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Preferred Options Site Allocations and Policies (incorporating IP-One Area Action Plan) DPD Review

Ended on the 13th March 2019
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Part B

The Policies

(13) CHAPTER 4: Site Allocations

4.1 The Core Strategy Review identifies targets for housing, jobs and retail growth through policies CS7, CS13 and CS14. This chapter sets out the site allocations to deliver some of that growth. Other Core Strategy Review policies also address the matter, for example CS10 Ipswich Garden Suburb. Ipswich town centre retailing is dealt with in Chapter 5 'IP-One Area', but housing, employment, mixed use, open space and community facility site allocations are addressed below.

4.2 The threshold site size for making allocations is 0.1ha or 10 dwellings in the IP-One Area, and 0.2ha or 10 dwellings in the rest of the Borough. Sites below these thresholds are not usually allocated but may come forward. They are accounted for in supply calculations through small sites allowances (where they already have planning permission) or windfall allowances.


(2) Policy SP1 The protection of allocated sites

4.3 This policy introduces measures to reserve allocated sites for the uses proposed and thereby means any inappropriate alternative uses would be a departure from the development plan.

Policy SP1 The protection of allocated sites

Sites will be safeguarded for the use(s) for which they have been allocated. The Council will only permit alternative uses on allocated sites if they are compatible with other plan objectives and policies, they do not harm the plan strategy and the applicant can demonstrate that the allocated use is:

  1. No longer needed to meet planned development needs; or
  2. Not viable or deliverable and likely to remain so during the plan period.

Where an allocated mix of uses is not viable or deliverable, the Council will prioritise the primary use and community uses (including open space) identified through the policies and the site sheet at Appendix 3A and negotiate the remainder of the mix.

4.4 The Council has specific requirements for the delivery of housing, jobs and retail development in the period up to 2036. Sites are allocated in this plan to enable the targets to be met. The allocations need to be backed by policy to ensure that they cannot easily be developed for alternative uses and thereby harm the Council's ability to achieve its growth targets. To demonstrate that the allocated use is not viable or deliverable in accordance with clause b., applicants will be required to produce evidence that the site has been marketed actively for a continuous period of at least twelve months from the date of the first advertisement for the allocated use, in a manner consistent with the Council's marketing requirements set out in Appendix 7 of the Core Strategy Review.


(5) Policy SP2 Land allocated for housing

4.5 Through Core Strategy Review policy CS7 'The Amount of Housing Required', the Council commits to allocating land to provide at least an additional 6,955 dwellings net to 2036. The following policy provides the detailed site allocations to deliver a proportion of that housing requirement.

Policy SP2 Land allocated for housing

The following sites are allocated for residential development, or part residential development within mixed use developments as indicated in Table 1:

Table 1 Land allocated for residential use or residential-led mixed use

Site ref.

Site name and development description

Site size ha (% residential on mixed use sites)

Indicative capacity (homes)

Capacity evidence

Likely delivery timescale (S, M, L)

(2) IP003

Waste tip and employment area north of Sir Alf Ramsey Way

Parts of the site are covered by facility retention policies of the Suffolk County Council Minerals and Waste Local Plan. Alternative sites will need to be agreed with the County Council and the site operators for the relocation of the Concrete Batching Plant and Household Waste Recycling Centre before the sites can be made available

1.41 (90%)

114

90dph (DM22a lower end of range)

L

IP004

Bus depot, Sir Alf Ramsey Way

Allocated for mixed residential & B1 office use; historic depot to be retained and converted as part of B1.

1.07 (c. 50%)

48

90dph (DM22a lower end of range)

L

IP009

Victoria Nurseries, Westerfield Road

0.39

12

30dph (DM22c). Low density to reflect suburban location.

S

(7) IP010a

Co-op Depot, Felixstowe Road

Approximately 25% of the site is safeguarded for an extension to Rosehill School.

2.22 (c.75%)

75

45dph (DM22b)

M

(1) IP010b

Felixstowe Road

Current uses retained on c. 50% of site (including Hughes and BT).

2.79 (c. 50%)

62

45dph (DM22b)

L

(1) IP011a

Lower Orwell Street former Gym & Trim (formerly listed as Smart Street/Foundation Street),

0.15ha

14

90dph on 100% of site (DM22a)

M

(1) IP011b

Smart Street, Foundation Street (South)

Allocated for residential-led development with secondary B1 business use.

Redevelopment is dependent on the appropriate relocation of existing uses.

0.62 (c. 80%)

44

90dph (DM22a lower end of range)

L

(1) IP011c

Smart Street, Foundation Street (North)

Allocated for residential development

Site IP011b has been split to reflect the ownerships.

