Final Draft Local Plan

12 Strategy for Communities Surrounding Ipswich

12.173 The county town of Ipswich lies to the south of the District. By virtue of their proximity to the east of Ipswich, the built up areas of Kesgrave, Martlesham Heath, Purdis Farm and Rushmere St Andrew are more urbanised than other parts of the District and are well served by a range of services, facilities, public transport, employment and housing opportunities. These areas have a strong relationship with the town; a relationship that is enhanced through the urban road corridors which provide access into and out of Ipswich town centre. The Settlement Hierarchy identifies that collectively these communities to the east of Ipswich represent a Major Centre. In addition to these urbanised areas, a number of rural communities such as Foxhall, Nacton, Playford, Rushmere St Andrew (village) and Westerfield also have a strong relationship with Ipswich and these are identified in the Settlement Hierarchy as Large or Small Villages. Brightwell Lakes is a new community of 2,000 dwellings which will be delivered over the plan period and which has recently been granted outline planning permission. This development is considered as part of the East of Ipswich Major Centre[1] within the Settlement Hierarchy.

12.174 Employment opportunities in this part of the District are focused on Ipswich and other large scale areas of economic activity such as Martlesham Heath and Ransomes Europark to the south east of Ipswich. These areas of employment are to be retained over the plan period and where possible enhanced to ensure economic benefits are realised.

12.175 Previous Local Plan documents have identified the communities surrounding Ipswich as locations for large scale residential and community development. Developments such as Grange Farm, Bixley Farm and most recently Brightwell Lakes (outline permission approved May 2018) have been identified in previous Local Plans. Ipswich Borough Council has also identified the Ipswich Garden Suburb to the north of the town and land south of Westerfield. Large scale residential developments have delivered new communities in this part of the District alongside the necessary social and community infrastructure. Consultation responses have highlighted the pressure that some of these facilities are currently under.

12.176 Suffolk County Council has identified capacity issues in primary and secondary schools neighbouring Ipswich. The development at Brightwell Lakes will help provide greater capacity across the District but further capacity will be needed over the plan period. The Council will continue to work with Suffolk County Council and, where appropriate, Ipswich Borough Council to ensure that opportunities to increase education provision within this part of the District are realised over the plan period.

12.177 The communities surrounding Ipswich are generally well served by public transport opportunities and the provision of infrastructure which promotes walking and cycling. Areas of residential development, employment sites and community facilities are accessible by public transport, walking and cycling opportunities that reduce demand on the private motor car. Consultation responses have highlighted the pressure the road network comes under at peak periods in locations such as the A1214 and the A12 between Martlesham and Seven Hills as well as some local routes which can become popular alternatives to the main roads. The Council will continue to work with Suffolk County Council to ensure that mitigation associated with the development at Brightwell Lakes mitigates impacts of traffic throughout this part of the District.

12.178 Suffolk County Council has consulted on the potential for an Ipswich Northern Route. Decisions on any potential route have not yet been taken and the Council will continue to work in partnership with Suffolk County Council. Working in partnership will ensure that any Northern Route provides a number of significant benefits to the local community as well as realising the economic benefits that may be brought about in the future. Due to the uncertainties surrounding the Ipswich Northern Route at this stage, the Local Plan does not seek to identify any large scale developments which could potentially blight future options.

12.179 Communities in this part of the District have seen significant levels of growth through previous Local Plan allocations. In the short to medium term the development of Brightwell Lakes will deliver a high quality master plan development and it is recognised that this development will need the opportunity to settle and mature. In support of delivery of the Ipswich Garden Suburb and Brightwell Lakes, this plan does not propose significant additional growth in this area in the early years of the plan period. In order to assist with delivery of housing across the Ipswich Strategic Planning Area, this plan identifies land at Humber Doucy Lane, Rushmere St Andrew / Tuddenham as part of a cross boundary allocation with Ipswich Borough to deliver housing beyond 2031. The opportunity for redevelopment of the Police Headquarters site in Martlesham Heath would enable the provision of a high density brownfield development of a mix of smaller units led by innovative design. An allocation is also proposed at Woodbridge Town Football Club to deliver housing and to provide a degree of certainty regarding potential future uses, and whilst this is in Martlesham Parish it is detailed within the Strategy for Woodbridge due to it being adjacent to the urban area of Woodbridge. Elsewhere in the area neighbouring Ipswich, future development will be limited to sites within the defined Settlement Boundaries.

