Draft Thetford Prospectus - Breckland Council

Thetford Vision & Prospectus
Moving Thetford Forward
September 2010

This document was produced on behalf of Moving
Thetford Forward by:
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Aerial photograph of Thetford

Contents
Foreword
Part 1: Thetford Vision
Vision
Objectives
Part 2: Thetford Prospectus
Major Project 1: Town centre regeneration
Major Project 2: Thetford Academy
Major Project 3: Neighbourhood regeneration
Major Project 4: Railway Station enhancements
Major Project 5: Thetford Urban Extension
Major Project 6: Replacement bus interchange
Major Project 7: Thetford Enterprise Park
Major Project 8: Rural Enterprise Valley
Major Project 9: A11 dualling
Major Project 10: Greening Thetford
Part 3: Thetford Project Compendium
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King Street

Foreword
A considerable amount of hard work has been undertaken in Thetford by a wide range of stakeholders and community
members over the last few years since being awarded Growth Point status by central government. Led by or involving
Moving Thetford Forward (MTF) much of this necessary work has been focussed on detailed planning and feasibility. Whilst
there is still further background work to be completed, 2010 marks an exciting point where a number of major projects that
have been in the planning and preparation stage over the last few years are soon to be delivered on the ground.
The first part of this document sets out MTF’s Vision for Thetford. It highlights how we want Thetford to evolve and grow and how a wide range of initiatives and projects can
deliver this vision. The Vision represents a blueprint for change, regeneration and growth and should be read alongside the emerging Thetford Area Action Plan which
provides the planning policy basis.
The second part of this document sets out 10 major projects in the form of a Prospectus. The projects are all at varying stages of progression and will cumulatively enable us
to deliver the Vision and create a healthy, vibrant and prosperous community. The 10 major projects featured highlight to a range of audiences why they should take an
interest in Thetford. For example entrepreneurs and prospective inward investors will be keen to see the major investment in new road and employment infrastructure that
is taking place as well as unprecedented improvements to the local education system; The existing community will be excited to see proposals emerging for regenerating the
town centre and helping to improve local quality of life through investment in new public spaces and their neighbourhoods; Local and regional businesses will see
demonstrable commitment from the public sector to improving the overall health and prospects of this fantastic market town; Visitors and residents will see how the town is
improving its connectivity to the fantastic rural hinterland of the Brecks and Thetford Forest through green infrastructure and the Loops project. It is hoped that all of these
groups and others will use the Prospectus to understand how Thetford is changing and as a sign-post to find out more about the town through the Moving Thetford Forward
team at the following web address:
www.movingthetfordforward.com
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Part 1: Thetford Vision
In October 2006 Thetford was awarded Growth Point status
by central government. This means that the town is
required to deliver around 7,500 new homes, community
infrastructure and 5,000 new jobs for existing and future
residents over the period 2001 to 2026. In summary, this
level of growth will see the town almost doubling in size
over the next 15 or so years.
The requirement to deliver this level of growth represents a significant challenge
for the town and at the same time, a huge opportunity. Thetford has a number of
issues that need to be addressed regardless of growth. For example, the town
centre offer has weakened over recent years partly as a result of deteriorating
buildings and public spaces and increased competition from elsewhere;
Established neighbourhoods have lost local retail services and experience pockets
of deprivation, worklessness and poor health; The education offer has become
fractured and has generated issues around social cohesion; Access to the town
from the south on the A11 is a constant constraint on success and public transport
facilities are in desperate need of upgrading.
Moving Thetford Forward (MTF) was set up to meet these challenges and make the
most of the opportunities that growth presents. MTF comprises a range of
stakeholders from the district and county council, town and parish councils as well
as a number of other local and regional statutory and non statutory agencies and
local businesses.
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Thetford has a history of rising to the challenge of growth. For example, between
1951 and 1981 the town’s population grew by around 44%, largely as a result of
migration from post-war London. During this period, the town centre was
redeveloped to provide improved shops and services for the growing population.
Whilst the post-war residential neighbourhoods are now well established and have
strong communities, the accompanying town centre redevelopment has not aged
well and the large parts of the town’s historic core that were replaced with poor
quality development, are now failing.
MTF is determined to deliver successful new neighbourhoods but avoid the
mistakes of the past in the town centre.
In order to overcome problems and meet the challenges in the future, Moving
Thetford Forward is preparing the Thetford Area Action Plan and has developed a
Vision for Thetford which crystallises their aspiration for the town.
The purpose of the Thetford Area Action Plan is to provide the spatial framework
for change. It forms a vital planning policy tool which guides the nature and shape
of how the town will grow and against which development proposals in the future
will be evaluated.
The purpose of the Vision is to crystallise the overarching aim of what MTF,
stakeholders and the community are seeking to achieve, so that when the growth
of the first half of the 2000’s is reviewed by future generations it is seen as an
exemplar for how market towns can successfully accommodate change and
regenerate.

