Suffolk Coastal Local Plan - Final Draft

Final Draft Local Plan

12 Strategy for the Rural Areas


Contents


12.364 The rural areas of the District comprise the Large Villages, Small Villages and countryside across the District.

12.365 45% of the population of Suffolk Coastal District live within the rural areas. Within rural areas it can be more difficult to access services and the potential for people to become isolated, particularly if they do not own a car, is greater than in the urban areas. Therefore it is important to ensure that rural communities continue to be vibrant and that interaction is facilitated. In addition, the more remote rural parts of the District are less well-served by public transport, high speed broadband and mobile phone coverage. Accessing housing in rural areas can also be an issue, as house prices are generally higher than in the more urban parts of the District.

12.366 The rural areas of the District also contain some of the most sensitive and valued environments including the Suffolk Coast and Heaths Area of Outstanding Natural Beauty, Historic Parks and Gardens and Heritage Coast, along with internationally protected habitats. The rural areas are valued for their heritage assets, with a number of Conservation Areas designated in villages and a wide range of Listed Buildings. These areas are also some of the most desirable in which to live, as evidenced by house price data in the Strategic Housing Market Assessment (2017) which showed the Suffolk coast, in particular, as having much higher house prices than the more urban areas. Suffolk Coastal District also has a high number of second homes, at over 2,500 properties compared to under 500 in neighbouring Mid Suffolk. Many of the rural parts of the District, and the natural and historic environment, are also important as visitor destinations. The approach of the Plan is that tourism should be managed in a way which protects the features which make the District attractive as a destination.

12.367 A key part of the strategy for the Local Plan is around sustaining and supporting rural communities. The National Planning Policy Framework recognises the importance of supporting the retention of local services and facilities and locating housing where it will enhance and maintain the vitality of rural communities.

12.368 The rural parts of the District include a number of Large and Small Villages (as set out in the Settlement Hierarchy) as well as extensive areas of countryside which support smaller communities.

12.369 The approach for rural areas is to allocate sites in the Large and Small Villages, in particular where this can help to support local services, provide opportunities for a range of site sizes to come forward, diversify the mix of housing available, particularly for the older population and contribute to provision of affordable housing. Alongside this, it is important that growth in rural areas maintains, and enhances where possible, the diverse and high quality natural and historic environment of the District.

12.370 Opportunities and constraints to further development vary across the rural parts of the District. Those rural areas that are well related to the A12 or to Ipswich present greater opportunities for new development to be well connected to other, larger locations. Those places which are more remote are less well placed to provide such benefits, although some growth in these locations can help to support local services and communities. Significant further development in the area around the Deben peninsula, which is primarily accessed via Melton, is constrained due to issues related to capacity at the crossroads in Melton.

 

Policy SCLP12.34: Strategy for the Rural Areas

The strategy for the rural areas is to support and enhance the vitality of rural communities and enhance the visitor experience whilst protecting and enhancing landscapes, and the natural, built and historic environment.

The strategy for rural areas seeks to deliver:

a) Opportunities for employment development alongside the protection of existing employment uses;

b) Improvements to connectivity and accessibility, including through continued improvements to high speed broadband and mobile phone coverage;

c) The provision of new housing which contributes to providing a mix of housing choice in rural areas and helps to sustain rural communities, including through allocations in or well related to Large Villages and Small Villages;

d) Enhancements to the visitor experience;

e) Protection and enhancement of the Area of Outstanding Natural Beauty, whilst also recognising the value of locally important landscapes;

f) Protection of designated habitats, priority habitats and protected species, including managing the effects of increased visitor pressure on the European protected sites, and seeking to provide enhancements for biodiversity; and

g) Conservation and enhancement of valuable heritage assets. 

 

Employment site allocations

Land at Innocence Farm, Trimley St Martin (adjacent Kirton)

295 Land at Innocence Farm, Trimley St Martin (adjacent Kirton)

Background and context

12.371 A large area of land is identified for employment related uses adjacent to the communities of Kirton and Trimley St Martin at Innocence Farm. The site is agricultural land with a relatively flat topography and provides access to the A14 as well as the local road network.

12.372 Supporting the Port of Felixstowe and the economic opportunities facilitated by the port related operations is a key objective of the Local Plan as outlined in earlier policies. The Port of Felixstowe is Britain's biggest and busiest container port and can accommodate the largest container vessels in the world as well as providing some of the deepest water close to the open sea of any European port.

12.373 The Department for Transport highlights the importance of ports across the country in the Transport infrastructure for our global future study published in 2018. The study highlights that key role played by ports as a facilitator of trade and economic activity in a country that is heavily reliant on ports for imports and exports of goods. The Government acknowledge that investment in hinterland links can facilitate a successful port industry, which potentially enables wider economic benefits[1] to be realised and the Local Plan has a role in delivering this success.

12.374 The Port of Felixstowe accounts for approximately 40% of all container traffic into the United Kingdom (equivalent of 4 million containers per year) and this generates a need for port based logistics, transport, haulage and warehousing operations to support the supply chain businesses in the area. Land at the Port of Felixstowe and immediately adjacent has been developed over recent decades but some buildings are nearing the end of their lives and are becoming increasingly inefficient for modern day requirements. The limited land available within the existing area identified (in Policy SCLP12.7 Port of Felixstowe) for port related uses makes the redevelopment of these sites problematic.

12.375 Public consultation responses from businesses have highlighted the limited expansion opportunities on land currently identified for economic use at the Port of Felixstowe and on sites adjacent. In response to these business concerns, early in the plan making process, the Council commissioned the Port of Felixstowe Growth and Development Needs Study (2018) which sought to understand the likely future growth potential for the Port of Felixstowe and the related need for additional land allocations.

Supporting the Port of Felixstowe

12.376 Although well in excess of the employment land need identified in the evidence base for the whole District, the Port of Felixstowe Growth and Development Needs Study demonstrates that the Port and related economic sectors require significant additional land to accommodate future needs and forecasts. The need for additional land, outlined as low, central and high case forecast requirements, reflects the important economic role played by the Port of Felixstowe at the local, national and international level.

12.377 The Local Plan identifies the site as an area for economic activity which is specifically for port related uses. In response to consultation feedback on the First Draft Plan, the employment allocation has been amended significantly to provide an area of land which is the equivalent of the central case for off-port land requirements as outlined in the Port of Felixstowe Growth and Development Needs Study. The level of future growth anticipated by the Study is subject to fluctuations dependent on a variety of outside factors but the Council considers this an appropriate level to plan for to build a strong, competitive economy across the District as encouraged by National Planning Policy. The site will provide a flexible solution to accommodate needs and promote investment opportunities across the plan period, alongside other opportunities in the area. The allocation ensures that the District and the national economy is able to provide a rapid response to changes in the port related sectors which is currently not available in Suffolk Coastal.

12.378 Land at Innocence Farm provides an opportunity which is well related to the Port of Felixstowe, existing operations and activities to provide additional land specifically for port related uses in a location well related to the Port. Being well related to the Port ensures that economic benefits can be maximised and retained within the District whilst reducing the overall environmental constraints and vehicular miles travelled if operations are further afield. Operations which rely on and provide support enterprises and functions such as warehousing, storage and lorry parking require a flexible approach to site provision to ensure that the Port of Felixstowe maintains it competitive position as the "Port of Britain". Over the plan period, the evidence forecasts a need for additional land to meet the off-port land requirements of this ever changing and rapidly evolving.

12.379 Uses on this site will be restricted to those which provide support for port related businesses and operations. The Council will take a flexible approach to these uses to allow businesses to be flexible and respond to ever changing demands of the sector. Uses are expected to primarily include warehousing, and lorry parking. Ancillary uses on the site will be limited to small scale operations which support the needs of the businesses and operations (such as cafes and truck stop facilities). The design and layout of the site will need to be sympathetic to the nearby communities and ensure that appropriate landscaping and screening is provided. The site is expected to be operational 24 hours a day to reflect the operations of the Port of Felixstowe. Therefore, lighting and noise strategies need to be established within the context of the required landscaping and kept under review to reduce the impact of the development.

12.380 Suffolk Coastal is a District at the forefront of Major Energy Infrastructure for the country as outlined in Policy SCLP3.4. Over the plan period, the Council is aware of nationally significant infrastructure projects which may have significant economic benefit for the District and the country as a whole. The location and size of the site at Innocence Farm may, in exceptional circumstances, provide the opportunity to use the land to assist in the delivery of infrastructure for these projects. Over the plan period, the Council will, in partnership with energy providers and local stakeholders, such as Suffolk County Council and the local community, seek to identify the most appropriate solutions which deliver benefits to all parties. Once operations relating to Major Energy Infrastructure projects are completed any land will be expected to revert back to solely port related uses or returned to natural habitat to further enhance the landscaping surrounding the site.

Integration and connectivity

12.381 The site is in agricultural use and provides a break between the communities of Kirton and Trimley St Martin. To retain this separation and reduce the impact of development in this location, the Council will require significant landscaping on the northern and eastern boundaries of the site as shown on the indicative master plan.

12.382 Landscaping in the form of retaining hedgerows, tree planting and bunds will be required to complement the surrounding landscape within the setting of the Suffolk Coast and Heaths AONB. Landscape bunds around the perimeter of the employment site will provide natural screens to buildings, as well as helping to reduce operational noise. The landscaping will be expected to deliver an exemplar scheme of strategic landscaping, design and layout to realise environmental gains.

12.383 Access is currently provided by a number of small agricultural tracks and entrance points. To support the future activities on the site, suitable access arrangements need to be created to the satisfaction of Suffolk County Council as local Highways Authority as well as Highways England who have responsibility for the A14 and associated junctions. In order to provide greater flexibility in respect of suitable access points to the site, land to the south of the A14 has been included within the allocation. Utilising land on both sides of the A14 will ensure that access can be achieved in both easterly and westerly directions which will remove traffic from the local road network serving the surrounding communities.

12.384 Transport modelling shows the potential for increasing pressure on the A14 corridor and the Seven Hills junction, as well as some more localised impacts. Economic evidence underpinning the Local Plan has highlighted the importance of appropriate access to sites for employment related uses and this site is no different. The increased use of HGV vehicles will require upgraded access points to the A14. In order to reduce the impact on the local road network, restrictions will be imposed on operators of the site to create dedicated routes for HGV traffic which will restrict the use of Innocence Lane and nearby rural roads as well as A14 Junction 59 which serves the villages of Kirton, Trimley St Martin and Trimley St Mary.

12.385 Public consultation responses have highlighted that the parking provision for HGVs is limited in the area, which leads to an increased use of laybys for over night stops. The scale of the site at Innocence Farm provides the opportunity for over night parking to be provided for HGVs as a realistic alternative to the continued use of laybys on the A14 and the A12.

12.386 The Port of Felixstowe is well served by railway connections which transport containers to the rest of the country and reduce the volume of HGVs on the road network. With support from Network Rail, the Port of Felixstowe has developed its £37 million North Rail Terminal which has doubled rail capacity[2] . The continued use of the railway is supported by the Council and opportunities to link Innocence Farm with the railway connections serving the Port of Felixstowe should be investigated and where feasible implemented to support the operations and demands of the port related sector.

Comprehensively delivering sustainable development

12.387 To ensure that the economic area is delivered in a manner which accords with the principles of sustainable development, consultation feedback and evidence has highlighted a variety of site specific issues that need to be considered as the site evolves.

12.388 Opportunities to provide local community benefit in the form of providing access to the green areas within the site, through the creation of public rights of way, will be secured. These access routes will provide for walking and cycling through the site and will link into the wider public rights of way network, such as opportunities for off road cycle links to Felixstowe and upgrading the current footbridge over the A14 to Trimley St Martin to allow for cycling opportunities. As part of the landscaping surrounding the employment areas, there is potential to encourage community projects. These could include the creation of woodland and nature reserves, or car parking provision to address the issues of on road car parking at Trimley St Martin Primary School as identified through the consultation feedback. Introducing new habitats which support wildlife and improve biodiversity will provide benefits to the area which is currently in agricultural use. Proposals will need to be informed by a Landscape and Visual Impact Assessment and take into account any views of the site from within the Area of Outstanding Natural Beauty and the nearby residential areas.

12.389 Suffolk Wildlife Trust have identified that the site has the potential to support a range of species, including potentially some protected and/or UK priority species and therefore request an ecological audit is undertaken prior to development. The ecological assessment will include necessary mitigation, compensation and enhancement measures that may be required as part of the onsite landscaping.

12.390 This large site lies in an area of very high archaeological potential, within a broader landscape of cropmark evidence for early activity. On the site itself, there are cropmarks of trackways and a field system which are currently undated but may be early, as well as boundaries and evidence for settlement. Cropmarks continue to the south and northeast. A complex ring of ditches lies to the northeast. The site has not been subject to systematic archaeological evaluation but development has the potential to impact on archaeological remains. The site is also the location of a World War II Radar station with a camp to the north, and concrete generator huts are recorded. Suffolk County Council have highlighted that archaeological assessment should be required to inform the viability of schemes, mitigation requirements and conservation in situ of significant remains.

12.391 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

12.392 UK Power Networks have indicated the need for a new primary substation at this site with a capacity of 11-33kv. This is required in order to allow for electricity to be fed from the Felixstowe network to facilitate projected electricity demand from the uses proposed at this site. Electricity demand will be complemented by pre-existing plans to reinforce the Felixstowe network as detailed in the Infrastructure Delivery Framework.

12.393 A project level Habitats Regulations Assessment will need to ensure that hydrological impacts are checked and adequately mitigated for if required.

12.394 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

12.395 Development is not expected to come forward all at once and therefore will be phased over the plan period, and beyond 2036 if delivery is slower than anticipated. Although it is essential that the landscaping and environmental improvements are undertaken up front to ensure that the impact of future development is minimised accordingly. The scale of the development will be kept under review by the Council in conjunction with representatives from the economic sector (such as Port of Felixstowe, warehousing and haulage companies) and the landowners and may be subject to review in future Local Plans if delivery is faster or slower than forecast.

12.396 The illustration below shows how the employment area could be developed. The master plan is indicative at this stage and further refinement will be informed by responses to the Local Plan and community engagement.

300 Indicative master plan for Innocence Farm

Indicative master plan for Innocence Farm

Policy SCLP12.35: Land at Innocence Farm

A large scale employment allocation of approximately 67ha is identified on the western part of the site at Innocence Farm for port related businesses and operations to support the continued viability of the Port of Felixstowe as outlined in the Port of Felixstowe Growth and Development Needs Study (2018), and other related activities including HGV parking. Proposals which provide small scale complementary uses which serve the ancillary needs of the businesses operating at this site will be supported where necessary.

Dedicated access from the A14 at the western end of the site and utilising land south of the A14 is required to provide vehicular access to the site in both an easterly and westerly direction. HGV movements will be restricted to dedicated routes introduced to the satisfaction of Suffolk County Council and Highways England. Opportunities to connect Innocence Farm and the Port of Felixstowe by railway should be investigated and these will be supported where they further reduce the traffic movements on the main road network.

Significant landscaping and buffers totalling approximately 50ha of land are to be provided on the eastern and northern parts of the site which is to be informed by Landscape and Visual Impact Assessments prior to any employment related development taking place on the western part of the site. Opportunities to enhance and link into the existing Public Rights of Way network and provide areas of useable natural open space and other community benefits are encouraged.

New development proposals will be required to implement design principles regarding scale, massing, materials and lighting to reduce the impact of any built form on the nearby communities and surrounding landscape, particularly the setting of the AONB.

Given the type and scale of use proposed at this site, a new 11-33kv primary substation will be required in order to feed into the Felixstowe network.

Applications for development on this site will need to be subject to:

a) Site-specific Flood Risk Assessment;

b) Archaeological Assessment;

c) Minerals Assessment;

d) Ecological Assessment; and

e) Habitats Regulation Assessment screening.

Any development which would result in significant adverse effects which could not be appropriately mitigated will not be permitted. 

1. Transport infrastructure for our global future, A Study of England’s Port Connectivity Department for Transport 2018. [back]
2. Transport Infrastructure for our global future, A Study of England’s Port Connectivity Department for Transport 2018. [back]

Former airfield Debach

302 Former airfield Debach

12.397 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). Proposals for development relating to this site will also be considered against employment policies in Chapter 4.

12.398 Land at Former airfield Debach encompasses 10.89ha, development of which is expected to provide B1, B2 and B8 employment uses.

12.399 Employment uses on this site are split between two ownerships, Debach Enterprises and Clopton Business Park. The developed area is long and narrow with limited scope for extension or intensification within it. The two areas contain a mix of lawful uses in Use Classes B1, B2 and B8. In order to enable the site to continue to accommodate churn of tenants over the plan period, the site owners have identified the need for limited flexibility to enable existing built units to be re-furbished or replaced to provide an appropriate gap between them. This would enable the site to meet modern fire regulation standards.

12.400 Traffic impact on the local highway network remains the key concern in respect of this site. Applications for any change of use or other proposals that would result in an intensity of use and associated increase in traffic will need to demonstrate that their proposal is acceptable to the Highway Authority.

12.401 The Environment Agency have highlighted that the site overlies a Principal Aquifer, with a groundwater abstraction licence in place approximately 50m from the site boundary. 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.

12.402 Anglian Water have advised that development of this site may require a new sewage treatment facility. This should be discussed between the developer and Anglia Water ahead of any relevant planning application being submitted to the Council.

