Home | Local Plan | Written Statement - Contents | Written Statement - Policies | Proposals Maps | Local Plan Help

Adopted Plan Deposit Draft

Policy:

Proposal:

26 1,000 houses in the SDA.

(5)

27 Land at Stowmarket is allocated as a strategic development area.

(6)

Deleted Prentice Road - non-food retail.

(18 now 12 in s.2.6)

2.10.1 The County Structure Plan has identified Stowmarket as an area for growth to meet 'some of the external pressures on the county and to provide wider employment opportunities and services for nearby parts of central Suffolk'. This provision has been maintained in the adopted Structure Plan (incorporating Alterations 1, 2 and 3) and reflects the strategic need to facilitate development within the A14 corridor without increasing pressure on smaller villages within the corridor or Needham Market.

The need for strategic development at Stowmarket.

2.10.2 Stowmarket is the largest town in Mid Suffolk. The housing stock in Stowmarket increased from 4,300 in 1981 to 5,810 in 1991, averaging 150 new dwellings per year over this period. Most of this housing development took place to the north and south of the town, some distance away from the town centre and its shopping facilities. Further development at these two extremities of the town would lead to increased traffic movements on roads through the town and would bring encroachment into the surrounding countryside which currently separates Stowmarket from Needham Market, and the settlements of Stowupland, Combs and Onehouse.

Preventing encroachment towards nearby villages.

2.10.3 The Guiding Principles for development in Stowmarket:-

- to locate housing and other forms of development in a sustainable manner well related to the existing town

- to enable people to live and work in close proximity, within a mixed development offering a range of services and facilities

- to protect the best of the surrounding countryside and prevent the towns coalescence with adjoining villages

- to allocate the maximum amount of housing appropriate to a town with rail and other public transport facilities

- to reduce pressure on Needham Market and other small villages within the A14 corridor.

The principles ofthe SDA.

2.10.4 Bearing in mind the physical and landscape constraints mentioned above a major housing and industrial development is proposed on the eastern side of Stowmarket on land between the railway and the A14 trunk road. The site was considered by Land Use Consultants in 1987 and is capable of providing the space for a mixed development within clearly defined boundaries and without harm to the appearance of the surrounding countryside.

2.10.6 The amount of land allocated for new housing, roads, community facilities and jobs-related development, such as industry and retailing, have led the District Planning Authority to designate the area as a Strategic Development Area. The area is shown on the Stowmarket Inset Map 73a. The number of houses built will be phased in accordance with the provision of roads and other infrastructure. It is estimated that up to 100 houses will be built each year and that housing and other development will generate funds to bring forward the construction of the infrastructure to achieve the full integration of the area with the town.

PROPOSAL 26:

MAJOR HOUSING DEVELOPMENT, PROVIDING FOR UP TO 1,000 DWELLINGS DURING THE PLAN PERIOD, IS IDENTIFIED ON LAND AT STOWMARKET BETWEEN THE RIVER GIPPING, A14 TRUNK ROAD, STOWUPLAND ROAD AND THE CEDARS LINK ROAD. (INSET MAP 73A).

PROPOSAL 27:

LAND AT STOWMARKET BETWEEN THE A14 TRUNK ROAD, THE RIVER GIPPING AND CEDARS LINK ROAD IS IDENTIFIED AS A STRATEGIC DEVELOPMENT AREA. DEVELOPMENT OF THE AREA WILL BE CO-ORDINATED AND PHASED TO ALLOW THE PROVISION OF HIGHWAYS INFRASTRUCTURE AND COMMUNITY FACILITIES FOR ITS FUTURE RESIDENTS.

2.10.7 The Strategic Development Area Objectives:-

- to integrate the Strategic Development Area with the town and the local road network

- to ensure that the local road network, residential areas and existing business interests meet with the minimum of disruption during the development period

- to provide for local community services and facilities within the Strategic Development Area in accord with the aims and objectives of the Local Plan

- to encourage the operation of local bus services, and provide cycling and walking links with the town centre

- to enhance existing landscape features

- to make use of existing buildings and re-use of other structures

- to provide a range of dwellings and an element of affordable housing

- to avoid piecemeal development likely to weaken comprehensive development in the area.