Our vision for Thetford is: To deliver a thriving 21st century market
town at the centre of life in the East of England by implementing the
sustainable growth and comprehensive social, economic and
environmental regeneration of Thetford.
Strategic objectives
Supporting the Vision is a series of strategic objectives that have been tested and refined through the process of preparing the Thetford Area Action Plan. These objectives
are common to both documents and provide further detail on how MTF and its partners intend to deliver the Vision and the exciting changes set out in the Area Action Plan.
They are the ‘nuts and bolts’ of the Vision and drive the development of our thinking and underpin the creation of the 10 major projects.
The strategic objectives for Thetford are as follows:
Thetford SO1: To provide the environment capable of delivering 6,000 net new homes in Thetford between 2001 – 2021 and 1,500 further homes by 2026 of the right
mix of housing to meet the needs of Thetford’s population to ensure all residents have access to a decent affordable home. This new development will be integrated and
meshed into the fabric of the town
Thetford SO2: To ensure high and stable levels of employment through restructuring the local economy providing the basis for a minimum of 5,000 net new jobs,
especially high quality jobs, in Thetford in the period 2001-2026, so everyone can share in the prosperity of the district. To promote economic diversity and support economic
growth
Thetford SO3: To address Thetford’s current infrastructure deficits, plan for new infrastructure and ensure it is delivered with growth and not after. This includes green
infrastructure
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Thetford SO4: To strengthen Thetford as a place for shopping, work, services
and leisure. Balancing housing, employment and service growth to promote selfcontainment
Thetford SO5: To regenerate the town centre as a focus for retail, services and
leisure, including improving its evening economy offer
Thetford SO6: To address the most severe pockets of deprivation in Thetford’s
residential and employment estates, through physical, social and economic
regeneration projects
Thetford SO7: To create an environment in Thetford that facilitates healthy
lifestyles for all
Thetford SO8: To conserve and enhance where appropriate the quality and
distinctiveness of the biodiversity, geology and landscape setting of Thetford, and
ensure growth respects such features
Thetford SO9: To protect and where appropriate enhance the heritage assets
and townscape of Thetford and require new development to meet high quality
design standards
Thetford SO10: Development to be an exemplar for efficient use of resources
(eg energy, water, building materials)
Thetford SO11: To reduce greenhouse gas emissions, mitigate and adapt to
the effects of climate change
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Thetford SO12: To turn around Thetford’s current heavy reliance on the car to
more sustainable forms of transport whilst ensuring good accessibility for all to
jobs, facilities and services (including green infrastructure) in Thetford.
It should be noted that Thetford was awarded Healthy Town Status in 2008. Whilst
health is only referenced specifically under Strategic Objective 7, this programme
of projects and initiatives seeks to incorporate health and wellbeing into every
aspect of local residents’ lives and should therefore be considered as integral to all
of the strategic objectives.
As noted above, considerable work has been undertaken by MTF, its partners and
the local community on developing a number of major projects that will go some
way to meeting the objectives set out above and together, achieve our Vision for
Thetford. The projects are at varying stages of progression and provide a strong
balance across the social, economic and environmental themes.
Whist there are a larger number of projects, programmes and initiatives across a
range of disciplines, the second half of this document sets out 10 of the major
schemes that we are bringing forward or supporting. These projects are the major
initiatives that MTF is seeking to influence and deliver over its lifespan and they will
have a major positive impact on delivering the sustainable growth and
regeneration of Thetford.

The 10 major projects are as follows:
1. Town centre regeneration
2. Thetford Academy
3. Neighbourhood regeneration
4. Railway Station enhancements
5. Thetford Urban Extension
6. Replacement bus interchange
7. Thetford Enterprise Park
8. Rural Enterprise Valley
9. A11 dualling
10.Greening Thetford
Thetford Priory
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The table below summarises how each of the major projects will meet our strategic objectives. It clearly demonstrates that the 10 major projects set out at Part 2 of this document
can cumulatively make a significant positive contribution to delivering the objectives and support the delivery of our Vision. More detailed project descriptions are provided
in Part 2, the Prospectus.
Delivery of Moving Thetford Forward Strategic Objectives
= Major positive contribution to delivering a strategic objective
= Some positive contribution to delivering a strategic objective
= Minor positive contribution to delivering a strategic objective
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Part 2: Thetford Prospectus
Part 2 of this report provides further details of the 10 major
projects summarised in Part 1.
A number of the projects are well established and will be
familiar to local stakeholders and the community such as
efforts to secure the A11 dualling or the establishment of
the Rural Enterprise Valley. In these instances the role of
MTF and its partners is about concentrating on
implementation and continued programme delivery,
especially as the economy remains weak and public sector
expenditure curtailed.
A number of the major projects are currently in the later stages of feasibility testing
and detailed design and are likely to be delivered in the next few years. This would
include the Thetford Academy and replacement bus interchange. The role of MTF
here is to sustain momentum, support confidence and ensure that projects remain
faithful to their original objectives and are not watered down as a result of the
wider economic climate.
A final group of projects are relatively new and at the early stage of concept design
and testing. These projects have been devised to meet new challenges that have
arisen or take advantage of emerging opportunities for change. This group
includes the town centre regeneration project and Greening Thetford. The role of
MTF in these instances is to kick start activity and provide a platform for delivery.
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The Prospectus, alongside the emerging Thetford Area Action Plan provides a
foundation for these new projects.

Major project location plan
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Major Project 1: Town centre regeneration
The first major project in the Prospectus is the regeneration of Thetford town
centre. Rather than one single initiative, this project comprises a suite of
interventions, some small and some large which, combined, will help to reverse the
decline of the historic heart of the town and create a sustainable retail, leisure and
residential environment for future generations.
The scale of the challenge in the town centre is significant. There are a large
number of factors that have contributed to its decline, some local and some more
global in their nature. At the broadest scale, Thetford town centre is now in direct
competition with web-based retail and consumer services, larger out of town
stores and other regional towns and cities all of which are vying for a finite supply
of shoppers and visitors. At the more local level there are a number of physical
issues that have contributed to this decline such as the aging of poor quality
buildings and public spaces creating an unpleasant and unwelcoming
environment.
In addition to the above, at a more detailed level the presence of a large number of
small to medium car parks dispersed randomly across the town centre is serving to
dilute footfall and undermine the way the town centre works. In the past this may
not have mattered as the retail core expanded in a network along streets right up
to many of these car parks. However, as competition has become stronger from
the other retail options noted above and trade has drifted away, this network has
weakened and the concentration of retail activities has diminished. The retail offer
has become fragmented with no overall focus and visitors and even more shoppers
have tended to go elsewhere. As a result, the trend is perpetuated, more retailers
leave the town or go out of business because of a fall in trade, and even fewer
visitors and shoppers come into the centre.
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The over-arching strategy for the town centre is therefore to try to halt this slow
outward drift of activity by creating a series of anchors and concentrating footfall
along the major shopping routes. The Prospectus sets out two other projects that
will provide major generators of activity to the west of the town centre in the form
of the replacement bus interchange and the new Thetford Forum building (part of
the Thetford Academy). This major project seeks to provide something on the
eastern side of the town centre – potentially in the form of consolidated car parks –
that provides a balance and creates a central east-west spine along King Street.
In addition to shaping the way the town centre functions, we are also determined
to avoid the mistakes made in the past where modern development has been
introduced that does not fit in with the special, historic character of the town
centre. Any new development will therefore be sensitive and seek to enhance
what is special about Thetford and wherever possible, retain and refurbish historic
buildings and streets.
Finally, it is important to recognise that successful regeneration takes time and
requires a multitude of inputs and sustained effort often spanning more than one
economic cycle. The initiatives and projects set out below provide a continuum of
actions over the short, medium and long-term which will cumulatively create
momentum and support the overriding ambition to help regenerate the town
centre.

