Easton (Norwich Policy Area) Policy 10 of the Joint Core Strategy (JCS) sets a target of at least 1,000 new homes for the Easton/Costessey area between 1 April 2008 and 31 March 2026. The Easton/Costessey area is also a prime location to accommodate part of the 1,800 units in the Norwich Policy Area that the JCS does not attribute to a particular settlement. Form and Character Easton originally developed as a ‘street village’ along the main Dereham Road. Estate scale development has occurred to the south, including the recent College Heights development. The village was bypassed by the creation of the A47 Norwich Southern Bypass, resulting in a number of small cul-de-sac developments filling the area between the village and the A47. The Village sits on a plateau between the valleys of the Rivers Tud and Yare. The South Norfolk Landscape Character Assessment identifies the area around the A47 as relatively degraded due to the extensive areas of mineral extraction and significant commercial development. The relatively uniform density of housing in Easton, with many properties backing onto the surrounding countryside, means that current development is not well integrated with the landscape. South of the village the landscape is noticeably more rural in character, whilst to the west the Grade 1 Listed St Peter’s Church looks over a relatively open landscape. To the east of the village the Royal Norfolk Showground forms a significant break in development between Easton and Costessey (see Costessey section) Services and Community Facilities Despite an estimated population at 2010 of over 1,400 people (ONS) the village has a relatively limited range of services, which includes St Peter’s CEVC primary school and village hall (with part time post office). Easton College also provides a number of high quality sports/recreation facilities that are available for public use. Employment immediately within the village is relatively limited, with Diocesan House at the western end, plus some small local employers. To the south of the village is Easton College which is an important education provider for the wider sub-region as well as providing sports, recreation and conference facilities and being a significant employer. To the east of the village are a number of other employers which form part of the wider Longwater employment area as well as the Royal Norfolk Showground (policies for Longwater and The Showground can be found in the Costessey section). The proximity of large-scale retail, leisure and employment development at Longwater limits the viability of facilities within the village itself. A number of key services for the village are located in New Costessey, including the Ormiston Victory Academy, Roundwell Medical Centre and Costessey Library. Consequently enhanced access to facilities in Longwater and New Costessey will be a requirement for large-scale new development.
38
Communication Easton is strategically well placed for development, with access to the trunk road network at both the A47 Easton and Longwater junctions. These junctions (particularly Longwater) have capacity problems at peak times, short, medium and/or long term improvements to address capacity will need to be agreed with the Highways Authorities. The village is already on bus routes that connect to Norwich city centre, the Norfolk and Norwich University Hospital as well as other larger settlements including King’s Lynn, Dereham and Great Yarmouth. There are also a number of dedicated routes serving Easton College. However, the village would benefit greatly from improved connections to facilities in Costessey, on foot, bicycle and bus. The A1074 Dereham Road is one of the main radial routes into Norwich, with plans under the JCS and the Norwich Area Transport Strategy (NATS) to create a Bus Rapid Transit (BRT) route; Phase 1 of which is already being implemented. Development Boundary and Constraints The development boundary has been drawn to include the main built form of the settlement and include the allocated land. Careful consideration will need to be given to both integrating development with the surrounding landscape, particularly where it becomes more undulating and rural to the south of Easton, and looking at opportunities to enhance the areas around the A47, creating a more attractive gateway to South Norfolk and Norwich. Consequently the policy for the main allocation at Easton has a relatively low gross density which will allow for landscaping and green infrastructure to protect biodiversity features, integrate development with the surrounding countryside and provide an element of screening to neighbouring uses, including the A47 Trunk Road. Easton College has developed significantly over recent years with the creation of a range of new buildings and facilities. The College will play an important role in promoting Norwich as a ‘learning city’ (JCS Policy 7) and proposals for any further development of Easton College will be considered against relevant national and local policies; however the campus remains outside the Development Boundary.
