Thanks for coming along!

Welcome to our public consultation event.

This second set of events builds upon the feedback and comments we received last year. We’d like to show you the progress we’ve made in preparing a more detailed plan for Anglia Square and how that plan responds, where possible, to your priorities and views.

What stage of consultation are we at?

Our December events were about establishing priorities and aspirations for the future of Anglia Square. To accompany those events some very simple and very early ideas and principles were displayed, to allow you to discuss the proposal with members of the project team.

The project team has, since that time, been working to take on board your feedback wherever possible. More detailed plans and approaches to the redevelopment of Anglia Square have been prepared and we’re keen to hear your thoughts and suggestions.
The proposal is still developing and not set in stone, comments can still be made on any element.

Comments provided here will be shared with Norwich City Council as part of a Statement of Community Involvement. This report will document the consultation process, feedback, and how comments have been acted upon.

What are we working towards?

As a result of continued discussion with Norwich City Council, the community and statutory consultees, we continue to work towards preparing a hybrid (part “outline”, part “detailed”) planning application that will cover the areas within Phases 1 to 3 in our indicative phasing plan.

Following further consultation over the coming months, we hope to submit the proposal to Norwich City Council in the summer.
Please provide any comments on the material presented here by the 16th April 2017.

The Policy Guidance Note for Anglia Square

Through a separate process, Norwich City Council has worked to prepare a Policy Guidance Note (PGN) to help direct the development of these proposals.

The PGN was subject to public consultation from December 2016 to January 2017 and council officers then further developed the document in light of comments received. The PGN was evaluated by councillors on the Sustainable Development Panel in February and was approved by the Council’s Cabinet, on 15th March.

About us

Columbia Threadneedle has owned Anglia Square since 2014 and is working with Weston Homes Plc to prepare a plan for the potential redevelopment of Anglia Square.

Site owner

Columbia Threadneedle Investments is a leading global asset management group that provides a broad range of investment strategies and solutions for individuals, institutions and corporate clients around the world.
It is a leading manager of UK commercial property, with a broad portfolio of retail, mixed use and industrial real estate and a proven track record of investing in town centres across the country.

Columbia Investments

Development partner

Weston Homes Plc is the project’s development partner. We will be responsible for designing new proposals for Anglia Square, preparing these in consultation with Norwich City Council and a range of statutory consultees. We will then submit a planning application, negotiating it through to determination and, if approved, build out the permission to create a new and exciting sustainable neighbourhood for the City.

The company was formed in 1987 by Bob Weston. We specialise in the regeneration of brownfield sites and have become a leader in this area of development – including within Conservation Areas.

Weston Homes Plc strives to produce innovative, high quality homes and balanced communities to appeal to purchasers from all walks of life. Our aim is to match traditional skills to the very latest technologies in an on-going desire to produce homes to the best specification and standards possible.

The variety of developments we have produced range from traditionally styled houses and apartment blocks to contemporary, ground-breaking designs, from 20 units through to complexes with many hundreds of homes, new-build sites through to restoration and refurbishment of historical buildings. Current development locations include Essex, Cambridgeshire, Hertfordshire, Kent and London.

We have a track record of delivering complicated regeneration projects and our team see through the whole development process from initial design concept to the construction of the schemes themselves.


At our last series of events, we presented our indicative phasing plan. Phasing is the process through which we would manage the different stages of demolition and rebuilding within separate parts of the site.

Our indicative phasing allows for parts of the existing Anglia Square shopping centre to remain open throughout the redevelopment

It is considered that this phased approach presents a logical solution to ensuring that the proposals deliver significant benefits as early as practicable whilst minimising disruption to the overall Large District Centre function of Anglia Square.
This also enables the existing site constraints to be tackled in a phased manner so as to ensure the success and deliverability of the scheme, whilst creating a comprehensively planned, new, mixed use city quarter that connects to its surroundings, by the end of the project.

The first phase could start by the end of 2017, with construction continuing for several years.

Enabling phase

A planning application has been submitted to allow changes to the shop units on the eastern side of Anglia Square. This allows reconfiguration of the shops to enable a series of relocations.

Phase 1

The first phase of development will involve the demolition of the existing multi-storey car park to free up the northern part of the site for redevelopment.

This will facilitate the provision of a new, modern multi-storey car park to serve the existing and future commercial floorspace. The northwest site development will complete the new entrance to Anglia Square from Edward Street.

Once the new multi-storey car park has been completed the surface level car parking on the western part of the site will be able to be redeveloped.

Phase 2

Once Phase 1 has commenced, the demolition within Phase 2 will be started thereby running concurrently with development in Phase 1.

