West Winch housing development is the biggest in West Norfolk - what do you need to know?

It is the biggest housing project in West Norfolk - and it could take a major step forward tomorrow. So what do you need to know?

The major scheme looks set to see up to 4,000 new homes built in West Winch over the next 20 years, while there are also plans in place to create an access road linking the A10 to the A47.

Tomorrow, a special West Norfolk Council planning committee meeting will determine the immediate future of the proposals.

Councillors will be deciding whether to approve the first 1,100 houses - as well as the access road, a primary school, a “local centre” and open spaces in the area.

Why West Winch?

The village has been allocated within West Norfolk Council’s Local Plan as a Strategic Growth Area. This means it has “local, regional, and national importance” when it comes to building new homes and services.

It has been deemed the “most strategically important site for housing” in the borough, and the project is expected to result in numerous employment opportunities and transport links.

The West Winch Strategic Growth Area covers 192 hectares, and also includes parts of the North Runcton parish.

Its close proximity to Lynn is considered one of its biggest benefits.

What is planned?

Of the 4,000 total homes expected to be built by Hopkins Homes over the next two decades, 20% are planned to be affordable.

A key part of the scheme to be discussed tomorrow is the access road, linking the busy A10 to the nearby A47 - joining the latter via a new roundabout.

This is expected to provide relief to the A10 when new residents move into the properties.

The developer is restricted to building 300 homes before putting this highway infrastructure in place.

Also expected to be provided are playing fields, primary schools, healthcare centres, public transport and pedestrian routes, green spaces, and “employment land”.

What has happened in recent months?

A significant milestone in plans for the access road was reached in March this year, with £18.39million of funding greenlit.

This came after an agreement to provide the Brownfield Infrastructure Land funding from Homes England was signed, which allowed the West Winch Housing Access Road project to move forward.

“The importance of this news to the scheme cannot be overstated,” Oliver Judges, the borough council’s executive director for place, said at the time.

Meanwhile, David Allfrey, interim director of highways, transport and waste at Norfolk County Council, said: “This funding is a major piece of the puzzle and will help us to continue moving this project forward.”

The majority of the cost for the access road is expected to come from central government through the Department for Transport’s Major Road Network (MRN) fund.

The county council had submitted its latest business case to the Department for Transport towards the end of 2023, which included a request for the majority of the projected cost.

It comes as the projected cost of the access road has risen by almost £25 million.

Norfolk County Council’s cabinet is set to meet at the start of next month to consider recommendations for the project - with the updated cost expected to reach £109.2m, up from the previous budget of £84.47m.

There is also a revised timeline for the scheme - with construction due to start in spring/summer 2026, but with the aim that the road will be open to traffic before the end of 2027. It was previously said that construction would begin in 2025 and take around two years to complete.

What comes first - the houses or the road?

It has not all been plain sailing when it comes to these plans, however.

There has been a degree of controversy over whether or not any homes should be built without an access road being in place first.

Borough councillor Alex Kemp has long been vocal in her belief that no construction of homes should be approved until funding for the road is confirmed.

She has been joined by residents on peaceful protests along the A10 to make this point.

However, both the borough and county councils cautioned that working against the original 300 homes being put up without a road in place could result in exactly that happening.

While he was leader of the borough council, Cllr Terry Parish said: “The business case for the road is dependent on the proposed housing coming forward and it is vital that people understand this.

“To secure the funding we need for the road it is essential that we continue to demonstrate that the housing development is on track.”

So what happens tomorrow?

Tomorrow, a special West Norfolk Council planning committee meeting will determine the fate of the first stage of scheme.

Councillors will decide whether to approve the first 1,100 homes, and could also give planning permission for the access road, a primary school, a “local centre” and public open spaces.

The borough council’s planning officers have recommended this stage of the project for approval.