0.08

7

90dph (DM22a lower end of range)

M

IP012

Peter's Ice Cream

0.32

29

90dph

(DM22a lower end of range). Application 08/00978/FUL for student accomm-odation awaiting S106 although unlikely to proceed.

M

IP014

Hope Church

Redevelopment is dependent on the appropriate relocation of existing uses.

0.21

23

110dph (DM22a, higher end of range)

M

(1) IP015

West End Road Surface Car Park

Primary allocation for long stay parking with secondary residential

1.22 (c. 40%)

43

90dph (DM22a lower end of range)

M

(1) IP028 a

Island adjacent to Jewsons, Greyfriars Road.

Could come forward as part of larger development with IP028b

0.12

11

90dph (DM22a lower end of range)

M

(2) IP028b

Jewsons, Greyfriars Road and island adjacent.

Redevelopment is dependent on the appropriate relocation of existing uses and mitigation of noise from the nightclub.

0.90 (50% to allow leisure or office use to buffer noise)

35

90dph (DM22a lower end of range)

M

(1) IP029

Land opposite 674-734 Bramford Road

Allocated for 45% residential on the eastern side only and 55% open space. Development should not prejudice the potential provision of a link road between Bramford Road and Europa Way in accordance with SP9, subject to impact testing. The homes built will need to be orientated and designed to minimise the impact of traffic noise from the A14.

2.26 (c. 45%)

45

45dph (DM22c). Higher than average density appropriate in this location.

M

(2) IP031

Burrell Road including land to the east with access from Burrell Road.

0.63

28

45dph

(DM22b).

M

(2) IP032

King George V Field, Old Norwich Road

Allocated for 80% residential and 20% open space. The allocation is subject to the provision of replacement playing fields and ancillary facilities (e.g. changing rooms and spectator accommodation) in a suitable location.

3.7 (c. 80%)

99

35dph (Development Brief)

M

IP033

Land at Bramford Road (Stocks site)

Allocated for 50% residential and 50% open space.

2.03 (50%)

46

45dph

(DM22b / SHLAA)

S

(1) IP035

Key Street / Star Lane / Burtons (St Peter Port)

Residential-led mixed use scheme. Additional uses could include office, leisure or small scale retail.

0.54 (80%)

86

DM22a at a higher density of around 200 dph – below the density of development on the northern quays to reflect the historic environment setting

M

(5) IP037

Island Site

Allocated for housing and open space alongside existing Marina and small commercial uses. These proportions will be firmed up through the preparation of a master plan. See also Opportunity Area development principles and guidelines in Part C. Additional vehicular and foot/cycle access (including emergency access) will need to be provided to enable the site's development.

6.02 (c. 70%)

421

100dph (DM22a midrange)

L

IP039a

Land between Gower Street & Gt Whip Street

0.48

43

90dph (DM22a lower end of range)

L

IP040

Former Civic Centre, Civic Drive (Westgate)

This site is allocated for 10% retail and leisure development at ground/first floor level but primarily residential use.

0.73 (90%)

59

90dph (DM22 a)

S

IP041

Former Police Station, Civic Drive

0.52

46

90dph (DM22a) lower end of range).

S

IP043

Commercial Buildings and Jewish Burial Ground, Star Lane

0.70 (80%)

50

90dph (DM22a lower end of range).

11/00267/FUL for 65 student rooms pending although unlikely to proceed.

S

(2) IP045

Land bounded by Cliff Road, Toller Road and Holywells Road

Redevelopment is dependent on the appropriate relocation of existing uses

80% allows for an element of mixed use in accordance with the Waterfront policy SP11 and the site could be affected by Upper Orwell Crossings).

2.06 (80%)

148

90dph (DM22a lower end of range).

L

(1) IP047

IP047 Land at Commercial Road

2.86ha (40%)

103 as a minimum

90dph on 40% as part of a mixed use scheme of 40% housing, 20% public open space and enhanced river path, 40% leisure, hotel.

M

(2) IP048a

Mint Quarter / Cox Lane East regeneration area

Primary school and car parking development to the north of Upper Barclay Street, retaining the locally listed façade to Carr Street. Residential development to the south of Upper Barclay Street. Development to include new public open space and short stay parking in a medium sized multi-storey car park (location in relation to Cox Lane to be determined). A development brief for the whole site will be prepared but development will come forward incrementally.

1.33 (c. 40%)

47

90dph (DM22a lower end of range)

M

IP048b

Mint Quarter / Cox Lane West regeneration area

Residential and retail mix incorporating short stay car parking for shoppers and civic/open space. A development brief for the whole site (a and b) will be prepared but development will come forward incrementally.