12.403 Any relevant development proposals should include a desk-based assessment to identify potential impacts on heritage assets. Archaeological investigation will be required at an appropriate stage in the development process, depending on the scale and nature of proposals.

12.404 The Cross Boundary Water Cycle Study between Suffolk Coastal District Council and Ipswich Borough Council has identified 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 SCLP12.36: Former airfield Debach

The former airfield at Debach as identified on the Policies Map comprises 10.89 hectares of employment land. The site is fully occupied and contains lawful uses within Use Classes B1, B2 and B8.

Planning permission will be granted for new employment provision, through re-development or refurbishment of existing buildings or any other change of use proposal that would result in an increased level of activity within the site provided that:

a) The use is restricted to activities falling within Use Classes B1, B2 and B8;

b) Where necessary, a transport statement or transport assessment can demonstrate to the satisfaction of the Highway Authority that the scale and type of traffic generated is acceptable in terms of impact on the local road network;

c) Where necessary, investigation of potential contamination at the site has been undertaken prior to submission of any relevant planning application;

d) Where necessary, adequate sewage treatment facilities are provided;

e) If required measures have been taken to assess and manage any heritage assets on the site;

f) A site-specific Flood Risk Assessment is provided for proposals greater than 1ha; and

g) Where necessary, a drainage strategy is approved and implemented before development proceeds.

Carlton Park, Kelsale

304 Carlton Park, Kelsale

12.405 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 and proposals for development relating to this site will also be considered against employment policies in Chapter 4.

12.406 Carlton Park is an existing and well established employment site of around 8ha which allows for a range of B1 Business, B2 General Industry and B8 Storage and Distribution employment uses. With direct access onto Main Road, Kelsale, it is well related to the A12 and thereby the main road network for the District. It is the only significant industrial estate in the Saxmundham locality and is particularly important given the amount of new residential development permitted in and around the town.

12.407 Approximately 3ha of land within the site, as defined on the Policies Map, remains available for development. Whilst the site remains appropriate to a range of employment uses, particular encouragement should be given to new uses which have a high employee to floorspace ratio, given the limited opportunities for employment around Saxmundham.

12.408 The Environment Agency have highlighted that the site overlies a Principal Aquifer and is within Groundwater Source Protection Zone 3. 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.

12.409 The Cross Boundary Strategic Flood Risk Assessment between Suffolk Coastal District Council and Waveney District Council and the Cross Boundary Water Cycle Study between Suffolk Coastal District Council and Ipswich Borough Council identify this site as being within Flood Zone 3. Any proposals for further development at this site must therefore have regard to this issue and be accompanied by a site-specific Flood Risk Assessment.

12.410 Suffolk County Council have advised that any development proposals should include a desk-based assessment and historic assets assessment of the buildings to be affected. Proposals should include appropriate treatment of heritage assets. Archaeological investigation will be required at an appropriate stage in the development process, depending on the scale and nature of proposals.

12.411 Development proposals at Kelsale should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Benhall Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

 

Policy SCLP12.37: Carlton Park, Main Road, Kelsale cum Carlton

Carlton Park as identified on the Policies Map comprises some 8ha of employment land. 3ha of land remains vacant. The site contains lawful uses within Use Classes B1, B2 and B8.

Proposals for development of B1, B2 and B8 uses will be permitted subject to the following criteria:

a) Proposals for further development of the site should be accompanied by a site-specific Flood Risk Assessment;

b) An investigation into any potential contamination of the site should be undertaken prior to the submission of a planning application;

c) Where appropriate, measures should be taken to assess and manage any heritage assets on the site; and

d) Proposals that generate a significant amount of traffic movements from the site will be required to provide a Transport Assessment, assessing the impact of the proposal on the local highway network.

In recognition that it is the largest employment site close to Saxmundham and well related to the local transport network, encouragement will be given to those uses which have a high employee to floorspace ratio.

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

Levington Park, Levington

306 Levington Park, Levington

12.412 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is identified for employment uses and proposals for development relating to this site will also be considered against the employment policies in Chapter 4.

12.413 Levington Park is a former agricultural research station, which provides office space for manufacturing, logistics and shipping companies. The buildings are set in large well kept grounds reflecting both its former history and sensitive rural location. The site is surrounded by open countryside which forms part of the AONB, is close to the village of Levington but with limited road access which is not suited to HGVs or any use which generates significant amounts of traffic.

12.414 The Environment Agency have highlighted that the site overlies a Principal Aquifer. 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.

12.415 Whilst continuing to support the site in its current employment use, it remains the case that the site is not suited to an intensification of employment activity.

12.416 Project level Habitats Regulations Assessment may be required to assess hydrological impacts and any effects would need to be adequately mitigated.

12.417 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.

 

Policy SCLP12.38: Levington Park, Levington

Levington Park, as identified on the Policies Map, is an existing low key employment site, some 3.29ha in size.

Development will be expected to accord with the following criteria:

a) In order to reflect its former use, its sensitive location and poor road access, the Council will continue to resist any significant intensification of use which would have a demonstrable adverse impact on surrounding uses;

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

c) Project level Habitats Regulations Assessment will be required;

d) An archaeological investigation may be required depending on the nature of the groundworks; and

e) Project level Habitats Regulations Assessment will be required.

Silverlace Green & Former Airfield, Parham

12.418 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The sites are identified for employment use and proposals for development relating to these sites will also be considered against the employment policies in Chapter 4.

12.419 This disused former airfield site straddles a number of parishes however the employment element is concentrated in two areas as shown on the plan. Across the two areas, employment uses are restricted to Use Classes B1 Business and B2 General Industry use. Previous Local Plan policy encouraged the retention of tree and hedgerow planting where it screened buildings and acted as a sound barrier. Encouragement was given to replacement of buildings which had fallen into disrepair with limited space for expansion.

12.420 The sites have evolved over time but the policy approach remains the same. These sites are important sources of local employment, but due to their location traffic generation associated with them remains a key issue. Any applications for additional floorspace or an intensification of activity will require a transport assessment.

12.421 Consideration should be given to the need for mitigation to manage the relationship between any new employment uses and the existing waste use on the site.

12.422 The Environment Agency have highlighted that the site overlies a Principal Aquifer, the western end of the site falls within Environment Agency Groundwater Source Protection Zone SPZ 1, the eastern end SPZ3 and central section SPZ2. 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.

12.423 Development proposals at Parham should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Easton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.424 The Water Cycle Study also 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.

12.425 The southern portion of land at Silverlace Green sits within attractive estate farmland and parkland landscape of strong and distinctive character. Particular attention will need to be given to the visual impact of any development in the wider landscape.

12.426 Suffolk County Council Archaeology have confirmed that any development proposals should include a desk-based assessment and historic assets assessment of the buildings to be affected, particularly if buildings survive relating to military use. Proposals should include appropriate treatment of heritage assets. Archaeological investigation will be required at an appropriate stage in the development process, depending on the scale and nature of proposals.

 

Policy SCLP12.39: Land at Silverlace Green (former airfield) Parham

Land at Silverlace Green as identified on the Policies Map comprises some 2.24 hectares of employment land. Within the site 0.98 hectares of land remains vacant. The site contains lawful uses within Use Classes B1 and B2.

Planning permission will be granted for new employment provision, including re-development or refurbishment of existing buildings provided that:

a) The use is restricted to activities falling within Use Classes B1 and B2;

b) A transport assessment can demonstrate to the satisfaction of the Highway authority that the scale of the proposed use and type of traffic generated is acceptable in terms of impact on the local road network;

c) Existing screening to the site boundaries is retained and if appropriate increased to limit the visual impact of development;

d) The proposals address the need to manage the relationship between new uses and the existing waste facility on the site;

e) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided;

f) Adequate sewage treatment facilities are provided;

g) A drainage strategy is approved and implemented before development proceeds;

h) Investigation of potential contamination at the site has been undertaken prior to submission of any planning application;

i) A site-specific Flood Risk Assessment is provided for development of 1ha or more;

j) Any new building or extension to an existing building is acceptable in terms of visual impact on landscape character; and

k) Where appropriate, measures have been taken to assess and manage any heritage assets on the site.

  

Policy SCLP12.40: Former airfield Parham

The former airfield at Parham as identified on the Policies Map comprises some 5.72 hectares of employment land. 1.67ha of land remains vacant. The site contains lawful uses within Use Classes B1 and B2.

Planning permission will be granted for new employment provision, including re-development or refurbishment of existing buildings provided that:

a) The use is restricted to activities falling within Use Classes B1 and B2;

b) A transport assessment can demonstrate to the satisfaction of the Highway Authority that the scale of the proposed use and type of traffic generated is acceptable in terms of impact on the local road network;

c) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided;

d) A site-specific Flood Risk Assessment is provided for proposals of 1ha or more;

e) A drainage strategy is approved and implemented before development proceeds;

f) Existing screening to the site boundaries is retained and if appropriate increased to limit the visual impact of development; and

g) Where appropriate, measures have been taken to assess and manage any heritage assets on the site.

Rendlesham (Bentwaters)

312 Rendlesham (Bentwaters)

12.427 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is identified for employment uses and proposals for development relating to this site will also be considered against the employment policies in Chapter 4.

12.428 Land at Bentwaters Park encompasses 390ha, development of which will provide employment uses complementary to the existing employment activities on site.

12.429 This site comprises the former Technical Base at Rendlesham. It is a large site of approximately 390 hectares containing over 300 buildings and structures as well as extensive areas of grass. It is estimated to employ around 400 people. The site lies wholly within the AONB, adjoins The Sandlings SPA and is in close proximity to the Alde-Ore Estuary SPA, SAC and Ramsar site (European sites). Part of the site abuts Wantisden Church a grade 1 listed building.

12.430 The site, although predominantly within the parish of Rendlesham also crosses into Tunstall and Wantisden. The Rendlesham Neighbourhood Plan confirms that policies relating to this site will be dealt with through the Local Plan.

12.431 The site is unique within the District for the combination of buildings which remain on site and for the wide and very eclectic range of activities located here. Activities range from agricultural storage, to film recording as well as more traditional B1, B2 and B8 type uses. It is also subject to an extant planning permission for a hotel.

12.432 The site is also host to a number of innovative renewable energy facilities (including an anaerobic digester) and is connected to the Suffolk Strategic Lorry Route Network via a Zone Distributor Route.

12.433 As a consequence of its former military role, the site is acknowledged by Historic England to contain a range of historical assets including artwork. The cold war museum housed on the site is a tourist attraction.

12.434 Anglian Water have advised that development of this site may require improvements to the sewerage treatment capacity. The extent of any improvements will need to be assessed through discussion between the developer and Anglian Water ahead of any relevant planning application being submitted to the District Council.

12.435 The Environment Agency have highlighted that the site overlies Principal and Secondary Aquifers. 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.

12.436 Project level Habitats Regulation Assessment may be required and projects will only be approved with effective measures to prevent impacts on European sites. Project level Habitats Regulation Assessment will need to consider a range of urbanisation effects such as noise and lighting.

12.437 In December 2015 the Council granted planning permission for a comprehensive scheme for the whole site, which regularises the existing uses, as well as a business plan for its development. The planning permission C/10/3239 contains a schedule of uses for each of the buildings and areas within the site and an accompanying site plan. The decision notice and unilateral undertaking include a very comprehensive set of conditions designed to address issues of concern, most notably traffic impact on the local road network, issues of residential amenity and environmental concerns due to the site being within the AONB. This detailed information provides the baseline for the following policy and therefore sits as evidence in support of the Local Plan. A new footpath/bridleway access from Rendlesham into the adjoining countryside, opening up access for residents of Rendlesham, is to be provided alongside these proposals.

12.438 The following policy is designed to support the planning permission and to support the longer term use of the site through the plan period.

 

Policy SCLP12.41: Bentwaters Park, Rendlesham

Bentwaters Park as identified on the Policies Map covers an area of some 390 hectares. It contains a wide range of traditional and unusual (sui generis) employment uses which make use of the great variety of building sizes and types and infrastructure available on the site. The building types are reflective of its former use as a military airfield.

The Council is keen to ensure that this site remains a vibrant employment site. Accordingly, the Council will permit new employment uses where they will not breach site, environmental and highway constraints identified and conditioned in the planning permission C/10/3239 approved 11/12/2015. Outside of those limits new employment uses will be permitted where they are supported by robust evidence which confirms that their individual and cumulative impacts are acceptable. In both circumstances, proposals should conform to local and national planning policy, particularly with regard to the environmental designations on and in close proximity to the site.

Project level Habitats Regulations Assessment will be required.

Riverside Industrial Estate, Border Cot Lane, Wickham Market

315 Riverside Industrial Estate, Border Cot Lane, Wickham Market

12.439 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is identified for employment uses and proposals for development relating to this site will also be considered against the employment policies in Chapter 4.

12.440 Riverside Industrial Estate is an important local employment site on the edge of Wickham Market with permission for a range of B1 Business and B2 General Industry type uses. The Council is keen to see it retained as a local employment centre, particularly as a number of smaller former employment sites around the village have been lost to other uses.

12.441 The Environment Agency have highlighted that the site overlies a Principal Aquifer and is within Groundwater Source Protection Zone 2. 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.

12.442 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.

12.443 Development proposals at Wickham Market should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Wickham Market Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

 

Policy SCLP12.42: Riverside Industrial Estate, Border Cot Lane, Wickham Market

Riverside Industrial Estate comprises 2.04ha of land with permission for a mix of B1 and B2 type uses as shown on the Policies Map.

The Council will continue to support proposals for re-development or intensification of B1 and B2 uses within the defined area where it can be demonstrated that schemes are acceptable in terms of impact on the local highway network, and nearby residential uses. Design will also be an issue given the sites location on the edge of the village and the fact that it is surrounded by countryside of attractive and distinctive river valley landscape character.

Planning permission will be granted for new employment provision, including re-development or refurbishment of existing buildings subject to proposals demonstrating:

a) investigation of potential contamination on the site prior to the submission of a planning application;

b) A site-specific Flood Risk Assessment for proposals of 1ha or more;

c) Adequate capacity in the foul sewerage network or that capacity can be made available;

d) Provision for an archaeological investigation depending on the nature of the groundworks;

e) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided; and

f) A transport assessment to assess the impact of the proposal on the local highways network.

Housing and mixed use site allocations

Land to the East of Aldeburgh Road, Aldringham

317 Land to the East of Aldeburgh Road, Aldringham

12.444 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). This site is allocated for residential development of approximately 40 dwellings.

12.445 Aldringham (2011 pop. 759) is a Small Village in the settlement hierarchy situated to the south of Leiston and approximately 0.6 miles west of Knodishall. The settlement follows the B1122 main road between Aldeburgh and Leiston and is also built around the Green on Mill Hill. The Grade 2 listed building 'Parrot and Punchbowl Inn' situated on the crossroads acts as a visual, focal point for the village.

12.446 1.66 ha of land is identified as suitable for approximately 40 dwellings. The site is centrally located, on the eastern side of the village. The land rises gently to the north with Aldringham House located at the north east corner, with the cross roads situated 130 metres to the south.

12.447 Due to the prominent location of the site; on sloping ground, on the edge of Aldringham, a key consideration is how the development sits in the surrounding landscape. The development should enhance the character of the site and surrounding landscape through high quality design, including planting schemes and boundary treatments. Any loss of native species hedgerow will need to be replaced with additional native species hedging.

12.448 The design will need to be sympathetic to the setting of nearby Listed Buildings and, in particular, the Grade II Listed Building Elm Tree Farm House.

12.449 Achieving appropriate access arrangements regarding the provision of off road parking, and securing acceptable access sight lines, will be subject to approval by Suffolk County Council as the highways authority.

12.450 Anglian Water has confirmed that surface water disposal should be in accordance with the water management hierarchy. This may include the use of soakaways or other forms of sustainable drainage systems.

12.451 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 development must be accompanied by a site-specific Flood Risk Assessment.

12.452 A project level Habitats Regulations Assessment will be required which will need to ensure that hydrological and recreational impacts are checked and adequately mitigated for if required.

12.453 Coldfair Green Primary School is forecast to be over capacity during the first five years of the plan period and therefore a contribution towards additional school spaces through the Community Infrastructure Levy will be required as detailed in the Infrastructure Delivery Framework.

12.454 Early years provision in Aldeburgh ward is forecast to be over capacity and this development will be required to contribute through the Community Infrastructure Levy, towards the expansion of existing settings as detailed in the Infrastructure Delivery Framework.

12.455 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that enhancements will be required in Leiston/Yoxford to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy for enhancements at Leiston Surgery and its branch surgery at Yoxford, as detailed in the Infrastructure Delivery Framework.

12.456 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework

12.457 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Aldeburgh library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be requested through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.43: Land to the East of Aldeburgh Road, Aldringham

1.66ha of land to the east of Aldeburgh Road, Aldringham, as shown on the Policies Map, is identified for the development of approximately 40 dwellings.

Development will be expected to accord with the following criteria:

a) Design and layout should enhance the character of the site and surrounding landscape through high quality design, including planting schemes and boundary treatments and be sympathetic to the setting of nearby Listed Buildings, and consider the impact of external lighting on the setting of the AONB;

b) Any loss of native species hedgerow will need to be replaced with additional native species hedging;

c) Affordable housing to be provided on-site;

d) Appropriate access arrangements regarding the provision of off road parking, and securing acceptable access sight lines;

e) A biodiversity survey will be required and, if necessary, appropriate mitigation provided;

f) Project level Habitats Regulations Assessment will be required;

g) An archaeological assessment will be required;

h) A pedestrian crossing point will be required;

i) Surface water disposal must be in accordance with the water management hierarchy;

j) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided; and

k) A Landscape Visual Impact Assessment (LVIA) will be required in order to assess the impacts on the AONB, identify mitigation measures and inform landscaping proposals for the site.