Town centre concept plan
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Short-term physical projects (0-2 years)
Re-opening King Street: This proposed initiative would deliver the reintroduction of
traffic to King Street up to 9am and then again from 7pm. This proposal would make a
clear statement about the reinstatement of King Street as the spine of the town centre
by instantly changing the way the route functions outside of shopping hours through
the reintroduction of limited traffic and movement.
Whilst only a minor change in the way the town centre functions the reintroduction of
local traffic, public transport and delivery vehicles at either end of the day will help to
create a safer, more vibrant environment early in the morning and later at night by
creating activity and passive surveillance. It will help retailers to access deliveries and
supplies and reduce the ‘deserted’ feel of the town centre when the shops are closed
which can deter inward investment, particularly in the evening economy. At this stage
it is proposed to trial the re-opening for a 12 month period and work closely with local
retailers, businesses and pedestrians to test the proposal before implementation and
monitor the impact if implemented
The pilot scheme would be managed by the installation of rising bollards at either end
of King Street to prevent traffic using the street during the busiest part of the day and
may require minor alterations to existing access and egress points.
Wayfinding: The current system of signage combined with the historic network of
streets, numerous car parks and dispersed retail offer makes accessing Thetford town
centre and then navigating around it difficult especially to visitors and tourists,
whether by car, bicycle or on foot. Although only another minor factor this confusion
or illegibility is contributing to the disparate way in which the town centre works as it
inhibits easy access and movement which in turn dilutes footfall and therefore retail
activity.
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Existing retail units
Example of shared surface

The aim of a wayfinding plan for Thetford town centre would be to address these
issues and aid visitors’ movement around the town centre. A number of initial issues
have been identified as follows:
access from the A11, London Road / Norwich Road, Bury Road and A1066 to the
town centre. Wayfinding would focus movement on to a small number of
arterial routes such as St Nicholas Street, Earls Street, Grove Lane to help people
get from the edges of the town onto routes in to the town centre
navigation to and from the suggested arterial routes above to the main town
centre car parks. Wayfinding would make it simple to identify how to get to car
parks and potentially those that are long or short stay
navigation from the town centre car parks to key town centre destinations
(Market Square and King Street) to make it quick, easy and obvious how to get
to where you want to go
navigating from cultural and leisure attractions such as the riverside, Button
Island, Ancient House and Guildhall, to ensure that once you are in the town
centre you have a clear idea of how to move around it and pick up the major
points of interest.
Through careful consideration of routes, a wayfinding plan can help to channel
pedestrian movements into a small number of areas in order to support regeneration
and town centre prosperity. In this instance the town centre would benefit from
directing as many people to and then channelling them along King Street and
reinforcing its role as the retail spine of the town. This would drive-up footfall and
support retailers and create improved conditions for new private sector inward
investment.
Any new wayfinding signage might also include estimated journey times by foot or
bicycle to aid users and encourage them to visit attractions. This initiative is
supported by emerging guidance from the Department of Transport.
Existing wayfinding
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Example of successful wayfinding

De-cluttering: De-cluttering should be
undertaken alongside the wayfinding plan set out
above. The aim of a de-cluttering programme is
to identify and remove unnecessary or duplicative
signs and other street furniture. For example
where new signs have been introduced and the
signs that they replace not removed, un-used
street lights, broken or obsolete street furniture or
simply bits and pieces of residual walls, fencing
and buildings. All of this has the effect of making
a place more confusing to move around, less safe
and creates a poor visual impression.
A de-cluttering exercise can help the town centre
(and potentially the town as a whole) become
more visually appealing, reduce confusion and
increase attractiveness to visitors, new residents
and inward investors. It is another very simple
measure but alongside other initiatives, this
project can help to improve the quality and
attractiveness of the town centre to a range of
audiences with indirect benefits for all and
perhaps most of all, help local people to take
pride in their town.
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Existing public realm
Example of successful public realm

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Example of successful public realm

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Proposed public realm improvements plan