The new public square and routes radiating off it will be animated by retail and commercial units with residential development above, resulting in an emphasis on changing the appearance and perception of the area and attracting a high-quality cinema, restaurants and shops. The residential element will provide natural surveillance of the streets and squares, and create immediate footfall for the new retail units.

In addition to new buildings, we are exploring the potential to convert Gildengate House to flats and re-clad it in place of demolition of the building. We have yet to decide on exactly what will be proposed for this area.

Phase 3

Phase 3 will comprise redevelopment of the western part of the site once the new multi-storey car park has been built.
To enable redevelopment of the west site, the existing Surrey Chapel would need to be relocated. The intention is that this would take place on the site north of Edward Street.

North of New Botolph Street

This parcel of land forms part of our upcoming planning application, but it can be developed independently of Anglia Square. The timing for its regeneration has yet to be determined.

Last Phase

The provision of retail units and additional residential development within Phases 2 and 3 will then enable work to begin the demolition and redevelopment of the existing Anglia Square shopping centre, and replace it with high-quality new units. Columbia Threadneedle have yet to decide what form this would take.

Reporting Back and the Developing Vision

We received a large amount of feedback during our first consultation events. It’s difficult to do these comments justice with a summary, but everything submitted to us has been collated and considered by the project team as these more detailed ideas have been developed.

Priorities in order of preference were:

  • 75% of respondents believed the creation of active and usable public space is a priority
  • 74% of respondents considered the introduction of more green space to be a priority
  • 69% of respondents considered that the creation of clear through routes connecting to the surroundings for pedestrians and cyclists to be a priority.
  • 55% of respondents wanted the removal of most or all of the current buildings to be a priority
  • 48% of respondents considered the provision of a substantial number of new homes over commercial uses to be a priority

Other priorities suggested by residents included performance space, improvements to community infrastructure, improvements to public transport, market space, fountains and flexible workspace.
Comments received and comments we will receive during this process will continue to be considered as the proposal is developed further.

The developing vision

The project team has spent the time since the last public events taking into account feedback from Norwich City Council, other statutory consultees and the local community.

We’ve heard very clearly that Anglia Square is a busy and active local centre and already offers much to the existing local community.

There will be retained shops as well as new ones and a range of homes, mostly 1 and 2 bedroom flats. We are seeking to deliver a vision that maximises benefit for everyone.

The principle of a housing led redevelopment of Anglia Square is supported by the Council’s Anglia Square Policy Guidance Note and so the original objectives within the vision have been further developed, taking into account local priorities. These are:

  • Create new commercial space, providing an improved shopping route through the site to benefit consumers and retailers, whilst also adding more food and drink premises.
  • Create active and usable public space throughout and around the proposals, making improvements to the street furniture and surfacing within the existing square, whilst also creating a new public square to the west which complements the existing square.
  • To fund these improvements and to create activity and life throughout the proposal, a substantial number of new homes will be created, in excess of 1,000 dwellings, final numbers remain unconfirmed.
  • Enhanced community and leisure facilities for use by new and existing residents.
  • Improved connectivity between Anglia Square and the core of the City Centre as well as the surrounding areas of Norwich, particularly for pedestrian and cyclists.

Priority 1 – Public Space

Creating active and usable public space

All communities need access to public space. The need to provide active and usable public space that’s safe, practical and welcoming was the highest priority amongst residents during our early consultation.

Our team have worked hard to prepare an approach to redevelopment which places public space and how it can be used by everyone at the heart of the proposal.

The masterplan layout has emerged from the reinstatement of the historic street pattern, grounding the proposals in the history of the site itself. We propose to use traditional materials in contemporary ways; granite paving in small setts and larger flags will reflect traditional Norwich street details.

Simple and elegant seating constructed from granite and timber will tie in with the proposed paving. The new square features a series of ground level fountains that create a sense of grandeur whilst also being great as play destinations for children of all ages. These fountains can be turned off in order to create a bigger area of open space.

The roof level courtyards will provide communal amenity space for residents to gather and socialise, in a green environment, they will also feature informal play spaces.

New public squares

We want to create a new public square to the west of the site, to sit alongside the existing public square which we would like to refurbish.

It’s important that these two spaces work to complement one another and we will seek to secure a hierarchy of spaces. A hierarchy of spaces is considering how a space will work in relation to others around it.

The existing plaza will be completely renovated to create a new, softer setting. Residential entrances and retail space will encourage activity throughout the day into the early evening, for example there’s potential for a small supermarket.

