Thank you for visiting our consultation website to find out more about our Pinebanks proposals which include land at Pinebanks, Langley North, Langley South & Griffin Lane in Thorpe St Andrew.

We have consulted widely with the community on our new Pinebanks proposals throughout 2021 and we are now in the final stages of preparing our outline planning applications, which will shortly be submitted to Broadland District Council.


We would like to thank everyone who took the time to attend our webinars, ask us questions and complete our feedback form. A summary of all your questions and our answers can be found here. If you missed our webinars you can view a recording here.

If you would like to be kept up to date with this project and our progress, please register your details with us by clicking the button below.

Background to the Sites


Site Locations Plan
Existing site photo
Existing site photo
Existing site photo

Pinebanks is the site of the former Norwich Union Sports and Social Club. The Site was closed by Aviva in August 2008. The site was placed on the market with Savills in 2009 and subsequently purchased by Berliet Ltd in December 2009. At that time Berliet Ltd also acquired 46 Hillcrest Road to the north-east corner of the site. Since its closure in 2008 the site has remained redundant. The total area of the site is 12.5 hectares and includes the former private sports pitches to the north of the site, Pinebanks house now demolished, surrounding woodlands and former gravel pit to the east.

Langley North is the northern part of the former Langley Prep School. The Langley Prep School vacated the site in July 2016 and moved to a new site on the outskirts of Norwich. The total area of the site is 7.9 hectares and includes the former private sports pitches with woodland on its southern boundary. The site also includes part of what was formerly the Pinebanks site (as defined in the 2013 outline planning approval granted by Broadland District Council), so the Langley North site includes the area previously occupied by the Pinebanks building plus the bowling green and indoor sports courts, and it includes Taylor’s Tower – which is Grade II listed.

Langley South is the southern part of the former Langley Prep site. Since its closure it has largely remained redundant, with some approved use for storage. The total area of the site is 4.7 hectares and includes the site of the former Beech Hill building, the former school buildings, and the existing access to the former School site, along with a considerable amount of ancient woodland.

Griffin Lane is located in the south-east of Thorpe St Andrew on the Yarmouth Road (A1042) just off the A47 Norwich bypass. The A1042 bounds the site to the northern side and is accessible by pedestrians and cyclists with crossing points over the roundabouts to the business parks and local facilities surrounding the site. All of the application boundary lies within the Broadland District Council authority, however, Berliet own additional land to the south of the Site within the Broads Authority but this is not included in the application boundary. The total area of the site is 3.9 hectares and consists of former agricultural land. There are a series of ‘tank traps’ which are located diagonally through the site, which are a remnant of World War II, and these will be retained as far as possible on the site.

It should be noted that both the Pinebanks and Griffin Lane sites benefit from outline planning permission for residential development, and from allocations within the adopted BDC Local Plan (sites TSA2 and TSA3 – Site Allocations DPD, 2016).

Proposals


With high-quality and sustainable design principles at its heart, Berliet’s emerging Pinebanks proposals (including Pinebanks, Langley North, Langley South and Griffin Lane sites) include up to 725 much-needed new homes, in a wide range of unit sizes, new open space, and new and enhanced pedestrian and cycle links. Throughout the scheme it is proposed to open and link areas of previously inaccessible green space for the enjoyment of new and existing residents alike.


It was presented throughout the consultation that the development proposals for all 4 sites could deliver the following:

  • Up to 725 much-needed and thoughtfully designed new homes, in a wide range of unit sizes
  • A mixture of high-quality affordable homes
  • Preservation of the ancient woodland by delivering a fully funded long-term management plan
  • New cycle and pedestrian links throughout the site, as well as from homes in Pinebanks and Langley North sites to Yarmouth Road
  • Securing the long-term future of the WWII ‘Zero’ radio bunker, listed tower and tank traps where possible
  • Enhancement of reed bed, providing public access with a car park and dipping platform at Griffin Lane
  • Replacement native species planting, regeneration of ancient semi-natural woodland and careful retention of other mature and veteran trees to substantially improve wildlife habitats
  • Local employment and training opportunities during construction
  • Improvement of local highway infrastructure

Pinebanks & Langley North Proposals


In bringing forward a new proposal for Pinebanks and the Langley North site we have some key considerations that we need to think about throughout the masterplanning process, these include the following:

  • Respecting the ancient woodland and veteran trees
  • Access from Henby Way and Hillcrest Road
  • Consideration and setting of the heritage assets
  • Creating pedestrian and cycle links across the site
Aerial view of Pinebanks and Langley North
Pinebanks and Langley North Concept Plan

Development at Pinebanks will include:

  • Up to 295 new homes
  • Access from Henby Way and Hillcrest Road as per previously implemented permission
  • A landscape buffer zone between development and the ancient woodland
  • New areas of open space

Development at Langley North will include:

  • Up to 105 new homes
  • Access via Pinebanks
  • New hard and soft landscaping
  • New and improved pedestrian and cyclist links
  • Securing the long-term future of the WW2 ‘Zero’ radio bunker and listed Taylor’s Tower
Illustrative Masterplan – Pinebanks and Langley North
Artist Impression – Pinebanks and Langley North
Hopkins-Homes,-Norfolk-2
The-Bruntsfield-Savills-1
Highland-Crescent-Trowse-Newton-1
Indicative Images Only
Indicative Images Only