1.57 (c. 30%)

42

90dph (DM22a lower end of range)

L

IP052

Land between Lower Orwell Street & Star Lane (former Essex Furniture)

0.40 (c. 80%)

29

90dph (DM22a applied at lower end of range for 80% of site). Application for 132 student rooms granted 28/01/13 (12/00811/VC) although unlikely to proceed.

M

(2) IP054b

Land between Old Cattle Market and Star Lane

The site now excludes the former Archant site to the east of Turret Lane and is allocated primarily for residential use alongside small scale retail and leisure and an extended or replacement electricity sub-station.

0.95 (60%)

31

55dph.

High density area (DM22a) but a mix of flats and town houses would fit the character of locality.

Hence density upper end of medium range.

L

(2) IP061

Former School Site, Lavenham Road

Allocated for part development (70%) on the basis of improving the remainder (30%) of the open space.

1.08 (70%)

30

40dph (DM22 b.- c.)

M

(2) IP064a

Land between Holywells Road and Holywells Park

Redevelopment is dependent on the appropriate relocation of existing uses

1.20

66

55 dph (DM22b within IP-One area and close to Waterfront

M

(1) IP066

JJ Wilson and land to rear at Cavendish Street

Redevelopment is dependent on the appropriate relocation of existing uses

0.85

47

55dph (DM22b higher than average density as adjacent to IP-One).

M

IP067a

Former British Energy Site

This is the northern section only and is subject to resolving odour issues to satisfaction of IBC

0.38ha

17

45dph

L

(1) IP080

240 Wherstead Road

0.49

27

55dph (DM22b). Linear layout would allow for slightly higher than average density.

S

(1) IP083

Banks of River upriver from Princes Street

The site is to be master planned with IP015 adjacent

0.76ha

14

90dph on 20% of site.

L

(1) IP089

Waterworks Street

0.31

23

90dph less 5 existing units (DM22a lower end of range)

L

IP096

Car Park Handford Road East

0.22

20

90dph (DM22a lower end of range)

M

IP098

Transco, south of Patteson Road

0.57

51

90dph (DM22a lower end of range)

M

(1) IP105

Depot, Beaconsfield Road

0.33

15

45dph (DM22b)

M

(2) IP119

Land east of West End Road

Redevelopment is dependent on the appropriate relocation of existing uses

0.61 (70% to avoid development directly opposite sub station)

38

90dph (DM22a lower end of range)

L

(2) IP120b

Land west of West End Road

Redevelopment is dependent on the appropriate relocation of existing uses

1.03 (80% to avoid development adjacent to sub station)

74

90dph (DM22a lower end of range)

L

(2) IP129

BT Depot, Woodbridge Road

1.07

39

12/00654/OUT approved 14/10/13

L

IP132

Former St Peters Warehouse Site, 4 Bridge Street

0.18ha

73

73 dwellings as part of a mixed use scheme (with B1a office use, leisure or small scale retail)

M

(1) IP133

South of Felaw Street

0.37

33

90dph (DM22a lower end of range). 10/00418/VC for 47 dwellings

expired Feb 2014.

M

IP135

112-116 Bramford Road,

Application for car wash approved 17/00266/FUL. Temp permission expires 01.10.2019

0.17ha

14

14 dwellings (pending application withdrawn October 2014)

M

IP136

Silo, College Street

This site is primarily allocated for residential with secondary uses to include offices, leisure and/or small scale retail.

0.16 (c. 80%)

48

Assume 6 flats per floor within 10 storey development with commercial on lower two floors (DM22a and higher than average density consistent with other schemes along Quay).

L

IP143

Former Norsk Hydro, Sandyhill Lane

4.51

85

17/00769/OUT

S

(5) IP150d

Land south of Ravenswood – Sports Park

(part adjacent to Alnesbourn Crescent only – to be master planned)

1.8

34

DM22 c. low density as part of mixed use with sports park

M

(6) IP150e

Land south of Ravenswood

(excluding area fronting Nacton Road) – to be master planned

3.6

126

DM22 c. low density as part of mixed use with B1 employment uses

M

IP172

15-19 St Margaret's Green

0.08

9

90dph (DM22a lower end of range). Plann-ing permission for student accommo-dation lapsed and unlikely to proceed (08/00511/FUL)

M

(1) IP188

Websters Saleyard site, Dock Street

0.11

9

As per approved and proposed scheme. Planning permission for 3no. dwellings on part of site (13/00069/FUL).

S

IP221

Flying Horse PH, 4 Waterford Road

0.35 (c. 50% retaining the public house)

12

35dph (DM22c). Application for 12 dwellings in application 06/01007/FUL expired.