2.10.8 The food superstore provided for by Proposal 17 in the Deposit Draft (now renumbered Proposal 28) and allocated on Inset Map 73a was granted planning permission in 1993 and was the subject of a series of agreements which secured a package of ¡planning gain´ items including the construction of a new roundabout on the A1120, street lighting for the A1120 between the A14 and A1308/B1113, an initial length of distributor road to serve new residential development and service road to serve new employment development. A footpath link alongside the A110 is also planned, and further funding has been secured for improvements to the junction to the SDA and the new roads are designed for ultimate connection to the B1115 Relief Road. However, the single most important aspect of integrating the SDA with the town and town centre will be the provision of the B1115 Relief Road.

2.10.9 The main objective of the road will be to improve access for all modes of transport to the town centre from the north east. In addition, the re-routing of traffic from the existing B1115 will reduce pressure on the Stowupland Road level crossing which currently causes congestion at peak times. The B1115 scheme has been concluded in the five year rolling programme in the County Council´s TPP for 1996/97 and agreements have been concluded with the principal landowners and developers of the SDA which make provision for contributions from all forms of development toward advancing construction of the B1115 Relief Road scheme. An application for the route of the B1115 was submitted in September 1995 and this indicates that it will connect with the A1308 Inner Relief Road (completed August 1992) and includes a bridge to span the River Gipping and the main Norwich to London railway line.

2.10.10 When constructed the B1115 Relief Road and its ultimate connection to the A1120 Cedars Link Road, together with the A1308 Inner Relief Road, will provide a comprehensive transport infrastructure for that part of Stowmarket which lies to the east of the Inner Relief Road. This will generally improve the transport network of the town by relieving the existing B1115 Road (including the rail crossing) and providing for alternative traffic movements in, around, to and from the town. The particular problems of traffic movement across Stowmarket are referred to in paragraphs 2.7.17 - 2.7.19 of the Transport section of the Plan, and provision is made in Policies T4 and T5 for contributions to be sought from development/redevelopment schemes outside the SDA.

2.10.11 In addition, the Proposal 18 area allocation in Prentice Road will be specifically affected by existing problems of cross-town traffic flows because of its location between the level crossing on the B1115 and the new traffic signals at the intersection of the A1308 Inner Relief Road with the B1115 Station Road. Attention is drawn to the B1115 scheme and Policies T4 and T5 in paragraphs 2.6.35 - 2.6.37 and the advice box following Proposal 12 in Section 2.6, Shopping and Town Centre Development.

2.10.12 Development of the SDA will be phased over the plan period to allow the provision of infrastructure and other community facilities for residents of the area. The B1115 Relief Road should be provided at the earliest time appropriate to the phasing and timing of development within the SDA and having regard for the need to safeguard the safety and amenity of local residents served by the local road network. The timing of the bridge completion and mechanisms to help advance its construction will be incorporated into further obligations under Section 106 of the Town and Country Planning Act 1990 (as amended) as the development progresses.

2.10.13 The obligations which have been concluded establish a transport fund within a framework for subsequent phases of development which will provide social and community facilities. These topics are considered below and will be co-ordinated in conjunction with a land use framework plan (an initial version of which was included with the agreements concluded in August 1995) and subsequently a master plan.

PROGRAMMED B1115 RELIEF ROAD

POLICY SDA1

THE DISTRICT PLANNING AUTHORITY SUPPORTS THE PROPOSAL BY THE COUNTY HIGHWAYS AUTHORITY FOR THE B1115 RELIEF ROAD. THE PREFERRED ROUTE IS IDENTIFIED ON THE PROPOSALS MAP (STOWMARKET INSET MAP 73C) AND WILL BE SAFEGUARDED.

ADDITIONAL SOURCES OF FUNDING FOR B1115 RELIEF ROAD

POLICY SDA2

PURSUANT TO POLICY SDA1 AND LEGAL AGREEMENTS COMPLETED IN AUGUST 1995 THE DEVELOPERS OF THE SDA (AS DEFINED IN THE STOWMARKET INSET MAP 73A) ARE REQUIRED TO MAKE FINANCIAL CONTRIBUTIONS TOWARDS THE FULL COST OF NECESSARY INFRASTRUCTURE AND, IN CONJUNCTION WITH THE PROVISIONS OF POLICY T5, TOWARDS THE ADVANCEMENT OF THE B1115 RELIEF ROAD.