Residents have asked that we retain a canopy; we’d like to do so and reflect local history within the detailing or design in some manner.

The new public square to the west will be a space for activity. The new cinema and retail space will create a focus for people to congregate and socialise in, with restaurants and cafes around the edges creating vibrant and positive bustle. This space will also provide the area for community events and seasonal activities such as street theatre and markets.

Following considerable feedback, we would like to create a central water feature within the new square with fountains that will create a fun and happy activity for all ages.

Community space and infrastructure

With over 1,000 homes (approximately) proposed as a means to fund improvements, there will need to be an upgrade of community infrastructure.

Numbers are still relatively fluid, so it’s still too early to talk with certainty about what sort of improvements will have to be made and where.

We are already planning though to re-locate the Surrey Chapel which is currently on St Crispins Road, but we expect that additional community space will be required, and we’re really keen to hear from the existing community about what sort of space is needed, and where.


The new Anglia Square will meet with modern accessibility standards and we’re going to demonstrate this by undertaking an audit prior to the submission of any planning application.

Creating a safe environment for everyone runs throughout the thinking for a new Anglia Square, from the overall design to the materials we would like to use.

Priority 2 – Green Space

Introducing more green space

Addressing this issue within any redevelopment was the second greatest priority amongst those who responded and our team have worked on an approach to landscaping and planting that will not just create a pleasant environment for people to live, work and shop, but will deliver environmental and health benefits for residents and the wider area.

Anglia Square was built at a time when the benefit of bringing nature into our urban realm was relatively undervalued; we are determined that any redevelopment will not make the same mistake.

There are six character areas within the site where a distinct strategy towards green space is being pursued.

1. Anglia Square

The existing square will be renovated with the intention of creating a space to relax for shoppers, residents and the wider community.

Large planting beds will be set with seasonal perennial planting and feature trees, working to give the square a greener setting.

We would like to re-provide a canopy to replace the existing shelter, albeit slightly smaller. We would also like to see local history reflected in the details of public furniture and other detailing.


Impression of a refurbished Anglia Square

Priority 2 – Green Space

2. The new square

The new cinema and retail space will create a focus for the square as a place to congregate and socialise, the edges of the square will have cafes, restaurants and bars, allowing for a positive level of activity.

We’ve heard from residents about the need for a multi-functional space that can accommodate community and other seasonal events. The new square would serve this purpose, accommodating markets and street theatre and music.

The new square will also serve as the location for a central water feature, with fountains that will create a happy and healthy distraction for all ages.


Impression of the new square

3. Botolph Street and St Georges Street

We want to extend St Augustine’s Street into Anglia Square, a possible name for this route is Botolph Street.
Botolph Street will be an important new link between the city to the south and residential areas to the northwest. We would like to plant large trees to mark key axis points along the route.

We would like to create a new residential square at the northern end of the site and define it with a grove of flowering cherry trees to reference the cherry grove that was once on site.

We would like to extend St Georges Street northwards and orient it to be a new through route for pedestrians and cyclists to and from Edward Street north of the site. Passing through the new square, this street would be a vibrant and active retail space, providing many opportunities for tree planting, street furniture and a varied palette of surfacing materials.

4. Pitt Street and St Crispins Road

We want Pitt Street and St Crispins Road to become the hyper sustainable edges and green lungs of a new Anglia Square to filter pollutants from the vehicle dominated roads.

We want to create green walls and linear bio-swales along Pitt Street to assist in water attenuation. Bio-swales are not simply a ditch, they are designed to collect and treat pollutants in surface water.

The south facing frontage to St Crispins Road is perfect for creating habitats for pollinators and invertebrates. Our landscape architect would like to reflect the nearby churchyard in planting species to create a naturalistic sanctuary space with niches and hollows.

There will be significant tree planting around the site, but in particular along Pitt Street and St Crispins Road. Research shows that this can reduce the amount of particulate matter in the air significantly, helping improve air quality for residents and visitors alike.

A cross section of the proposed bio-swale along Pitt Street.

A birds eye view of the green edges proposed for Pitt Street and St Crispins Road.

5. Residential courtyards and rooftops

We want to create green spaces for residents within internal courtyard gardens, including play spaces, to maximise bio-diversity.

The rooftops within the proposal won’t lie idle; we propose to create brown roofs throughout the site. Brown roofs are like green roofs, but are concerned primarily with creating a space for plants and wildlife. They also don’t stay brown for long, usually turning green with local flora within a short period.

6. Magdalen Street

Magdalen Street is for many people the main entrance point to Anglia Square. Although this space is outside the scope of this project, we want to upgrade this space with quality materials and plant trees.