Policy EAS 1 : Land South and east of Easton 52.6 hectares of land is allocated for housing and associated infrastructure. This allocation will accommodate approximately 900 dwellings and supporting facilities, including a new village centre. The developer(s) of the sites will be required to ensure the following:
Master Plan A comprehensive master plan which will need to cover the provision of social and green infrastructure and highways improvements, taking into account the other requirements of this policy, and address:
39
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, the Royal Norfolk Showground (including the loss of any land currently used for Showground parking) and the proposed Easton Gymnastics Club site (Policy EAS 2);
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 allotments, including the possible retention of this area as open space.
Enhanced Facilities
5) 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, post office/small scale convenience goods retail opportunity (approx. 250m2 net), shared parking provision with primary school;
6) Expanded primary school provision in agreement with the Education Authority. Heritage Assets
7) 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;
8) Ensure 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
9) Protection of the existing allotments and any other sites in community use, or relocation to an equivalent or better site;
10) 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;
11) Identification and protection of significant biodiversity features, including trees and hedgerows, incorporated within open spaces and with off-site mitigation where on-site protection cannot be achieved;
12) Green infrastructure enhancements, including the approach to the area between the village and Easton College;
13) Proportionate contributions to the access improvements to the Yare Valley and Bawburgh/Colney Lakes.
Transport Highways and transport improvements agreed with Norfolk County Council and, where appropriate, the Highways Agency, to include:
14) 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;
15) Provision of new vehicular accesses for development to the south of the village, to
40
supplement Marlingford Road and Bawburgh Road; 16) 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) implementation plan;
17) 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
18) Norfolk Minerals and Waste Core Strategy Policy CS16 applies as this site is underlain by safeguarded mineral resources.
19) Investigation of ground conditions at the former gravel pit site north of Dereham Road;20) Wastewater infrastructure capacity must be confirmed prior to development taking