2.10.14 Securing other SDA Objectives In addition to securing the highway objectives set out above, the District Planning Authority will seek to create a balanced and sustainable form of development. This will require a range of uses offering the chance to live, work and enjoy other facilities near at hand, thus reducing the need to travel. It will also require, where appropriate, the retention and re-use of existing buildings within the area and the enhancement of any landscape features which currently exist. A range of housing accommodation will also be required in accordance with Policies H14 and GP1 of the Plan, and an element of affordable housing will be expected in accordance with recent guidance.

A balanced approach to development.

The need for a land use framework plan

2.10.15 As with the development of any large area the preparation of a plan offering an overview of the proposals will be essential to co-ordinate phasing and a rational and orderly development. A land use framework plan will therefore be required for the SDA either as part of an outline planning application for the whole area, or as an essential part of a Section 106 agreement, under the Town and Country Planning Act 1990 (as amended).

Framework for development.

2.10.16 Without wishing to constrain specific design issues a land use framework plan will allow the proper organisation of the area through the plan period and may be read in conjunction with the implementation schedule. As piecemeal development is unlikely to achieve the District Planning Authority's objectives for the SDA, applications for small areas will not normally be acceptable. Partial or piecemeal development which in the view of the District Planning Authority would be likely to disrupt comprehensive development or blight other areas within the SDA will be resisted.

2.10.17 Housing: The housing objectives for the plan are set out in paragraphs 2.3.2 and the policies of Section 2.3. These will apply equally within the SDA as to other areas. In view of the guidance set down in PPG13 Transport (March 1994), the District Planning Authority considers that the Strategic Development Area would be a suitable location within which some areas could be developed at densities at the higher end of the range suggested in Policy H15.

Higher density development and affordable housing.

2.10.19 Landscape: The landscape consultants report suggests that there are a limited number of features within the SDA. These features, which include hedgerows alongside water courses and the limited number of trees in the area should be retained and enhanced with supplementary planting. Detailed designs should also have careful regard for the topography of the site and avoid development along ridge tops.

COMPREHENSIVE DEVELOPMENT WITHIN THE SDA

POLICY SDA3

DEVELOPMENT OF THE SDA WILL BE UNDERTAKEN COMPREHENSIVELY, RESPECTING THE GUIDING PRINCIPLES OF THE PLAN POLICIES GP1-4 AND WILL:-

- REQUIRE THE PRODUCTION OF A LAND USE FRAMEWORK PLAN; AS THE BASIS FOR AN OUTLINE PLANNING APPLICATION OR A SECTION 106 OBLIGATION UNDER THE TOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED);

- PROVIDE FOR RECREATION, OPEN SPACE AND PUBLIC ART IN ACCORDANCE WITH POLICIES RT4, RT5 AND RT14 AND THESE FACILITIES SHALL BE LINKED BY LANDSCAPED PEDESTRIAN ROUTES;

- BE IMPLEMENTED IN ACCORDANCE WITH A PHASED PROGRAMME, SUBJECT TO POLICY H6;

- PROVIDE FOR HIGH STANDARDS OF DESIGN, LAYOUT AND LANDSCAPE IN ACCORDANCE WITH POLICY H13;

- INCLUDE A RANGE OF DWELLING TYPES IN ACCORDANCE WITH POLICY H14;

- THE DISTRICT PLANNING AUTHORITY WILL NOT CONSIDER PIECEMEAL APPLICATIONS FAVOURABLY UNLESS THEY CONCUR WITH AN AGREED LAND USE FRAMEWORK PLAN WHICH SHALL FORM PART OF AN APPROPRIATE OBLIGATION UNDER THE TOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED);

- REFLECT LOCAL CHARACTERISTICS WHILE, IN APPROPRIATE LOCATIONS, OFFERING THE OPPORTUNITY FOR HIGHER DENSITY DEVELOPMENT AND, IN ACCORDANCE WITH POLICY H4, PROVISION FOR AFFORDABLE HOUSING IN LARGER SCHEMES, INCLUDE AN ELEMENT OF AFFORDABLE HOUSING SAFEGUARDED, AS APPROPRIATE BY AN AGREEMENT UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT.