Public realm improvements: The aim of a programme of high-quality public realm
improvements is to quickly send a strong positive message to the community and
local businesses about the public sector’s commitment to the town centre and
provide a physical statement about the re-establishment of areas and spaces at the
very centre of the town. It is a demonstration of meaningful investment in the
environment that can address areas of poor quality and help set the tone for future
change in terms of quality of design and materials. The very best public spaces
become attractions in their own right and this is what we should be aiming for in
Thetford.
New, high-quality public realm works in Thetford should be targeted at reinforcing
the role of King Street as the spine of the town and supporting the wayfinding plan
noted above by linking up disconnected parts of the town centre. Works should be
focussed on creating spaces and places where people want to stop to rest, eat or
drink and where businesses want to cluster to take advantage of the high quality
street scene and concentration of people.
In this instance we recommend that high quality public realm improvements are
delivered in the following locations:
The square at the junction of Riverside Walk and King Street (outside of
Boots / area one on the adjacent plan): This square provides a natural centre
for the town. It is possibly the point to which all wayfinding should be
directed and from which a visitor can navigate towards all of the other
attractions in the town centre. Despite its clear importance, the square
currently provides a poor quality environment and does not even have a
name. It is therefore proposed that a major landscape design and
consultation exercise is launched to create a design for the square and that
the community is engaged to establish a new name for the space. An
important part of this competition could include the provision of public art
to signify the importance of the space and act as another attraction in the
town centre
Market Square area (area two on the adjacent plan): initial works have
already been delivered here but there is more to be done. The market
square is another important public space in Thetford and it should be
somewhere that people and retailers want to be. A public realm project
could for example re-design the square itself and adjacent junctions could
all become a single shared surface. In this environment the pedestrian
would have priority and the shops and cafes around the square would be
encouraged to spill out into the space creating a lively destination for food,
drink and leisure. The need to continue to use the square for markets is
acknowledged and so flexibility in its design will be key
King Street west linkage: the delivery of the new bus interchange and
Thetford Forum building (part of Thetford Academy – see major project two)
will create two major new ‘anchor’ land uses to the west of the town centre.
It is important that these two facilities are linked to the town centre and that
users and visitors can navigate their way into the town centre as easily as
possible. It is therefore recommended that public realm improvements are
delivered around the Bridge Street / King Street junction.
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Medium-term physical projects (2-5 years)
Consolidate car parking: The aim of consolidating car parking is to focus visitors to
the town centre into a smaller number of larger car parks than is currently
provided. This is perhaps one of the most influential initiatives set out in this
section that can help re-engineer the way the town centre functions. The location
of the new or enhanced car parks within the town centre will be designed to help
to manage pedestrian footfall and create concentrations of movement along key
retail streets such as King Street and provide an important eastern anchor to
balance the development of the new bus interchange and Thetford Forum building
to the west.
The project proposes that a number of small town centre car parks are released for
development for alternative uses. The released car parks could be redeveloped for
alternative uses such as retail and residential (see riverside regeneration below) and
replaced with a small number of larger facilities at strategic locations to the east of
the town centre.
The Prospectus identifies the existing Magdalen Street and Pike Lane car parks as
opportunities for intensification, forming an eastern anchor to the town centre and
helping to concentrate footfall along King Street. These car parks are owned by the
public sector and could be intensified using receipts from the sale of the released
car parks. In addition, it is proposed that the current private owners seek to
intensify their own car parks and improve linkages to the town centre, particularly
from the Wilkinson store and Thetford Retail Park as these are identified as suitable
locations for additional capacity.
Riverside regeneration: Thetford’s riverside is one of the town’s greatest yet underutilised
assets. The majority of the riverside is currently taken up by surface car
parks and the backs of buildings. The riverside should provide a focus for leisure
activity and a place that people will visit and spend time enjoying themselves. It
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has the potential to become a significant pull factor, drawing people in and giving
them another important reason to visit Thetford and spend time in the town
centre.
The aim of the riverside regeneration project is to intensify high quality retail,
leisure and residential development in the riverside area making better use of a
number of the smaller surface car parks released by the initiative set out above,
and, where possible, redeveloping some of the poor quality buildings that inhibit
the success of the town centre. In order to release the car park sites for
development it is important that capacity can be created elsewhere as part of the
consolidation plan set out above.
Whilst any development in this area is likely to be constrained by flooding and will
need to take into consideration possible in-situ archaeology, it is considered that
development along the edge of the Little Ouse could be intensified whilst retaining
and refurbishing a number of important existing buildings. The plan therefore
seeks to:
replace the retail units along Well Street with residential in order to
help focus retail activity along King Street
relocate aging community facilities to the new Thetford Forum
building on the riverside
create a new leisure facility and public space at School Lane
introduce new residential and retail development on the Tanner
Street car parks
replace the existing poor quality retail units on Riverside Walk with
new retail, leisure and residential development
open up a link from King’s House to the riverside and intensify
development on the Bell Inn site with new leisure and residential
uses.

Possible riverside regeneration masterplan
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The riverside regeneration project will intensify activity in the town centre through
the creation of new residential, retail and leisure uses. The distribution of these
uses is carefully set out in the plan in order to strengthen King Street as a retail
spine and make the most of the river frontage for leisure activities. The
replacement of existing poor quality buildings and the redevelopment of surface
car parks will remove under / poorly utilised areas and replace them with new,
higher quality more vibrant development that is more sensitive to the historic
surroundings and that draws people down to the riverside.
New development will be based around principles of retaining and refurbishing the
historic fabric of the town centre so as not to lose the best buildings from the past.
Where it is appropriate for new building, it will be of the highest design and
sustainability standards and seek to complement and not clash with the
surrounding area. The architecture of town centre development from 1960s
clashes with the historic setting; this is a mistake we must try to avoid making again
through more sensitive and inclusive design.
New retail and leisure floorspace will attract higher quality inward investment, new
activities and strengthen the role of the town centre during the day and evening.
New residential space will create places for a range of people to live, right in the
town centre ensuring that there is activity throughout the day.
Regeneration projects, particularly involving the redevelopment of complex town
centre sites, take time and effort. Whilst MTF is seeking to deliver a number of early
phases, comprehensive change will not happen quickly. All of the public and
private sector partners involved recognise that the presence of MTF and the
growth agenda has created a window of opportunity to deliver improvements now
for the future generations of Thetford.
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Non-physical programmes
Alongside the physical projects set out above, it is recommended that a number of
non-physical programmes are put in place to support town centre regeneration.
These programmes all focus on improving the attractiveness of the town centre as
a retail and leisure destination, recognising the limitations of how Thetford can
operate alongside larger centres but also seeking to establish some key strengths
that will improve its competitiveness. The initiatives are based on building a
unique selling point around local food and drink produce and heritage and are
designed to complement the physical interventions set out above.
Short-term (0-2 years):
Improved market: The aim of improving the market is to create a larger, more
attractive facility that draws shoppers from Thetford and its large rural hinterland
and starts to give the town centre offer an identity based on local food and
produce which is currently lacking. The market should become another reason for
people from across Breckland and further afield to visit the town centre.
Despite the current economic conditions, this ‘lifestyle’ sector is likely to continue
to grow in the medium to long-term as people seek an alternative to supermarket
shopping and combine leisure and retail pursuits.
Breckland and Norfolk as a whole have a wealth of food growers, producers and
manufacturers ranging from beer to mustard and from turkeys to crabs. These
stakeholders should be engaged and encouraged into the town to market and sell
their produce, expanding the weekly market all the way along King Street as it has
been in the past. There are also fantastic markets elsewhere in other local towns
such as Bury St Edmunds and Norwich. The best stallholders from these markets
should be encouraged into Thetford to complement the sellers from Breckland and
share best practice. The new market could be launched as part of the annual

