2. Strategic Sites

POLICY STR.01

East Norwich Strategic Regeneration Area (ENSRA) incorporating:

1. Land at the Deal Ground, Bracondale and Trowse Pumping Station in Norwich and the former May Gurney site at Trowse in South Norfolk (approx. 21.35 hectares).
2. Land at Carrow Works, including Carrow House, Norwich (approx. 19.91 hectares).
3. Utilities Site, Norwich (approx. 6.92 hectares).
4. Land in front of ATB Laurence Scott, Norwich (0.39 hectares).

Development across the East Norwich Strategic Regeneration Area will achieve the following site-wide requirements:

1. Development should be undertaken comprehensively and be guided and informed by the SPD for the East Norwich Strategic Regeneration Area required by policy 7.1 (including in accordance with any phasing plan). Proposals should not prejudice future development of or restrict options for the other sites within the East Norwich Strategic Regeneration Area.
2. Development should be guided and informed by the movement and connectivity framework set out within the SPD. Proposals must enable connectivity and permeability within and between the sites in the strategic regeneration area and beyond. Proposals should be designed for ease of access to, and by, public transport, with appropriate bridge provision to ensure the sites are fully permeable by sustainable transport modes. The travel impacts of the sites on the transport network must be appropriately managed.Planning applications must be supported by a comprehensive Transport Assessment which considers the whole of the strategic allocation.
3. Development must create an inclusive, resilient, and safe community in which people of all ages have good access to high-quality homes that meet housing need along with opportunities to access high-quality jobs and services.
4. Co-ordinated delivery of new social infrastructure (e.g., a new primary school, neighbourhood shopping centre, health facilities and recreational spaces including public open spaces and child play spaces) and economic infrastructure (e.g., transport routes, bridges, and utilities) and services, as informed by the SPD.
5. Make the most of its riverside location, including provision of a riverside walk along the northern and southern banks of the River Wensum, linking the sites and providing connections to Norwich City Football Club and the city centre as well as the establishment of a recreational route to Whitlingham County Park suitable for accommodating National Cycle Route 1 (NCR1). This will be designed to allow future extension of the pedestrian and cycle network to serve other surrounding regeneration opportunity sites east of the city centre should they become available, including improved access routes to Kerrison Road and Hardy Road over or under the railway line north of Trowse Swing Bridge and south of the river between the Deal Ground and Carrow Works.
6. Achievement of an exemplar high-quality, high density, locally distinctive design of a scale and form which respects its context and setting and makes the most of its riverside setting. Proposals must establish strong built frontages along the River Wensum and the defining network of street and spaces with the sites. Design should also take account of the significance of heritage assets on and off-site and protected trees as informed by the SPD.
7. There will be the general presumption in favour of the repair and reuse of heritage assets on-site as part of any redevelopment proposals, however any application will be considered on its merit. Great weight will be given to the conservation of all designated heritage assets and proposals should provide a suitable setting for designated heritage assets affected by the proposal on and off-site including key views from and into the site. Development proposals should draw upon local character and distinctiveness and conserve, or where opportunities arise, enhance the character and appearance of the conservation areas affected, the scheduled monument, listed buildings, locally listed buildings and other non-designated heritage assets on and adjacent to the site (including any contribution made to their significance by setting). Development proposals should also consider heritage assets below ground and the impact upon the Broads.
8. Proposals will maintain the open character of the Yare Valley and preserve long views towards the Broads and open countryside.
9. Development proposals will include protection and enhancement of the existing biodiversity of the site including green infrastructure assets, corridors, trees and open spaces. Development must enhance linkages from the city centre to the Broads, Carrow Abbey County Wildlife Site, the woodlands, the wider rural area and elsewhere in Norwich. Development must also achieve high-quality landscaping, planting, and biodiversity enhancements, including enhancements to the River Wensum and River Yare and to the locally registered historic park and garden, along with appropriate improved public access.
10. Be designed to mitigate the impact of vibration, noise generation, light and air pollution from adjacent industrial operations, roads, and railways to protect the amenity of users and occupiers of the sites.
11. Proposals for development must ensure that they will not place constraints on the operation of the safeguarded asphalt and aggregates transhipment operation and associated rail facility.
12. Development proposals must address and remediate site contamination.
13. An appropriate archaeological assessment will be required to inform any proposals for development.
14. Site-specific flood risk assessment must be undertaken prior to development and the design of the development will need to be flood resilient and incorporate appropriate mitigation measures to address flood risk from both river and surface water flooding.
15. Development must allow scope for greater use of the Rivers Wensum and Yare for water based recreation, leisure and tourism including the potential inclusion of marinas and riverside moorings.