SUSTAINABLE DEVELOPMENT

POLICY SDA4

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE A SUSTAINABLE APPROACH TO DEVELOPMENT, WHICH WILL ALLOW FOR:-

- THE RETENTION AND RE-USE OF EXISTING BUILDINGS AND STRUCTURES OF HISTORIC OR ARCHITECTURAL INTEREST IN ACCORDANCE WITH POLICIES HB1 AND HB3;

- THE RETENTION OF IMPORTANT TREES AND HEDGEROWS OF HIGH AMENITY VALUE IN ACCORDANCE WITH POLICY CL1;

- REINFORCED PLANTING ALONG THE BOUNDARIES OF THE SITE AND NEW DISTRIBUTOR ROADS WITHIN THE SITE.

AFFORDABLE HOUSING WITHIN THE SDA

POLICY SDA5

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE THE PROVISION OF AN ELEMENT OF AFFORDABLE HOUSING DESIGNED TO MEET THE NEEDS OF THOSE WHO ARE UNABLE TO MEET THEIR HOUSING NEEDS IN THE FREE HOUSING MARKET, IN ACCORDANCE WITH POLICY H5.

2.10.20 Employment Land: As part of the balanced approach to development in the SDA the District Planning Authority wishes to encourage the development of up to 11.8 hectares of industrial and commercial land. This allocation of employment land is in addition to and excludes land within the SDA already used for industrial/commercial purposes and/or with the benefit of extant planning permission for such uses. The SDA is considered an appropriate location for such development being located in close proximity to the A14 junction with the Cedars Link A1120.

2.10.21 A wide range of uses will be possible within the allocated areas, however, it is anticipated that any warehousing, storage and distribution activity will take place on land with best access to the Cedars Link Road. In this context further retail development is not considered an appropriate employment generator and will be resisted. (A site for non-food retail is identified in Proposal 12 in Section 2.6: Shopping and Town Centre Development, adjacent to the SDA south of the railway line.)

2.10.22 A specific site has been identified at the Cedars Link entrance to the SDA which lies between future residential development and the retail site occupied by a Tesco superstore. Due to its prominent location and the juxtaposition with future residential development the site lends itself to a high quality, innovative design for B1 Business Use type accommodation.

EMPLOYMENT LAND

POLICY SDA6

LAND WILL BE ALLOCATED FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT AND:-

- WILL COMPRISE 11.8 HECTARES FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT (IN THE FORM OF NEW ALLOCATIONS) AS DEFINED BY CLASSES B1 AND B8 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 (AS AMENDED);

- APPLICATIONS FOR GENERAL INDUSTRIAL USES AS DEFINED BY CLASS B2 OF THE SAME ORDER WILL BE CONSIDERED HAVING REGARD TO ACCESS, TRAFFIC, OR NEARBY RESIDENTIAL AMENITY. IN APPROPRIATE CIRCUMSTANCES THE DISTRICT PLANNING AUTHORITY WILL IMPOSE CONDITIONS TO CONTROL SUBSEQUENT USES WITHIN CLASS B2;

- DEVELOPMENT OF THIS ALLOCATED LAND FOR OTHER PURPOSES WILL NOT BE PERMITTED;

- SCHEMES SHOULD PROVIDE FOR HIGH STANDARDS OF DESIGN, LAYOUT AND LANDSCAPING, IN ACCORDANCE WITH POLICY E12.

2.10.23 Retail: As discussed previously in paragraphs 2.6.16-21 the District Planning Authority made provision for and subsequently granted planning permission for a large food superstore in the SDA. For the purposes of continuity the site is identified in Inset Map 73A, and Proposal 28 retained.

PROPOSAL 28:

A SITE FOR THE PROVISION OF A LARGE FOOD SUPERSTORE IS IDENTIFIED ON LAND AT STOWMARKET ADJACENT TO THE CEDARS LINK ROAD AND A14 INTERCHANGE (2.5 HECTARES) (INSET MAP 73A).