Land South of Forge Close between Main Road and Ayden, Benhall

320 Land South of Forge Close between Main Road and Ayden, Benhall

12.458 Benhall (2011 pop. 521) is identified as a Small Village in the settlement hierarchy, having a range of facilities including a primary school, convenience store and village hall. Benhall is located close to the A12, and some additional development within the village will therefore help to support the Local Plan strategy which recognises the A12 corridor as a focus for growth.

12.459 The site is allocated for development of approximately 50 dwellings. The site is located close to the A12, immediately to the south of site SSP6 which was allocated in the Site Allocations and Area Specific Policies DPD and has subsequently received planning permission. The main part of the village is to the east of the site around Mill Lane and Benhall Green lies further east beyond this.

12.460 The site is well related to the existing built up area of the village and is currently agricultural land. This distinction between developed and undeveloped areas acknowledges a key aspect of local character in Benhall and Sternfield, that of large open green spaces dispersed throughout the built environment. As the site is located within a Source Protection Zone, Suffolk County Council have commented that a larger than usual area for SuDS may be required.

12.461 Reflecting the character of the surrounding residential areas, the site is considered suitable for semi detached and terraced properties, particularly in the western part of the site. Also important is that open space is well integrated with the built environment to the west, in order to avoid the perception of an isolated clustered development poorly related to the open space and to facilitate the delivery of a walkable and permeable space. The site would also be suitable for housing designed for older people, particularly with the enhanced pedestrian connectivity to Mill Lane.

12.462 As the site is located on the approach to Benhall, it will be important that the southern and western boundary of the site forms an appropriate 'edge' to the village through suitable landscaping. Features and elements which define the estate farmland landscape such as its robust structure of hedgerows should be protected and enhanced.

12.463 Public open space should be provided on site to provide a focal point for the development and to provide opportunities for people of all ages to be active. Provision should reflect local needs and be provided in accordance with the national recommended standard of 2.4ha per 1,000 population.

12.464 As an access is provided on the southern part of the permitted site to the immediate north, the site should be accessed via this to avoid the need for a further access on to the B1121. Opportunities to connect the site with the main village of Benhall through pedestrian and cycling links to the east of the site should be explored.

12.465 There is a small area of surface water flooding recorded in the east of the site and development will be expected to put appropriate measures in place to ensure that surface water disposal is undertaken in accordance with the surface water management hierarchy. There are Grade II Listed Buildings to the north of the site and development will need to be sympathetic to the setting of these.

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

12.467 St Mary's CEVCP School, Benhall, is operating close to capacity and, considering this allocation along with education forecasts, would be over capacity during the first five years of the plan period. Therefore a contribution towards additional school spaces will be required through the Community Infrastructure Levy as detailed in the Infrastructure Delivery Framework

12.468 Early years provision in Saxmundham ward is forecast to be over capacity. The South Saxmundham Garden Neighbourhood will include land for a new early years setting and therefore a contribution will be required through this development towards this provision. Expansion of existing settings in the ward may be secured through contributions via the Community Infrastructure Levy.

12.469 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Saxmundham to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy for additional floorspace at Saxmundham Surgery, as detailed in the Infrastructure Delivery Framework.

12.470 UK Power Networks have indicated a need to improve the 11kv network between Benhall primary substation and Saxmundham. A financial contribution may be required for this site. The extent of any improvements will need to be assessed through discussion between the developer and UK Power Networks ahead of any relevant planning application being submitted to the District Council.

12.471 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.472 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be requested through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.44: Land South of Forge Close between Main Road and Ayden, Benhall

1.76ha of land south of Forge Close between Main Road and Ayden, Benhall, as shown on the Policies Map, is identified for the development of approximately 50 dwellings.

Development will be expected to accord with the following criteria:

a) The development to be served by the existing access to the north of the site from Main Road, and upgrading to the access to the satisfaction of the Highways Authority;

b) The design and layout of the development to provide for higher density terraced and semi detached properties in the western part of the site well integrated with the adjacent open space, and including provision of properties that would be suitable for older persons;

c) Affordable housing to be provided on site;

d) Provision of well integrated public open space to act as a focal point for the development and to make provision for all ages;

e) Contribution towards early years provision;

f) Provision of appropriate landscaping to the south western boundary of the site;

g) Enhanced pedestrian permeability and cycle access will be required;

h) A site-specific Flood Risk Assessment;

i) Surface water disposal to be in accordance with the water management hierarchy;

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

k) Contribution to enhancement of the local electricity network.

Land to the South East of Levington Lane, Bucklesham

323 Land to the South East of Levington Lane, Bucklesham

12.473 Bucklesham (2011 pop. 526) is a Small Village which has a modest range of services including a primary school and a village hall, albeit that the school is located away from the main built up area of the village. Bucklesham is located close to the A14 between Ipswich and Felixstowe and is therefore better connected to larger centres and employment opportunities than some of the other settlements in the District.

12.474 The site is allocated for development of approximately 30 dwellings. The site represents a logical extension to the settlement, bringing the developed area of the eastern side of Levington Lane as far south as the edge of the developed area on the western side of the road.

12.475 The site itself has few constraints to development although the hedgerows and trees along the boundaries of the site should be retained wherever possible and careful attention will need to be paid to boundary treatments to the southern edge of the site to minimise any visual impacts on the approach into Bucklesham. Development should support restoration, maintenance and enhancement of the network of tree belts and natural features in the area.

12.476 The residential areas adjoining the site are typically semi detached dwellings. To reflect the character of the area, semi detached dwellings should be provided along the frontage with Levington Lane, with scope for lower density properties in the east of the site.

12.477 A footway should be provided to connect the site with the existing footpaths along the eastern side of Levington Lane to the north. It will also be necessary to widen Levington Lane along the western boundary of the site to accommodate access to the site.

12.478 Bucklesham Primary School is currently over capacity, and therefore a contribution towards additional school spaces will be required through the Community Infrastructure Levy as detailed in the Infrastructure Delivery Framework. Kesgrave High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education provision in the area.

12.479 Early years provision is forecast to be over capacity in Kirton ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings will therefore be required as set out in the Infrastructure Delivery Framework.

12.480 Development proposals at Bucklesham should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Kirton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.481 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.482 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.483 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 will be required through the Community Infrastructure Levy towards provision at Martlesham Surgery and Birches Medical Centre, as detailed in the Infrastructure Delivery Framework.

12.484 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 through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.45: Land to the South East of Levington Lane, Bucklesham

1.4ha of land to the south east of Levington Lane, Bucklesham, as shown on the Policies Map, is identified for the development of approximately 30 dwellings.

Development will be expected to accord with the following criteria:

a) Design and layout to reflect the linear nature of Levington Lane, with semi detached or terraced properties provided on the frontage with Levington Lane;

b) Affordable housing to be provided on site;

c) Retention of trees and hedgerows along the frontage with Levington Lane where possible;

d) Landscaping and boundary treatments appropriate to the rural character of the area surrounding the site to the east and south;

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

f) Provision of a footpath to connect the site with the footpaths to the north of the site, and widening of Levington Lane along western boundary of site where necessary.

Land to the South of Station Road, Campsea Ashe

326 Land to the South of Station Road, Campsea Ashe

12.485 Campsea Ashe (2011 pop. 375) is identified as a Small Village in the settlement hierarchy, which has a few services including a shop and a village hall. Unlike most villages in the District, it has a train station (Wickham Market station) providing connections to Ipswich and Lowestoft, which provides an opportunity for sustainable travel options associated with development in the village.

12.486 The main part of Campsea Ashe is located to the west of the railway line, with the part of the village to the east (within which this site is located) being more dispersed and not historically being identified within the settlement limits. However, the site is well connected to the station and the main part of the village by a footpath along the B1078.

12.487 The site is allocated for development of approximately 12 dwellings. Adjoining the site is frontage development to the west and the Grade II Listed Old Rectory and Grade II* Listed Church of St John the Baptist to the east. The site is bordered by trees to the east and west. Whilst the development along the B1078 in this location is low density and more sporadic than the main part of the village, the development of the site would be consistent with the pattern of development along the southern side of the B1078 and would not extend further south than the curtilage of The Old Rectory.

12.488 In order that the development integrates with the surrounding landscape, which is characterised by areas of woodland and arable fields, the existing hedgerows and trees on the site should be retained where possible. Boundary treatment to the southern edge of the site should reflect the character of the surrounding landscape for example through inclusion of trees and/or hedgerows. The development will also need to consider effects on the setting of the Grade II Listed Old Rectory to the east of the site, through appropriate layout, design and landscaping. The design of the development is expected to reflect the rural character of the area and to avoid the introduction of suburban features into this landscape.

12.489 As the site contains a number of areas of mature hedgerows and trees, an ecological survey will be required, and any necessary mitigation will be required to be incorporated into the proposals.

12.490 There is surface water flooding recorded on a small area of the northern part of the site, and development of the site will therefore need to ensure that any potential risk of flooding from surface water is addressed. The Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study has also indicated that phosphate treatment may be needed at Wickham Market water recycling centre over the plan period.

12.491 Eyke Primary School is operating close to capacity and considering this allocation along with Suffolk County Council forecasts, would be over capacity during the first five years of the plan period. Therefore a contribution towards additional school spaces will be required through the Community Infrastructure Levy as detailed in the Infrastructure Delivery Framework. Farlingaye High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education provision in the area.

12.492 Early years provision is forecast to be over capacity in Orford and Eyke ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings in Orford or Eyke will therefore be required as set out in the Infrastructure Delivery Framework.

12.493 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Wickham Market Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Wickham Market Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.494 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.495 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.496 Greater Anglia have highlighted the need for development proposals to contribute to the accessibility of rail stations and the quality of its ancillary facilities and to enhance the visitor experience. In this respect, a contribution relating to Campsea Ashe rail station may be required through the Community Infrastructure Levy.

12.497 Development proposals at Campsea Ashe should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Wickham Market Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development. The site is also located within a Source Protection Zone and, therefore, the relevant Water Company must be consulted in order to avoid water contamination.

 

Policy SCLP12.46: Land to the South of Station Road, Campsea Ashe

0.34ha of land to the south of Station Road, Campsea Ashe, as shown on the Policies Map, is identified for the development of approximately 12 dwellings.

Development will be expected to comply with the following criteria:

a) Design and layout of the development to reflect the site's location close to Listed Buildings, and the rural character of the location;

b) Existing hedgerows and trees to be retained wherever possible;

c) Retention of the pond in the eastern part of the site;

d) Provision of appropriate boundary treatment to the southern border of the site reflecting the character of the local landscape;

e) Provision of affordable housing on site;

f) Provision of a biodiversity survey, and appropriate mitigation where required;

g) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided; and

h) Surface water disposal to be in accordance with the water management hierarchy.

Land behind 15 St Peters Close, Charsfield

329 Land behind 15 St Peters Close, Charsfield

12.498 Charsfield (2011 pop. 355) is identified as a Small Village, and has a number of local facilities including a primary school and village hall. The site is located in the centre of the village, with existing residential development to the south, the church and primary school to the west and playing fields to the east. Land to the south of the site has outline planning permission for 20 dwellings and this site would form a further phase of development in this part of the village.

12.499 The site is allocated for development of approximately 20 dwellings. The site slopes gently upwards to the east, and is bounded by existing trees and hedgerows on all sides. To integrate with the more rural areas to the north, development proposals should retain these hedgerows and trees.

12.500 The Grade I Listed St. Peter's Church lies to the west of the site, and development of the site will need to consider impacts on its setting, in particular when viewed from the Public Rights of Way further to the west. In this respect, and in order to provide a mix of housing, it is considered that bungalows may be appropriate on the higher parts of the site.

12.501 Access to the site is expected to be delivered through St Peter's Close, however should there be an opportunity to access the site through the proposed development to the south of the site this may also be acceptable. As the site is well located in relation to the playing fields to the east of the site, development would be expected to integrate with the village through provision of access to the recreation ground.

12.502 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Wickham Market Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Wickham Market Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.503 Thomas Mills High School is currently operating overcapacity and this development will contribute to the shortfall in places. The Framlingham Neighbourhood Plan identifies a reserve site for educational uses. The development should contribute towards provision of additional spaces through the Community Infrastructure Levy as set out in the Infrastructure Delivery Framework.

12.504 Early years provision is forecast to be over capacity in Wickham Market ward. A contribution towards the construction of a new setting will therefore be required as set out in the Infrastructure Delivery Framework.

12.505 Development proposals at Charsfield should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity and treatment limitations at Charsfield Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development. Consideration should be given to the topography and geology of the site and the surrounding area in terms of surface water drainage. Infiltration is unlikely to be feasible and an off site drainage solution may be required.

12.506 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Wickham Market Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Wickham Market Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.507 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.508 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Framlingham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.47: Land behind 15 St Peters Close, Charsfield

0.87 ha of land behind St Peters Close, Charsfield, as shown on the Policies Map, is identified for the development of approximately 20 dwellings.

Development will be expected to comply with the following criteria:

a) Design, layout and landscaping of the development to be carefully designed to reflect the site's location close to the Grade I St Peter's Church;

b) Provision of a mix of housing including smaller properties and bungalows and provision of affordable housing on site;

c) A contribution towards new early years provision in Wickham Market ward;

d) Retention of hedgerows and trees along the boundaries of the site;

e) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity and provision for treatment or that this can be provided; and

f) Provision of a pedestrian link to the recreation ground to the east.

Land to the South of Darsham Station, Darsham

332 Land to the South of Darsham Station, Darsham

12.509 Darsham Station is a unique location in that it contains a diverse array of services and facilities, including Darsham train station, petrol station, garden centre, and food shop. In this regard, the site has greater access to a number of facilities than many settlements across the District. The site is located adjacent to the A12, and its development will therefore also help to support the Local Plan strategy which recognises the A12 corridor as a focus for growth.

12.510 Land to the south of Darsham Station is allocated for the provision of approximately 120 dwellings. B1 employment uses will be supported if complimentary to a residential led mixed use scheme.

12.511 The site is situated between the A12 and the railway line and is immediately south of an existing row of dwellings which front the A12. The site is currently in agricultural use, slopes upwards to the north and is bounded by hedgerows and trees along most of the perimeter.

12.512 Development should protect features which contribute to the significance of the landscape character. Development should resist the planting of horticulture such as Poplar in this landscape to avoid change to the character of its woodland.

12.513 The focus for the development of this site is to reflect the opportunities presented by the proximity of the station. Development is therefore expected to be focused in the northern part of the site with open space and vehicle access provided in the southern part. Due to the presence of the station and surrounding uses, being relatively compactly formed around the railway, the site is considered suitable for relatively high density development, including apartments with communal landscaped grounds, in the northern part of the site. Due to the size of the site, it is also expected that land could be made available for self-build plots.

12.514 Cockfield Hall Park, identified as an historic park and garden of District wide significance, is located on the western side of the A12 opposite the southern part of the site. A Landscape and Visual Impact Assessment will need to consider the potential impacts on the park. The layout of the development, focusing higher densities to the north of the site, will also need to be carefully designed to complement the setting of Cockfield Hall Park and the Grade I Listed Cockfield Hall.

12.515 This site lies on a south facing slope overlooking the River Yox, and has not been subject to systematic archaeological investigation. Suffolk County Council have highlighted that assessment should be required to inform any planning application to ensure that proposals are sensitive to assets of archaeological interest. Suffolk County Council have highlighted that a geophysical survey would be required in the first instance.

12.516 Public open space provision should be in the southern part of the site, and should be designed to complement the nearby Cockfield Hall Park to the east, with 'green' links provided through the site to connect with pedestrian and cycle access to the station. Provision of open space 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.

12.517 Access to the site will need to be from Westleton Road to the south; however improved pedestrian and cycle connectivity to the station from the northern part of the site will be expected to be provided. This will need to be informed by a Transport Assessment.

12.518 Surface water flooding is recorded in the northernmost part of the site, and development of the site will therefore need to ensure that any potential risk of flooding from surface water is addressed.

12.519 The area around Darsham is characterised by a mix of uses, and therefore some employment uses under Use Class B1 on the site would be supported provided these were compatible with the proposed and existing residential uses.

12.520 Land to the north of the station, in between the railway line and the A12, is being promoted by EDF Energy as a possible site for a Park and Ride facility associated with the proposed Sizewell C nuclear power station. However this site is also considered a suitable location for employment development. Depending on future need to support the development of Sizewell C, development for employment uses will be supported.

12.521 Early years provision in Wenhaston and Westleton Ward is forecast to be over capacity and therefore a contribution will be required through the Community Infrastructure Levy towards expansion of existing settings, as set out in the Infrastructure Delivery Framework.

12.522 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.523 Development proposals at Darsham should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity and treatment limitations at Yoxford Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.524 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.525 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.526 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.527 Greater Anglia have highlighted the need for development proposals to contribute to the accessibility of rail stations and the quality of its ancillary facilities and to enhance the visitor experience. In this respect, a contribution through the Community Infrastructure Levy relating to Darsham rail station may be requested.