Deal Ground/May Gurney Site

Development must also achieve the following site-specific requirements:

1. Preserve the integrity and wooded landscape character and biodiversity interest of the eastern margin of the Deal Ground around Carrow Abbey Marsh and Whitlingham Country Park to the east.
2. Development must secure remediation and long-term management of the Carrow Abbey County Wildlife Site (on and adjacent to this site).
3. Proposals will include the conservation of the grade II listed ‘bottle kiln’ and its setting in the north part of the site and Trowse Pumping Station within Trowse Millgate Conservation Area to the south. Imaginative restoration and reuse of the bottle kiln in a manner that maintains its special interest will be supported and a management plan demonstrating how the asset will be maintained in the future will be required. Proposals should also acknowledge the heritage significance of the site adjacent to Carrow Works.
4. Deliver the following key infrastructure having regard to the phasing plans and trigger points to be set out in the SPD and subject to viability testing through individual planning applications:
   1. Provision of a new/replacement junction in close proximity to the existing Bracondale entrance to the May Gurney site, details to be determined through a Transport Assessment.
   2. Provision of a fixed all-modes bridge over the River Yare connecting the May Gurney site to the Deal Ground site built to adoptable standards.
   3. Provision of a spine road across the Deal Ground built to adoptable standards.
   4. Provision of a high-quality east-west pedestrian/cycle route to connect the railway underpass to Whitlingham Bridge and to the city centre, and facilitate enhancement works to the underpass.
   5. Provision for a fixed pedestrian/cycle bridge over the River Yare to Whitlingham Country Park.
   6. Land to be safeguarded to enable the delivery of a twin track Trowse Rail bridge.
   7. Provision for an all-modes bridge over the River Wensum to the Utilities Site and connected to the spine road.
   8. Provision of a new high-quality marina, having regard to the specifications set out in the SPD.
   9. Provide unconstrained access and services to the moorings downstream of the new Wensum Bridge.
   10. Provision of continued access (including services), to the existing Carrow Yacht Club.

Carrow Works

Development must also achieve the following site-specific requirements:

1. Proposals will include the conservation and long-term management of the scheduled monument and listed buildings on the site and provide a suitable setting for designated heritage assets affected by the proposals on and off- site. Proposals, which seek to convert, alter, or demolish locally listed buildings or have a harmful impact on the significance of their setting, will be considered on their merits. Clear justification for all proposals will be required.
2. Proposals will be required to adopt and implement a strategy of heritage interpretation relating to both the heritage assets of the site, and the use(s) of the site.
3. Deliver the following key infrastructure having regard to the phasing plans and trigger points to be set out in the SPD and subject to viability testing through individual planning applications:
   1. Provision of a high-quality east-west pedestrian/cycle route to connect King street to the railway underpass, and facilitate enhancement works to the underpass.
   2. Provision of a pedestrian/cycle bridge over the River Wensum (linking to Carrow Road).
   3. Provision of key road infrastructure across the Carrow Works site (built to adoptable standards and able to accommodate public transport).
   4. Provision of a second point of access to King Street, the detail of which will be determined through a Transport Assessment.
   5. Provision of high-quality pedestrian/cycle routes to both the city centre and Bracondale.
   6. Off-site improvements to the highway network including junction enhancements and improved crossing facilities, the detail of which will be determined through a Transport Assessment.
   7. Safe and convenient cycle route through the Carrow Works site connecting Martineau Lane roundabout to King Street.
   8. Provision of a serviced site for a two form entry primary school.
   9. Provision of land for a health facility sufficient to serve the East Norwich development as a whole.
   10. Provision of a neighbourhood shopping centre to meet the day to day needs of future residents and to be delivered in a location which is accessible to all future residents of the East Norwich Strategic Regeneration Area by sustainable transport means.

Utilities Site

Development must also achieve the following site-specific requirements:

1. Proposals should acknowledge the heritage significance or previous use of the site as a former power station as part of the requirement to conserve, and where opportunities arise, enhance heritage assets and their setting.
2. Effective integration with proposals for the area of the site immediately to the east falling within the Broads Authority area and covered by policy NOR1 of the adopted Broads Local Plan 2019 (or successor document).
3. Deliver the following key infrastructure having regard to the phasing plans and trigger points to be set out in the SPD and subject to viability testing through individual planning applications:
   1. Provision of a new all mode bridge over the River Wensum connecting to the Deal Ground spine road.
   2. Provision of a new high-quality marina having regard to the specifications set out in the SPD.
   3. Provision of a high-quality pedestrian/cycle route along the River Wensum frontage of the Utilities Site connecting to the adopted riverside walkway to the west of ATB Laurence Scott (or Hardy Road).
   4. Provision of a secondary/emergency vehicular and pedestrian/cycle access to Hardy Road and/or Cremorne Lane.
   5. Provision of unconstrained access and services to the moorings downstream of the new Wensum Bridge.