Priority 3 – Clear Through Routes

Creating clear through routes and connecting to the surroundings

Connectivity facilitates community and life. Creating proper links between Anglia Square and the surrounding area, especially for pedestrians and cyclists, was the third biggest priority for local residents.

Our approach to connectivity has been guided by old routes through Anglia Square and desire lines, these are routes that we will travel along if we can.

Pedestrian routes

Allowing easy walking within Anglia Square and across it was one of the early opportunities identified last year. We’ve further developed the plans, ironing out how the pedestrian routes north-south and east-west would work.

We propose to maintain both of the existing pedestrian access points on Magdalen Street, open up a new one on to Edward Street and improve those on New Botolph Street and St Crispins Road.

Cycle routes

A new north-south route through Anglia Square is proposed for cyclists which will pass through the new square. The street will be shared by pedestrians and cyclists, but there will be a clear route through the centre and staggered tree planting and landscaping to slow cyclists down and create balance between users.

Car use and parking

The proposals will ensure that convenient public parking is re-provided on the site in a new shoppers’ car park with 600 spaces which will have a pedestrian exit to Anglia Square and Annes Walk, thus also serving Magdalen Street.

For the new residents, parking would be provided in the centre of the buildings, under garden roofs. This will meet their needs without any of the spaces being visible from the public realm. The proposals are for around 1000 spaces, to avoid the risk of overspill parking on nearby streets.

Access to residents’ parking would be split between Edward Street, Pitt Street and St Crispins Road, thereby limiting the impact on any particular street. Servicing for shops, cafes, restaurants and the cinema would also be split between these same roads, for the same reason.

Architectural Treatment and Approach

Treatment, styling and materials

We recognise that Norwich comprises many special structures, cathedrals, special churches and buildings that reflect the City’s industrial past, buildings that are distinctive and outstanding in their own right. The city centre also comprises more modern structures that have been sensitively integrated into the existing urban fabric.

Our strategy for the architectural character and design for the new development for Anglia Square is essentially a sensitive contemporary approach which avoids the recourse to pastiche. Principally our response is based on:

  • understanding the existing character of the city and its very special buildings
  • the nature of the existing topography and responding to the distinctive Norwich skyline
  • response to the rhythm of the existing streets and varied character
  • the careful detailing of materials that provides a variety and identity to the place
  • the sensitive use of traditional materials such as brick, timber, metal and glass

The approach will also ensure that shop fronts are carefully designed integrating canopies and branding, and ability to promote external seating outside cafes and restaurants, all of which adds to the richness of street character. A careful integration of paving and high quality trees will achieve intimate street scale and opportunity for vibrant spaces.

The development also comprises a signature residential building that will celebrate the regeneration of Anglia Square. Its elegant contemporary design will consist of brick or stone, with accents of gold metal panels and glass. Its overall height will not exceed the height of the Anglican cathedral although will form part of the group of other buildings that create the distinctive Norwich skyline. To this aim, a comprehensive assessment is being undertaken to fully evaluate the impact of the proposal on the history and heritage of the Norwich skyline. This exercise is being carried out in close dialogue with the City Council, which has identified over 40 viewpoints from which the proposal must be assessed.

A map demonstrating the number of viewpoints that must be considered.

Thank you for Coming!

Thank you for coming along to our consultation event.
As before, we’re going to collect together all the comments and thoughts we receive and use them to guide the various elements within the proposal.

Once this stage of the consultation process has concluded, we plan to return for a third and final series of events to show the local community a relatively finalised vision for Anglia Square.

You can participate within the consultation in a number of ways, please be sure to provide any comments to us by the consultation comments deadline of the 16th April 2017.

I have a question that hasn’t been answered

Please make yourself known to a member of the team here today and they will be happy to assist.

How to participate


Ask a member of the team for a feedback form. You can use this to give us your thoughts on the various issues as well as using it to suggest that we consider others.
You can also provide your thoughts by speaking to a member of the team. Please let the member of the team know you’d prefer not to write your thoughts down yourself.


You can get in touch with us via e-mail too, using [email protected]


You can use our feedback forms to provide comments to the consultation via our freepost address. Just ask a member of the team for an envelope.


We have a dedicated consultation website. The information boards will be displayed there as well as any updates as they become available. Our feedback form is also available online, visit:


Alternative Formats

If you or someone you know needs the information presented here in an alternative format, or if you’d like to have the information presented here in hard copy, please make yourself known to a member of the team on hand and they will be happy to assist.


Translations of these informational boards are available online in over 100 languages, please visit:

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