 

Policy SCLP12.48: Land to the South of Darsham Station

7.33ha of land to the south of Darsham Station, as shown on the Policies Map, is identified for the development of approximately 120 dwellings and open space.

Development will be expected to comply with the following criteria:

a) Residential use to be contained within the northern half of the site alongside communal open space provision;

b) A mix of housing including smaller dwellings and opportunity to explore self-build plots. The development of apartments within landscaped grounds linking towards Darsham Station would be supported;

c) Provision of affordable housing on site;

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

e) Improved pedestrian and cycle connectivity with the station and Yoxford village will be required, including a crossing point to provide links to the existing footway network;

f) Vehicle access from the south of the site through the southern half of the site which is to be otherwise retained as agricultural land reflecting the rural setting in proximity to Cockfield Hall Park;

g) Design and layout of the development to respond to the Cockfield Hall Park historic park and garden and to be sympathetic to the setting of the Grade I Listed Cockfield Hall;

h) A site-specific Flood Risk Assessment will be required and any necessary mitigation provided

i) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity and provision for treatment or that this can be provided;

j) Provision of a comprehensive Landscape and Visual Impact Assessment will be required, and must inform a scheme of landscape mitigation for the site; and

k) Archaeological assessment will be required.

Development of employment uses falling within Use Class B1 would also be supported as part of a mixed use scheme.

Land North of The Street, Darsham

336 Land North of The Street, Darsham

12.528 Darsham (2011 pop. 300) is identified as a Small Village in the settlement hierarchy reflecting its small number of facilities including a village hall and a public house. Darsham station is around 0.8 miles to the west of the village and provides rail connections to Ipswich and Lowestoft.

12.529 The site is allocated for development of approximately 20 dwellings. The site represents a gap within the existing developed area in this part of Darsham, with development of Millfields immediately to the east of the site having recently taken place. Planning permission is also granted for development on land to the south east of the site on the opposite side of The Street which will incorporate provision of a new village hall, creating a focal point for this part of the village. The site is bordered by trees and hedgerows to the southern, northern and western boundaries and is currently in agricultural use.

12.530 The design and layout of the development is expected to integrate with the Millfields development to the east, and the retention of the hedgerows and trees on the northern boundary will be required to integrate the development with the surrounding landscape.

12.531 A number of trees along the southern boundary of the site have Tree Preservation Orders, and should be protected wherever possible. Access to the site could be via the adjoining Millfields development or via The Street provided that trees and hedgerows are retained where possible.

12.532 There are records of archaeological assets present in the area and therefore an archaeological assessment will be required.

12.533 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.534 Early years provision in Wenhaston and Westleton Ward is forecast to be over capacity and therefore a contribution will be required through the Community Infrastructure Levy towards expansion of existing settings, as set out in the Infrastructure Delivery Framework.

12.535 Development proposals at Darsham should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity and treatment limitations at Yoxford Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.536 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.537 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.538 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.539 Greater Anglia have highlighted the need for development proposals to contribute to the accessibility of rail stations and the quality of its ancillary facilities and to enhance the visitor experience. In this respect, a contribution through the Community Infrastructure Levy relating to Darsham rail station may be requested.

 

Policy SCLP12.49: Land North of The Street, Darsham

1.11ha of land north of The Street, Darsham, as shown on the Policies Map, is identified for the development of approximately 25 dwellings.

Development will be expected to comply with the following criteria:

a) Access to be provided through the existing Millfields development or via The Street;

b) Existing hedgerows and trees on the frontage of The Street to be retained subject to provision of satisfactory access;

c) Retention of trees on the southern boundary of the site;

d) Enhancements to the existing footway along part of southern boundary linking into the site;

e) A site-specific Flood Risk Assessment;

f) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity and provision for treatment or that this can be provided;

g) Affordable housing to be provided on-site; and

h) An archaeological assessment will be required. 

Land off Laxfield Road, Dennington

339 Land off Laxfield Road, Dennington

12.540 This allocation includes Policy SSP8 from the Site Allocations and Area Specific Policies Development Plan Document (January 2017).

12.541 The site is allocated for development of approximately 50 dwellings. This site is located within Dennington (2011 pop. 578), which has been identified as a Small Village in the settlement hierarchy. There is pedestrian access into the settlement core and village facilities from the site, which are located within walking distance of the small site. The built form is generally linear, concentrated along Saxtead Road and the junction with Laxfield Road.

12.542 Development of the site needs to reflect and protect the quiet rural character of the village and maintain the historic feel and the 'back water' qualities of the rural area.

12.543 The central, older part of the village, extending south from the school is a designated Conservation Area. The site borders the Conservation Area at its southern boundary and two Grade II Listed Buildings (Spring Farmhouse and Little Wish) are situated to the south of the site. Careful consideration must be given to alleviating any impacts development could have on these heritage assets. This site lies on a valley side, and Iron Age and Late Saxon/Medieval features were recorded to the south. The site has not been subject to systematic investigation and Suffolk County Council have highlighted that archaeological assessment should be required to inform any planning application to ensure that proposals are sensitive to assets of archaeological interest.

12.544 The western part of the site had been allocated in the Site Allocations and Area Specific Policies DPD (2017). However, as further land to the east is available it is considered appropriate to develop the site more comprehensively. The larger site area also provides increased opportunity to secure improvements to the adjacent primary school.

12.545 Dennington Primary School is located directly to the south of the site and has limited capacity to accommodate future development. Therefore development of the site will be expected to include land to enable future expansion of the school. The allocation in the Site Allocations and Area Specific Policies Development Plan Document includes support for the provision of a school drop-off area and, if this is considered to be needed and is supported by the school and the Parish Council, this should be provided. This could be provided independently of any future school expansion.

12.546 The location of the site close to the school, as a focal point of the community, provides an opportunity to support dwellings which would suit the older population and create a sense of community.

12.547 Access to the site will be via Laxfield Road. An extension of the footway and crossing point will be required to provide a linkage with the village to the south.

12.548 Open space provision on the site should encourage the population of all ages to be active and should promote integration with the surrounding community, and provision of space to the south of the site close to existing uses would provide benefits in this respect. Provision of open space should reflect local needs and be provided in accordance with the national recommended standard of 2.4ha per 1,000 population.

12.549 A feature of the residential character throughout the village is planted green frontages to many of the dwellings. In this regard, the western part of the site has potential to support terraced and/or semi detached housing set back from Laxfield Road to accommodate the retention and enhancement of the hedgerow and provision of a footpath along the road frontage. As a result of the characteristic open countryside views to the north and east from the site, proposals are expected to provide a soft edge in addition to existing natural screening.

12.550 Bats have been recorded in the vicinity of the site and therefore a bat survey will be required to identify the extent of any bat activity. Bat friendly features may need to be incorporated into the design of new development. Any environmental survey should assess the ecological receptors which may be present on or around the site.

12.551 Surface water flooding has been recorded along the northern boundary of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy. The site is located within a Source Protection Zone so the treatment of surface water and the clearance from any infiltration features is critical.

12.552 Thomas Mills High School is currently operating overcapacity and this development will contribute to the shortfall in places. The Framlingham Neighbourhood Plan identifies a reserve site for educational uses. The development should contribute towards provision of additional spaces through the Community Infrastructure Levy as identified in the Infrastructure Delivery Framework.

12.553 Early years provision is forecast to be over capacity in Framlingham ward. There may be potential for new early years provision to be provided through the expansion of existing settings however it is possible that a new setting will be required and this may require 0.1ha of land within this allocation to be reserved for early years provision.

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

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

12.556 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.557 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Framlingham library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be required through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.50: Land off Laxfield Road, Dennington

2.04ha of land off Laxfield Road, Dennington, as shown on the Policies Map, is identified for the development of approximately 50 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of terraced/semi-detached housing along the Laxfield Road frontage;

b) Provision of dwellings designed to meet the needs of the older population;

c) Provision of affordable housing on site;

d) Retention of the hedgerow along the Laxfield Road frontage, subject to the provision of suitable visibility splays. If the hedgerow is required to be removed replanting elsewhere on the site will be required;

e) Provision of a footpath south to the school and a crossing point to provide links to the existing footway network;

f) Provision of 0.7ha of land for school drop-off area and to enable future expansion of the school;

g) If required, 0.1ha of land on the site should be reserved for a new early years setting or a contribution made towards a new early years setting off-site;

h) Provision of open space on the southern part of the site;

i) Suitable planting to the eastern and northern boundaries of the site to provide a 'soft' edge to the settlement where it abuts the countryside supplementing that which currently exists;

j) Design and layout of the development to be sympathetic to the setting of the Conservation Area and nearby Listed Buildings;

k) An archaeological investigation will be required;

l) An ecological survey and any appropriate mitigation will be required;

m) Provision of a site-specific flood risk assessment and any necessary mitigation;

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

o) A bat survey to be undertaken and submitted as part of any planning application and if appropriate, inclusion of bat friendly features within the design of the new buildings.

Land to the South of Eyke CoE Primary School and East of The Street, Eyke

343 Land to the South of Eyke CoE Primary School and East of The Street, Eyke

12.558 Eyke (2011 pop. 362) is identified as a Small Village in the settlement hierarchy, reflecting the existence of a number of facilities including a shop, primary school and village hall. The village is located approximately 3 miles from Woodbridge which, as a town, provides a wide range of services and facilities.

12.559 The site is allocated for development of approximately 65 dwellings and land for school expansion. The site is located on the south western edge of the village adjacent to the existing primary school and car park and is connected by footpaths along The Street to the rest of the village to the north east. The land is currently in agricultural use and is bordered by a small area of woodland to the south.

12.560 Due to its proximity to the school and connectivity to other services in the village, the site provides an opportunity to secure a variety of house types including housing suitable for older people. The self-build register identifies a large proportion of demand in the east of Ipswich and Woodbridge area and location of the site in this part of the District may provide an opportunity to meet some of this demand.

12.561 Eyke primary school is operating close to capacity and therefore development of the site should set aside 0.4ha of land adjacent to the school, to enable provision of one form entry accommodation in the future if needed. There is a small parking area to the north of the site and the expansion of this to provide school parking / drop-off area would provide further additional benefits to the school and community.

12.562 The site presents an opportunity to set the new housing back from the busy A1152 'The Street' and provide an attractive gateway to the village including public open space designed to support community interaction. Public open space should provide opportunities for all ages to be active and should reflect local needs. The open space should be provided in accordance with the national recommended standard of 2.4ha per 1,000 population. Appropriate planting should distinguish the site from surrounding agricultural fields and reinforce the historic pattern of regular field boundaries.

12.563 Whilst the site is within the Area of Outstanding Natural Beauty (AONB), its location provides public benefits in terms of enabling the expansion of the school (which also serves surrounding communities) which would not be achieved through development of sites outside of the AONB. The design and layout needs to be sensitive to the location of the site in the AONB, including through appropriate boundary treatments and landscaping to the south western and south eastern boundaries, and appropriate lighting, informed through a Landscape and Visual Impact Assessment. Development will also need to respect the setting of the Grade II Listed Building, Eyke House, to the west of the site.

12.564 The site lies on the edge of the historic settlement core of Eyke, and late Anglo-Saxon and Early Medieval artefacts are recorded from the area. The site has not been subject to systematic archaeological investigation. Suffolk County Council have highlighted that archaeological assessment should be required to inform any planning application to ensure that proposals are sensitive to assets of archaeological interest.

12.565 The development will need to incorporate improvements to the existing car park access in order for access to be achieved. Improvements to footways to facilitate pedestrian connectivity with the site may also be required,

12.566 The site is located within a Minerals Consultation Area as defined by Suffolk County Council as the Minerals Planning Authority. Therefore and planning application should be supported by evidence which assesses the quality and quantity of sand and gravel resources on site in order to help judge whether on-site resources should be used on-site during development. This may help reduce the amount of material transported on and off site during development.

12.567 Farlingaye High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education provision in the area.

12.568 Early years provision is forecast to be over capacity in Orford and Eyke ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings in Orford or Eyke will therefore be required as set out in the Infrastructure Delivery Framework. This policy requires land to enable expansion of early years provision should it be needed at Eyke.

12.569 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Rendlesham Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Rendlesham Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.570 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.571 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.572 The allocation is in close proximity to the Sandlings Special Protection Area. Project level Habitats Regulations Assessment will need to assess disturbance risks (to include recreation, light, noise etc.) through the consideration of up to date ecological and visitor survey data, to demonstrate that adverse effects can be prevented with long term mitigation measures.

12.573 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 development must be accompanied by a site-specific Flood Risk Assessment.

 

Policy SCLP12.51: Land to the South of Eyke CoE Primary School and East of The Street, Eyke

3.47 ha of land to the south of Eyke CoE Primary School and east of The Street, Eyke as shown on the Policies Map, is identified for a residential-led mixed use development incorporating approximately 65 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of a mix of housing including housing designed to meet the needs of older people;

b) Affordable housing to be provided on site;

c) Provision of 0.4ha of land to accommodate future expansion of the school;

d) Provision of land to accommodate expansion of early years setting if needed;

e) Provision of land to increase the area of car parking and to provide parking / drop-off area for the school if needed by the school;

f) Provision of footway improvements and widening of existing car park access;

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

h) Provision of a site-specific Flood Risk Assessment;

i) Provision of open space on the frontage of the site adjacent to The Street, designed to promote community interaction;

j) Design and layout of the site to reflect the location of the site within the AONB, including through the provision of landscaping and boundary treatment and appropriate lighting, informed through a Landscape and Visual Impact Assessment;

k) A project level Habitats Regulations Assessment will be required;

l) Design and layout of the development to be sympathetic to the setting of the nearby Grade II Listed Building; and

m) An archaeological assessment will be required.

Land West of Chapel Road, Grundisburgh

347 Land West of Chapel Road, Grundisburgh

12.574 Grundisburgh (2011 pop. 1,584) is identified as a Large Village in the settlement hierarchy reflecting the range of services and facilities which include a primary school, convenience store, village hall and doctors surgery.

12.575 The site is allocated for the development of approximately 70 dwellings. The site is currently in agricultural use and is located immediately to the west of the recreation ground in the southern part of the village. It is bordered to the north by existing residential development and to the east by Chapel Lane, with shops and services, including the primary school, located further to the north.

12.576 Beyond the southern part of the site the village becomes more rural in nature. The Settlement Sensitivity Assessment identifies the site as being within an area identified as sensitive to development which extends into the wider landscape. Grundisburgh Hall Park and Garden is located to the south west of the site, and the design, layout and landscaping scheme for the site will need to reflect its proximity.

12.577 Vehicle access to the site is expected to be onto Chapel Road, and safe pedestrian access will need to be provided, including exploring opportunities to create safe access to Ipswich Road via the recreation ground.

12.578 Priority Species have been identified on land close to the site and therefore an ecological survey, along with mitigation if necessary, will be required as part of any proposal.

12.579 Provision of open space should form a focal point for the development and provide opportunities for people of all ages to be active. Provision of open space should reflect local needs and be provided in accordance with the national recommended standard of 2.4ha per 1,000 population.

12.580 Consideration should be given to the topography and geology of the site and the surrounding area in terms of surface water drainage. Infiltration is unlikely to be feasible and an off site drainage solution may be required.

12.581 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 development must be accompanied by a site-specific Flood Risk Assessment.

12.582 Farlingaye High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to deliver additional secondary education capacity in the area.

12.583 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane however as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.584 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Grundisburgh Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Grundisburgh Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.585 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 will be required through the Community infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.586 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.52: Land to the West of Chapel Road, Grundisburgh

3.38ha of land to the west of Ipswich Road, Grundisburgh, as shown on the Policies Map, is identified for the development of approximately 70 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of a mix of housing including types designed to meet the needs of older people;

b) Affordable housing to be provided on site;

c) Provision of public open space for all ages, to act as focal point for development;

d) Provision of pedestrian access and footways;

e) Design and layout of the development to be sympathetic to the setting of Grundisburgh Hall Park historic park and garden;

f) A site-specific Flood Risk Assessment; and

g) An ecological survey will be required, along with any identified mitigation measures.

Land South of Ambleside, Main Road Kelsale cum Carlton

350 Land South of Ambleside, Main Road Kelsale cum Carlton

12.587 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for development of approximately 30 dwellings.

12.588 Kelsale (2011 pop. 990) is a Small Village in the settlement hierarchy, located just north of Saxmundham and with direct access to the A12. It is well related to the neighbouring market town of Saxmundham, and the services and facilities the town provides. Facilities within Kelsale include a primary school, general employment area, and a church.

12.589 Land south of Ambleside, Main Road is 1.86 hectares in size with an indicative capacity for 30 residential units. It has the potential for more given the varied character and density of development to the west of Main Road in comparison to development on the opposite side of Main Road, and to the north on Rosemary Lane. Immediately to the south of the site a single dwelling has recently been constructed.

12.590 The Parish Council have indicated a need for a mix of dwellings across the site to meet the needs particularly of older and younger residents wishing to remain local, and which would be available to buy or rent.

12.591 In terms of physical constraints, the allocation site is not subject to any identified constraints. Any development scheme will be expected to ensure that the management of surface water run off is undertaken in accordance with the surface water management hierarchy. There are views across the site from the village and a carefully designed scheme could retain some of those views.

12.592 Suffolk County Council Archaeology note that the site has not been systematically investigated for archaeological remains, but that it is located in a topographically favourable valley side location close to the historic core of the settlement. An archaeological investigation will therefore be required at an appropriate stage in the design of new development to allow for in situ preservation if appropriate.