Land adjacent to ATB Laurence Scott

1. A high-quality pedestrian/cycle route along the River Wensum frontage of the ATB Laurence Scott site shall be provided which connects to the adopted riverside walkway to the west of ATB Laurence Scott (or Hardy Road), and to the riverside pedestrian/cycle route on the Utilities Site.

POLICY STR.02

Land at and adjoining Anglia Square, Norwich (4.79 hectares) is allocated for residential-led, mixed-use development as the focus for an enhanced and improved large district centre and to act as a catalyst for wider investment and redevelopment within the Northern City Centre strategic regeneration area as defined in policy 7.1 of this plan.

The site will deliver in the region of 800 homes taking into account the quantum of other uses that are proposed, its location within the City Centre Conservation Area, and scheme viability.

The development will achieve the following site-specific requirements:

1. Delivery of a comprehensive, mixed use regeneration scheme which can include residential development, student accommodation, retail units contributing to the Magdalen Street/Anglia Square large district centre, offices and flexible workspace, hotel, leisure and hospitality uses and community facilities as part of a balanced mix to support the large district centre.
2. Phasing (where appropriate) to be agreed.
3. Significant improvements to the quality of the retail/leisure offer. The development should also provide an active frontage between Magdalen Street and St Augustine’s Street.
4. Removal of the derelict and long-term vacant buildings from the site, including Sovereign House and the existing multi-storey car park.
5. Provision of an appropriate level of car and cycle parking to serve the large district centre taking into consideration the highly sustainable location of the site and the proximity of alternative car parking provision off-site.
6. Achievement of high-quality, locally distinctive and energy efficient design with scope for a landmark building or buildings providing a new focal point for the Northern City Centre and sited to conserve and enhance the significance of heritage assets and their settings.
7. Heritage Impact Assessment (HIA) will be required to inform the capacity of the site and design of the proposed development alongside consideration of other constraints and viability. Development should conserve, and, where opportunities arise, enhance the City Centre Conservation Area and the settings of nearby listed buildings including those at Magdalen Street, Doughtys Hospital, St. Augustines Street (including grade I listed Church of St Augustine) and 2-12 Gildencroft.
8. Heritage interpretation measures to be incorporated in accordance with policy 3 of this plan.
9. The site is located within The Area of Main Archaeological Interest. An archaeological assessment will be required as part of a planning application.
10. High-quality landscaping, planting and biodiversity enhancements.
11. Low levels of residential car parking as part of a package of measures promoting sustainable travel and taking into consideration the highly accessible City Centre location of the site.
12. A noise impact assessment and air quality assessment will be required, and the development must be designed to mitigate the impact of noise from the adjacent roads.
13. Significant improvements in connectivity and permeability across the site to deliver new and enhanced pedestrian and cycle links north-south between Edward Street and St Crispin’s Road, and east-west between Magdalen Street and St Augustine’s and improved integration with the surrounding network.
14. High-quality public realm improvements creating attractive, legible and user-friendly streets and public spaces both within the site and adjacent to it on Magdalen Street (including land under the flyover), Pitt Street and Edward Street.
15. A mobility hub featuring shared transport services (buses, car club and bike share) centred on Magdalen Street in the vicinity of the flyover that is easily accessible on foot and by bicycle to promote use of sustainable transport modes by residents, visitors, and other users.

POLICY STR.03

Land known as ‘Site 4’ at Norwich Airport (43.66 hectares) is allocated for aviation related employment, aviation educational uses and general employment. Aviation related uses shall be those that fall within the following use classes: E(g)(ii) (the research and development of products and processes), E(g)(iii) (any industrial process), B2 (industrial), B8 (storage and distribution and F1(a) (for the provision of education). General employment shall be for those that fall within the use classes E(g)(ii) (the research and development of products and processes), E(g)(iii) (any industrial process), B2 (industrial) and B8 (storage and distribution).