12.180 This part of the District is constrained by the cumulative impact of residential development on the Orwell and Deben Estuaries. The estuaries are designated landscapes and ecological areas and mitigation measures are needed to ensure that the impact of development does not have a detrimental impact on these sites. The Sustainability Appraisal and Appropriate Assessment identify any mitigation measures that will be needed throughout the plan period, and these are incorporated into policy where appropriate. The introduction of site specific mitigation such as provision of country parks and accessible natural green spaces in this part of the District will need to be monitored as development comes forward.

12.181 A number of communities neighbouring Ipswich have considered undertaking Neighbourhood Plans over recent years. The Council supports the production of Neighbourhood Plans where the community consider it appropriate for their area. Martlesham have prepared a Neighbourhood Plan which was subject to a positive vote at Referendum in May 2018. Neighbourhood Plan areas are designated in Kesgrave and Playford and work on the plans is ongoing.

 

Policy SCLP12.18: Strategy for Communities surrounding Ipswich

The strategy for the communities surrounding Ipswich is to maintain the healthy and vibrant communities which provide a diverse mixture of residential and employment opportunities alongside services and facilities by maintaining and enhancing the relationship with Ipswich and other parts of the District.

Provision of appropriate community infrastructure, education facilities and public transport will be supported where the needs are clearly demonstrated.

Residential developments will be limited to the proposal at Brightwell Lakes, land at Humber Doucy Lane to come forward beyond 2031 alongside land in Ipswich Borough, the provision of housing in association with redevelopment of the Police Headquarters site and development within the Settlement Boundaries consisting of infill or small scale redevelopments which make the most appropriate use of previously developed land, plus small allocations or development identified through Neighbourhood Plans.

Economic proposals which are well related to the strategically important employment areas will be supported where they maximise provision and support the diverse range of opportunities in the area in accordance with other policies in the Local Plan.

1. East of Ipswich describes those settlements that are situated to the east of Ipswich and are separate from Ipswich but which are more suburban in nature than the villages to the east of Ipswich. [back]

Brightwell Lakes

241 Brightwell Lakes

12.182 The Core Strategy outlined an area of strategic development to the south and east of Adastral Park. In 2018, the Council approved an outline master plan (DC/17/1435/OUT) for 2,000 dwellings to be known as Brightwell Lakes. Alongside the residential units, the site will also deliver employment areas, local centres, education provision, green infrastructure, outdoor play areas, sports ground and allotments/community orchards, public footpaths, cycle ways, vehicle assesses and associated infrastructure. The physical extent of the area subject to outline planning permission is shown on the Policies Map.

12.183 The Northern Quadrant of Brightwell Lakes will provide road access and potential for this to facilitate comprehensive employment development and regeneration to supplement the existing employment areas in this part of the District.

12.184 Brightwell Lakes is in close proximity to the designated European sites on the Deben Estuary, Stour and Orwell Estuaries and the Sandlings Special Protection Areas. In order to overcome any potential significant adverse effects on these designated landscapes, comprehensive mitigation measures are required as identified by Habitats Regulation Assessments. Over the plan period as Brightwell Lakes is developed, monitoring will be undertaken in conjunction with Natural England to ensure that visitor pressure on the European sites is not causing any likely adverse effects.

12.185 There are Scheduled Monuments within and in close proximity to the site, including a scheduled bowl barrow and pill box, and development will need to ensure that these are protected.

12.186 Over the plan period the site is expected to be delivered and the policy will guide the future considerations for the delivery of infrastructure, community provision and residential opportunities.

12.187 Opportunities to connect and integrate Brightwell Lakes with surrounding communities through its community cohesion strategy will be encouraged and required. Opportunities to connect and integrate with the surrounding communities will be encouraged in accordance with the Martlesham Neighbourhood Plan.

 

Policy SCLP12.19: Brightwell Lakes

Land at Brightwell Lakes (to the south and east of Adastral Park) is a masterplanned consented site for 2000 homes (DC/17/1435/OUT) approved in April 2018. The site will deliver a substantial number of homes in the area to the east of Ipswich over the next 15 years. This site is led by its infrastructure needs, delivered under the section 106 agreement and conditions of the planning permission, these include:

a) Provision of strategic open space in the form of Suitable Alternative Natural Greenspace (SANG) including extensive play and trim trail facilities and a wide range of walking, cycling and recreational routes. This is designed and planned to meet the mitigation measures outlined in the 2011 Core Strategy Appropriate Assessment and Habitats Regulations Assessment carried out within the outline planning permission. This includes contributions to enhanced wardening and monitoring of visitor impacts upon designated European nature conservation sites;