12.593 Kelsale CEVP Primary School is operating close to capacity and, considering this allocation along with forecasts, would be over capacity during the first five years of the plan period. Therefore the development will be required to contribute through the Community Infrastructure Levy towards additional primary school places.

12.594 Early years provision in Saxmundham ward is forecast to be over capacity. The South Saxmundham Garden Neighbourhood will include land for a new early years setting and therefore a contribution will be required towards this provision. Expansion of existing settings in the ward may be secured through contributions via the Community Infrastructure Levy.

12.595 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Saxmundham to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy for additional floorspace at Saxmundham Surgery, as detailed in the Infrastructure Delivery Framework.

12.596 Development proposals at Kelsale should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Benhall Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.597 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.598 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.599 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.53: Land South of Ambleside, Main Road, Kelsale cum Carlton

1.86ha of land south of Ambleside, Main Road, Kelsale cum Carlton, as shown on the Policies Map, is identified for the development of approximately 30 units although a higher quantum of development may be appropriate subject to design and layout.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing on site;

b) Provision of a single vehicular access point will be required;

c) Provision of a pedestrian crossing facility to link the development with the existing footway network, which may require enhancements;

d) A contribution towards new early years provision if needed;

e) The need to increase the surface water network capacity in accordance with the water management hierarchy;

f) Provision of a site-specific Flood Risk Assessment;

g) An archaeological investigation will be required;

h) Suitable planting to southern boundary of the site where it abuts open countryside;

i) A mix of housing types and densities across the site to blend with the mix of densities on the surrounding sites;

j) Surface water disposal must be in accordance with the water management hierarchy;

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

l) The layout should where possible, look to retain some views through to open countryside beyond. 

Land North of the Street, Kettleburgh

353 Land North of the Street, Kettleburgh

12.600 Kettleburgh (2011 pop. 231) is categorised as a Small Village as identified in the settlement hierarchy. The site currently occupies a gap in the settlement that could be utilised to create a more cohesive and connected village. The development of the site will enable some small scale growth that is integrated amongst the established village community.

12.601 Land north of The Street encompasses 0.75ha, development of which is expected to provide 16 dwellings including affordable housing.

12.602 The site is allocated for development of approximately 16 dwellings. The site is currently in agricultural use and occupies a rising topography (to the North) and therefore the development will need to be carefully designed to ensure that it complements the character of the existing village. Linear development along the frontage, with further development to the rear, would reflect the existing streetscene. Careful consideration will need to be given to design and landscaping to reflect the site's location within a river valley landscape, which is identified as a more sensitive landscape in the Suffolk Coastal Landscape Character Assessment and Settlement Sensitivity Assessment.

12.603 A Public Right of Way runs along the outside of the western border. The western border is lined by mature trees and does not have direct access to the footpath. Any proposals should aim to enhance access to the Public Right of Way while maintaining the tree lined boundary. In this regard, the site is bounded on all sides by hedgerows and trees which should be retained wherever possible.

12.604 The Kettleburgh village sign is presently located within the site. Proposals should therefore incorporate the village sign as a focal point in the village.

12.605 Easton Primary School is operating close to capacity and, considering this allocation along with forecasts, would be over capacity during the first five years of the plan period. Therefore the development will be required to contribute through the Community Infrastructure Levy towards the provision of additional school places, as set out in the Infrastructure Delivery Framework. In order to expand it will be necessary for the school site to be extended.

12.606 Thomas Mills High School is currently operating over capacity and this development will contribute to the shortfall in places. The Framlingham Neighbourhood Plan identifies a reserve site for educational uses. The development should contribute through the Community Infrastructure Levy towards provision of additional spaces as set out in the Infrastructure Delivery Framework.

12.607 Early years provision is forecast to be over capacity in Framlingham ward. A new setting will be required, potentially within allocation SLCP12.50 Land off Laxfield Road, Dennington, and a contribution through Section 106 agreement will be required as set out in the Infrastructure Delivery Framework and the policy below.

12.608 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Framlingham Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Framlingham Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.609 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.610 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Framlingham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.611 Development proposals at Kettleburgh should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Framlingham Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

 

Policy SCLP12.54: Land North of the Street, Kettleburgh

0.43 ha of land north of The Street, Kettleburgh, as shown on the Policies Map, is identified for the development of approximately 16 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of terraced and semi-detached homes fronting The Street to follow the line of existing buildings;

b) Provision of affordable housing on site;

c) Provision of a contribution towards a new early years setting;

d) Design, layout and landscaping to respond to the site's location in the river valley;

e) Retention of hedgerows and trees bordering the site, subject to the provision of safe access and egress. Where hedgerow removal is required replanting elsewhere on the site will be required;

f) Provision of a survey detailing the likely ecological impact on the biodiversity of the site and surrounding area;

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

h) Retention and enhancement of Kettleburgh village sign in order to create a central focal point in the village. 

Land to the rear of 31-37 Bucklesham Road, Kirton

356 Land to the rear of 31-37 Bucklesham Road, Kirton

12.612 Kirton (2011 pop. 1,146) is identified as a Small Village in the settlement hierarchy, having a small range of services and facilities including a village hall and a public house. The site is currently in agricultural use and is located in the centre of the village, to the west of Bucklesham Road.

12.613 The site is allocated for development of approximately 12 dwellings. Whilst most of the village of Kirton extends to the east of Bucklesham Road, this site forms part of a small, well contained area of existing dwellings and the public house to the west of the road. The development of this site would provide a modest number of homes for the village, whilst retaining open spaces along Bucklesham Road. The site is enclosed by existing trees and hedgerows which should be retained in order to minimise impacts on the landscape. The layout of the development will need to be designed to protect the amenity of properties on the western side of Bucklesham Road. Improvements may be needed to the layby to the south of the site to facilitate access and a pedestrian crossing point will be required.

12.614 Surface water flooding is recorded in the south east corner of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.615 A project level Habitats Regulations Assessment will need to ensure that hydrological impacts are checked and adequately mitigated for if required.

12.616 Trimley St Martin Primary School, to the south of Kirton, is forecast to be over capacity within the first five years of the plan period; however Policy SCLP12.62 allocates land for a new primary school in the area. Development of this site will need to contribute to the provision of additional school places as set out in the Infrastructure Delivery Framework.

12.617 Felixstowe Academy is operating close to capacity and, considering this allocation along with forecasts, would be over capacity during the first five years of the plan period. A contribution will, therefore, be required through the Community Infrastructure Levy towards the expansion of the Academy or, if necessary, the creation of additional capacity at the proposed school at Brightwell Lakes to deliver additional secondary education provision in the area.

12.618 Early years provision is forecast to be over capacity in Kirton ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings will therefore be required as set out in the Infrastructure Delivery Framework.

12.619 Development proposals at Kirton should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Kirton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.620 The Ipswich and East Suffolk Clinical Commissioning Group have advised that additional primary care floorspace will be required to meet the needs arising from new development, as detailed in the Infrastructure Delivery Framework. A contribution through the Community Infrastructure Levy towards additional primary care floorspace will be requested. Given the close proximity of this site to the proposed North Felixstowe Garden Neighbourhood, strategic planning in consultation with the NHS and Ipswich & East Suffolk Clinical Commissioning Group will also be required.

12.621 Suffolk County Council have indicated that there is no planned expansion of the Felixstowe household waste recycling centre; however, the development proposed in this area would result in an increase in throughput at this site and improvements are therefore required. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.622 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Felixstowe library which has been identified as a library where enhancements are necessary to improve provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.55: Land to the rear of 31-37 Bucklesham Road, Kirton

0.44ha of land to the rear of 31-37 Bucklesham Road, Kirton, as shown on the Policies Map, is identified for the development of approximately 12 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of a mix of housing, including affordable housing on site;

b) Provision of a pedestrian crossing point;

c) Contribution to provision of primary school places;

d) Retention of trees and hedgerows on boundaries of the site wherever possible;

e) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity and provision for treatment or that this can be provided; and

f) Surface water disposal to be in accordance with the water management hierarchy.

Land at School Road, Knodishall

359 Land at School Road, Knodishall

12.623 Knodishall (2011 pop. 853), a Large Village, benefits from a number of facilities and good access to the nearby Market Town of Leiston, which has a good range of established services and facilities. The site is allocated for development of approximately 16 dwellings. The site is currently in agricultural use and is situated at the western boundary of the settlement to the south of School Road. Development of the site will be contained within the built form of Knodishall, following the linear pattern of this section of School Road and reflecting the continuation of the built environment north of School Road.

12.624 Consideration will need to be given to design, layout and landscaping to provide an appropriate transition between the developed areas to the east of the site, the more rural character to the west and Knodishall Common County Wildlife Site to the south. Although a substation is situated directly to the east, the boundary between these areas is heavily wooded. Design will need to consider the most appropriate layout in order to further enhance vegetated boundary treatment.

12.625 In relation to archaeology, Suffolk County Council have commented that the site is in a location that is topographically favourable for early occupation and has not been systematically evaluated for archaeological remains. A programme of archaeological works may therefore be required.

12.626 Surface water flooding has been recorded in the southern corner of the site and Flood Zones 2 and 3 encroach close to the southern corner. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.627 Development proposals at Knodishall should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Benhall Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.628 Coldfair Green Primary School is forecast to be over capacity during the first five years of the plan period and therefore a contribution through the Community Infrastructure Levy will be required towards additional school spaces through the Community Infrastructure Levy as detailed in the Infrastructure Delivery Framework.

12.629 Early years provision in Aldeburgh ward is forecast to be over capacity and this development will be required to contribute through the Community Infrastructure Levy, towards the expansion of existing settings as detailed in the Infrastructure Delivery Framework.

12.630 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.631 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.632 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.56: Land at School Road, Knodishall

0.65ha of land at School Road, Knodishall, as shown on the Policies Map, is identified for the development of approximately 16 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing on site;

b) Provision of a flood risk assessment and any necessary mitigation;

c) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided;

d) Retention of the hedgerow along the School Road frontage, subject to the provision of suitable visibility splays. If the hedgerow is required to be removed replanting elsewhere on site will be required; and

e) Provision of a survey detailing the likely impacts on any ecological receptors which may be present on or around the site, with particular regard to the impact on Knodishall Common County Wildlife Site.

Bridge Road, Levington

362 Bridge Road, Levington

12.633 Levington (2011 pop. 259) is identified as a Small Village in the settlement hierarchy and has a small range of facilities including a village hall and a public house.

12.634 The site is allocated for the development of approximately 20 dwellings. The site is at the northern end of the village with existing residential development opposite to the east of Bridge Road. The site is currently used as paddocks, with Red House Farm lying to the east. Overhead cables run close to the northern boundary of the site, and development would need to ensure that appropriate consideration is given to these through the layout of the site.

12.635 Development of the site would represent a logical continuation of the settlement to the east of Bridge Road, reflecting the extent of development on the western side. The layout of the development should reflect the linear nature of the village.

12.636 The southern and western boundaries of the site comprise existing hedgerows and trees which should be retained other than where their removal is required to provide access. Further landscaping on the eastern boundary of the site would provide a separation between the site and the farm to the east. The Area of Outstanding Natural Beauty lies to the south and west of the site and development will therefore need to be sympathetic to the surrounding landscape.

12.637 The Landscape Character Assessment identifies that it is important to integrate new development using linear belts of trees, and replicate local species mixes. It also recommends planning to improve pedestrian/cycle path accessibility across settlements to the AONB to help promote healthy lifestyles. This should be taken into account in the development of this site.

12.638 A project level Habitats Regulations Assessment will need to ensure that hydrological impacts are checked and adequately mitigated for if required.

12.639 Early years provision is forecast to be over capacity in Kirton ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings will therefore be required as set out in the Infrastructure Delivery Framework.

12.640 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Ravenswood Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.641 Suffolk County Council have indicated that there is no planned expansion of the Felixstowe household waste recycling centre; however, the development proposed in this area would result in an increase in throughput at this site and improvements are therefore required. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.642 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.57: Land at Bridge Road, Levington

0.75ha of land adjacent Levington Park, Bridge Road, Levington, as shown on the Policies Map, is identified for the development of approximately 20 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing provision on site;

b) Retention of existing hedgerows and trees on the boundaries of the site;

c) Design and layout of the development to respond to the site's location close to the AONB;

d) A project level Habitats Regulations Assessment will be required; and

e) Provision of pedestrian connectivity to the footpath on Bridge Road.

Land North of Mill Close, Orford

364 Land North of Mill Close, Orford

View the interactive online map

12.643 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for development of approximately 10 dwellings.

12.644 Orford (2011 pop. 713) is a Large Village in the settlement hierarchy containing a variety of facilities including a village school, garage with some retail provision, fire station, town hall, church and eateries. It is also a tourist hotspot with the castle and access to Orford Ness and Havergate Island and is known for its food products. Its high quality built environment and location on the estuary means it is attractive to second home owners who occupy a relatively large proportion of the properties. Whilst it is acknowledged that this influx of visitors at the weekend helps to keep facilities viable and provide some useful local employment, through the production of the Site Allocations and Area Specific Policies DPD the Parish Council identified an increasing requirement for some new housing suitable to meet local needs and to help retain the village school.

12.645 The village is entirely contained within the Area of Outstanding Natural Beauty with much of it also designated as Heritage Coast. The older part of the village, the castle and its setting are contained within a large Conservation Area designation with many Listed Buildings. Newer development is largely confined to the northern end of the settlement, close to the allocated site.

12.646 The site is currently in agricultural use and lies entirely within the AONB but outside of the Heritage Coast and Conservation Area. As a gateway into the village, there are views through to the castle. The site is contained by Ipswich Road to the east and a public footpath to the west. To the south is the small estate style development of Mill Close which currently forms the northern boundary to Orford. The northern extent of the allocation would extend to the limit of the existing built development on the eastern side of Sudbourne Road.

12.647 A development similar in layout to Mill Close is considered to make the best use of space. Critical to the design and layout will be the creation of a northern boundary which is reflective of its gateway position into the village and its position within the AONB. Particular care will also be required in respect of those new buildings with elevations viewable from the north to ensure they provide an attractive entrance to the village.

12.648 Opportunity should also be taken to provide a direct access to the public footpath which runs along the western boundary. This gives easy direct access to the school and an alternative access to the centre of the village.

12.649 Any development scheme will be expected to ensure that the management of surface water run-off is undertaken in accordance with the surface water management hierarchy.

12.650 Suffolk County Council Archaeology note that the site is close to a possible mound and site of a windmill, depicted on a plan of around 1600 and that archaeological finds, particularly of medieval date have been recorded in the area. An archaeological investigation will therefore be required at an appropriate stage to allow for in-situ preservation if appropriate.

12.651 Early years provision is forecast to be over capacity in Orford and Eyke ward. A contribution through the Community Infrastructure Levy towards expansion of existing settings in Orford or Eyke will therefore be required as set out in the Infrastructure Delivery Framework.

12.652 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that enhancements may be required at Chapman House to meet the needs arising from new development. A contribution through the Community Infrastructure Levy will be required, as detailed in the Infrastructure Delivery Framework.

12.653 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.654 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 development must be accompanied by a site-specific Flood Risk Assessment.

12.655 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be requested through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.58: Land North of Mill Close, Orford

0.86ha of land north of Mill Close, Orford, as shown on the Policies Map, is identified for the development of approximately 10 units.

Development will be expected to accord with the following criteria:

a) A high quality design which reflects the importance of this gateway site into the village and its setting within the AONB;

b) A mix of housing that reflects local housing needs and a predominance of smaller homes and bungalows;

c) A Landscape Visual Impact Appraisal is required and if necessary, appropriate mitigation should be provided;

d) Ensure that views through to the castle are retained for anyone entering Orford via Sudbourne Road;

e) A financial contribution will be sought towards affordable housing provision;

f) Provision of direct access to the public footpath which forms the western boundary to the site;

g) An archaeological investigation will be required; and

h) A site-specific Flood Risk Assessment will be required; and Surface water disposal must be in accordance with the water management hierarchy.

Land adjacent to Swiss Farm Cottage, Otley

367 Land adjacent to Swiss Farm Cottage, Otley

12.656 Otley (2011 pop. 676) is identified as a Large Village in the settlement hierarchy due to the existence of a range of services and facilities including a primary school, shops, village hall, employment opportunities and a doctors' surgery.

12.657 The site is allocated for development of approximately 60 dwellings. The site is currently in agricultural use and comprises a number of farm buildings. The site is located close to the centre of the village, being adjacent to the GP surgery and opposite the primary school and play area. To the north and east of the site is agricultural land.

12.658 Due to the range of services and facilities in Otley, and the location of the site, it is considered to represent a location which would be suitable for housing which would meet the needs of older people, including bungalows to reflect the character of the surrounding area.

12.659 The built form of the existing agricultural buildings protrudes from the village into the landscape to the east. Any structures to the east of the site will need to be considered in relation to Policy SCLP11.2 Residential Amenity. The development of the site should enable the continuation of the built form provided by Vine Road and Little Meadows Drive and should maintain the gap in frontage between this part of Otley and the built area to the north.

12.660 Priority Species have been identified on land close to the site and therefore an ecological survey, along with mitigation if necessary, will be required as part of any proposal.

12.661 An area at risk of surface water flooding exists along the western boundary of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy. 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.