The development will achieve the following site-specific requirements:

1. Provide development of aviation related uses and general employment. Non-aviation development will be limited to no more than 23.16ha of the site and no more than 50% of the floorspace on the development. Non-aviation related office uses and retail and leisure uses will not be accepted.
2. Development proposals shall only be approved where they adhere to the principles set out in a Design Concept Masterplan for the whole site which is approved by the Council. The Design Concept Masterplan shall include an indicative layout (clearly identifying areas for aviation and non-aviation uses), a phasing plan, and information on the delivery of critical infrastructure, landscaping, ecology, drainage and sustainable transport measures.
3. Prior to the occupation of more than 30,000 square metres (GEA) floor space, an Airport Surface Access Strategy for the wider airport operational area, which promotes sustainable transport to the site, shall be approved by the Council and prior to the occupation of development of any phase (as agreed through the Design Concept Masterplan) an Interim Travel Plan for that phase shall be approved.
4. Provision of a mobility hub on the site to allow for bus drop off/pick up, turnaround space, passenger waiting facilities, electric vehicle charging points, car club vehicle(s) and cycle provision/parking.
5. Prior to the occupation of more than 30,000 square metres (GEA) floor space a scheme for the provision of a bus link and bus gate between the terminal building and Spitfire Road shall be approved by the Council. There is limited scope to provide enhanced facilities for non-car modes of access to the site so this can be mitigated by offsetting against the rest of the airport where sustainable access enhancements can be more readily achieved.
6. Provide vehicular access from the existing roundabout at Broadland Northway (A1270).
7. Demonstrate that appropriate account has been taken of the potential impacts of noise from existing and proposed airport operations and noise generation from the development itself.
8. Be subject to landscape visual impact assessment and appropriate landscape mitigation to the north-west, north and north-east boundaries. SUDs will need to be provided as part of the development.
9. Changes of use will normally be restricted by conditions on any future planning approvals to prevent units being utilised more broadly, and where aviation related uses have been granted, to prevent the change to non-aviation related uses and to set a limit on the amount of ancillary trade counters, display and office use.

POLICY STR.04

Three Score, Bowthorpe, Norwich (25.29 hectares) is allocated for an urban extension including housing, open and play space and associated infrastructure. This will accommodate in the region of 755 homes.

The development will achieve the following site-specific requirements:

1. Be planned as an exemplar development with a distinct character and identity, providing for exceptionally high standards of design, energy efficiency and flood resilience (including addressing identified risks from flooding from rivers and surface water flooding).
2. Provide permeability through the site including connections to the existing strategic cycle network, new bus routes and a network of attractive and walkable pedestrian routes providing for safe and convenient movement within and between existing and proposed housing areas, the Bowthorpe district centre, the new village centre and the Yare valley and open countryside beyond.
3. Make provision for significant areas of recreational and informal open space, play space, green infrastructure (including retained woodland) and enhance ecological networks to support biodiversity and geodiversity.
4. Respect the character and distinctiveness of the surrounding area, to improve the setting of Bowthorpe Hall and the surrounding conservation area, preserve the open character of the Yare valley and distinctive landscape of the valley edge, and maintain strategic long views through and beyond the development area.

POLICY STR.05

Land adjacent to Norwich Research Park (NRP), Colney (45.65 hectares) is allocated principally for an E (gii) Science Park development, hospital expansion and other proposals ancillary and complementary to these main uses.

The development will achieve the following site-specific requirements:

Uses

1. Acceptable uses will be research and development use under Class E (gii) ‘research and development’ of the Town and Country Planning (Use Classes) Order 2020 (as amended) plus hospital and hospital related uses. Other uses clearly ancillary to the main functions of the Norwich Research Park (NRP) and/or complementary to the main anchor institutions will also be acceptable.
2. Planning conditions will be applied to consents granted under Class E(g)(ii) to prevent changes of use within Class E in order to protect the function of the Research Park and to restrict the proliferation of town centre uses in out of centre locations.

Master plan/infrastructure plan

3. Proposals within this site allocation boundary should have regard to the existing approved illustrative masterplan or any subsequent approved revision and include phasing in relation to the delivery of infrastructure, provision of high-quality buildings and spaces; and a landscape strategy and green infrastructure plan.
4. Any revised masterplan for the allocation should be supported by a utilities/infrastructure plan which will include the necessary transport improvements detailed below.

Development will be expected to address the following specific matters:

Transport

Measures which address the impacts of the proposed development, including where appropriate:

5. Improvements to the B1108 Watton Road junctions which access the NRP.
6. Improvements to the capacity at the B1108/A47 junction, to ensure that it does not become a constraint to development.
7. Maintaining and enhancing safe and convenient access to the Norfolk and Norwich University Hospital.
8. Public transport access and provision, to encourage significant modal shift to/from and within the wider NRP, including measures identified through the Transport for Norwich programme.
9. Safe and convenient pedestrian and cycle links within the wider NRP and to/from significant areas of housing (specifically at Cringleford, Hethersett and Threescore/Bowthorpe), including completion of the Hethersett to NRP cycleway.
10. Parking ratios of approximately 1 space per 60m2 of floor area (excluding plant).
11. The developer should ensure that sufficient land is made available to deliver the required infrastructure.