b) Provision of a new all-through school, to meet identified pre-school, primary and secondary needs;

c) Outdoor recreational sport space and facilities including changing facility and shared use with the school;

d) Community Centre including Library and community policing provision;

e) On-site recycling facilities;

f) Allotments and a community orchard;

g) Public art provision;

h) High speed broadband;

i) Provision of strategic drainage to manage surface water drainage within the site;

j) Health centre or provision of improved health facilities in the area;

k) Measures to mitigate impact on the local road network, including improvements to the A12 junction between its junction with the A1214 and Seven Hills Interchange; to the A1214 and the Foxhall Road corridor;

l) Improved public transport provision including links to Ipswich town centre and a direct service to Ipswich Train Station;

m) Improvements to the public rights of way network on and off site, including pedestrian and cycle links;

n) Adequate electricity supply;

o) Improvements to the water supply network; and

p) Upgrades to the waste water treatment (foul sewerage) network.

Land at Felixstowe Road, Nacton

243 Land at Felixstowe Road, Nacton

12.188 Land at Felixstowe Road encompasses 22.5ha and is identified as an allocation for B1 and B2 employment uses. The site can provide economic opportunities which are targeted at the Business and Professional Services sectors. The site is well related to the A12 and the A14 and in a part of the District which provides good access to Ipswich. It is important that development of the site has regard to its sensitive setting within the setting of the Suffolk Coast and Heaths Area of Outstanding Natural Beauty (AONB).

12.189 Access to the site is expected to be provided via Felixstowe Road and would need to be agreed subject to the satisfaction of Suffolk County Council as Highways Authority. Opportunities to improve access to the Seven Hills Crematorium should also be explored. Due to the proximity of the site to the Seven Hills Junction on the A12 and A14, any access arrangements and traffic management solutions will need to be informed by Highways England. Improvements to the junction are due to be undertaken as a result of development at Brightwell Lakes and the implications of economic uses at this site need to be considered in conjunction. Transport modelling shows that the development is likely to contribute to pressure on the A14 and the Seven Hills roundabout and therefore any necessary mitigation measures will need to be provided.

12.190 The Economic Sector Needs Assessment highlights that there is greatest need across Suffolk Coastal for land targeted at Business and Professional Services sectors. In order to meet this need, land at Felixstowe Road is expected to provide a high quality prestigious business park which utilises good design and materials. Green infrastructure and spaces are to be provided throughout the business park to provide an exceptional high quality environment that boosts economic activity in the District.

12.191 The business park should include a focal outside area containing public seating and public art. To support the green infrastructure throughout the site, significant landscaping will be required to reduce the visual impact of the business park and ensure it is a complementary neighbour to the Crematorium adjacent. Opportunities should also be explored to integrate and connect landscaping to the existing Public Rights of Way Network in the area. The site is surrounded by known archaeological sites recorded in the Historic Environment Record, and to the west, cropmarks include a Bronze Age barrow cemetery of at least four barrows, likely associated with the wider group of Scheduled Monuments at Seven Hills. Suffolk County Council have highlighted that an Archaeological Assessment is to be undertaken at an appropriate design stage prior to the granting of outline, technical details or full planning permission to inform viability of schemes, mitigation requirements and conservation in situ of significant remains.

12.192 The site is located within a Minerals Consultation Area as defined by Suffolk County Council as the Minerals Planning Authority. Therefore any planning application should be supported by evidence which assesses the quality and quantity of sand and gravel resources. Planning applications should be supported by evidence considering the suitability for prior extraction having regard to the Suffolk Minerals and Waste Local Plan and other material considerations. Should the site be considered suitable for prior extraction, having regard to the evidence submitted together with advice from the Minerals Planning Authority, any planning permission for development will be conditioned to take place in phases which allow for prior extraction of some or all of the economic resource.

12.193 The District's economy relies on the provision of appropriate spaces to encourage start up units as well as larger units which provide the opportunity for enterprises to grow into. Alongside the high quality environment targeted at Business and Professional Services Sectors, the Council, informed by consultation responses, would support the provision of units targeted at start up enterprises. Units such as these are required across the District and this site provides an opportunity in this accessible location. To provide a balance across the site, larger units with grow-on space will also be encouraged to enable opportunities for established businesses to relocate to, and expand within, the area.

