Development opportunity
For sale
Land At Thetford Road, Watton, Norfolk, IP25 6BS

Freehold
£POA
An exceptional opportunity to acquire a greenfield site benefitting from outline planning permission for the development of up to 180 dwellings.

Approximately 7.4 hectares (18.3 acres)

Summary:
-Outline planning permission for up to 180 dwellings
-40% affordable housing
-For sale as a single tranche or in two lots
-Full information pack available
-Price on application

For sale by Private Treaty

Enquiries
Sebastian Corke
01223 559256
Sebastian.Corke@bidwells.co.uk

Alex Cox
01223 559313
Alex.Cox@bidwells.co.uk

Location
Bidwells is instructed on behalf of Gladman Developments and the Landowners to offer for sale the development opportunity of the land off Thetford Road, Watton.

Watton is an attractive market town conveniently located on the edge of the Thetford Forest Park and in close proximity of Norwich.

The town has a thriving High Street and hosts a popular market every Wednesday. The town has an excellent range of amenities including a supermarket, doctor’s surgery and schools providing education from nursery to senior level.

Description
The site is greenfield and extends to approximately 7.4 hectares (18.3 acres). The site is predominantly flat and comprises two arable fields separated by a drainage ditch that runs east-west.

Thetford Road forms the western and southern boundaries and will provide two new points of vehicular access to the site. A hedgerow forms the eastern boundary and residential properties accessed off Canon Close form the northern boundary.

The site is offered for sale as a single tranche and is also available in two lots. The site benefits from one planning permission but neatly lends itself to be divided into two development parcels.

Lot 1 (The South Green): this development parcel shown tinted pink on the Sale Plan is located south of the drainage ditch extending to approximately 4.3 hectares (10.7 acres) and has development potential for up to 100 dwellings including a proportionate 40% affordable housing provision. Vehicular access will be taken from a new consented roundabout to the south of the site.

Lot 2 (The North Green): this development parcel shown tinted blue on the Sale Plan is located north of the drainage ditch extending to approximately 3.1 hectares (7.7 acres) and has development potential for up to 80 dwellings including a proportionate 40% affordable housing provision. Vehicular access will be taken from a new junction to the west of the site.

Town and Country Planning
The site is located in the jurisdiction of Breckland District Council. Outline planning permission was refused for application reference number 3PL/2014/1253/O on 27 July 2015 and the decision of the Council to refuse planning was appealed. The appeal (reference number APP/F2605/W/15/3137812) was allowed on 20 April 2016 and granted outline planning permission for up to 180 dwellings, with the provision of open space with recreational facilities, site access and associated highways and infrastructure works.

A copy of the Decision Notice and Appeal Decision is available in the online Information Pack. The Appeal Decision prescribes 12 conditions to the planning permission.

A Section 106 Agreement was completed on 8 March 2016 and a copy is available in the Information Pack. The Agreement places a number of obligations on the site in connection with its development and occupation of dwellings. The planning obligations include:

-Affordable Housing (40% of the total number of dwellings with the tenure split 65% - rented and 35% intermediate tenure)
-Open Space provision
-Off Site Outdoor Sports contribution
-Education contribution
-Library contribution
-Green Infrastructure contribution
-Travel Plan

An Affordable Housing Offers report detailing offers from locally active Registered Providers for the completed affordable housing units is available in the Information Pack.

Information Pack
A comprehensive Information Pack is available to interested parties. The contents of the Information Pack can be accessed from a dedicated, password protected website. Please contact the selling agent for access to the Information Pack.

Ground Investigation
A Phase 1 and Phase 2 site investigation report was prepared in support of the planning application. The report concluded that the risk of contamination at the site is low based on the site’s historic land uses and current operational use. The report also found radon protective measures will not be necessary.

The geology indicates that the site comprises Lowestoft Till Formation over Lewes Nodular Chalk Formation. The presence of low permeability clays means it is unlikely that drainage could be accommodated in soakaways.

Flood Risk
A Flood Risk Assessment and Surface Water Drainage Strategy was prepared in support of the planning application. The report concludes the site lies outside of fluvial flood risk areas and holds a Flood Zone 1 (low risk) classification.

The surface water drainage strategy will require sustainable drainage systems (SuDS). The proposed drainage strategy for the development scheme is to direct the surface water runoff to a below ground gravity network. The network will be directed and runoff attenuated in two detention basins located to the south of the site, prior to then discharging into the existing watercourse.
Drawing number C13882/101 rev B can be found in appendix E of the report and illustrates the proposed surface water drainage strategy.

Services
There are utility services within close proximity to the site capable of serving the development.

Anglian Water has a connection point to potable water in Abbey Road to supply the site. UK Power Networks can supply electricity to the site. National Grid has LP mains in Thetford Road and Cannon Close. BT also has underground plant in this location.

A foul water sewer crosses the site flowing east-west and is proposed to be retained as part of the development. A surface water sewer is located to the western area of The North Green parcel and can either be retained or diverted as part of the development.


Archaeology
An Archaeological Desk-Based Assessment was prepared in support of the planning application. There are no designated heritage assets on the site or its
vicinity. The Norfolk Historic Environment Record identifies that metal detecting on the site has produced a number of artefacts dating from the Roman to the Post-Medieval periods.

Condition 10 requires a programme of archaeological work to be implemented in accordance with an approved written scheme of investigation.

Terms
Interested parties tendering for either The South Green or The North Green as individual Lots will be liable for their proportionate share of section 106 obligations applicable to their proposed development scheme.

Parties only tendering for The South Green are requested to allow for the Green Infrastructure contribution within their tender.

The purchaser of The North Green will be subject to a positive obligation to deliver a highway built to adoptable standards. Further details are contained in the bidding guidelines.

The site will be sold with overage. Interested parties are requested to refer to the Bidding Guidelines contained in the Information Pack for further details.

Viewings
Parties visiting to inspect the site should make an appointment with the selling agent. Parties inspecting the site do so entirely at their own risk.

Method of Sale
The site is offered for sale by private treaty as a single tranche or is available in two lots. Interested parties are required to state if their proposal is made for the acquisition of the whole site or a single lot.

Proposals for the acquisition of the site are sought with a preference on an unconditional planning basis. Conditional offers are required to clearly specify any conditionality attached. Further details are contained in the Bidding Guidelines.

Interested parties should submit their proposal in writing to the selling agent in accordance with the Bidding Guidelines which are available in the online Information Pack.

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