12.662 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 1ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.663 A Grade II Listed building, 'The Shrubbery', is located 30m from the site on the opposite side of Chapel Road and development will therefore need to consider the impact on the setting of the Listed Building. The site lies beyond the edge of the historic core of Otley, centred on a farmstead of unknown date.

12.664 Transport modelling undertaken as part of the production of the Local Plan indicates that there will be potential capacity issues at the junction of the B1079 and B1078 to the south of Otley based upon growth within the area. Due to its proximity a Transport Statement will therefore need to consider the impacts of development on that junction.

12.665 The site is located opposite the existing recreation ground and provision of open space may take the form of enhancements to the existing recreation ground (which would be via the Community Infrastructure Levy) and/or on site provision. Provision of open space 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.

12.666 Otley Primary School is operating close to capacity and, considering this allocation along with education forecasts, would be over capacity during the first five years of the plan period. Therefore a contribution towards additional school spaces will be required through the Community Infrastructure Levy as detailed in the Infrastructure Delivery Framework. Farlingaye High School is currently operating over capacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to deliver additional secondary education capacity in the area.

12.667 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane however as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.668 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Otley Branch Surgery to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements, as detailed in the Infrastructure Delivery Framework.

12.669 Suffolk County Council have indicated that Stowmarket household waste recycling centre needs to be relocated to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the relocation of the centre as identified in the Infrastructure Delivery Framework.

12.670 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.59: Land adjacent to Swiss Farm, Otley

1.47ha of land at Chapel Road, Otley, as shown on the Policies Map, is identified for the development of approximately 60 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of housing that would meet the needs of older people;

b) Provision of affordable housing on site;

c) A site-specific Flood Risk Assessment;

d) Provision of open space;

e) Provision of pedestrian connectivity with the services to the north of Chapel Road;

f) Provision of a Transport Statement, in particular to assess impacts on the B1078 / B1079 junction;

g) Provision of landscaping to the eastern border of the site to provide an appropriate edge in relation to the open countryside beyond the site; and

h) An ecological survey will be required, along with any identified mitigation measures.

Land adjacent to Farthings, Sibton Road, Peasenhall

370 Land adjacent to Farthings, Sibton Road, Peasenhall

12.671 Peasenhall with part of Sibton (2011 pop. 521) is identified as a Small Village in the Settlement Hierarchy and benefits from a good small scale convenience offer, however, lacks a primary school that would otherwise put it in the category of Large Village. Yoxford operates as the nearest primary school amongst other services and is a short distance from Peasenhall.

12.672 The site is allocated for development of approximately 14 dwellings. The site is situated on the eastern edge of Peasenhall but tightly contained adjacent to the existing built environment to the south and west. Agricultural land occupies the land to the east and is the sole use of the site. The parkland setting of Sibton Abbey is located directly north, which provides a unique feature within the settlements of Peasenhall and Sibton. West of the site lie a number of buildings of contrasting architectural styles, which are characteristic of Peasenhall's variety of high quality vernacular and formal buildings.

12.673 The aforementioned Parkland setting to the north and high quality diverse built environment to the west make an important contribution to the character of the Conservation Area and will therefore need full consideration in regard to the design of any development. While the site is outside the Conservation Area boundary, potential impact on the setting of the Conservation Area will need to be considered. Development must also be respectful of the important view emanating from the Knoll towards the rural Parkland setting of Sibton Abbey.

12.674 Suffolk County Council Archaeological Service has identified the site as of archaeological value. Development proposals will need to evaluate the archaeological extent of the site through an appropriate assessment. The site is on the edge of the historic core of the settlement, and therefore a programme of archaeological works may be required.

12.675 Flood Zone 2 occupies the north east corner of the site, therefore, a site-specific flood risk assessment will be required and any mitigation measures identified and implemented. The north east area of the site is also the furthest from the built environment and hence most rural. The provision of landscaping and/or drainage in this location is therefore considered appropriate.

12.676 Development proposals at Peasenhall should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity and treatment limitations at Yoxford Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.677 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution through the Community Infrastructure Levy will be required, as detailed in the Infrastructure Delivery Framework.

12.678 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.679 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Halesworth library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.60: Land adjacent to Farthings, Sibton Road, Peasenhall

0.41ha of land adjacent to Farthings, Sibton Road, Peasenhall, as shown on the Policies Map, is identified for the development of approximately 14 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing on site;

b) Provision of landscaping to the north eastern borders of the site to provide a 'soft' edge in relation to the rural parkland setting beyond the site;

c) Design the built and natural environment to take full account of the heritage significance of the Knoll and the parkland setting of Sibton Abbey;

d) Provision of pedestrian access and connectivity;

e) Evidence is required to demonstrate there is adequate Water Recycling Centre capacity and provision for treatment or that this can be provided; and

f) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided.

Land between High Street and Chapel Lane, Pettistree (adjoining Wickham Market)

373 Land between High Street and Chapel Lane, Pettistree (adjoining Wickham Market)

12.680 Wickham Market (2011 pop. 2,156) is identified as a Large Village in the settlement hierarchy but has a much wider range of services than the other Large Villages in the District and has a defined District Centre. Wickham Market is also adjacent to the A12 and therefore development in the settlement would help to deliver the Local Plan strategy of focusing development along the A12 corridor.

12.681 The site is allocated for the development of approximately 150 dwellings. The site is within Pettistree Parish but is physically connected to Wickham Market and is therefore considered in terms of its relationship to Wickham Market. A Neighbourhood Plan for Wickham Market is currently being produced and is expected to consider the potential for further site allocations within Wickham Market recognising its role as a Large Village, the range of facilities and services that exist and its proximity to the A12.

12.682 The site is immediately south of a recent development of 65 dwellings and is bordered to the west by the B1438 which joins the A12 to the south, and to the east by Chapel Lane. The site is presently in agricultural use and is open to the southern boundary.

12.683 Due to the range of services in Wickham Market the site should be developed for a mix of dwelling types including housing suitable for older people and self-build plots. The provision of apartments would be appropriate where this is acceptable in landscape terms, and is likely to be most suitable on the northern part of the site. The provision of care home / nursing home accommodation (under Use Class C2) would also be supported in this location.

12.684 An extensive area of the site will be open space to ensure the nature and scale of development provides a soft gateway to Wickham Market, a visual buffer to development inside Wickham Market parish and the separation of the distinct communities of Pettistree and Wickham Market. Provision of open space should provide opportunities for people of all ages to be active.

12.685 Access should be to the B1438. Footpath provision is provided along the B1438 as part of the development to the north of the site, and it is expected that pedestrian connections are provided to this. An extension to the 30mph speed limit along High Street is likely to be required.

12.686 Development needs to be sensitive to retaining settlement and landscape character and pattern. This includes views towards the historic village core and church and across plateau landscape. There are opportunities for biodiversity enhancements related to the site's situation within the wider agricultural landscape.

12.687 This large site lies to the south of prehistoric and Roman sites excavated prior to development of land south of Featherbroom Gardens. It has not been subject to systematic archaeological investigation. Suffolk County Council have highlighted that archaeological assessment should be required to inform any planning application to ensure that proposals are sensitive to assets of archaeological interest.

12.688 A small area of surface water flooding is recorded in the northern part of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.689 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. The site is also located within a Source Protection Zone and, therefore, the relevant Water Company must be consulted in order to avoid water contamination.

12.690 Development proposals at Wickham Market and Pettistree should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Wickham Market Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.691 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 on site in order to help judge whether on-site resources should be used on-site during development. This may help reduce the amount of material transported on and off site during development.

12.692 Early years provision is forecast to be over capacity in Wickham Market ward. A contribution towards the construction of a new setting will therefore be required as set out in the Infrastructure Delivery Framework. This policy allows for a portion of this site to be used for an early years setting, if required.

12.693 Thomas Mills High School is currently operating over capacity and this development will contribute to the shortfall in places. The Framlingham Neighbourhood Plan identifies a reserve site for educational uses. The development should contribute through the Community Infrastructure Levy towards provision of additional spaces as set out in the Infrastructure Delivery Framework.

12.694 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Wickham Market Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Wickham Market Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.695 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.696 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework

12.697 Greater Anglia have highlighted the need for development proposals to contribute to the accessibility of rail stations and the quality of its ancillary facilities and to enhance the visitor experience. In this respect, a contribution through the Community Infrastructure Levy relating to Campsea Ashe rail station may be required.

 

Policy SCLP12.61: Land between High Street and Chapel Lane, Pettistree (adjoining Wickham Market)

6.15ha of land between High Street and Chapel Lane, Pettistree (adjoining Wickham Market) is identified for the development of approximately 150 dwellings.

Development will be expected to accord with the following criteria:

a) A mix of dwelling types including housing to meet the needs of older people and provision of self-build plots on a developed area of approximately 4ha within the site;

b) Provision of affordable housing on site;

c) Provision of 0.1ha of land for a new early years setting if needed;

d) Provision of approximately 2.15ha open space to create a 'soft' and distinctive gateway to Wickham Market, and provide for all ages;

e) Provision of landscaping and creation of a 'soft' edge to the southern boundary of the development;

f) Provision of pedestrian connectivity with footpaths to the north on the B1438;

g) Proportionate archaeological assessment will be required;

h) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided; and

i) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided. 

Land West of Garden Square Rendlesham and Land East of Redwald Road, Rendlesham

377 Land West of Garden Square Rendlesham and Land East of Redwald Road, Rendlesham

12.698 These allocations are carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017).Land west of Garden Square is allocated for the development of approximately 50 dwellings and also Land east of Redwald Road is allocated for the development of approximately 50 dwellings.

12.699 Rendlesham (2011 pop. 3,013) is a Large Village in the settlement hierarchy which is altogether larger, and contains a much wider variety of facilities than is common to most other Large Villages in the District given its historic legacy as a former US Airforce base. It also has a 'made' Neighbourhood Plan, containing policies relating to the promotion of the village centre to continue to develop to meet the needs of existing and future residents, and the provision of allotments.

12.700 The Neighbourhood Plan builds on the work of the earlier masterplan for Rendlesham and seeks to ensure that the village continues to develop and function to meet the needs of new and established residents and businesses, concentrating on the provision of services and facilities required to meet the needs of the new and growing population. Across the main road from the main residential area, is a large employment site containing a mix of uses (the former technical base). A comprehensive development plan for the whole employment site has been granted planning permission which will guide the future provision of employment land in this area.

12.701 Whilst the Neighbourhood Plan does not allocate land for housing, Section 10 of the plan includes a number of objectives (3 - 3f) in relation to new housing e.g. to density and streetscene. In addition, Policy RNPP3 requires that new residential or mixed use development makes provision towards the identified local need for allotments, orchards and growing spaces.

12.702 In the longer term, the village may have capacity to accommodate more than the 100 homes proposed, but is limited predominantly by highway factors and the cumulative impact of both residential and employment traffic on the local highway network, and also by education capacity. Higher levels of growth are likely to trigger the need for new education and early years provision. There is a need to maintain a clear overview of the cumulative impact of individual developments on the local road network from Rendlesham through to Melton and the A12. The internal road layout within the village (a consequence of its original function as an airbase) means access from the village to the external road network is limited. There are also few opportunities to access the adjacent countryside due to lack of public footpaths and the presence of a perimeter fence, again a legacy of its former use as an airbase. The provision of a new footpath/bridleway is a condition of the recent planning permission for the employment site providing residents with more direct access to Rendlesham / Tunstall Forest.

12.703 Two sites are allocated for large scale housing schemes which together can provide approximately 100 homes. Both sites provide the opportunity for additional community benefit as envisaged in the Neighbourhood Plan.

12.704 Development proposals for both allocations will need to investigate the cumulative traffic impact on air quality at Melton crossroads and the Air Quality Management Area declared in Woodbridge. An Air Quality Assessment, together with a mitigation appraisal, will be required.

12.705 The site allocated as SCLP12.62 is the northern of the two sites identified on the plan above. The main limiting factors in respect of this site are its proximity to the Water Re-cycling Centre (sewage treatment works) which requires the provision of a 'cordon sanitaire', and the sewers that cross the site. The minimum distance for the cordon sanitaire will be a matter for discussion with Anglian Water as will any layout issues linked to the alignment of the sewers. The number of homes and the area on which development could take place has therefore been reduced to approximately 50.

12.706 Anglian Water confirmed that there is likely to be a need for improvements to the foul sewerage network. Land not suitable for building does however have the potential to provide for a mix of informal open space and allotment provision in accordance with Rendlesham Neighbourhood Plan objective 4, Allotments, Orchards and Growing Places and Neighbourhood Plan Policy RNPP3. Informal open space will provide space for daily dog walking and complement existing more formal green space provision nearby, as an alternative to the more sensitive Rendlesham and Tunstall Forests.

12.707 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 development must be accompanied by a site-specific Flood Risk Assessment.

12.708 The design and layout of the scheme will be expected to have due regard to the housing and transport objectives set out in the 'made' Rendlesham Neighbourhood Plan.

12.709 Suffolk County Council Archaeology have also confirmed that the site lies within the former extent of Rendlesham Hall and within the broader landscape, where there is evidence of significant multi-period archaeological remains. An archaeological assessment at an appropriate stage in the design of the development will be required to allow for in-situ preservation as necessary.

12.710 Rendlesham Primary School is operating close to capacity and, considering this allocation along with education forecasts, would be marginally over capacity during the first five years of the plan period. However, the provision of a greater proportion of housing designed to meet the needs of the elderly population or smaller dwellings could assist in addressing this. Farlingaye High School is currently operating over capacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education provision in the area.

12.711 Early years provision in Rendlesham ward is forecast to be over capacity and a contribution is therefore required through the Community Infrastructure Levy towards expansion of existing provision as set out in the Infrastructure Delivery Framework.

12.712 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Rendlesham Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Rendlesham Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.713 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.714 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.62: Land West of Garden Square Rendlesham

5.05ha of land west of Garden Square, Rendlesham, as shown on the Policies Map, is identified for a mixed development of approximately 50 dwellings and greenspace provision.

Development will be expected to accord with the following criteria:

a) Meet the minimum distance from the Water Recycling Centre within which new residential development is considered acceptable as advised by Anglian Water;

b) Accommodate the sewers that cross the site;

c) The development will need to demonstrate there is adequate capacity in the foul sewerage network or that capacity can be made available;

d) The design, layout, mix and type of housing proposed is compatible with the housing and transport objectives set out in the 'made' Rendlesham Neighbourhood Plan;

e) Provision of affordable housing;

f) The remaining greenspace should be used for a mix of informal open space suitable for daily dog walking, allotments or orchards in accordance with Rendlesham Neighbourhood Plan policy RNPP3;

g) Provision of a substantial landscape buffer to the northern and western boundaries where it abuts open countryside;

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

i) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided; and

j) An archaeological assessment will be required.

In addition, the air quality impacts of traffic from cumulative development at Melton crossroads and the Air Quality Management Area declared in Woodbridge will need to be investigated in the form of an Air Quality Assessment, together with a mitigation appraisal.

12.715 Approximately 4.3 ha of land to the east of Redwald Road is identified for residential development for approximately 50 units with access off Redwald Road. The site is contained within established defensible boundaries of established woodland with more extensive plantation to the north and east of the site. Woodbridge and Redwald Roads act as the boundaries to the south and west. The site frontage along Redwald Road is bounded by a water course and this will need to be accommodated within the design.

12.716 The site is within close proximity of the centre of Rendlesham with pedestrian connectivity using Spencer Road. Redwald Road is on a bus route and a bus stop is located within 100m of the site. Currently footways exist on only the opposite side of Redwald Road. Suffolk County Council as Local Highways Authority have indicated footways on both sides of the road and a pedestrian crossing point may be required.

12.717 The design, layout, mix and type of housing development will be expected to have due regard to Objective 3a set out in the Rendlesham Neighbourhood Plan. New residential development will be required to make provision for allotments, orchards and growing spaces in accordance with RNPP3, where a local need is identified.

12.718 Through production of the Site Allocations and Area Specific Policies Development Plan Document, Natural England highlighted the need to undertake a biodiversity survey of the site and adjoining woodland, and if necessary, appropriate mitigation measures will need to be carried out. Development should also respect the location adjacent to the Suffolk Coast and Heaths Area of Outstanding Natural Beauty and a Landscape and Visual Impact Requirement should be carried out to inform the design and landscaping of the scheme. The trees bordering the B1069 should be retained.

12.719 Suffolk County Council Archaeology have indicated that the site should be subject to an archaeological assessment at an appropriate pre-application stage in the design of the development. This will allow for preservation in situ, where appropriate, of any sites of importance that might be defined (and which are currently unknown) and to allow archaeological strategies to be designed.

12.720 In line with priorities identified in the Rendlesham Neighbourhood Plan, developers should explore, in conjunction with Rendlesham Parish Council, the potential to provide, as part of the scheme a public house or similar licenced venue.

12.721 The Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study has indicated that phosphate treatment may be needed at Rendlesham Park water recycling centre over the plan period. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.722 Rendlesham Primary School is operating close to capacity and, considering this allocation along with education forecasts, would be marginally over capacity during the first five years of the plan period. However, the provision of a greater proportion of housing designed to meet the needs of the elderly population or smaller dwellings could assist in addressing this. Farlingaye High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education capacity in the area.

12.723 Early years provision in Rendlesham ward is forecast to be over capacity and a contribution is therefore required through the Community Infrastructure Levy towards expansion of existing provision as set out in the Infrastructure Delivery Framework.