12.194 In the context of changing retail supply chain processes related to new customer technologies, proposals which provide small scale storage and distribution (B8 uses) integrated with other B use floorspace may be appropriate. It is important that this does not detrimentally impact the overall functional differentiation of the business park destination from other nearby employment areas. To support the business park nature of the employment area, uses may be permitted outside B use classes where the primary purpose is to provide a service to the businesses and employees operating on the site. Such uses may include cafes, hotels or childcare nurseries but others may also be acceptable.

12.195 Development proposals at Felixstowe should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Felixstowe Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development. The Cross Boundary Water Cycle Study identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for further development must be accompanied by a site-specific Flood Risk Assessment.

 

Policy SCLP12.20: Land at Felixstowe Road

Land is identified at Felixstowe Road for a high quality business park to provide employment spaces targeted at Business and Professional Services Sectors in the form of B1 and B2 uses. Start up units and grow on space will be supported as part of the overall mix of units on the site.

Access to the site will be required from Felixstowe Road. The access arrangements should demonstrate no severe impact on the A12 and the A14 and local road network. Opportunities to enhance the capacity of the Seven Hills junction and access to the Crematorium should be explored and will be supported.

The development will be expected to represent a high quality of contemporary design and to achieve high standards of sustainable construction.

Exceptional design will be expected to provide a high quality and well screened business destination appropriate to the site's location in the setting of the AONB, in terms of scale, massing, materials and lighting. A lighting strategy will be required as part of any proposals. Significant landscaping and buffers are to be provided on the site, informed by Landscape and Visual Impact Assessment. A proportionate archaeological assessment will be required.

Buildings will be expected to provide a high quality attractive environment with areas of green infrastructure and appropriate provision for vehicular parking, walking and cycling. Opportunities to enhance and link into the existing Public Rights of Way network are encouraged.

Proposals outside of B1 and B2 class uses which support the high quality business park nature of the employment area, will be permitted where integrated in premises with B1 and B2 uses or whose primary purpose is to provide a service to the businesses and employees operating in that location.

A site-specific flood risk assessment will also be required as the site is over 1ha. Evidence is required to demonstrate there is adequate Water Recycling Centre capacity or that capacity can be made available. 

Ransomes, Nacton Heath

246 Ransomes, Nacton Heath

12.196 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for employment uses.

12.197 This 30 ha site lies to the east of the existing Ransomes Business Park. The whole site is self contained being bounded by the A14, the railway line and the adjacent employment corridor of Ransomes Business Park/Ransomes Europark. The site is suitable for a range of uses including B1 Business, B2 general industry and B8 storage and distribution. The primary issues are access and impact on the local road network, the desire to maintain a mix of employment uses across this wider employment area, and potential adverse impacts on the Area of Outstanding Natural Beauty (AONB) such as visual impact on the landscape and the natural beauty of the wider AONB.

12.198 The site represents the final phased area of development of the Ransomes Business Park/Ransomes Europark employment area, the majority of which lies within the neighbouring Ipswich Borough Council administrative area. Outline planning permission was granted in June 2018 for B8 development under application DC/17/4527/OUT which relates to 26.6ha of the site.

12.199 The site will assist in providing employment land in a well established employment area with easy access to Ipswich and the wider area via the A14. The eastern most part of the site lies wholly within the Area of Outstanding Natural Beauty, of national importance for its natural beauty. The boundary of the AONB follows the track running north-south along the eastern boundary of the Piggeries and the lorry park. This part of the AONB has a degree of physical and visual separation from areas of AONB lying to the south, having been severed from the larger AONB designation by the construction of the A14 trunk road in 1980.

12.200 Previous consultations provided a mixed response to extending the employment area into the AONB. Where objection was raised, this appeared to be an objection in principle to the loss of AONB rather than specific objection to the parcel of land in question and could potentially be overcome if mitigation measures are provided. Discussions have previously taken place between Ipswich Borough Council, who have a similar site specific issue in the AONB, Suffolk County Council and the AONB Partnership to see if common agreement could be reached that would allow development to take place on the sites in question. As a result, a statement was agreed with the Suffolk Coast and Heaths AONB Partnership that recognises the importance of sustainable development and the economic well-being of the area and provides support in principle for the site being allocated for economic development. The Partnership is clear that any detrimental impact upon the natural beauty and special qualities of the AONB landscape should be appropriately mitigated, through site master planning or consultation with the Partnership.