Design and Landscape

12. Landmark design quality, including a safe and attractive public realm, creating an integrated approach to existing and new development at the NRP.
13. Development contributes positively to green infrastructure and the landscape setting including retention of the existing shelter belts, hedgerows and significant trees and linking of features to the wider landscape.
14. Development density to reflect the transport constraints of the locality and the aspirations for design quality and landscaping.
15. Any development must conserve and, where opportunities arise, enhance the significance of the Old Hall and its wall and the Rectory, including any contribution made to that significance by setting. This includes but is not limited to appropriate landscaping, density, and design.

Constraints

16. Site-specific flood risk assessments.
17. Layout to take account of water main and sewers crossing the site.
18. An archaeological assessment will be required prior to development.

POLICY STR.06

Longwater Employment Area, Costessey (11.06 hectares) is allocated for employment uses.

The development will achieve the following site-specific requirements:

Uses

1. Principally for E(g), B2 and B8 use class (2020) employment uses.
2. Other employment uses that are not identified as main town centre uses in the National Planning Policy Framework, specifically further car showrooms and petrol filling stations.

Transport

3. Appropriate and proportionate contributions to short, medium and long-term improvements to the A47 Longwater Junction to ensure that capacity does not become a constraint on development.
4. Proportionate contributions to public transport improvements on the Dereham Road corridor and other public transport enhancements in accordance with the latest version of the Transport for Norwich implementation plan.
5. Safe and convenient pedestrian and cycle links to key locations including access to Longwater retail and nearby residential locations at Queen’s Hill, New Costessey and Easton.

Constraints

6. Protection of Long Dale County Wildlife Site to the north of the employment area.

POLICY STR.07

(Part of Cringleford Neighbourhood Plan HOU1) Land north of the A11 (52.56 hectares) is allocated for residential development and associated infrastructure. This will accommodate approximately 1,060 homes.

The development will achieve the following site-specific requirements:

1. Development to comply with the policies of the Cringleford Neighbourhood Plan 2013-2026, including that no more than approximately 1,300 homes are built prior to 2026.
2. A transport assessment will be required, to include:
   • Confirmation that the proposed improvements to the A47 Thickthorn Interchange can accommodate the uplift in dwelling numbers.
   • Connections to adjacent sites by all modes which support active travel where feasible.
   • Footpath and cycleway connections to the Roundhouse Way bus interchange.
   • Improvements to Colney Lane.
   • Enhanced pedestrian, cycle and public transport access to the wider Norwich Research Park (including the UEA).
   • Enhanced walking routes to nearby schools.
3. Approximately 3 hectares of the site should be safeguarded for a new school, or equivalent alternative provision in agreement with the education authority.
4. Adequate green infrastructure and a landscape buffer will be provided outside the settlement limit in accordance with the bypass protection zone adjacent to the A47 including adequate noise mitigation measures to protect residential amenity.
5. Pollution control techniques to ensure that development does not lead to pollution of the water environment as the site falls within source protection zone 3.
6. An archaeological assessment will be required prior to development.
7. Provision of a drainage system (SUDs).
8. Mitigation to address utilities infrastructure crossing the site.

POLICY STR.08

Land south and east of Easton (52.12 hectares) is allocated for residential development and associated infrastructure. This will accommodate approximately 962 homes.

The development will achieve the following site-specific requirements:

Master Plan

A comprehensive masterplan to cover the provision of social and green infrastructure and highways improvements, taking into account the other requirements of this policy, and address:

1. Phasing which clearly identifies when key infrastructure will be provided in relation to the provision of new housing. Phasing should be designed to ensure development minimises the disturbance to existing residents.
2. The relationship to any continued expansion of Easton College and the Norfolk Showground (including the loss of any land currently used for showground parking).
3. The approach to densities across the allocation, including higher densities close to the proposed village centre.
4. Careful consideration of development west of the existing allotments, including the retention of this area as open space.
5. A local centre at the heart of the development, easily accessible to surrounding residential areas.

Enhanced Facilities

6. Provision of a new village centre in the vicinity of the indicative site shown on the Easton Inset Map, to include a new village hall, village green/focal recreation space, shared parking provision with primary school.
7. Expanded primary school provision in agreement with the education authority.

Heritage Assets

8. Application to be accompanied by an assessment of the significance of St Peter’s Church as a heritage asset, the extent of its setting and the contribution that its setting makes to its significance.
9. Any development must conserve and, where opportunities arise, enhance the significance of the grade I listed Church of St Peter including any contribution made to that significance by setting. This includes, but is not limited to, ensuring that sufficient open space and landscaping is retained to the south, south-east and south-west of St Peter’s Church and that sufficient planting is provided, such that its setting, and the wooded setting of Diocesan House and the Vicarage, are protected.