place; 21) Site layout to take account of water mains and sewers crossing site.
Easton Gymnastics Club A site has been proposed as a location for a dedicated facility for the Easton Gymnastics Club, which has outgrown the facilities it currently uses at Easton College. Due to the specific requirements of a gymnastics facility, in particular the height of the necessary building, it will be important to protect the mature screening on the site. The site is surrounded on three sides by the proposed housing allocations and therefore should be considered in the context of any master plan for the allocation EAS 1. Alternative sites that would deliver a suitable facility and meet the other objectives of EAS1 and EAS2 could also be acceptable within the context of an overall master plan.
Policy EAS 2 : Easton Gymnastics club facility 1.4 hectares of land is allocated for a new Gymnastics Centre. The developer(s) of the site will be required to ensure the following: 1) Retention of existing trees to screen the new development; 2) Development of the site in the context of any master plan produced for Allocation EAS1
41
1.22m RH
Ponds
Und
Track
Und
Drains
Track
Pond
St Athanathios Coptic Church
Track
A 47
Drain
The Brooms
109
122
Track
114
19a
4646
MARLINGFO
RD
ROAD
31
11
FB
1
10
El Sub Sta
92
16
18
DRIVE
22
UndUnd
1
3030
14
79
Pp
Das Amis Restaurant & Guest House
Hyford
Win
dyRi
dge
Hill
Playground
8
76
2
18
Hall
CLOSE
25
70a
Primary School
70
2
Tanks
Slurry Bed
5
Centre
17
4 6
MARLINGFORD WAY
10
13
WH
EELE
RC
RES
CEN
T
222234
32
El Sub Sta
19
5555
Easton HallEaston Hall
Cottages
Court
Apiary
6
89
House
Kilter House
Kilter House
Ham
ilton
Hou
se
Heights
Gonville
14
14
Burrow
3
10
Hills
14
The
1
Ara
man
da
Gle
n Vi
ew
32
5
46.3m
25
Iona
Pond
Water
Long Dell
46.3m
Three Cornered
Drain
Plantation
Def
ED & Ward Bdy
Track
BAWBURGH ROAD
1.22m
RH
Def
Track
PathPath
FORE
ST W
AY
Pond
Path
ShowgroundRoyal Norfolk
CottagesCottages
Path
WB
Long Dale
Hotel
Pipelines
Tank
Pond
Station
WAY
LONG
LAN
E
FRO
ST
Woodlands
Posts
Posts
Sta
Track
DEREHAM ROAD
Builders Merchant
Reservoir Hill
Weighbridge
Waste Transfer Sta
Hill Grove Plantation
Co C
onst, CP &
ED B
dy
1.22
m R
H
Ponds
Drain
A 47
Model Farmhouse
FB
Dra
in
Pond
FB
Pond
Pond
Bowling GreenBowling Green
122
CHURCH LANE
105
50
110
24
23
99
18.0m
13
20 El Sub Sta
92
Lower Easton
16
85 ST PETERS
88
21
West Lodge
1
7
1414
10
2
4
6
3
2
22
2
Shelter
1
3
27
DEREHAM ROAD
5
1.22m RH
C of E VC
15
75
70
TrackTrack
Westlodge Hills
23
5
27
Play Area
61to65
8
13
Sarnia
26
2
43
40
Cottage
61
55
34
1
GARNETT DRIVE
67
Sports Centre
College
Nether Stowey
11
10
13
49.1m
Pond
1
9
1
22
8
1818
Oakley House
Heights
Garnet Corner
Summerhill
27
L Twrs
Myway
Masada
Burrow
Tude
es
3
A 47
L Twrs
