strategy as an integral part of the RSS.Material ConsiderationA matter that should be taken into account in deciding on a planning application or on an appeal against aplanning 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 orwithin a particular area.Nature ConservationThe protection, management and promotion of wildlife habitat for the benefit of wild species, as well as thecommunities that use and enjoy them.National Nature Reserve (NNR)Area designated by Natural England to protect and conserve nationally important areas of wildlife habitat andgeological formations and to promote scientific research.Neighbourhood CentreA number of shops serving a local neighbourhood sometimes referred to as a Local Centre.72

Adopted Site Specific Policies and Proposals Development Plan DocumentOpen SpaceOpen space is defined in the Town and Country Planning Act 1990 as 'land laid out as a public garden, or usedfor the purposes of public recreation, or land which is a disused burial ground'. Open space should be taken tomean all open space of public value, including not just land, but also areas of water such as rivers, canals, lakesand reservoirs which offer important opportunities for sport and recreation and can also act as a visual amenity.Planning and Compulsory Purchase Act 2004The Planning and Compulsory Purchase Act 2004 is the latest piece of planning legislation. It amends much ofthe Town and Country Planning Act 1990. In particular, the 2004 act has made major changes to the system ofdevelopment plans and introduced sustainable development, as defined by Government policy, as an objectiveof the planning system.Planning Obligations and AgreementsA legal agreement between planning authority and a developer, or offered unilaterally by a developer ensuringcertain works related to a development are undertaken or contributions made to the provision of infrastructureor facilities (Sometimes called a section 106 agreement).Planning permissionFormal approval sought from a Council, often granted with conditions, allowing a proposed development toproceed. Permission may be sought in principle through outline plans, or be sought in detail through full plans.Previously Developed LandPreviously Developed Land is another term for brownfield land, or land that contains or contained a permanentstructure and associated infrastructure. Brownfield land occurs in rural and urban areas, but does not includeagricultural or forestry land or buildings. The definition laid down in Government policy, which all local planningauthorities should follow, is in Annex B of PPS3: Housing.Protected SpeciesPlants and animal species afforded protection under certain Acts of Law and Regulations.Ramsar siteArea identified under the internationally agreed Convention on Wetlands of International Importance (signed atRamsar in Iran), focusing on the ecological importance of wetlands generally.RegenerationThe 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.73

Adopted Site Specific Policies and Proposals Development Plan DocumentRegional Planning Body (RPB) / Regional AssemblyEach of the English regions outside of London has a Regional Chamber that the regions generally call “RegionalAssemblies” (not to be confused with the term “Elected Regional Assemblies”). They are responsible for developingand co-ordinating a strategic vision for improving the quality of life in a region. The Assembly is responsible forsetting priorities and preparing certain regional strategies, including Regional Spatial Strategies. For example,in the East of England the RPB is the East of England Regional Assembly (EERA).Regional Spatial Strategy (RSS)Statutory regional spatial strategies will replace non-statutory regional planning guidance notes produced foreach English region. Regional spatial strategies will be part of the development plan. As a consequence, theyare 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 ReserveFragments of unimproved, semi-natural grassland verges containing plant species that are now rare or scarceat the national or county level. To help to protect them, these sensitive sites are designated Roadside NatureReserves (RNRs) by Norfolk Wildlife Trust, and are individually managed to ensure the survival of the speciesfor which they are designated.Saved Policies /Saved PlanPolicies within Unitary Development Plans, Local Plans, and Structure Plans that are saved for a time periodduring replacement production of Local Development Documents.Scheduled AncientMonumentA structure placed on a schedule compiled by the Department of National Heritage in England for protectionunder the Ancient Monuments and Archaeological Areas Act.ScopingThe process of working out the issues, environmental impacts, alternatives and depth of investigation which anenvironmental impact assessment or strategic environmental assessment should go into.Section 106 AgreementA legal agreement under section 106 of the 1990 Town & Country Planning Act. See also: Planning Obligationsand Agreements.Sequential approach / sequential testA planning principle that seeks to identify, allocate or develop certain types or locations of land before theconsideration 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 & CountrysideAct as requiring protection from damaging development on account of its flora, fauna, geologicaland/orphysiological features.74