Landscaping and Green Infrastructure

10. Protection of the existing allotments and any other sites in community use, or relocation to an equivalent or better site.
11. Provision of a landscape buffer and enhancements to the A47 corridor – layout and landscaping should take into account both visual enhancement and the noise implications of the neighbouring A47 and Showground and include any proposals for acoustic barriers.
12. Identification and protection of significant biodiversity features including trees and hedgerows, incorporated within open space and with off-site mitigation where on-site protection cannot be achieved.
13. Green infrastructure enhancements, including the approach to the area between the village and Easton College.
14. Proportionate contributions to the access improvements to the Yare Valley and Bawburgh/Colney Lakes.

Transport

Highways and transport improvements as agreed, to include:

15. Proportionate contributions to short, medium and long-term improvements to the A47 Easton and Longwater junctions to ensure that junction capacity does not become a constraint on development.
16. Provision of new vehicular accesses for development to the south of the village, to supplement Marlingford Road and Bawburgh Road.
17. Provision for, and proportionate contributions to, Dereham Road Bus Rapid Transit (BRT), including improved access to facilities in Costessey, and other public transport enhancements in accordance with the latest version of the Norwich Area Transportation Strategy (NATS)/Transport for Norwich Strategy implementation plan.
18. Safe and convenient pedestrian and cycle links to key locations, including Longwater employment and retail, Costessey Medical Centre, Ormiston Victory Academy, Costessey Park and Ride site and Easton College.

Site conditions and constraints

19. Investigation of ground conditions at the former gravel pit north of Dereham Road.
20. Site layout to take account of water mains and sewers crossing site.

POLICY STR.09

Land at the Royal Norwich Golf Club, either side of Drayton High Road, Hellesdon (48.1 hectares) is allocated for residential and open space uses. This will accommodate approximately 1,000 homes.

The development will achieve the following site-specific requirements:

1. Improvements may be needed to existing traffic light-controlled junction and a possible pedestrian crossing on the A1067 Drayton High Road.
2. Up to 2 hectares of the site should be safeguarded for education provision, either as an expansion of the existing schools (Kinsale Infant School, Kinsale Junior School and Hellesdon High School) or land for a new primary school elsewhere within the site.
3. The loss of the golf course should be mitigated by providing alternative equivalent provision elsewhere.
4. The south-west corner of the site is within the HSE safeguarding zone associated with the chemical plant to the south of the site.
5. The site falls within Source Protection Zone 3 and therefore pollution control techniques should be incorporated to ensure that development of the site does not lead to pollution of the water environment.

POLICY STR.10

Land off Blue Boar Lane/Salhouse Road, White House Farm, Sprowston. An area of 66.78 hectares is allocated for residential development. The site is expected ;to accommodate approximately 1,000 – 1,200 homes, open space and, if required, land for a new high school.

Should land for a secondary school be required the land uses shall comprise:

• At least 1,000 dwellings.
• 12 hectares of land for a secondary school with sports pitches to be made available for community use.
• Informal open space, children’s play space, and allotments in accordance with the policies of the adopted development plan.

Should land for a secondary school not be required the land uses shall comprise:

• At least 1,200 dwellings.
• 2 hectares of land for a primary school.
• Formal and informal open space, including sports pitches, in accordance with the policies of the adopted development plan.

The arrangement and interrelationship of different land uses resulting from the development of the site will be established through a participative masterplanning process. The development of the site will be in accordance with the resulting masterplan, which shall be submitted as part of the planning application for the site.The masterplan should clearly demonstrate how the development has been designed to respond to the particular characteristics of the site and to interact and function appropriately with adjacent development sites. The masterplan should demonstrate how homes, jobs, services, and facilities have been integrated with walking and cycling, public transport facilities/services, provision for private vehicles and green infrastructure.

Development will not be commenced until a phasing plan indicating the orderly sequence of development has been approved. The phasing plan will need to show how infrastructure (including green infrastructure) and services are to be co-ordinated with the development of the site.