12.201 Historic England has confirmed that development of the part of the site in the AONB could have an impact on a number of Scheduled Monuments immediately to the east; namely several pre-historic bowl barrows (burial sites) as part of the Seven Hills barrow cemetery. These would require further investigation as proposals are brought forward for this site. Archaeological trenched evaluation is required prior to detailed applications for the eastern area.

12.202 The Environment Agency have highlighted that the site overlies Principal and Secondary Aquifers and whilst this does not affect the allocation of the site it may impact on future uses or activities. Contamination from previous uses will also need to be investigated prior to the submission of a planning application. As a site of over 1 ha, a site-specific Flood Risk Assessment will be required.

12.203 Anglian Water require any developer to demonstrate that foul sewerage can be adequately dealt with.

 

Policy SCLP12.21: Ransomes, Nacton Heath

30ha of land is identified at Ransomes, Nacton Heath as shown on the Policies Map for new employment provision for a mix of B1, B2 and B8 uses.

Development will be expected to accord with the following criteria:

a) Minimising impact on landscape including the nationally designated Area of Outstanding Natural Beauty, including through the use of appropriate mitigation measures, informed through Landscape and Visual Impact Assessment;

b) Further investigation into any designated and non designated heritage assets required;

c) Impact on the local and strategic highway network including provision for access to public transport, and access via foot and cycle, and provision of any mitigation measures required;

d) Ensure an appropriate design, scale and massing of buildings for example through the introduction of a design code, and minimise impacts arising from lighting;

e) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity or that capacity can be made available;

f) Potential contamination of the site will need to be investigated and addressed where necessary;

g) Integration of new uses with existing businesses within the site;

h) An archaeological assessment will be required;

i) A site wide surface water management strategy; and

j) A site-specific Flood Risk Assessment is required.

Recreation and Open Space in Rushmere

249 Recreation and Open Space in Rushmere

View the interactive online map

12.204 Within this part of the District, the pressure of settlement coalescence is seen most prominently. Some communities are separated from others by large areas of open space and countryside, whilst others blend into one another. Previous Local Plans sought to protect the open space between Ipswich and Rushmere Village through a specific policy and this is continued in this Local Plan. Land in this area is to be retained for sport and recreational uses primarily which also restricts inappropriate development in this location. Over the plan period, the provision of sport and recreational opportunities, both public and privately accessible, will be retained for the benefit of the community as well as reducing the coalescence of settlements.

Policy SCLP12.22: Recreation and Open Space in Rushmere

Land is identified near Rushmere Street as shown on the Policies Map to retain settlement separation and natural open spaces and support biodiversity and wildlife networks. Land between Ipswich and Rushmere village, in its undeveloped form, presents an important green space between communities whilst contributing to the recreational needs of the District and Ipswich Borough. Proposals will only be granted for sports ground or other associated recreational uses.

Land off Lower Road and Westerfield Road (Ipswich Garden Suburb Country Park)

250 Land off Lower Road and Westerfield Road (Ipswich Garden Suburb Country Park)

12.205 Land is identified under this policy for open space. In Suffolk Coastal District there is a deficit of accessible natural greenspace along the northern edge of Ipswich. The planned provision of a country park at Ipswich Garden Suburb will help address this deficiency. This is relevant for nearby parishes in Suffolk Coastal District such as Westerfield.

12.206 The Ipswich Garden Suburb is a significant urban extension to Ipswich which will provide up to 3,500 new homes, supported by new social, community and physical infrastructure provision. The provision of a country park is an important element of the Ipswich Garden Suburb required to mitigate the impact of new development from the Ipswich Garden Suburb and beyond the Ipswich Garden Suburb in both Ipswich Borough Council and Suffolk Coastal District areas on nearby sites designated as being of international importance for their nature conservation interest (e.g. Orwell and Deben estuaries European sites). Part of the land required for the provision of a country park, including a car park to serve the country park is located within Suffolk Coastal District.

12.207 An outline planning application for the Henley Gate part of the Ipswich Garden Suburb, which includes the areas within Suffolk Coastal District, received a resolution to grant permission in April 2018 subject to the Section 106 agreement being drawn up.

12.208 Policy SCLP12.22 allocates two parcels of land for public open space as part of the new country park. This allocation will help maintain the separate identity of Westerfield from the new development. The provision of the car park to serve the country park is expected to be provided within that parcel of land accessed via Westerfield Road.