Track
1
The
Fairh
aven
Track
Whi
teH
ouse
BAWBURGH ROAD
WBWB
32.3m
Trac
k
Drain
ETL
GPGP
Plantation
CD Dra
in
CR
PondPond
Def
FB
Pumping Station
1.22
m R
H
Track
BAWBURGH ROAD
Def
46.0m
ESSESS
A 47
Def
43.9m
Bog
Track
The Hangings
Tumulus
LodgeLodge
Garage
Site
Beech
Sta
Tank
Golf Range
Pond
ALEX
Tanks
Sluice
ED and Ward BdyED and Ward Bdy
WILLIA
M
FB
Car Park
Depot
El Sub
GAGE
PostsPosts
AVE
Sta
Conveyors
WeighbridgeWeighbridge
Scrap Yard
Scrap Yard
44.2m
Co C
onst, CP &
ED B
dy
Lay-by
Und
1.22
m R
H
DrainDrain
Und
Drain
ETL
Drains
BROOM LANE
Pond
Drain
St Athanathios Coptic Church
Gdns
Four Acre Plantation
Drain
116
50
48a
MARLINGFO
RD
26
23
Ford Cottage
18.0m
Pond
20
Riverside Farm
10
26.1m
DRIVEST PETER
S
DOG LANE
River Tud
23
83
MA
RLI
NG
FOR
D R
OA
D
BUXTON CLOSE
1
6
4
2
Pp
Das Amis Restaurant & Guest House
3
West Lodge
2
8
30
Playground
JOHN HOWE'S CLOSE
4
4
18
PO
PEG
G
25
LB
7
4
El Sub Sta
21
75
58c
2
58
58a
Westlodge Hills
ETL
21
3
ESSESS
27
29
15
34
12
35
23
49
40A
27
61
5353
Hole
2
1 2
CRESCENT
2
18
24
Track
Hall
Easton & Otley
14
44
L Twrs
8
1
41
Deer
54
85
91
House
Gonville
Garnet Corner
1
2
14
8
BAW
BURG
H RO
AD
Fox
2
Conifers
Woodcote
1
13
22
32
Clo
velly
46.3m
Und
Sand Workings
Iona
View
A 47
Water
Dra
in
CR
Plantation
Trac
k
DEREHAM ROAD
Track
Dra
in
Trac
k
Def
Spoil Heap
Def
ED & Ward Bdy
PondPond
TankTank
Conveyors
FORE
ST W
AY
The Hangings
WB
Glen Lodge Farm
DEREHAM ROAD
ALEX MOORHOUSE WAY
Site
El Sub Sta
(PH)
JOHN HYRNE W
AY
Shelter
Sub
WB
WB
ESS MOORHOUSE
El Sub Sta
Tanks
Sluice
El Sub Sta
Tank
Clubhouse
Pond
WILLIAM
29.3m
Und
WAY
Long Lane Farm
Car Park
Depot
Works
GAGE
El Sub Sta
Sub
Track
Lay-by
Mast
Weighbridge
Und
Und
RH
1.22
m R
H
Def
Pond
Pond
Track
Und
St Peter's Church
A 47
Def
Pond
Drain
Drain
Playing Field
The Brooms
Pond
CR
BROOM LANE
116
118
ETL
33
34
ROAD
24
26
4141
18
89
26.1m
West Lodge
2
99
1313
2525
a29
24
10 8a 88
14
RINGLAND LANE
Ridg
e
2
Windy
99
6
6
8
2
6
6
Hall
1
7777
7
4
15
7
Slurry Bed
HALL ROAD
12
17
9 ll
PEACOCK CLOSE
Pond
El Sub Sta
Play Area
MARLINGFORD WAY
Water
17
43
40A
40
11
34
51 5151
34
Hole
2
34.1m
Play
GARNETT DRIVE
18
16
23
7171
Track
Sports Centre
College
73
Pond
L Twrs
Hillcrest
8
STEARN CLOSE
6
22
89
Park
42.7m
2
1212
9
1717
Games Court
Swis
sC
ott
8
10
L Twrs
7
LlanberisLlanberis
PARKER'S CLOSE
Sunn
ymed
e
1212
Clo
velly
25
The
5
Track
32.3m
Workings
Dunham's Plantation
PlantationThree Cornered
Longdell Hills
Longdell Hills
ED &
Ward B
dy
Und
FB
ED & Ward Bdy
1.22
m R
H
Royal Norfolk Showground
46.0m
Drain
1.22m RH
Spoil Heap
El Sub StaEl Sub Sta
Weighbridge
SilosLongdell Hills
Wood
1.22m RH
Path
Royal Norfolk
El Sub Sta
MARLINGFORD ROAD
Pond
Woodlands
Rowan
Brooke House
Beech
El
El Sub Sta
El Sub Sta