12.724 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required at Rendlesham Medical Practice to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy towards enhancements at Rendlesham Medical Practice, as detailed in the Infrastructure Delivery Framework.

12.725 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.726 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be requested through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.727 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 development must be accompanied by a site-specific Flood Risk Assessment.

 

Policy SCLP12.63: Land East of Redwald Road, Rendlesham

4.3ha of land to the east of Redwald Road, Rendlesham, as shown on the Policies Map, is identified for the development of approximately 50 units.

Development will be expected to accord with the following criteria:

a) The design, layout, mix and type of housing proposed is compatible with the housing and transport objectives set out in the 'made' Rendlesham Neighbourhood Plan;

b) Provision of affordable housing;

c) Provision of footways to site frontage along Redwald Road, with a pedestrian crossing point;

d) Provision towards meeting identified local need for allotments, orchards and growing spaces;

e) Explore the potential to provide a public house or similar licenced venue, on site as part of the development, in line with priorities identified in the Rendlesham Neighbourhood Plan;

f) Provision of a biodiversity survey and, if necessary, provide appropriate mitigation;

g) A Landscape and Visual Impact Assessment will be required, with regard to impact on the setting of the AONB;

h) Trees bordering the B1069 should be retained:

i) An archaeological assessment will be required;

j) The development will need to demonstrate there is adequate capacity in the foul sewerage network or that capacity can be made available;

k) Provision of a site-specific Flood Risk Assessment;

l) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided; and

m) As required, to increase the capacity of the surface water network in accordance with the water management hierarchy.

In addition, the air quality impacts of traffic from cumulative development at Melton crossroads and the Air Quality Management Area declared in Woodbridge will need to be investigated in the form of an Air Quality Assessment, together with a mitigation appraisal.

Land opposite the Sorrel Horse, The Street, Shottisham

383 Land opposite the Sorrel Horse, The Street, Shottisham

12.728 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for the development of approximately 10 dwellings and car parking.

12.729 Shottisham (2011 pop. 197) is a settlement identified as countryside in the settlement hierarchy. In the previous Local Plan (Site Allocations Development Plan Document, January 2017) it was identified as a local service centre and received an allocation which is being carried forward into this Local Plan.

12.730 The Parish Council in its Housing Survey Analysis 2015 has identified a need for affordable housing to enable young people to remain in the village and for smaller properties to facilitate those wishing to down-size. The Parish Council also identified on-street parking as an issue. This can result in difficulties for through traffic and adversely affect the setting of the Conservation Area.

12.731 The site is centrally located and can provide pedestrian access to the centre of the village via Villa Hill avoiding the need to walk along The Street which has no footways at this point.

12.732 Due to height level changes between the site and 'The Street', Suffolk County Council Highway Authority have indicated that a single point of vehicular access from the highway would be appropriate. This single point would serve as access to the residential development and car park. Achieving an appropriately designed access and securing acceptable access sight lines will be critical to this scheme and will be subject to approval by Suffolk County Council Highway Authority. Pedestrian connectivity should be provided from the site to access Villa Hill.

12.733 The site is located in an Area of Outstanding Natural Beauty, and on a prominent site. Developers will need to undertake a Landscape Visual Impact Appraisal, and if necessary, provide appropriate mitigation.

12.734 The site lies in close proximity to the Conservation Area and Listed Buildings, with the Grade II Listed Sorrell Horse Inn located opposite. As such, development of the site will need to preserve and enhance the character and setting of the Conservation Area and Listed Buildings. This site lies in an area of archaeological potential. Therefore, an archaeological assessment will be required.

12.735 Anglian Water has indicated a significant off-site sewerage requirement to provide foul water connections. Risks posed by septicity of pumped connection will also need to be addressed.

12.736 Hollesley Primary School is forecast to be over capacity during the first five years of the plan period and therefore a contribution will be required through the Community Infrastructure Levy towards additional school spaces as detailed in the Infrastructure Delivery Framework. Farlingaye High School is currently operating overcapacity with no immediate opportunities for expansion. A contribution will, therefore, be required through the Community Infrastructure Levy towards the creation of additional capacity at the proposed school at Brightwell Lakes to increase secondary education capacity in the area.

12.737 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that enhancements may be required at The Peninsula Practice and its branch Chapman House to meet the needs arising from new development. A contribution through the Community Infrastructure Levy will be required, as detailed in the Infrastructure Delivery Framework.

12.738 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.739 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Woodbridge library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.64: Land opposite The Sorrel Horse, The Street, Shottisham

0.42 ha of land opposite The Sorrel Horse, The Street, Shottisham, as shown on the Policies Map, is identified for small scale mixed use development for approximately 10 dwellings and a car park to accommodate circa 30 cars.

Development will be expected to accord with the following criteria:

a) The design and layout should be of high quality, responding to the site's location in an Area of Outstanding Natural Beauty; and preserving and enhancing the character and setting of the Conservation Area, and Listed Buildings;

b) Provision of smaller open market housing. A financial contribution will be sought towards affordable housing provision;

c) Developers will need to undertake a Landscape Visual Impact Appraisal, and if necessary, provide appropriate mitigation including appropriate lighting;

d) Provision of appropriate access arrangements regarding the access point, and securing acceptable access sight lines, including retention of the hedgerow wherever possible;

e) In addition to residents parking, provision of an area for a car park to accommodate circa 30 cars. The parking area to be screened to protect residential amenity;

f) Provision of pedestrian connectivity from the residential and car parking areas via Villa Hill;

g) A biodiversity survey will be required and, if necessary, appropriate mitigation provided;

h) An archaeological assessment will be required; and

i) Developers will need to address a significant off-site sewerage requirement to provide foul water connections. Risks posed by septicity of pumped connection will need to be addressed. A foul drainage strategy will need to be approved and implemented prior to the development connecting to the sewerage system.

Land off Howlett Way, Trimley St Martin

386 Land off Howlett Way, Trimley St Martin

12.740 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for the development of approximately 360 dwellings.

12.741 Howlett Way provides access from the A14 to the communities of Trimley St Martin (2011 pop. 1,942) and Trimley St Mary (pop. 3,665). The site is centrally located to the villages of Trimley St Martin and Trimley St Mary.

12.742 Land off Howlett Way is a large site within the Felixstowe Peninsula and it is anticipated that over 360 dwellings could be provided. Public consultation responses highlight a need for dwellings targeted at the retirement market. Housing opportunities for younger people and families will also be expected on the site as this will redress the population imbalance across this part of the District.

12.743 The site includes part of the 'Old Poultry Farm' with existing residential properties to the north and west of the site, the A14 to the east and agricultural fields to the south. Residential development adjacent to this site is predominately one or two storeys in height and the Council expects a similar scale of development to come forward on this site.

12.744 The Council's Environmental Protection Team have advised that an Air Quality Assessment would be required alongside any future planning application to assess the cumulative impacts of the developments in Trimley St Martin and Trimley St Mary. The site also shares a boundary with the A14 and it is essential that landscape buffers are provided to reduce the noise impact on this boundary. Currently mature trees provide a buffer but it may be appropriate to extend this buffer to further reduce the impact.

12.745 Suffolk County Council as highway authority have identified that the access onto Howlett Way needs to be considered through a transport assessment as part of any future planning application. No vehicular access could be gained from Church Lane as this is only appropriate for walking and cycling routes to improve connections to the rest of the village and existing communities. Bridleway 5 and Footpaths 23 and 26 serve this site and it will be essential that the future development of this site provides appropriate linkages to these established routes, thus improving the connectivity of the site with the surrounding areas as well as providing opportunity to create circular walks, encouraging access away from the Special Protection Areas. Surface improvements to the Public Rights of Way and potential extensions to link into the wider network will be supported.

12.746 The site is known to be of archaeological interest. Suffolk County Council requires an archaeological assessment to be undertaken at an appropriate stage prior to the granting of outline, technical details or full planning permission. It is a large area to the northeast of the historic settlement core of Trimley (TYN 060) and includes a rectangular pillbox based on the 'Suffolk Square' design (TYN 024). Any new development at this site should allow for preservation of archaeological interests in situ where appropriate.

12.747 Open space will need to be provided on site and developers will be required to consider local needs and requirements as part of their proposals alongside the nationally published standards of 2.4ha per 1000 population.

12.748 Anglian Water have identified that a water mains crosses this site and therefore any future development will need to ensure that access to this is maintained through an appropriate design and layout.

12.749 Historic England has expressed concern about the potential impact of residential development on the Grade II listed churches and the Old Rectory, a Grade II Listed Building, situated at the south of the site. They advise that the setting of these buildings should be protected and any development in close proximity needs to be of a high quality and sympathetic to the character of the area and the existing Listed Buildings.

12.750 Trimley St Martin Primary School is operating close to capacity and, considering this allocation along with forecasts, would be over capacity during the first five years of the plan period. The proposed site allocation at Land adjacent to Reeve Lodge, High Road, Trimley St Martin (SCLP12.66) will include provision of a primary school with early years provision, and a contribution will be required from development of this site towards primary school provision. Felixstowe Academy currently provides provision for secondary education, but over the plan period will require improvements to ensure sufficient capacity is maintained. Contributions will be sought through the Community Infrastructure Levy as set out in the Infrastructure Delivery Framework.

12.751 Early years provision is forecast to be over capacity in the Felixstowe peninsula and a new setting will therefore need to be provided on site.

12.752 The Ipswich and East Suffolk Clinical Commissioning Group have advised that additional primary care floorspace will be required to meet the needs arising from new development, as detailed in the Infrastructure Delivery Framework. A contribution through the Community Infrastructure Levy towards additional primary care floorspace will be requested. Given the close proximity of this site to the proposed North Felixstowe Garden Neighbourhood, strategic planning in consultation with the NHS and Ipswich & East Suffolk Clinical Commissioning Group will also be required.

12.753 Development proposals at Trimley St Martin should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Kirton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.754 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.755 Suffolk County Council have indicated that there is no planned expansion of the Felixstowe household waste recycling centre; however, the development proposed in this area would result in an increase in throughput at this site and improvements are therefore required. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.756 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Felixstowe library which has been identified as a library where improvements are necessary to enhance provision. A contribution will be required through the Community Infrastructure Levy towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.65: Land off Howlett Way, Trimley St Martin

10.64ha of land at Howlett Way, as shown on the Policies Map, is identified for the development of approximately 360 dwellings with on site open space.

Development will be expected to accord with the following criteria:

a) Primary vehicular access onto Howlett Way only;

b) A site-specific Flood Risk Assessment;

c) No vehicular access onto Church Lane;

d) Continuation of and links to existing Public Rights of Way Network;

e) Retain the existing hedgerows which border the site to maintain character of the area;

f) Affordable housing provision to be in line with Policy SCLP5.10;

g) A range of housing types and tenures provided in keeping with surrounding area, including provision of self build plots;

h) Contribution towards provision of a new primary school;

i) Provision of a new early years setting on 0.1ha of land;

j) Development to be of a high quality and sympathetic to the character and setting of the listed churches and The Old Rectory;

k) Site design and layout to take into account the water mains crossing the site;

l) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided;

m) On site open space and play facilities to meet needs identified in the SCDC Leisure Strategy;

n) Archaeological assessment required with particular consideration for the existing pillbox;

o) Provision of pedestrian/cycle links; and

p) Air Quality assessment required.

Land adjacent to Reeve Lodge, High Road, Trimley St Martin

390 Land adjacent to Reeve Lodge, High Road, Trimley St Martin

12.757 Trimley St Martin (2011 pop. 1,942) is identified as a Large Village in the settlement hierarchy due to its wide range of facilities including shops, a primary school and a community hall. It is located close to the A14 and Felixstowe, providing access to a wider range of services, facilities and employment opportunities.

12.758 The site is allocated for the development of approximately 150 dwellings and a primary school. The site is located on the southern edge of Trimley St Martin adjacent to a recent residential development of 66 dwellings at the former Trimley Mushroom Farm site. The site is arable farmland although currently being used as a temporary depot site by Network Rail and is bordered on the west to open countryside with the railway line beyond, and to the east by High Road and existing properties. There are opportunities to integrate new development using linear belts of trees, and replicate local species mixes. There are also opportunities to improve pedestrian/cycle path access to provide access to the AONB to help promote active healthy lifestyles.

12.759 The Felixstowe Peninsula Area Action Plan identified the need for a new primary school (including an early years setting) in the area due to forecast shortfalls in capacity over the timeframe of the AAP. The District Council has been exploring possibilities with the County Council and this site offers a central location relative to the existing and proposed residential allocations with the villages of Trimley St Martin and Trimley St Mary and performs best in terms of accessibility by walking. This site provides an opportunity to accommodate a new primary school, and 2.2ha land will need to be provided as part of the development of a new primary school which would have scope to accommodate 2 form entry in the future. The school should be located in the western part of the site forming part of a focal point for the community. Potential for community use of school facilities should also be investigated. A new early years setting should be located alongside the school.

12.760 Development of the site should provide for a range of housing types reflecting the position of the site being well connected to services and facilities. Provision should be made for housing that would help to meet the needs of older people, as well as for families, and self-build plots should be made available on site. Apartments would be suitable on the site provided these are of a scale and design appropriate to the landscape and character of the area, and are likely to be most suitable in the southern part of the site.

12.761 The development of the site will need to incorporate open space provision which should form a focal point on the eastern side of the site, providing opportunities for interaction with uses surrounding the site. Open space will need to provide opportunities for people of all ages to be active, and will need to meet the standards of 2.4ha per 1,000 population.

12.762 Landscaping will be required on the boundaries of the site with the countryside, to integrate the site with the rural character of the area to the west. A Landscape Visual Impact Assessment will be required to inform the landscape strategy for the site to minimise impact on the AONB.

12.763 Suffolk Wildlife Trust have identified potential for species or habitats of nature conservation interest to be present on the site and therefore an ecological survey will be required, and any necessary mitigation provided.

12.764 A small area of Surface Water Flooding is recorded in the centre of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.765 The site is in an area of archaeological potential and contains known archaeological remains. There is cropmark evidence for multiperiod activity in the eastern half of the site, which is likely to be mainly prehistoric. There are fewer recorded cropmarks in the western part, but this may be due to masking factors such as soil type or farming practices. Work at the adjacent Mushroom Farm identified fairly dense (for the period) Bronze Age and Iron Age pits and ditches, demonstrating that remains are likely to continue beyond those showing in aerial photographs. Suffolk County Council have highlighted that archaeological assessment should be required to inform the Masterplan to inform viability of schemes, mitigation requirements and conservation in situ of significant remains. Any mitigation should involve outreach proposals.

12.766 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.

12.767 Felixstowe Academy currently provides provision for secondary education, but over the plan period will require improvements to ensure sufficient capacity is maintained. A contribution will be required through the Community Infrastructure Levy, as identified in the Infrastructure Delivery Framework.

12.768 Development proposals at Trimley St Martin should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates treatment limitations at Kirton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.769 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.770 The Ipswich and East Suffolk Clinical Commissioning Group have advised that additional primary care floorspace will be required to meet the needs arising from new development, as detailed in the Infrastructure Delivery Framework. A contribution through the Community Infrastructure Levy towards additional primary care floorspace will be requested. Given the close proximity of this site to the proposed North Felixstowe Garden Neighbourhood, strategic planning in consultation with the NHS and Ipswich & East Suffolk Clinical Commissioning Group will also be required.

12.771 Suffolk County Council have indicated that there is no planned expansion of the Felixstowe household waste recycling centre; however, the development proposed in this area would result in an increase in throughput at this site and improvements are therefore required. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.772 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Felixstowe library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.66: Land adjacent to Reeve Lodge, High Road, Trimley St Martin

8.59ha of land adjacent to Reeve Lodge, High Road, Trimley St Martin is identified for the development of approximately 150 dwellings, a primary school and open space.

Development will be expected to accord with the following criteria:

a) A mix of housing should be provided on the site including housing for older people and the provision of self-build plots;

b) Provision of affordable housing on site;

c) Provision of 2.2ha of land for a primary school including 0.1ha of land for early years provision;

d) Provision of open space for people of all ages;

e) Provision of appropriate landscaping and boundary treatments to provide a 'soft' western edge to the development and to minimise impacts on the AONB;

f) Provision of a Landscape and Visual Impact Assessment to inform the landscape strategy for the site;

g) An ecological survey will be required, and any necessary mitigation provided;

h) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided;

i) Evidence is required to demonstrate there is adequate provision for treatment at the Water Recycling Centre or that this can be provided;

j) Provision of pedestrian/cycle links from the site, including connectivity into the surrounding countryside and AONB; and

k) Proportionate archaeological assessment will be required.

Land off Keightley Way, Tuddenham

394 Land off Keightley Way, Tuddenham

12.773 Tuddenham (2011 pop. 353) is identified as Small Village in the settlement hierarchy due to the presence of a small range of facilities including a community hall and public house. The site is located in the northern part of the village, close to the playing fields and existing residential development at Keightley Way.

12.774 The site is allocated for the development of approximately 25 dwellings. Reflecting the character and settlement patterns of the surrounding residential areas it is considered that the site would be suitable for development of dwellings at a relatively high density for a village location, and in particular smaller terraced and semi detached properties should be provided in the southern part of the site.

12.775 The site slopes upwards to the north and is bordered by existing trees and hedgerows, which should be retained in order to preserve the enclosed nature of this part of Tuddenham. The Landscape Character Assessment identifies trees along hedges, verges and field boundaries as key features and recommends enhancements to biodiversity in the highly agricultural landscape.