Thetford Festival to ensure it gets off
to a flying start and as many people
as possible learn about what the
town now has to offer.
In order to create a critical mass the
group of Breckland producers could
even circulate around the five
Breckland market towns over the
course of a working week and help to
foster an area wide identity and
support regeneration activities
across the entire district.
Example of successful market
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Destination land uses: The aim of
attracting a number of destination land
uses is to provide the town with a number
of new reasons for shoppers and visitors
not currently using the town centre to
visit. These uses should become ‘honey
pots’ of activity in their own right.
Destination land uses create their own
market and to some extent operate
regardless of their surroundings. Often,
these land uses are developed by pioneers
and entrepreneurs who locate in an area
recognising that it will improve in order to
benefit from low costs at the outset and
gain an advantage over competition.
Thetford town centre has a number of
characteristics that give it some potential
for these types of land uses including high
-quality buildings and riverside, proximity
to a high-quality rural hinterland,
proximity to affluent resident and visitor
catchments and low property values.
MTF and its partners should therefore seek
to secure a number of destination land
uses over the next 2 years either as part of
the riverside regeneration project or
separately. MTF and its partners should
identify opportunity sites and buildings
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and actively approach potential inward
investors with a strong and coordinated
package of support measures. Targeted
land uses could include:
lifestyle / boutique hotel
Michelin star restaurant
micro-brewery
niche fashion retailers
specialist leisure activities.
Medium term (2-5 years)
Thetford Store: In the medium term,
Thetford will need more than just a
fantastic market. The Prospectus therefore
recommends that a key property in the
town centre is given over to become the
Thetford Store which is a show-case for all
of the food, drink and produce from across
the area. The addition of the store to the
town centre is another step towards
consolidating the image of the town
centre as a destination for high quality
food and drink. It is another way to help
give the town an edge that distinguishes
the Thetford offer from other local towns
and cities such as Bury St Edmunds and
Norwich.
Example of specialist retail
Example of a boutique hotel
Example of successful local produce store

Example of successful local produce store
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Culture and heritage consolidation: The aim of this initiative is to consolidate and maximise the potential of
the cultural and heritage offer of Thetford.
Presently the town centre benefits from a large number of significant public assets including museums, the
library, function rooms, a gallery, an auditorium, heritage buildings, unique collections and community spaces.
It is important that this collection of assets work together as a whole rather than in competition or duplication.
A plan that seeks to review the existing assets and arrange them in a coordinated whole would be to the
benefit to the town centre and each of the culture and heritage attractions individually. For example assets
could be grouped spatially according to a specific theme for example heritage could be concentrated to the
west along White Hart Street capitalising on the Ancient House with the arts centred on the public buildings
around and including the Guildhall.
Summary of strategic objectives delivered by the Town Centre regeneration
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Example of successful local produce store

Summary of the delivery plan for the Town Centre regeneration
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Major Project 2: Thetford Academy
The Thetford Academy is a major initiative to transform learning for 11 to 19 year
olds in the town. It will provide a greater range of opportunities for learners of all
ages. It will also deliver learning improvements and new buildings at three sites
across the town including the former Charles Burrell and Rosemary Musker High
Schools and a new site in the town centre.
Academies are publicly funded independent schools run by sponsors with skills,
knowledge and resource to transform and improve how and what young people
learn. The sponsors of the Thetford Academy are Wymondham College as lead
sponsor, Norfolk County Council, Easton College and West Suffolk College.
This major project will make radical changes and improve the quality of education
and skills development for existing and future young people in Thetford from the
bottom-up. It will equip learners with the knowledge and experience they need to
help sustain and grow the skills base of the town and provide a supply of highly
trained students to support the local economy.
The Thetford Academy will in due course operate from three locations including
the former Charles Burrell and Rosemary Musker High School sites which will be
redeveloped. The third element of the Academy will be an entirely new facility
located at the old Anchor Hotel and bus station site in the heart of Thetford next to
the river. The existing bus station will be relocated (see below) and the underutilised
area will be much improved creating new vibrant buildings and public
spaces in the town centre. This new facility, the Thetford Forum, will provide an
iconic 14-19 vocational and lifelong learning centre alongside other community
facilities.
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The Thetford Academy will include:
space for up to 1,650 11-16 year olds
space for up to 400 16-19 year olds
new high-quality facilities on three sites.
What does it mean for Thetford?
The Thetford Academy will improve existing education facilities in the town and
provide a wider choice of opportunities for young people and adult learners. The
aims of the Thetford Academy are to:
transform the educational experience of pupils in Thetford
support Thetford’s ambition to become a Town for Learning by developing
a desire for lifelong learning
make learning and success accessible for all within the community.
A key aim of the Academy is to motivate students to stay on after the age of 16 to
enhance their skills and knowledge and to enable them to have a rewarding and
enjoyable career. Whatever their ambitions, the Academy, with its partner colleges,
will give all students a guarantee of progress into post-16 education or
employment and the opportunity to develop practical skills and gain valuable
experience.
Thetford Academy will promote further education through vocational courses and
apprenticeship schemes, working closely with local businesses and the Rural
Enterprise Valley (REV) initiative to ensure young people are provided with the
necessary skills for employment. Higher standards of educational achievement,
supported by REV funding and new affordable commercial accommodation at the
Thetford Enterprise Park, will encourage new business opportunities in the town,
enabling young skilled people to stay and contribute to the local economy.
The town centre Forum will become a vibrant and active place capable of offering
education integrated with other community uses. This will, in turn, create an active