Shelter
36.9m
Ponds
Posts
Posts
A 1074
Works
ERNEST
WB
Conveyors
Lay-by
Mast
Pond
Track
Def
Track
Und
Und
Def
Co
Con
st, C
P &
ED
Bdy
1.22m R
H
Track
ETL
Lay-by
ETL
Und
Drain
Allot
Drain
Drain
PondPond
CR
109
FB
BROOM LANE
CHURCH LANE
118
1.22m RH
45
58
110
Pond
19a
108
31
Pond
WOODVIEW ROAD
11
FB
91
9494
Lower Easton
14
88
25a
BUXTON CLOSE
10
2
3
Posts
Walm
ar
1
6
6
76
45
4
Shelter
2
27
77a
70a
MastMast
3
58e
58e
58
58a
FB
l3
15
Sarnia
WH
EELE
R
Tower
1
33
49
CottageKeepers
22
WHEELER
WHEELER
55
a
1
34.1m
ESS
Hall
12
73
GamesGames
Apiary
7
EDDINGTON WAY
Deer
1
91
42.7m
MaplewoodMaplewood
CARDINAL CLOSE
CARDINAL CLOSE
22
Myway
Masada
Tude
es
1
2
Westlodge
8
LB
14
Sunn
ymed
e
1
6
13
Sand Workings
Track
A 47
Track
Hou
se
Track
BAWBURGH ROAD
46.3m
Dra
in
Dunham's Plantation
Drain
Longdell Hills
Und
Def
Def
FB
Costessey Lodge
Pond
43.9m
Conveyors
Weighbridge
Conveyors
Silos
ED & Ward Bdy
Pond
Ponds
Pond
Tumulus
Woodlands
El
Long Dale
Hotel
SuperstoreSuperstore
Tank
Pond
TrackTrack
FB
Ponds
Und
CourtCourt
El Sub Sta
El Sub
LONG LANE
Reservoir Hill
Waste Transfer StationWaste Transfer Station
44.2m
1.22m RH
Def
Pond
Und
1.22m R
H
PondPond
RH
Def
A 47
Und
Lay-by
ETL
FB
Gdns
Track
MS
Pond
FB
1.22m RH
48a
34
44
21
106
KENNEDY CLOSE
KENNEDY CLOSE
100
Riverside Farm
13
18
West Lodge
DOG LANE
River Tud
23a
23a
84
272729
24
1
6
l
Hyford
Walm
ar
2
Windy
7
12
56
PondPond
22
TCB
PEG
G
7474
11
72
6
Ponds
3
58c
Easton
FB
Tanks
Upper Farm
HALL ROAD
56
Sir Nicholas BaconSir Nicholas Bacon
12
67
5454
4
9 ll
Pond
61to65
10
3026
4442
33
2929
17
49a
49a
59
22
a b
32
Area
CRESCENT
2
1624
23
Cottages
Easton & Otley
10
1
L Tw
rs
House
Oakley House
44
54
8595
13
Ham
ilton
Hou
se
House
Summerhill
EsmeraldaEsmeralda
14
27
10
14
BAW
BURG
H RO
AD
Fox
LB
Track
2
6
Ara
man
da
35
5
The
Gab
les
TrackTrack
Fairh
aven
Gle
n Ly
nn
Woo
d
ESS
Norwich Family Golf CentreNorwich Family Golf Centre
Whi
te
Track
Dra
inD
rain
Dra
in
CR
Def
ED &
Ward B
dy
Costessey Lodge
1.22
m R
H
Def
Factory
1.22m
RH
Def
14.6m
Track
Pond
Conveyors
Wood
ED & Ward Bdy
Track
Def
WB
Ponds
El Sub Sta
Ambulance Station
Path
Caravan
The
Path (um)
ALEX
FillingFillingEl Sub Sta
ETL
El Sub Sta
36.9m
WILLIA
MFR
OST
CostesseyPark and Ride
Sta
El
LONG LANE
AVE
El
Builders Merchant
Scrap Yard
Weighbridge
Hill Grove Plantation
Track
AshAsh
Pond
Def
Hag's Pits
1.22m R
H
Co
Con
st, C
P &
ED
Bdy
1.22
m R
H
Pond
Pond
BROOM LANE
FB
FB
Fir Covert
Pond
Und
Allot
St Peter's Church
Track
47
ETL
33
2323
15
99
Church Plantation
WOODVIEW ROAD
100
89
FarmFarm
14
22
Drain
21
23
83
84
44.2m44.2m
25
4
79
Posts
Hill
1
6
2
8
30
10
3
2424
POTCB
12
11
CLOSE
2
LB
77a
72
6
Ponds
Primary School
St Peter's
7
Easton
21
56 22
l
67
PEACOCK CLOSE
El Sub Sta
35
29
8
CR
ESC