Adopted Site Specific Policies and Proposals Development Plan DocumentSites of Archaeological & Historic Interest:This designation applies to a site at Mundford Road, Thetford which is widely regarded as being linked toBouddicca, Queen of the Iceni. The site is currently being considered for Scheduled Ancient Monument statusby English Heritage.SoundnessA term referring to the justification of a Development Plan Document. A DPD is considered “sound” and basedupon good evidence unless it can be shown to be unsound.Spatial PlanningSpatial planning goes beyond traditional land use planning to bring together and integrate policies for thedevelopment and use of land with other policies and programmes which influence the nature of places and howthey function. That will include policies which can impact on land use, for example by influencing the demandson, or needs for, development, but which are not capable of being delivered solely or mainly through the grantingor 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 howthe authority will try to achieve consensus on emerging local development documents and major planningapplications and how it will engage the public in the process.Statement of Consultation / Statement of ComplianceA report or statement issued by local planning authorities explaining how they have complied with their SCIduring 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.SustainableMeeting peoples needs now, socially, environmentally and economically, without jeopardising the needs of futuregenerations.Sustainability Appraisal (SA)To identify and evaluate what the effects of the strategy or plan are likely to be on social, environmental andeconomic conditions of the strategy or plan area.75

Adopted Site Specific Policies and Proposals Development Plan DocumentSubmission DocumentA Development Plan Document submitted to the Secretary of State for independent examination before aGovernment appointed Planning Inspector.Supplementary Planning Guidance/ Supplementary PlanningDocuments 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 developmentplan. Therefore, it does not have the same weight when local planning authorities are considering planningapplications.Sustainable DevelopmentSustainable development is an approach towards development that tries to make sure people satisfy their basicneeds and enjoy a good quality of life without compromising the quality of life for future generations. TheGovernment will try to achieve that through five principles:Living within environmental limitsEnsuring a strong, healthy and just societyAchieving a sustainable economyPromoting good governanceUsing sound science responsiblySustainable travel / Sustainable TransportOften meaning walking, cycling and public transport (and in some circumstances “car sharing”), which is consideredto be less damaging to the environment and which contributes less to traffic congestion than one-person carjourneysTraffic Impact Assessment (TIA)An assessment of the effects upon the surrounding area by traffic as a result of a development, such as increasedtraffic 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 treesubject to an order may not normally be topped, lopped or felled without the consent of the Local PlanningAuthority76

Adopted Site Specific Policies and Proposals Development Plan Document8 Appendix C Saved Policies to be Replaced8.1 The Breckland District Local Plan was adopted in 1999. In 2007, Breckland Council made representationsto the Secretary of State to save a number of policies from the adopted Breckland Local Plan (1999) beyond thetransition period from the implementation of the Planning and Compulsory Purchase Act (2004). These policieswere saved through the adopted Core Strategy and Development Control Policies DPD (2009).8.2 The policies in the Site Specifics Policies and Proposals document can supersede saved policies from theLocal Plan. Having assessed the remaining saved policies from the Local Plan, the Council wishes to replacethe following policies through this document as set out in Table C.1 below.8.3 Table C.1 – Breckland Local Plan policies to be saved or replacedSaved Local Plan Policy025(001) Land at Rash’s Green, Dereham - Allocation ofsite E1 (Dereham) for general industrial development104(013) Land south of Swaffham Road, Watton –Allocation of site OS.1 open SpaceLocal Plan Policies to be saved or replaced bySite Specific Policies and Proposals DPDTo be replaced by Policy D4To be replaced by Policy W5Table 8.18.4 In addition to the contents of Table C.1 above, it should be noted that the Council no longer wishes to saveor replace Breckland Local Plan Policy (107)001 – Identify land for Industrial Development at Weeting. Thispolicy was presented to be saved in Appendix A of the Adopted Breckland Core Strategy (2009). However,Breckland Council, through preparing this document, has determined that such a policy would no longer besound and should not be saved.77