public space along the river bank
for all ages to use and enjoy
throughout the day and into the
evening and complement the
riverside regeneration project. The
increased footfall generated by the
education campus will attract new
businesses, with cafés, bars,
restaurants, shops and leisure
facilities increasingly likely to invest
in the town centre.
An initial expression of interest to
set up the Academy was accepted
in February 2010 by central
government and the Academy
opened on the two existing sites in
September 2010. Levels of capital
funding have still to be determined
by central government and a
decision is expected during
Autumn 2010.
MTF and its partners are
undertaking works to the Anchor
Hotel site in the short-term to
improve the appearance of the area
and provide information about
plans for the future.
Summary of strategic objectives delivered by Thetford Academy
Summary of the delivery plan for Thetford Academy
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Major Project 3: Neighbourhood
Regeneration
The neighbourhoods in Thetford built throughout the 60’s, 70’s and 80’s
have now matured and are home to strong and established communities.
Many of the residents are the original in-movers from Thetford’s last major
phase of expansion who brought new energy, aspiration and skills to the
town at that time.
There are however issues with many of these neighbourhoods that now
need to be addressed as a result of social and cultural change and the
relatively poor standards to which some of the housing stock and
infrastructure was built. For example, most of the neighbourhoods were
built when levels of car ownership were very low. As a result, housing plots
and streets were not built with sufficient space to accommodate the
number of cars households now typically own. This has resulted in
congested streets which can be unsafe for children and people parking ad
hoc on public green spaces and front gardens.
The period in which many of the estates were built was one where people
relied more on retail and services in immediate proximity to their home. As
a result, most neighbourhoods included a local centre with a range of shops
and community facilities. Competition from larger retailers elsewhere, the
internet and town centre stores means that in most cases retail in these
locations today is unviable and shop units become vacant and a focus for
anti-social behaviour.
Finally, the building techniques and materials used on some of the earlier
houses have not faired well and in some cases do not meet modern
standards.
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Work is therefore now underway to improve Thetford’s existing residential
neighbourhoods with projects completed, in progress or planned for
Barnham Cross, Abbey, Redcastle and the Croxton Road neighbourhoods.
What does it mean for Thetford?
Regeneration of Thetford’s existing neighbourhoods has already started to
improve the quality of life, health and wellbeing for the local community.
Recent projects include small scale environmental improvements through
the Existing Estates Scheme, the redevelopment of John Room House for
single vulnerable people and a project at Canterbury Way providing
supported housing for young people.
The first major project is at Sweyn Close and Fulmerston Road where 34 non
-standard construction homes are being replaced with a range of affordable
accommodation for the local community. This project will provide a total of
66 highly sustainable properties including six exemplar PassivHaus
properties.
Due to the success of recent renewal projects, a strategic planning exercise
is underway which will identify further opportunities for the improvement
and regeneration at other neighbourhoods across the town.
Some works are complete and others are currently underway for many of
the neighbourhood renewal projects. There will be an ongoing rolling
programme of projects over the coming years following the completion of
the strategic planning exercise, should funding be available.

Existing residential
Example of neighbourhood regeneration
Summary of strategic objectives delivered by neighbourhood regeneration
Summary of the delivery plan for neighbourhood regeneration
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Major Project 4: Railway Station
Enhancements
Thetford Railway Station is a fantastic but underutilised asset for the
town. It is located on the line between Cambridge and Norwich and
benefits from regular services to both major regional cities as well
as business and leisure destinations beyond. However, the existing
station suffers from a lack of dedicated parking, amenities and
services as well as mobility impaired access. As a result, usage is
relatively low with residents from the Thetford hinterland preferring
to travel to other towns to catch trains.
The approach to rejuvenating the train station is primarily market
led and seeks to incentivise change through pro-active planning
policies set out in the Thetford Area Action Plan. For example, it is
proposed that the policies governing the use of buildings at the
station are relaxed to promote the introduction of new activities
and land uses that complement the station such as cafes and shops.
Policies also seek to secure additional dedicated cycle and car
parking that will make it easier and safer for local people to use.
We are also very keen to bring forward uses that promote links
between the train station and the wider leisure offer in and around
Thetford. For example, the station is a key point on the Thetford
Loops (see major project 10) which create direct access to all of the
attractions across the town and into the countryside beyond. It
could be possible to introduce leisure and tourism related uses such
as a cycle hire shop or tourist information point that allows people
to arrive at the station, pick up a cycle and go on to explore the
town and the surrounding countryside and forest. The leisure
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cycling sector is well represented in Breckland with activities
constantly taking place across the area and in particular in Thetford
Forest. Thetford station could become a key node in this network.
What does it mean for Thetford?
Improvements to the historic train station will help to meet the
needs of the growing town. As the movement towards more
sustainable modes of transport grows, the train station will become
an increasingly important asset that needs to be recognised and
supported. The station should become a major focal point for
residents travelling to and from Thetford. It should become an
important economic development asset with excellent links for
businesses to Cambridge, London and Norwich and an important
tourism asset for visitors coming to the town or the large number of
tourism facilities and events in the countryside beyond. The station
is often the first experience people will have of Thetford and it
should provide an attractive and user-friendly resource and
gateway to the town.
Dedicated car parking could be expanded in the future to cater for
additional business and leisure use. A number of sites to the north
of the tracks have been identified that should be considered further.
By improving parking facilities at the station the aim is to make train
travel an easier and more attractive option for those residents who
would otherwise drive to and from and around the region.

Existing train station
Summary of strategic objectives delivered by railway station enhancements
Summary of the delivery plan for railway station enhancements
35

Major Project 5: Thetford Urban Extension
Thetford urban extension is an exciting response to the town being awarded
Growth Point status. The proposal has similarities to the last major wave of
housing growth that took place from the post-war period and led to the influx of
large numbers of residents with new skills, aspirations and ideas.
The proposal is for a sustainable urban extension comprising around 5,000 new
high-quality homes, new employment space and community facilities. The
proposal has been and will continue to be the subject of public and stakeholder
consultation to ensure it delivers facilities that meet the needs of the existing and
future population of the town and creates a sustainable community in every sense
of the word.
The proposed urban extension will deliver the majority of Thetford’s required 7,500
new houses by 2026 within a mixed use community, to the north of the town
between the existing built up area and the A11. The site is dissected by the
Croxton Road and Norwich Road, both of which will provide major routes linking
the development area with the town centre.
The development will include an area of new employment in the west, closest to
Mundford Road and the Thetford Enterprise Park and should attract major new
businesses to the town. It will also include a mixed use centre in the east which will
comprise a range of retail and community services. The scheme will include new
schools, doctors, dentists and a range of other community and retail facilities.
The proposed development will be on land currently owned by the Crown Estate
and the Kilverstone Estate. Both parties are major historic local landowners with an
interest in the continued growth and prosperity of the town.
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The promoters of the urban extension recognise that the site is not a blank canvass.
Their plans seek to address the fact that the area contains sites of archaeological,
ecological and landscape importance and is very close to the Gallows Hill
scheduled monument. The emerging masterplan seeks to preserve and enhance
these areas and make them features within the development just as the wide
bands of mature trees and commons have been maintained in established
neighbourhoods across the town.
The emerging masterplan seeks to knit the new development into Thetford and
countryside as much as possible. For example, it includes a number of green links
running from the existing town, through the site and out into the countryside to
allow for seamless pedestrian and cycle access.
What does it mean for Thetford?
The new development to the north will increase the population of the town
significantly. It will bring new people, skills and ideas as well as businesses and
community facilities. The extension will be required to deliver neighbourhood
centres as focal points for the new population that will include new schools, local
shopping, primary care provision and public open space in order to improve the
health and wellbeing of existing and new residents. The development will bring
new families and investment to Thetford and demonstrate how it can lead the way
in the delivery of high quality sustainable development.
The promoters of the urban extension hope to submit a planning application
around 2011. If permission is granted, work will start quickly on initial phases with
the scheme due for completion during the 2020’s.