Policy SCLP12.23: Land off Lower Road and Westerfield Road (Ipswich Garden Suburb Country Park)

Two parcels of land, as shown on the Policies Map, are designated as public open space. This land is intended to form part of the country park (minimum of 24.5ha total) required to be provided in association with the new Ipswich Garden Suburb, the built area of which is located within the administrative boundary of Ipswich Borough Council. The detailed scheme for the country park as it relates to Suffolk Coastal District will be expected to:

a) Safeguard existing pedestrian and cycle access points and provide suitable links to the existing public rights of way network;

b) Make provision for a car park to serve the country park within that parcel of land fronting Westerfield Road;

c) Make suitable provision for any necessary maintenance tracks and access points; and

d) Provide detailed boundary treatments and be required to demonstrate that the residential amenity of dwellings which abut the boundary of the country park and the public rights of way has been safeguarded.

Sensitive treatment will also need to be given to Mill Farm, which is a listed building, and its setting. An archaeological investigation may be required dependent on the nature of the groundworks involved.

Land at Humber Doucy Lane, Rushmere St Andrew

252 Land at Humber Doucy Lane, Rushmere St Andrew

12.209 Land at Humber Doucy Lane is allocated for development of 150 dwellings, alongside land in Ipswich Borough.

12.210 Suffolk Coastal District borders Ipswich Borough. The Ipswich Borough boundary is tightly drawn and to assist with enabling the housing need for Ipswich to be met within the Borough, land at Humber Doucy Lane within Suffolk Coastal District is identified as an allocation for housing development which would come forward as part of a masterplanned approach including land within Ipswich Borough. It would not be appropriate for the land in Suffolk Coastal District to come forward without the land in Ipswich Borough as access to the site is required through land in Ipswich Borough.

12.211 The site is within the parishes of Rushmere St Andrew and Tuddenham St Martin, however the site is geographically related to the edge of Ipswich rather than to the villages themselves.

12.212 The site is agricultural land and forms part of a wider, continuous, area of agricultural land which has been made available for development through the production of both the Ipswich Local Plan and the Suffolk Coastal Local Plan. The area of land in Ipswich Borough includes the land to the immediate south west of the site and the land to the immediate north west of the site.

12.213 To the north east of the site is a relatively enclosed area comprising a small number of dwellings within an area of matures trees. These are accessed via Tuddenham Lane which borders part of the north eastern boundary of the site.

12.214 The Settlement Sensitivity Assessment identifies opportunities in this area to soften the urban edge of Ipswich, and therefore development would be expected to provide significant landscaping and open space in the north eastern part of the site which would also act to retain separation and the rural character of the area around Tuddenham Lane to the north. This could also help with the delivery of a 'green rim' around Ipswich, which is a well-established policy within the Ipswich Borough Council Local Plan.

12.215 The site is identified to come forward post 2031 to enable the delivery of the Ipswich Garden Suburb to become well established and for infrastructure such as the primary school associated with the Ipswich Garden Suburb to be delivered.

12.216 The site is expected to be accessed via Humber Doucy Lane, as part of the masterplanned approach with the adjoining land in Ipswich Borough. Transport modelling indicates that there are capacity issues on the network close to the site. Due to the proximity and connectivity of the site to Ipswich, and to seek to mitigate any impacts on the surrounding road network, it is expected that a robust package of measures to promote sustainable transport would form part of any proposals.

12.217 The site lies in an area of archaeological potential. Cropmark sites of boundaries relating to historic landscape use are recorded to the east, as well as prehistoric artefact scatters. A scatter of medieval artefacts is recorded in the north western part of the site. However, this site has never been the subject of systematic archaeological investigations and previously unidentified remains may exist on the site which could be damaged or destroyed by development.

12.218 The site is located in a Source Protection Zone and treatment of surface water for pollutants prior to disposal is vital. This may require larger areas to be dedicated for SuDS than standard. The Cross Boundary Water Cycle Study between Suffolk Coastal District Council and Ipswich Borough Council identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for further development must be accompanied by a site-specific Flood Risk Assessment.

12.219 Rushmere Hall Primary School is operating close to capacity and is forecast to exceed capacity. Consideration will therefore need to be given to the provision of primary school spaces which may include a contribution towards the provision of additional spaces at the Ipswich Garden Suburb. Northgate High School is expected to exceed capacity, with new provision due to be made at Ipswich Garden Suburb. Between them, these schools should be able to make provision for these pupils, although a contribution would be required through the Community Infrastructure Levy towards additional spaces.

12.220 Early years provision is forecast to be over capacity within the Fynn Valley Ward. The development of this site would therefore be required to provide 0.1ha of land for a new early years setting, and this could be either within Ipswich Borough or Suffolk Coastal District. Contributions will also be sought through the Community Infrastructure Levy to provide additional spaces in Witnesham.