2.10.24 Other retailing activity will be expected to serve the needs of the local community within the SDA. Further applications for food retailing will be resisted within the SDA as this is likely to affect the vitality and viability of Stowmarket´s town centre. For similar reasons non-food retail development at the Cedars Link end of the SDA is considered too remote from the town centre and would encourage the consolidation of car-borne shopping away from the town centre. For this reason, the District Planning Authority has identified land at Prentice Road for non-food retailing (in Section 2.6) as it has a much closer relationship to the town centre.

LOCAL SHOPPING FACILITIES

POLICY SDA7

THE LAND USE FRAMEWORK PLAN FOR THE SDA SHOULD INCLUDE PROPOSALS FOR NEW SHOPPING FACILITIES DESIGNED TO SERVE THE NEEDS OF THE LOCAL COMMUNITY. SUCH PROVISION WILL BE A MATERIAL CONSIDERATION IN DETERMINING APPLICATIONS AND WILL BE ASSESSED IN ACCORDANCE WITH POLICIES S10, S11 AND S12.

2.10.25 Primary School facilities. As part of the social infrastructure of the SDA the District Planning Authority expects provision to be made for a primary school site. The site which will need the necessary services and access will need to be provided in sufficient time to accommodate the expected growth in Stowmarket's population. The timing will therefore be agreed with the County Education Officer.

Essential components of a comprehensive development.

2.10.26 Multi-use community building - A leisure based community facility offering accommodation for local community groups and/or individual residents is considered an important focus for the Strategic Development Area, and its residents. As described in paragraph 2.9.21, the District Planning Authority wishes to encourage the shared use of school facilities.

2.10.27 Recreation facilities - The provision of outdoor playing fields and sports pitches, including play equipment where appropriate, will be expected in accordance with the objectives of Section 2.8. In addition the District Planning Authority wishes to see the landscaping of the area undertaken with reference to a basic framework of structural landscaping using existing native species and based on the topography of the area, which should be accessible for informal recreation uses. These areas of structural landscaping and informal open spaces should be connected by the network of footpaths and cycleways.

PRINCIPLE ISSUES TO BE INCLUDED IN SDA OBLIGATIONS

POLICY SDA8

IN ADDITION TO THE SDA SERVICES AND FACILITIES SECURED THROUGH THE PLANNING FRAMEWORK AGREEMENT (AUGUST 1995) WHICH PROVIDES FOR SITES TO BE RESERVED AND MADE AVAILABLE AT THE APPROPRIATE STAGE OF DEVELOPMENT FOR, AMONG OTHER THINGS, A PRIMARY SCHOOL, A MULTI-USE COMMUNITY BUILDING, LOCAL SHOPS AND SERVICES, AND PLAYING FIELDS AND SPORTS PITCHES, THE DISTRICT PLANNING AUTHORITY WILL SEEK TO NEGOTIATE FURTHER PLANNING OBLIGATIONS ON INDIVIDUAL PHASES AND STAGES OF DEVELOPMENT WITHIN THE CONTEXT OF POLICY SDA1. OBLIGATIONS MAY INCLUDE THE FOLLOWING:

- THE RETENTION OF AFFORDABLE HOUSING SCHEMES BUILT AS SUCH WITHIN THE SDA, FOR SUCCESSIVE OCCUPIERS;

- PUBLIC ART IN ACCORDANCE WITH POLICY RT14

- STRUCTURAL LANDSCAPING, AND THE INCLUSION OF INFORMAL OPEN SPACES LINKED TO THE NETWORK OF FOOTPATHS AND CYCLEWAYS.

ADDITIONALLY, WITHIN THE CONTEXT OF POLICY SDA1, IT MAY BE NECESSARY FOR PLANNING OBLIGATIONS TO BE NEGOTIATED ON INDIVIDUAL PHASES OF DEVELOPMENT WITHIN THE SDA TO ENABLE THE ESSENTIAL COMPONENTS OF THE COMPREHENSIVE DEVELOPMENT OF THE SDA TO BE BROUGHT FORWARD OR IMPLEMENTED AT THE APPROPRIATE TIME.