Example of a sustainable urban extension
Summary of strategic objectives delivered by Thetford urban extension
Summary of the delivery plan for Thetford urban extension
37

Major Project 6: Replacement
Bus Interchange
The existing bus interchange at the old Anchor Hotel site is no
longer fit for purpose; new bigger buses being introduced across
the county will no longer be able to easily access this constrained
site and it lacks the services expected by visitors and users of a
modern bus interchange.
Feasibility and land assembly work necessary to create a modern,
fit-for-purpose replacement in a prominent gateway location are
well underway. The site selected for the replacement interchange
is located between St Nicholas Street and Minstergate. It
currently comprises an area of back-land that is underutilised and
does not make a positive contribution to the town centre.
The new site benefits from better accessibility to the London /
Norwich Road making it easier for buses to get in and out of the
town centre and on to destinations beyond. This will have a
positive benefit for bus users, reducing journey times from their
point of origin to the town centre and back.
What does it mean for Thetford?
The new bus interchange will provide all of the modern facilities
required by its users including a covered waiting area, new toilets,
information points and an improved taxi area. The project could
incorporate the restoration of the derelict listed Cosey Carpets
building on St Nicholas Street.
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The project is part of a wider programme of public transport and
infrastructure improvements proposed for Thetford and set out in
the Prospectus including enhancements to the railway station,
walking and cycling routes and major road improvements.
Collectively these projects will provide Thetford with the right
level of new transport infrastructure to support the major
expansion of the town.
The delivery of the new interchange will help support the town
centre economy by providing higher quality facilities for
residents, businesses and visitors making it easier and more
attractive to access the town centre. The location of the facility
will also create a western anchor to King Street, helping to
channel pedestrian footfall along the spine of the town and
reinforce its role as the primary retail area.
The relocation of the interchange from the Anchor Hotel site also
creates the opportunity for the redevelopment of this prominent
town centre location. The current proposal is for the site to be
redeveloped to become the Thetford Forum as part of the
Academy programme, introducing land uses and public spaces
that will have a significantly greater benefit on the town centre
than its current use.

Existing bus interchange
Summary of strategic objectives delivered by the replacement bus interchange
Summary of the delivery plan for the replacement bus interchange
39

Major Project 7: Thetford
Enterprise Park
Thetford Enterprise Park is a major new business park for
Thetford. It comprises 18 hectares (44 acres) of highly accessible
employment land on the edge of town.
Thetford has a number of existing employment areas at Caxton
Way and Burrell Way to the south west and Fison Way and Brunel
Way to the north. The majority of space at these employment
areas is taken up by major manufacturing and distribution firms
and there is little room for growth or the right sites and premises
for new tenants seeking modern, high-quality and often smaller
spaces.
The major residential expansion of the town needs to be
matched by the provision of new employment to ensure that
Thetford continues to be a balanced sustainable community.
Thetford Enterprise Park will go a long way to maintaining this
balance.
Thetford Enterprise Park is situated south of the A11, to the north
west of Thetford, off Mundford Road. The site is adjacent to the
existing Brunel Way and Fison Way employment areas. It
benefits from excellent visibility and accessibility from the A11
and the wider Rural Enterprise Valley (REV) area with direct links
to Norwich in the north and Cambridge in the south. The site
also benefits from accessibility to Thetford train station and the
town centre.
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What does it mean for Thetford?
Thetford Enterprise Park will be the single largest area of new
employment land to be brought forward for development in
Thetford for 40 years. Outline planning permission has already
been granted for around 50,000sqm (600,000sqft) of modern
commercial space, with the potential to employ 600 – 700
people. The site will attract new businesses to the area and
improve employment opportunities within Thetford for existing
and future residents.
Businesses will be attracted by the excellent transport links, with
immediate access onto the A11 to Norwich, Cambridge and the
wider road network, the provision of serviced land parcels or
bespoke buildings of all sizes and the potential for supportive
REV funding.
The site is well placed to support the economy along the A11
corridor which is a growing cluster in the advanced
manufacturing / motorsport sector. It will support initiatives
elsewhere along the corridor such as the expansion of activities
at the Snetterton complex and the advanced engineering centre
at Hethel.
Infrastructure works are due to be completed by 2012 and the
Enterprise Park will be developed over the next 10 years. An
initial four hectares (10 acres) of distribution and warehousing
land are ready for employment development which is currently
being promoted.

Existing employment space
Summary of strategic objectives delivered by Thetford Enterprise Park
Summary of the delivery plan for Thetford Enterprise Park
41

Major Project 8: Rural Enterprise Valley
The Rural Enterprise Valley (REV) initiative is a multi-million pound overarching
investment programme targeting Thetford and its surroundings.
Phase one of REV established the A11 corridor as a hub for the advanced
engineering and motorsport industry, consolidating the existing pattern of
dispersed business parks and economic activity. This phase is now complete and
REV has evolved through phase two into a coordinated programme of delivery
along the A11, adding value to the regional economy through economic initiatives,
improving business resource efficiency and promoting low carbon growth.
The REV initiative focuses on the A11 corridor from Thetford to the outskirts of
Norwich. It includes the Snetterton complex, Attleborough, Wymondham and
Hethersett.
What does it mean for Thetford?
REV provides business support through resources and funding to help companies
improve employee skills, attract people to the area through greater career
opportunities and promote inward investment. The whole initiative is
underpinned by a commitment to growth, innovation, knowledge and the lowcarbon
economy.
REV has established links to the University of East Anglia, the University of
Cambridge, the Carbon Trust, Renewables East, European Regional Development
Fund, Business Link and the Norfolk Chamber of Commerce as well as local and
regional public agencies. These links provide an important resource for business,
helping them to access funds and high quality skills from across the region.
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The REV programme aims to address issues in the local economy and overcome
barriers to investment and competitiveness. The way in which REV is doing this has
evolved to meet the specific needs of the area but includes:
identification and enabling development at strategic employment sites such
as the Thetford Enterprise Park
facilitating improvements to sub-regional infrastructure such as energy
supply
identifying and securing external funding from a range of national and
international public agencies
supporting an active network of local businesses
raising the profile and demonstrating the benefits of a transition towards
the low-carbon economy.
REV has already been a success. It has safeguarded or created new jobs for the area
through a range of measures and has now helped over 400 local businesses.
Looking forward REV will continue to help drive forward the economy along the
A11 corridor. Priorities for the future focus on increasing business competitiveness
and efficiency, reducing negative environmental impacts, facilitating innovation
and creating a stronger network of businesses and employers who will benefit from
improved relationships.
The REV initiative was conceived in 2005, with projects established since 2006. The
programme is expected to last for 10 – 15 years, with a particular focus on delivery
over the next 3 – 5 years.