12.221 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that a contribution will be required through the Community Infrastructure Levy towards enhancements at Two Rivers Medical Centre, as detailed in the Infrastructure Delivery Framework.

12.222 Suffolk County Council have indicated that Foxhall household waste recycling centre is overcapacity and under pressure due to the site size and access from the highway. As a result, a contribution through the Community Infrastructure Levy will be required towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.223 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Ipswich library which has been identified as a library where improvements are necessary to enhance provision. A contribution would be made through the Community Infrastructure Levy as set out in the Infrastructure Delivery Framework.

Policy SCLP12.24: Land at Humber Doucy Lane

9.9ha of land to the east of Humber Doucy Lane is identified to come forward for the development of approximately 150 dwellings post 2031. Development will come forward as part of a master planned approach with land in Ipswich Borough.

Development will be expected to comply with the following criteria:

a) Delivery of a high quality design incorporating a mix of housing types, including affordable housing on-site;

b) A site-specific Flood Risk Assessment will be required;

c) Provision of 0.1ha of land for an early years setting if needed within the part of the site in Suffolk Coastal District;

d) Contribution to the creation of a 'green rim' around Ipswich and provision of on-site open space;

e) Provision of a soft edge to the urban area through the provision of significant landscaping;

f) Promotion of the use of sustainable modes of transport; and

g) An archaeological assessment will be required.

Development will be accessed via Humber Doucy Lane. A Transport Assessment will be required to identify any necessary improvements to highways and junctions on Humber Doucy Lane and Tuddenham Road.

Suffolk Police Headquarters, Portal Avenue, Martlesham Heath

255 Suffolk Police Headquarters, Portal Avenue, Martlesham Heath

12.224 Martlesham Heath (2011 pop. 5,478[2] ) forms part of the East of Ipswich Major Centre, and represents an area of largely 1970s and 1980s development to the east of Kesgrave. Martlesham is in a strong market area for professional and business services[3] . Connected by an extensive network of public open spaces and cycle routes the area is a convenient location with good access to services. Access to other parts of the District and surrounding area is possible through a variety of transport opportunities including cycle routes and bus services.

12.225 Land at Suffolk Police Headquarters, Portal Avenue is allocated for development of 300 dwellings. The Suffolk Police Headquarters site is situated on the northern edge of Martlesham Heath with vehicle access onto the A1214 via Portal Avenue. Suffolk Constabulary have indicated that they intend to vacate the site during the plan period. The existing buildings on the site are becoming dated and are unlikely to provide the high quality office space which would meet modern day needs. This provides an opportunity to plan positively to deliver dwellings and community uses on a brownfield site. The site is well connected to the Martlesham Heath District Centre by existing walking and cycling infrastructure that could be enhanced through redevelopment of the site.

12.226 Martlesham Heath is designed in the form of a series of 'hamlets' interspersed with heathland areas. This site sits to the north of this main area of Martlesham Heath, and is accessed by vehicles from the A1214 to the north rather than via Eagle Way. Redevelopment of the site should seek to maintain the character of distinct areas within Martlesham Heath, through the retention of open space and enhancement of boundary treatment between this site and the residential areas to the south and by adopting its own distinctive design and character.

12.227 The Martlesham Neighbourhood Plan was 'made' in July 2018. Policy MAR5 identifies a need for bungalows, flats and sheltered accommodation in Martlesham Heath. It is considered that this site lends itself to providing flatted development and small, high density units, due to its physical separation from the lower density parts of the village.

12.228 In the west of the site there are currently sports pitches. The existing sports facilities on the site provide an opportunity to increase provision of such facilities for all age groups by exploring arrangements to make them available for community use, as supported in Policy SCLP12.17. The Martlesham Neighbourhood Plan supports measures to address the lack of sports facilities for all ages and the underuse of the Police Headquarters sports facilities. The Martlesham Neighbourhood Plan identifies a need for additional sports provision in the village and therefore it is expected that provision of sports facilities for use by the community should be provided as part of the proposals.

12.229 The heavily wooded boundaries to the north and west of the site act as an important contextual feature, as well as providing a high quality biodiversity habitat, and will be retained. These areas would provide an attractive area of informal open space and should be retained as such. Alongside this, provision of open space on site should reflect local needs and be provided in accordance with the national recommended standard of 2.4ha per 1,000 population. Opportunities for all ages of the population to be active should be provided.