ENT
Tower
2
1
35
23
59
Keepers
27
2020
b
Bore
El Sub Sta
Area
1414
BAW
BURG
H RO
AD
BAW
BURG
H RO
AD
11
12
44
77
Court
EDDINGTON WAY
41
2
1l1l
L Twrs
10
9
Games Court
L Twrs
Swis
s
8
14
Hills
7
Conifers
Woodcote
37.8m
22
View
Cro
ylan
ds
Water
BAWBURGH ROAD
DEREHAM ROAD
ETL
14.6m14.6m
Stafford's
Track
Def
CR
Def
1.22
m R
H
Trac
k
Pumping Station
Drain
Drain
Royal Norfolk Showground
Drain
Def
TCBsTCBs
14.6m
ED & Ward Bdy
Def
TankTank
Longdell Hills
Glen Lodge Farm
Showground
(site of)
Rowan
Ambulance Station
Brooke House
DEREHAM ROAD
ALEX MOORHOUSE WAY
Golf Course
CopperCopper
JOHN HYRNE W
AY
Shelter
Path (um)
Golf Range
MOORHOUSE
Clubhouse
WILLIAM
FROST
29.3m
Shelter
WAY
LONG
LAN
E
40.2m40.2m
WAY
Long Lane Farm
BungalowWoodlands
Eastern
El
ERNEST
El Sub Sta
WB
Sub Weighbridge
Scrap Yard
Waste Transfer Sta
RH
Lay-by
Pond
Pond
Hag's Pits
1.22m R
H
RH
Und
Model Farmhouse
Dra
in
Fir Covert
FB
MS
Def
Four Acre Plantation
Pond
Playing Field
Pond
Pond
VicarageVicarage
107 107
47
105
45
58
114
Pond
44
21
108 106
15
Church Plantation
Ford Cottage
13
13
1
91
2
18
85
Drain
1
MA
RLI
NG
FOR
D R
OA
D
8a
RINGLAND LANEl
Win
dy
1
12
6
JOHN HOWE'S CLOSE
4
2
12
3
11
DEREHAM ROAD
5
1.22m RH
C of E VCSt Peter's
El Sub Sta
21
ETL
Upper Farm
23
Centre
6
35
UndUnd
34
30
Water
4442
12
51
Bore
1 2
Play
19
67
ESS
Nether Stowey
14
13
77
49.1m
Hillcrest
STEARN CLOSE
9
7
8
L Tw
rs
Park
1
2
95
13
L Twrs
2
22
Cot
t
A 47
Westlodge
PARKER'S CLOSE
37.8m
Gle
n Vi
ew
35
The
Gab
les
Und
Gle
n Ly
nn
Woo
d
Track
ESS
The
Cro
ylan
ds
5
Pond
Water
Long Dell
BAWBURGH ROAD
Track
Dra
in
Workings
Drain
Def
Stafford's
Longdell Hills
Path (um)
Path (um)
CD
FB
Def
Def
Def
Factory
1.22m RH
A 47
1.22m
RH
1.22m
RH
Bog
1.22m RH
Def
MARLINGFORD ROAD
(site of)
Garage
Golf Course
Caravan
El Sub Sta
(PH)
The
StaSub
WB
ESS
Pipelines
Station
WAY
ETL
FROSTWAY
Bungalow
Posts
A 1074
CostesseyPark and Ride
Eastern
El Sub Sta
Posts
Sta
Sub StaSub Sta
El
DEREHAM ROAD
Pond
Track
Easton
Costessey
Bawburgh
Marlingford and Colton
BroadlandDistrictCouncil
© Crown copyright and database rights 2015 to date Ordnance Survey Licence no 100019483
Easton
Scale at A3:
MA P001
1:10,000Development Boundary
Local Plan - Site Specific Allocations & Policies DPD - (Please see this map in conjunction with the policy text for this settlement)
Housing Allocation
Parish Boundary
Showground Specific Policy
Strategic LandscapingNorwich Policy Area
0 100 200 300 40050 Metres
Employment LandAllocation
Open Space/LeisureAllocation
Southern BypassProtection Zone
River Valleys
Corridors of Movement
Undeveloped ApproachesCounty Wildlife Sites
Mixed Use Allocation
Gateways into Norwich
COS 3
COS 3COS 3 COS 3COS 3
COS 3COS 4
COS 5EAS 2
EAS 1
EAS 1EAS 1
COS 1
42