REV location plan
Summary of strategic objectives delivered by the Rural Enterprise Valley
Summary of the delivery plan for the Rural Enterprise Valley
43

Major Project 9: A11 Dualling
Major plans will hopefully soon be approved to dual the A11 from Barton Mills to
Thetford.
The proposed dual carriageway will bypass the village of Elveden, taking the new
road through Thetford Forest and the Brecks from Barton Mills to Thetford. The
works will complete the A11 dual carriageway, linking Thetford with Cambridge
and Newmarket to the south and Norwich to the north.
What does it mean for Thetford?
The completion of the dual carriageway will cut journey times from Thetford to
Cambridge, relieve congestion, improve safety and provide additional capacity to
the road network, particularly during the holiday period. With traffic congestion
along the A11 expected to increase significantly by 2029, the Highways Agency
predict journey time savings of 25 to 30 minutes could be achieved during peak
periods.
A complete dual carriageway from Norwich to Cambridge will significantly improve
the accessibility of Thetford to and from the region’s major motorways and cities.
The improved accessibility will provide a new basis for businesses to grow and the
local economy to prosper. Studies show that the dualling will have a wide range of
direct economic benefits for the region, totalling some £557m over the next 60
years. Thetford will be the focus for many of these.
As well as the direct economic benefits, the dualling will result in a significant
change in the perception of the town. The economy of Thetford has historically
been perceived to have a relationship with Norwich and other Norfolk towns.
Completion of the dual carriageway will change this and improve perception of it’s
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relationship with towns and cities to the south west such as Cambridge and
Newmarket and enable a stronger role in the London-Stansted-Cambridge-
Peterborough growth corridor.
At the time this report was printed, the status of this major infrastructure
improvement remained unclear as a result of the package of budget cuts
introduced by central government throughout 2010. MTF will continue to lobby
for the completion of the A11 dualling until plans are finally approved and works
are successfully complete.
Summary of strategic objectives delivered by the A11 dualling
Summary of the delivery plan for the A11 dualling

A11
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Major Project 10: Greening Thetford
This exciting green infrastructure project will see the planting of 10,000 new
trees across Thetford including Breckland’s characteristic and unique knotted
pines, beech and oak replacing those that have been lost and ‘greening’ the
towns major arteries and gateways.
Thetford is often perceived as a town within a forest being surrounded on
nearly all sides by a mixture of dense coniferous and broadleaf woodland.
Where the forest has been cleared to make way for agriculture, ancient field
boundaries have been planted with trees to provide a wind break and reduce
soil erosion. Many of these field boundaries are planted with an ‘Elveden
strain’ of the Scots pine which have been gnarled and twisted over the years
by wind and weather and which create some of the most charismatic
landscape features in the East of England.
Thetford itself still contains remnants of these field boundaries where the town
has expanded outwards developing on land previously used for farming. In
the south east of the town, particularly at the Redcastle and Fulmerston Road
neighbourhoods, large bands of mature beech and pine dissect
neighbourhoods and create unique uninterrupted green routes out into the
countryside.
The project aims to green Thetford’s existing major transport routes such as
the Norwich Road and Mundford Road and existing network of paths and
bridleways and the Thetford Loops set out in the Area Action Plan. It will
create a continuous green network of pedestrian and cycle routes and help
improve the environment along roads and pavements extending from the
town centre and major transport hubs out into the countryside, Thetford
Forest and Brecks beyond.
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What does it mean for Thetford?
Tree planting can make a significant positive contribution to a place and
government has recently recognised this with a national campaign to
encourage local tree planting schemes. Analysis of historic tree planting
programmes such as the Community Forest Initiative demonstrated that tree
planting can have a range of real positive economic and social impacts on an
area. This project would deliver a number of important actions set out in the
Thetford Green Infrastructure Strategy and is supported by national, regional
and local policy.
This project seeks to reinforce the theme of Thetford as a forest town and
reinstate 10,000 trees, including the characteristic gnarled Scots pines and
other natives such as oak and beech at gateways, along major transport routes
and the pedestrian and cycle Loops over the next 10 years. By concentrating
planting along these routes and the Loops, the project will contribute to
making Thetford more visually attractive and reinforce its uniqueness.
Residents and visitors will be able to walk or cycle along uninterrupted newly
‘greened’ routes from the town centre, train station or bus interchange out
into the countryside which will benefit their health and wellbeing. Alongside
major roads, tree planting will help to reduce traffic noise, improve air quality,
reduce light pollution and create a safer pedestrian environment without the
need for less sensitive measures such as metal guard railing.
It is the ambition of MTF to engage voluntary groups such as the British Trust
for Conservation Volunteers (BTCV) and local schools to help deliver this
initiative. It could be that local businesses even sponsor a tree or area of
planting to help fund the project. It is a project that everyone can and should
get involved with to help learn about an important part of the rural heritage of
the town and environmental conservation.

Proposed greening plan
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Summary of strategic objectives delivered by greening Thetford
Summary of the delivery plan for greening Thetford
48
Existing green infrastructure

Part 3: Thetford Project Compendium
The table below provides a more comprehensive list of projects and programmes being delivered by
Moving Thetford Forward and a series of indicative dates for project completion.
For further detail on any of these, contact the Moving Thetford Forward team at www.movingthetfordforward.com.
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