12.230 This site affects an area of extremely high archaeological significance and potential, on the former Martlesham Heath in the area of a series of at least eight Bronze-Age/prehistoric barrows which are either extant monuments or cropmarks. One of these, a cropmark, lies on the site itself. Anglo-Saxon round barrows are recorded to the east and Prehistoric and Roman finds are also recorded in the vicinity. There is particular potential for archaeological remains of the barrow and associated burials to survive on the site, along with prehistoric and Anglo-Saxon satellite burials and activity. The site is also within the extent of Martlesham airfield. This site has never been the subject of systematic archaeological investigations and previously unidentified remains may exist on the site which could be damaged or destroyed by development. The impact of past land use is not known. Martlesham Neighbourhood Plan Policy MAR11 details the desire for the provision of allotments and community growing spaces. The location of the site in close proximity to existing residential areas of Martlesham Heath hamlets to the south and Kesgrave residents to the west lends itself as a location for the provision of allotments and community growing spaces. The provision of allotments is considered to be particularly appropriate in the context of higher density residential development.

12.231 The site presents an opportunity to provide outdoor spaces, exercise trails, community facilities and shared work / meeting space. The natural woodland surroundings, sports facilities and location in relation to networks of green infrastructure present an opportunity to provide community facilities such as allotments and sports pitches which would benefit the wider community. Permeability throughout the site and linking into the existing public rights of way network is strongly encouraged, with particular regard to pedestrian and cycle accessibility.

12.232 The design and layout of the development will need to have regard to the amenity of residents alongside any continued use of surrounding areas of land for police functions.

12.233 A Transport Assessment will be required to determine any mitigation measures including in relation to the junction of the site with the A1214.

12.234 The Cross Boundary Water Cycle Study between Suffolk Coastal District Council and Ipswich Borough Council identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for further development must be accompanied by a site-specific Flood Risk Assessment.

12.235 Martlesham Primary Academy and Gorseland Primary School are forecast to be over capacity during the first five years of the plan period and additional school spaces will be required as detailed in the Infrastructure Delivery Framework. A contribution will be required through the Community Infrastructure Levy towards increasing primary school provision. Kesgrave High School is currently operating over capacity with no immediate opportunities for expansion and a contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes. The focus within the policy on smaller and flatted development is expected to result in a lower demand for school spaces from this development.

12.236 Current forecasts show that there is sufficient early years capacity within Martlesham ward to provide the proposed development. However, due to the scale of the development it will be necessary to reconsider this position at the point at which a planning application is made, and if necessary provision of 0.1ha of land on the site will need to be made available for a new early years setting.

12.237 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required to meet the needs arising from new development. A contribution through the Community Infrastructure Levy will be required towards provision at Martlesham Surgery and Birches Medical Centre, as detailed in the Infrastructure Delivery Framework.

12.238 Suffolk County Council have indicated that Foxhall household waste recycling centre is overcapacity and under pressure due to the site size and access from the highway. As a result, a contribution through the Community Infrastructure Levy will be required towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.239 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Ipswich library which has been identified as a library where improvements are necessary to enhance provision. A contribution would be made through the Community Infrastructure Levy as set out in the Infrastructure Delivery Framework.

 

Policy SCLP12.25: Suffolk Police HQ, Portal Avenue, Martlesham

10.7ha of land at the Suffolk Police Headquarters Site is allocated for the development of approximately 300 dwellings. Development will be expected to comply with the following criteria:

a) Delivery of a high quality, high density residential scheme incorporating flats and mix of residences to meet local needs;

b) Delivery of a distinctive scheme in the wider context of the Martlesham Heath hamlets and the important gaps between them;

c) Provision of affordable housing on-site;

d) If needed at the time of a planning application, 0.1ha of land on the site should be reserved for a new pre-school setting;

e) An archaeological assessment is required;

f) A site-specific Flood Risk Assessment is required;

g) The mature woodland areas should be retained and be accessible;

h) Provision of open space providing opportunities for all ages;

i) Provision of allotments which are accessible to residents and the wider community;

j) Provision of sports facilities with opportunities for community use;

k) Significantly enhance permeability through the site and linking into adjacent pedestrian and cycle routes; and

l) Provision of an ancillary area of communal workspace supporting social interaction and cohesion.

2. Note, this figure relates to the Parish of Martlesham [back]
3. Ipswich Economic Area Sector Needs Assessment (Lichfields, 2017) [back]