The masterplan should include:

1. Vehicular, pedestrian and cycle access to the site via Salhouse Road and Atlantic Avenue. ;
2. A new link road from Salhouse Road to Atlantic Avenue which includes footway and cycleway provision.
3. The provision of a footway and cycleway along the southern boundary of the site adjacent to Salhouse Road, continuing provision delivered through the development of adjacent land.
4. Off-site improvements to the highway network as necessary to address the impact of development.
5. Up to 12 hectares of the site should be safeguarded to incorporate a well-located high school. An off-site drop-off area for buses and coaches to serve the school should be incorporated as part of the highway infrastructure for the development. Community use of open space associated with the school should be facilitated.
6. Appropriate protection of, and mitigation for, impact on trees and woodland (established through an Arboricultural Impact Assessment). This should include safeguarding the ancient woodland of Bulmer Coppice and historic Rackheath parkland to the east of the site.
7. The delivery of green infrastructure to ensure connections between Harrisons Woodland Park and Bulmer Coppice/Rackheath Park.
8. An ecological assessment will be required to show how impacts on ecology, including great crested newts, have been minimised and mitigated as part of the development of the site.
9. Appropriate remediation of any land contamination and/or localised made ground deposits, including those related to an historic gravel pit and landfill to the east of the site.
10. This site intersects watercourses so a Water Framework Directive compliance assessment will be required for the watercourse receiving the runoff. A buffer of 20 metres will need to be maintained between the watercourse and gardens and opportunities for riparian habitat restoration should be secured.

The Requirement for a Secondary School

The secondary school site will be safeguarded from development until 1 April 2026 or such time as a planning application including land for the secondary school at Rackheath on site GT16 is approved and land for the secondary school is secured through a planning obligation, or such time as a formal notification is received from the local education authority that the secondary school is not required, whichever is sooner.

If notification is received from the local education authority on or prior to 1 April 2026 that the secondary school is required, then the site will be transferred to the local education authority in accordance with an infrastructure phasing plan to be agreed with the local planning authority prior to the grant of planning permission. The notification from the local education authority will include a commitment and timescale for the purchase of the secondary school land.

POLICY STR.11

Land between Fir Covert Road and Reepham Road, Taverham (78.5 hectares) is allocated for residential development. ; The site will accommodate approximately 1,400 homes including specialist care housing and older persons housing units, associated public open space, and a local centre, primary school and local medical centre.

The development will achieve the following site-specific requirements:

1. Preparation of a masterplan to guide the development of the whole site, submitted as part of the first application for planning permission.
2. Provision of on-site recreation to encourage healthy lifestyles, in accordance with relevant policies.
3. 2 hectares safeguarded for provision of a primary school.
4. Land safeguarded for provision of a medical care facility.
5. A local centre at the heart of the development, easily accessible to surrounding residential areas. The local centre should consist of a small group of shops or services and amenities to enhance placemaking and vitality of the development, and to ensure residents have access to services which provide for day-to-day needs.

The masterplan should demonstrate:

6. Detailed arrangements for access (vehicular and pedestrian) such as from Reepham Road and Fir Covert Road, pedestrian/cycle links at Felsham Way, Ganners Hill, Breck Farm Lane, and Kingswood Avenue.
7. The distribution of land uses across the site. The school and medical care facility should be centrally located on the site. ;
8. Off-site improvements to the highway network which may include provision of a new roundabout on Reepham Road, and Fir Covert Road including a proposed link road.
9. No adverse effect on the operation of the water treatment works.
10. Safeguarding landscape enhancements and a buffer to the Marriott’s Way.
11. The approach to phasing of development across the site.
12. Provision of an appropriate landscape buffer adjacent to the A1270 and adequate noise mitigation measures to protect residential amenity.
13. Inclusion of pollution control techniques to ensure that development does not lead to pollution of the water environment as the site falls within source protection zone 3.
14. Submission of an Arboricultural Impact Assessment (AIA) to protect or to mitigate any harm to trees on-site.
15. Submission of an ecological assessment to identify key ecological networks and habitats to be preserved and enhanced through the development.
16. Mitigation of surface water flooding on-site.
17. The approach to infrastructure delivery on and off-site.

POLICY STR.12

Land south and south-west of Lotus Cars, Hethel (20.98 hectares) is allocated for uses associated with, or ancillary to, advanced engineering and technology-based business.

The development will achieve the following site-specific requirements:

1. A masterplan for the whole site to be submitted with, or in advance of, the first application for planning permission. The site is to be planned in a way that would enable access to adjacent land for future development if required. Ancillary uses may be permitted to serve the allocation and surrounding employment uses.
2. Suitable and safe access.
3. Layout and landscaping to protect the residential amenity of nearby White Gables Farm.
4. Improved accessibility and cycleway links to Wymondham.
5. Improvements to the local footpath network.
6. An archaeological assessment will be required prior to development.
7. As part of the site is within a Hazardous Installation Consultation Zone the level of public risk will need to be assessed by the council in consultation with the Environment Agency and the Health and Safety Executive.
8. A water main crossing the site may affect the final layout.

