Agenda and draft minutes

To receive any apologies for absence.

Apologies of absence were received from Councillors Moriarty and Beales.

RESOLVED: The minutes from the previous meeting were agreed as a correct record.

Please indicate if there are any interests which should be declared.  A declaration of an interest should indicate the nature of the interest (if not already declared on the Register of Interests) and the agenda item to which it relates.  If a disclosable pecuniary interest is declared, the Member should withdraw from the room whilst the matter is discussed.

These declarations apply to all Members present, whether the Member is part of the meeting, attending to speak as a local Member on any item or simply observing the meeting from the public seating area.

There were no declarations of interest.

To consider any business which, by reason of special circumstances, the Chairman proposed to accept as urgent under Section 100(b)(4)(b) of the Local Government Act 1972

There was no urgent business under Standing Order 7.

Members wishing to speak pursuant to Standing Order 34 should inform the Chairman of their intention to do so and on what items they wish to be heard before the meeting commences.  Any Member attending the meeting under Standing Order 34 will only be permitted to speak on those items which have been previously notified to the Chairman

Councillor Kemp was present under Standing Order 34a.

There was none.

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The Programme Management Office Manager presented the report and informed the Board the Programme Management Office (PMO) was undergoing a wider review in preparation for Local Government Reorganisation. She advised a report on the outstanding item would be presented to the Board at the next meeting. 

Major Project Highlight Reports

P-21.02 EZ Nora

P-21.05 Florence Fields

P-21.08 Styleman Court

P-21.09 West Winch

P-21.10b STARS

P-23.08 Valentine Park

P-25.08 Hunstanton Coastal Defence 

Town Deal Highlight Reports

P-21.11 Guildhall

P-21.12 ACC

P-21.14 Riverfront

P-21.15 Rail to River

P-21.16 KL Library (MUCH) 

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Major Project Highlight Reports

The Assistant Director for Regeneration, Housing and Place presented the following Project Highlight reports on the Major Projects.

P – 21.02 Nora

The Assistant Director for Regeneration, Housing and Place updated the Board on the Nora Enterprise Park, noting no significant changes. It was noted that in March, the Cabinet had agreed to let a contract for the Western Access Road through Morgan Sindall, which will support the work on the Active Travel Hub at the enterprise park.

In response to a question from Councillor Morley, it was clarified that details regarding the apportionment of costs and related legal matters for the project were not in the public domain.

The Chair, Councillor Ring questioned if there was any impact on the sale of plots on the site. In response, the Assistant Director for Regeneration, Housing and Place confirmed that there was no feedback indicating that unfinished areas were affecting plot sales on the site.

P – 21.05 Florence Fields

The Assistant Director for Regeneration, Housing and Place reported that 23 additional affordable homes were in the pipeline at Florence Fields, above the required planning units, with consideration being given to alternative tenures such as private rented sector (PRS).

The Chair, Councillor Ring and Councillor Morley discussed the agility of switching tenure types, with the Assistant Director for Regeneration, Housing and Place noting that while the Borough Council has powers to act, decisions regarding properties that were ready for occupation were influenced by the independence and processes of the two housing companies involved.

The Principal Project Manager provided a sales update, stating that since January, there have been five running reservations at Florence Fields, with no completions yet this year, and that the number of empty houses was not immediately available but will be included in future consolidated reports.

The Programme Management Office Manager explained that from the next quarter, the board will receive a comprehensive housing programme report instead of individual site reports, aiming to provide information at a programme level and provide a full overview.

P – 21.08 Styleman Court

The Assistant Director for Regeneration, Housing and Place and the Principal Project Manager confirmed that four affordable rent units were moving forward, and two shared ownership properties were progressing with solicitors.

Councillor Morley requested a sensitised update on Styleman Court's status for use at Parish Council meetings, which was acknowledged as a valid need.

P – 21.09 West Winch

The Assistant Director for Regeneration, Housing and Place reported completion of the collaboration agreement with landowners in January and the funding agreement with Homes England in March, marking significant progress for the project. A key next step was to draw down land from the Borough Council's options agreement with a landowner to secure ownership for road delivery later in the year.

Under Standing Order 34a, Councillor Kemp advocated for bringing forward the Housing Access Road due to Local Government Reorganisation and the Unitary Authority and  ...  view the full minutes text for item 66.

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The Assistant Director for Finance and Deputy Section 151 Officer presented the financial summary for major projects, highlighting current and forecasted spend, areas of overspend, the impact of inflation, and ongoing efforts to design out cost overruns in collaboration with project managers.

He explained a forecasted overspend of £327,000 on the Active Clean and Connectivity project was covered by contingency funds within the Towns Fund programme. In addition, the housing programme was experiencing some forecasted overspends due to rising costs and inflation, with ongoing efforts to identify savings and manage estimates. A £290,000 forecasted overspend was noted for West Winch, primarily due to unpredictable legal costs related to land transactions

He explained financial planning for Hunstanton coastal defences was paused pending further investigatory works and partner engagement to ensure accurate cost estimation

Councillor Long sought clarification if the Council was responsible for business rates on empty units in the Enterprise Zone. The Chair, Councillor Ring commented there was only one vacant property however Officers would clarify and report back to the Board.

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The Principal Project Manager gave a presentation as included in the agenda, for the post project evaluation on Salter’s Road.

The project delivered 78 affordable homes (mix of one, two, and three beds) through a bespoke agreement with Freebridge Community Housing, with Lovell as the contractor and funding from Homes England.

The project generated a surplus of approximately £617,000 for the Borough Council, exceeding initial profit projections, and provided significant social value through local SME engagement and apprenticeships.

Key lessons included the complexity of the golden brick payment mechanism, the importance of thorough due diligence on site boundaries, and managing risks such as subcontractor insolvency

The Borough Council remains responsible for a two-year defect liability period, with ongoing adoption of highways, utilities, and public open space, and final reporting to Homes England.

The Board discussed the on?site pond, noting Officers’ confirmation that the image provided was as the site was completed and that it now had reeds and other vegetation in the pond.  It was confirmed that any necessary release of water would be carried out at a controlled rate. Members also considered the potential charges from the IDB.

Councillor Heneghan provided positive feedback on the project and commented it was well designed and provided a safe and communal housing development for families.

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The Assistant Director for Regeneration, Housing and Place explained the establishment of the Housing Development Steering Group to provide tactical guidance and improve governance for major housing projects, clarifying its advisory role and the types of issues discussed. The steering group was not a decision-making body but offers tactical guidance on major housing projects, supporting members and officers in navigating commercial risks and operational challenges.

The Board noted the Officer Major Projects Board Minutes.

The Board noted the Work Programme.

14^th September 2026 at 9:30am in the Council Chamber, Town Hall

The date of the next meeting was 14^th September 2026 at 9:30am in the Council Chamber, Town Hall.