Langley South Proposals


As with Pinebanks and Langley North, there are a number of key considerations which have informed the proposals for Langley South, these include:

  • Working positively with the topography and levels
  • Access from the south via Yarmouth Road
  • Respecting the neighbouring properties and the Thorpe St Andrew Conservation Area
  • Respecting the ancient woodland and veteran trees
Aerial view of Langley South
Langley South Concept Plan

Development at Langley South will include:

  • Up to 175 new homes
  • Access via Yarmouth Road
  • New hard and soft landscaping
  • New and improved pedestrian and cycle links
  • A landscape buffer zone between development
    and the ancient woodland
Illustrative Masterplan - Langley South
Artist Impression – Langley South
LangleySouth_Tower
LangleySouth_2
LangleySouth_3
Indicative Images Only
Indicative Images Only

Griffin Lane Proposals


Our key considerations for proposals at Griffin Lane include the following:

  • Retaining the existing trees
  • Create a positive interaction with the wider wetland landscape character to the south
  • Provide pedestrian and cycle linkages across the site
  • Drainage strategy to improve the local flood water regime
Aerial view of Griffin Lane
Griffin Lane Concept Plan

Development at Griffin Lane will include:

  • Up to 150 new homes
  • Access via a new roundabout junction on
    Yarmouth Road
  • Significant buffer between the development and
    the Broads
  • Opportunities for new and improved pedestrian
    access to the Broads
  • Preservation of the WW2 tank traps that formed
    part of the East Anglian Stop Line
  • Enhancement of reed beds, providing public
    access with a dipping platform and visitor car
    park
Illustrative Masterplan - Griffin Lane
Artist Impression – Griffin Lane
Dippingplatform
GriffinLane_1
Indicative Images Only
Indicative Images Only

HIGHWAYS & ACCESS


We have carefully considered the impact of development on Thorpe St Andrew’s road network. As part of our plans, we are proposing access at the locations indicated in the diagrams below:


  • Consistent with the 2013 implemented planning consent, access to Pinebanks will be from Henby Way and Hillcrest Road.
  • Access to the Langley South site will be via Yarmouth Road. There will be no through vehicle access (except for emergency vehicles) from Langley South to Langley North.
  • A number of potential highway improvements are being considered at Harvey Lane and Gordon Avenue, as well as a review of the Yarmouth Road and Harvey Lane junction.
  • A new roundabout junction is proposed to create access for Griffin Lane, consistent with the approved and implemented 2013 permission.
Pinebanks, Langley North & Langley South Access & Movement Plan
Griffin Lane Access & Movement Plan

Woodlands


Protection: The ancient and semi-natural woodland totals 3.8 ha. There will be no public access into the ancient woodland which will be protected by a combination of fencing and dense edge planting and natural re-generation.

Restoration: A long-term woodland management plan has been prepared that will see the removal of non-native flora, such as laurel and rhododendron, improving the woodland margins and protecting veteran trees.

Long-term management: The woodland will be managed as a wildlife reserve in conjunction with local conservation bodies. This will include ancient and other woodland areas.

There will be no public access into the ancient woodland except via organised groups through the planned conservation programme.

Short Video

Woodland Plan

Griffin Lane Marsh


Protection: A sustainable drainage scheme for the area has been devised to filter surface water before it reaches the marsh. All trees will be retained along the edge of the marsh.

Connectivity: A new footpath will be constructed along the edge of the marsh leading to a small pond and dipping platform. A small car park with interpretation boards will be constructed to serve as a base for exploration of both the Griffin Lane Marsh (by arrangement with Norfolk Wildlife Trust) and Thorpe Marshes.

Long-term management: A long-term management plan has been prepared that will allow for the restoration and enlargement of the marsh. The area will be managed as a wildlife reserve in co-operation with local conservation bodies.

Griffin Lane Marsh Illustrative Master Plan
A dipping platform at Cley Marshes Reserve
A dipping platform at Cley Marshes Reserve
Thorpe Marshes
Thorpe Marshes

Community Engagement


The consultation period on this scheme has now finished, however there will be a further opportunity for you to comment on the scheme once we have submitted our planning applications and Broadland District Council start its own consultation period.


If you missed our webinar events, please take the time to watch our presentation, alternatively feel free to download our recording to watch in your own time.

If you would like to be kept up to date with this project and our progress, please register your details with us by clicking the button below.

Webinar Presentation

Q&A


As with any new development there are often many questions raised by the community and these are listed below. If you would like to download and print off a copy of the questions and our responses please click here.


Downloads


Consultation LeafletView/Download

Webinar PresentationView/Download

Webinar RecordingView/Download

NewsletterView/Download

Contact


If you have any questions or would like more information or help, please get in touch.


If you would like to be kept up to date with this project and our progress, please register your details with us by clicking the button below.

By Phone

020 7446 6837

By Post

Pinebanks Community Engagement Team,
C/O Barton Willmore,
7 Soho Square,
London.
W1D 3QB