POLICY STR.13

Land north of Hethersett (65 hectares) is allocated for mixed use, to include approximately 1,369 dwellings, community uses, open space and green infrastructure.

Proposals for the undeveloped parts of the site will need to be wholly consistent with the policy requirements set out below:

Masterplan and Phasing Plan

1. A comprehensive approach to development must include provision of social and green infrastructure and highway improvements.
2. A phasing plan is required which clearly identifies when key infrastructure will be provided in relation to the provision of new housing. Phasing should be designed to ensure development minimises the disturbance to existing residents.

Enhanced Facilities

3. Community facilities, such as formal open space and/or buildings dedicated to community uses, will need to be included within the overall development in accordance with the most up-to-date needs assessment.
4. Expansion of local schools or provision of land for additional school/s will need to be agreed with the education authority.
5. Development of the site may require financial contributions to fund improvements to the surrounding road network in addition to any Thickthorn junction improvements. An assessment of the surrounding road network will be required to determine any financial contributions required to fund approvements.

Landscaping and Green Infrastructure

6. The layout and landscaping of the final scheme must minimise the visual impact on the strategic gap between Hethersett and neighbouring settlements.
7. Design should respond to the layout of earlier settlement patterns around commons and greens or other focal points.
8. The design of the scheme must integrate landscape, open space and footpaths with the existing settlement.
9. Design must maximise the benefit of green infrastructure provision and avoid adverse impact on designated sites, linking ponds, water courses and hedgerows.
10. The landscape buffer to the north should provide green infrastructure links between Beckhithe Meadow and Braymeadow County Wildlife Sites and incorporate existing woodland and hedgerow features across the site.

Transport

11. A transport assessment must consider the capacity of the improved A47 Thickthorn Interchange.
12. A transport statement is required and the implementation of any approved measures.
13. Vehicular access onto Colney Lane will be required.
14. Footpath and cycle routes to Norwich Research Park and Little Melton will be required, and additional public rights of way to increase access to the countryside.
15. Design of scheme must minimise impact on existing roads in the village by limiting the amount of additional traffic accessing the local road network.

Site Conditions and Constraints

16. Site layout must account for high voltage power lines to the north of the site, which will need a suitable separation buffer. Other factors affecting the final layout include an oil pipeline crossing north-eastern corner of the site, water mains and sewers crossing the site, and the need for a buffer zone around sewage pumping stations.
17. An archaeological assessment will be required prior to development.
18. Mitigation and further investigation will be required with regard to site susceptibility to surface water flooding.
19. Development should avoid contamination of groundwater.

POLICY STR.14

Land east of the A140 and north of Norwich Airport, Horsham St Faith (38 hectares) is allocated for employment uses. This will be to provide a full range of employment uses including for those benefitting from a location close to the airport.

It is expected that:

1. Uses will be within use classes E(g), B2 and B8, with a maximum of 50% of total floorspace to be within the E(g)(i) use class.
2. Substantial tree belts and landscaping will be provided at the boundaries of the site, with particularly extensive provision made at the northern and eastern boundaries to provide a buffer to residential properties. Civil Aviation Authority guidance should be followed to ensure aviation hazards posed by wildlife are minimised.
3. Access will be provided directly from the A140/A1270 Broadland Northway interchange.
4. A masterplan will be produced for the site with or in advance of the first application for planning permission showing a coordinated approach to bringing forward the development, particularly in relation to access provision including coordination with the Broadland Northway, any necessary off-site highway improvements, and the early provision of landscaping to mitigate visual impacts. Accordingly, development is to be in two phases: Phase 1, the south-western, north-western, and north-eastern parts of the site; Phase 2, the south-eastern portion.

The development will be expected to address the following specific matters:

5. In order to achieve a range of employment uses (E(g) Business – offices, research and development, and light industry, B2 general industrial, B8 storage or distribution) and limit traffic generation, it is envisaged that the amount of floorspace in the E(g)(i) use class will not exceed 50% of the total floorspace within the overall development.
6. Phase 1, the major part (29.6 hectares), will reflect the provision of access being from the west, and the need to provide tree belts and landscaping to the northern and eastern boundaries in the early stages.
7. Phase 2 (5.2 hectares) is expected to progress in the later stages of development as needed and related to the provision of infrastructure.
8. A transport assessment/statement will be required that will include assessments of highway infrastructure improvements to enable safe active and sustainable travel to the development. Any approved measures shall be implemented.
9. The appropriate pollution control techniques should be installed to ensure that no harm comes to the water environment.
10. An archaeological investigation must be undertaken prior to any development.