12.776 Development of the site provides an opportunity to create a pedestrian and cycle link to the playing fields to the east of the site, from Keightley Way.

12.777 A small area of surface water flooding is recorded in the north of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.778 In terms of the wider highways network, transport modelling has identified potential issues on the highways network around Ipswich and consideration should be given to cumulative traffic impacts.

12.779 Rushmere Hall Primary School is operating close to capacity and, considering this allocation along with forecasts, would be over capacity during the first five years of the plan period. Development of this site will need to contribute to the provision of additional school places or consideration would need to be given to whether a contribution could be made towards additional primary school spaces at the Ipswich Garden Suburb. If the latter is the case, development of the site would need to come forward later in the plan period. 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 through the Community Infrastructure Levy would be required towards additional spaces.

12.780 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane, however, as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.781 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 development must be accompanied by a site-specific Flood Risk Assessment. The site is also located within a Source Protection Zone and, therefore, the relevant Water Company must be consulted in order to avoid water contamination.

12.782 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.

12.783 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 will be required through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.784 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 through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.67: Land off Keightley Way, Tuddenham

1.54ha of land off Keightley Way, Tuddenham, as shown on the Policies Map, is identified for the development of approximately 25 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of semi detached and terraced properties in the southern part of the site;

b) Provision of affordable housing on site;

c) Retention of existing trees and hedgerows on the boundaries of the site;

d) Provision of open space and a pedestrian and cycle link between Keightley Way and the playing fields to the east of the site; and

e) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided.

Land South of Lower Road, Westerfield

397 Land South of Lower Road, Westerfield

12.785 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for the development of approximately 20 dwellings.

12.786 This site south of Lower Road in Westerfield (2011 pop. 442) is the northern of the two sites shown on the map. It is 2.45ha in size, well related to the main central crossroads within the village and sits between and opposite existing groups of residential properties. The site comprises the whole field, which is well defined by existing planted boundaries. The mature oak trees along the frontage with Lower Road are subject to a Tree Preservation Order. There is also a drainage ditch along the Lower Road frontage.

12.787 Discussions with the Parish Council confirmed that at least part of the site was previously used as the village football pitch but that no longer exists. There is now no focal point for the village or open space available for community events. It is considered that a small, well designed scheme in this location south of Lower Road could enable the provision of a new village green as a focal point for the community. The site is well located in relation to the main concentration of existing development. The character of this part of the village is not limited to frontage development so offers an opportunity to design a scheme of approximately 20 dwellings around the provision of a village green.

12.788 Suffolk County Council Archaeology note that this site is close to the medieval core of the settlement and within the findspot of Roman, Saxon and Iron Age objects. The site should therefore be subject to an archaeological assessment at an appropriate stage in the design process which would allow for preservation in-situ where appropriate.

12.789 Anglian Water has confirmed that they have no objection to the development of this site. 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 1ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment. The site is also located within a Source Protection Zone and, therefore, the relevant Water Company must be consulted in order to avoid water contamination.

12.790 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 through the Community Infrastructure Levy would be required towards additional spaces.

12.791 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane however as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.792 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that enhancements may be required at Ivry Street Medical Practice to meet the needs arising from new development. A contribution through the Community Infrastructure Levy will be required, as detailed in the Infrastructure Delivery Framework.

12.793 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.794 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 through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

12.795 Greater Anglia have highlighted the need for development proposals to contribute to the accessibility of rail stations and the quality of its ancillary facilities and to enhance the visitor experience. In this respect, a contribution relating to Westerfield rail station may be requested.

 

Policy SCLP12.68: Land South of Lower Road, Westerfield

2.45ha of land south of Lower Road, Westerfield, as shown on the Policies Map, is identified for the development of approximately 20 dwellings and public open space provision.

Development will be expected to accord with the following criteria:

a) The housing is required to enable the provision of a village green type facility as a focal point for the community. When determining the viability of the scheme, the need to provide this facility will be given priority over affordable housing contributions;

b) The developer is required to involve the Parish Council in the design and layout of the village green type facility and its long term maintenance;

c) If the housing element extends over 1ha or more, a flood risk assessment will be required to consider impacts on receptors off site;

d) An archaeological assessment will be required;

e) Design of the scheme should provide for a pedestrian footway along the Lower Road frontage within the site to avoid detrimental impact on the oak trees which are the subject of a Tree Preservation Order; and

f) Provision of a comprehensive landscaping scheme for the site which provides for the retention of trees and hedgerows along the site boundaries except where it is required to provide access to the site.

Land West of the B1125, Westleton

400 Land West of the B1125, Westleton

12.796 Westleton (2011 pop. 349) is identified as a Small Village in the settlement hierarchy due to the range of services and facilities it has including a shop and a village hall. The site is allocated for the development of approximately 20 dwellings.

12.797 The site is situated on the southern edge of the settlement and is presently in agricultural use. The orientation of the site is designed to facilitate development that follows the existing built form of the settlement. The relatively prominent location of the site in the landscape is extenuated by the proximity to Westleton Common County Wildlife Site. This provides an opportunity to create an attractive gateway development to the village that draws on the high quality design with reference to the Westleton Conservation Area Appraisal. The provision of chalet style dwellings and bungalows would integrate positively with the surrounding character. There is a footpath on the eastern side of Reckford Road, and pedestrian connectivity with the footpath should be provided as part of the development.

12.798 Due to the prominent location of the site, landscaping will be required in order to provide a 'soft' edge to the southern and western boundaries of the site. The southern boundary of the site extending beyond the southernmost dwelling on the east side of the road, facilitates the provision of a landscape buffer between built and natural environments. In relation to heathland to the east on the opposite side of the B1125, it is important to consider indirect effects resulting from adjacent land use changes such as increases in recreational pressure.

12.799 An area of surface water flooding is recorded along the northern and eastern boundaries of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.800 The allocation is in close proximity to Minsmere-Walberswick Special Protection Area /Ramsar and Minsmere-Walberswick Heaths & Marshes Special Area of Conservation. Project level Habitats Regulations Assessment will need to assess disturbance risks (to include recreation, light, noise etc.) through the consideration of up to date ecological and visitor survey data, to demonstrate that adverse effects can be prevented with long term mitigation measures.

12.801 Early years provision in Wenhaston and Westleton Ward is forecast to be over capacity and therefore a contribution will be required through the Community Infrastructure Levy towards expansion of existing settings, as set out in the Infrastructure Delivery Framework.

12.802 Development proposals at Westleton should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Westleton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.803 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.804 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.805 Suffolk County Council has provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.69: Land West of the B1125, Westleton

0.73ha of land to the west of the B1125, Westleton, as shown on the Policies Map, is identified for the development of approximately 20 dwellings.

Development will be expected to accord with the following criteria:

a) Development of a mix of dwellings to include dwellings to meet the needs of older people;

b) Design and layout to be sympathetic to the setting of Westleton Conservation Area, the single storey context of the adjacent built environment and Westleton Common County Wildlife Site on the opposite side of the B1125;

c) Provision of affordable housing on site;

d) Provision of landscaping to provide a 'soft' edge to development on the southern and western boundaries;

e) Development should provide for biodiversity enhancements, in line with the characteristics of Westleton Common County Wildlife Site;

f) A project level Habitats Regulations Assessment will be required;

g) Provision of pedestrian connection to existing footpaths to the village;

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

i) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided.

Land at Cherry Lee, Darsham Road, Westleton

403 Land at Cherry Lee, Darsham Road, Westleton

12.806 Westleton (2011 pop. 349) is identified as a Small Village in the settlement hierarchy due to the range of services and facilities it has including a shop and a village hall.

12.807 The site is allocated for the development of approximately 15 dwellings. The site is located along the northern settlement edge along Darsham Road and is well related to the surrounding built up area with residential development to the north and south. Strong landscape features bounding the site protects the wider landscape setting from development. However, impact on the existing landscape features on site will need to be considered.

12.808 The site is occupied by two dwellings in the west of the site with large gardens to the rear. Appropriate retention and inclusion of the existing dwellings will need to be considered in relation to the design of any redevelopment.

12.809 The existing public right of way that runs along the western boundary of the site provides access into the surrounding rural countryside which can help to encourage active lifestyles. Development that enhances this right of way will be supported.

12.810 The allocation is in close proximity to Minsmere-Walberswick Special Protection Area /Ramsar and Minsmere-Walberswick Heaths & Marshes Special Area of Conservation. Project level Habitats Regulations Assessment will need to assess disturbance risks (to include recreation, light, noise etc.) through the consideration of up to date ecological and visitor survey data, to demonstrate that adverse effects can be prevented with long term mitigation measures.

12.811 Development proposals at Westleton should have regard to the findings of the Suffolk Coastal & Ipswich Cross Boundary Water Cycle Study which indicates capacity limitations at Westleton Water Recycling Centre. Evidence will be required to demonstrate how capacity will be made available in time to serve the proposed development.

12.812 The Water Cycle Study also identifies this site as being within Flood Zone 1. As the site area is over 1 ha, any proposals for development must be accompanied by a site-specific Flood Risk Assessment.

12.813 Early years provision in Wenhaston and Westleton Ward is forecast to be over capacity and therefore a contribution will be required through the Community Infrastructure Levy towards expansion of existing settings, as set out in the Infrastructure Delivery Framework.

12.814 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional primary care floorspace will be required in Yoxford / Leiston to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.815 Suffolk County Council have indicated that future improvements are needed at Leiston household waste recycling centre to accept additional waste from housing growth. A contribution will be required through the Community Infrastructure Levy towards the improvement of the centre as identified in the Infrastructure Delivery Framework.

12.816 Suffolk County Council have provided information relating to library improvements across the District. This site falls within the catchment of Saxmundham library which has been identified as a library where improvements are necessary to enhance provision. A contribution through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.70: Land at Cherry Lee, Darsham Road, Westleton

1.21ha of land at Cherry Lee, Darsham Road, as shown on the Policies Map, is identified for the development of approximately 15 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing on site;

b) Retention of the landscaped boundary features, except where removal is required for safe access and egress;

c) Enhancements to pedestrian connectivity southwards along Darsham Road and bridleway works;

d) Design and layout to be sympathetic to the rural countryside setting;

e) Retention and enhancement of public right of way at the western site boundary;

f) A project level Habitats Regulations Assessment will be required;

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

h) Provision of landscaping to create 'soft' edges to the boundaries of the site.

Mow Hill, Witnesham

406 Mow Hill, Witnesham

12.817 Witnesham (2011 pop. 792) is identified as a Small Village in the settlement hierarchy recognising the existence of a range of facilities including a village hall and primary school. The site is allocated for the development of approximately 30 dwellings.

12.818 Land at Mow Hill encompasses 1.5ha, development of which is expected to provide approximately 30 dwellings including affordable housing.

12.819 The site is located on the northern edge of the southern part of the village and is presently in agricultural use. A hedgerow forms the boundary of the site with Mow Hill. It is important that the site provides for growth of the village that is integrated and sensitive to settlement and open agricultural landscape character.

12.820 The site is close to services and facilities including the recreation ground and public house. A pedestrian crossing should be provided to access the footpath on the opposite side of Mow Hill, which provides walking access to the village's services and facilities.

12.821 Consideration will need to be given to design, layout and landscaping to provide an appropriate transition between the developed areas to the south of the site and the more rural character to the North of the site. There are two Grade II Listed Buildings to the south east of the site (Red House and Barn North of Red House), and development will need to be sympathetic to the setting of these. Due to the rural character of this location, a relatively low density development is considered appropriate.

12.822 An area of surface water flooding is recorded along in the south eastern part of the site. Any development in this area of the site will need to demonstrate mitigation measures designed to alleviate the potential surface water flooding risks. This is required to be undertaken in accordance with the surface water management hierarchy.

12.823 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 development must be accompanied by a site-specific Flood Risk Assessment.

12.824 Witnesham Primary School is operating close to capacity and, considering this allocation along with forecasts, would be marginally over capacity during the first five years of the plan period. A contribution may therefore be required through the Community Infrastructure Levy towards additional spaces. Claydon High School is currently forecast to exceed capacity and development is therefore expected to contribute through the Community Infrastructure Levy to the provision of additional secondary spaces in the area.

12.825 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane, however, as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.826 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional enhancements will be required in Grundisburgh/Otley to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.827 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.828 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 through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.71: Mow Hill, Witnesham

1.5ha of land at Mow Hill, Witnesham, as shown on the Policies Map, is identified for the development of approximately 30 dwellings.

Development will be expected to accord with the following criteria:

a) Provision of affordable housing on site;

b) Retention of the hedgerow which borders Mow Hill, except where removal is required for access;

c) Provision of a pedestrian connectivity southwards on Mow Hill;

d) Design and layout to be sympathetic to the setting of the nearby Grade II Listed Buildings;

e) Provision of landscaping to create a 'soft' edge to the eastern and northern boundaries of the site; and

f) A site-specific Flood Risk Assessment will be required, and any necessary mitigation provided.

Land at Street Farm, Witnesham

409 Land at Street Farm, Witnesham

12.829 This allocation is carried forward from the Site Allocations and Area Specific Policies Development Plan Document (January 2017). The site is allocated for the development of approximately 20 dwellings.

12.830 Witnesham (2011 pop. 792) is a Small Village in the settlement hierarchy containing a church, public house and primary school. The village comprises a number of parts. The two main elements, Witnesham (Bridge) to the south and Witnesham (Chapel) to the north contain the main residential areas and each has a physical limits boundary. To the north between Witnesham (Chapel) and Swilland is a small cluster of dwellings, public house and primary school which does not have a physical limits boundary.

12.831 This site of 0.7ha comprises a largely disused farm complex on the edge of Witnesham (Bridge). The farmhouse, a Listed Building, is still occupied. Land south of Hall Road and The Street which includes this site, lies within the River Fynn Valley - a landscape of attractive and distinctive character. Suffolk County Council Archaeology notes that due to the site's location on the south bank of the River Fynn, an archaeological investigation will be required. A small section of the site along its northern boundary where it borders the River Fynn is within Flood Zone 3. Any development within Flood Zone 3 is to be avoided having the highest potential risk from flooding. The Environment Agency have confirmed that a flood risk assessment will be required as part of any planning application. Anglian Water have confirmed they have no objection to the allocation of this site. Existing access to the site is narrow and directly onto a bend in the road (B1077). Use of the existing access may need to be re-assessed or may otherwise act as a limit to numbers of new dwellings it can serve.

12.832 The site is well related to this part of the village and as an old farm complex offers the opportunity for an interesting residential development given the mix and scale of buildings which are currently present on site. The presence of the Listed Building and the flood risk on the northern part of the site are constraints which will need to be considered in any design for the site. Impact on the landscape will be a consideration of any development proposal. These elements together with the access issues may act as a limit to the amount of new development which is ultimately acceptable.

12.833 Witnesham Primary School is operating close to capacity and, considering this allocation along with forecasts, would be marginally over capacity during the first five years of the plan period. A contribution may therefore be required through the Community Infrastructure Levy towards additional spaces. Claydon High School is currently forecast to exceed capacity and development is therefore expected to contribute through the Community Infrastructure Levy to additional secondary spaces.

12.834 Early years provision is forecast to be over capacity in Fynn Valley ward. It is anticipated that a new setting would be provided under allocation SCLP12.24 Land at Humber Doucy Lane, however, as this allocation is to come forward during the later years of the Plan, a contribution towards expansion of the setting in Witnesham will be required through the Community Infrastructure Levy in order to increase provision in the Fynn Valley ward.

12.835 The Cross Boundary Water Cycle Study between Suffolk Coastal District Council and Ipswich Borough Council identifies this site as being within an area of high tidal or fluvial flood risk. Any proposals for further development at this site must therefore have regard to this issue and be accompanied by a site-specific Flood Risk Assessment. The site is also located within a Source Protection Zone and, therefore, the relevant Water Company must be consulted in order to avoid water contamination.

12.836 The East Suffolk & Ipswich Clinical Commissioning Group have indicated that additional enhancements will be required in Grundisburgh/Otley to meet the needs arising from new development. A contribution will be required through the Community Infrastructure Levy, as detailed in the Infrastructure Delivery Framework.

12.837 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 will be requested through the Community Infrastructure Levy towards the expansion of the centre as identified in the Infrastructure Delivery Framework.

12.838 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 through the Community Infrastructure Levy will be requested towards the improvement of library provision as identified in the Infrastructure Delivery Framework.

 

Policy SCLP12.72: Land at Street Farm, Witnesham (Bridge)

0.7ha of land at Street Farm, Witnesham, as shown on the Policies Map, is identified for the development of approximately 20 dwellings.

Development will be expected to accord with the following criteria:

a) A site-specific Flood Risk Assessment;

b) Impact on the listed farmhouse;

c) An archaeological investigation will be required;

d) Flood risk assessment will be required;

e) Provision of affordable housing on site;

f) Provision of footway / pedestrian enhancements;

g) Design and layout to be sympathetic to the sensitive river valley landscape character, and to have regard to former farmyard use;

h) Where possible retention of existing trees along the boundaries to the site;

i) Any development within the area identified as Flood Zone 3 should be avoided to ensure no other impediments to flows are introduced that could increase the risk of flooding downstream; and

j) Provision of an ecological assessment in relation to potential impact on the River Fynn, and opportunities should be explored which would improve and enhance the riverside environment in this location under the Water Framework Directive.