L

IP226

Helena Road/Patteson Road

Redevelopment is dependent on the appropriate relocation of existing uses.

90% allows for an element of mixed use in accordance with the Waterfront policy SP11.

1.87 (90%)

337

High density scheme of 566 dwellings previously had resolution to grant (04/00173/FUL) but did not take place. Market may prefer mix of flats and houses now. Stoke Quay most recent example of mix but was mainly flats – 257 d.p.h. Therefore apply slightly lower here 200 d.p.h.

L

(2) IP279

Former British Telecom Office, Bibb Way

1.67

104

Mix of flats and studios, based on prior approval application18/00470/P3JPA

S

(1) IP283

25 Grimwade Street. Student Union Club and adjacent car park, Rope Walk

0.27

12

17/00049/FUL (Approved)

S

(1) IP307

Prince of Wales Drive

0.27

12

DM22 b.

S

(2) IP346

Suffolk Retail Park - north

1.96

88

DM22b medium density at 45 dph as within 800m of Norwich Road District Centre

L

Total



3,297










4.6 The Council is required to support the Government's objective to significantly boost the supply of homes and, through the Local Plan, identify a sufficient supply and mix of sites, taking into account their availability, suitability and viability.[4]

4.7 The indicative capacity of the sites listed in the policy above is 3,297 dwellings. These will contribute to meeting the minimum housing requirement of 8,622 dwellings by 2036, as identified through Policy CS7 of the Core Strategy Review. In addition, the Core Strategy Review allocates land for the development of approximately 3,500 dwellings at Ipswich Garden Suburb (the Ipswich Northern Fringe) through policy CS10, with delivery expected to start in 2019 and end in 2036. The Core Strategy review also identifies a broad location for future growth after 2031 at the northern end of Humber Doucy Lane adjacent to Tuddenham Road, through policy ISPA4.

4.8 The housing land requirement and supply figures are set out in Table 2 of the Core Strategy Review. The likely delivery timescale shown in the policy shows the Council's expectation based on current knowledge; sites could come forward sooner than indicated.

4.9 The Government considers that small and medium sized sites can be built out relatively quickly. Therefore, the Council is required to ensure that 10% of the housing requirement will be delivered on sites of under 1ha (NPPF paragraph 68). In the supply as identified, 24% of the capacity is on sites of under 1ha.

4.10 Within mixed use schemes, the use proportions indicated in the policy represent the Council's preferred outcome and form the basis of supply calculations. However, the figures are indicative other than in the case of open space requirements and community facilities, to help ensure that developments can be viably delivered. Housing delivery will be closely monitored through the Authority Monitoring Report.

4.11 Appendix 3 provides additional information about the sites allocated through this policy. Information on development constraints contained in the site sheets must be taken into account in development proposals, in accordance with the Ipswich Local Plan Development Management policies. An Urban Archaeological Database for Ipswich has been established, to make available desk-based information on known heritage assets.

4.12 In allocating sites for development the Council has followed the sequential approach, to ensure that sites are not allocated in areas with a greater probability of flooding if sites in lower risk areas are available. It has also applied the exception test to ensure that the benefits to the community of development outweigh flood risk, and ensure that development will be safe. Planning applications for sites which lie within Flood Zones 2 and 3 will need to be supported by a Flood Risk Assessment. The Council's supplementary planning document on Development and Flood Risk provides more guidance.

4.13 Housing is a key issue for older people. There is a need to ensure a suitable mix of housing for older people, whether market housing or types of supported housing. The Council encourages new housing to be built to be accessible and adaptable, which makes it easier for people to remain in their own homes as their mobility needs change. In order to create an environment which enables older people to have a good quality of life, the Council supports the implementation of the 'Lifetime Neighbourhoods' principle in new development. This concept covers the built environment, access to services and resident empowerment in addition to housing mix and design.


(1) Policy SP3 Land with planning permission or awaiting a Section 106

4.14 There are sites in the Borough which currently:

  • have planning permission for schemes that have not commenced to date; or
  • have planning permission for residential schemes that have commenced and stalled; or
  • have a committee resolution to grant planning permission but await the signing of a Section 106 Agreement; or
  • have planning permission for student accommodation but have not commenced to date.

4.15 Such sites form an important potential supply of housing land, but given changes in the market the schemes originally envisaged may not come forward. Therefore, policy needs to be put in place to guide the potential future development of the sites and safeguard or allocate them for residential use, should the planning permissions fail to be issued or implemented or the development fail to be completed as originally envisaged.

Policy SP3 Land with planning permission or awaiting a Section 106 Agreement

As at 1st April 2018, the sites listed in Table 2 below have planning permission for residential development, student accommodation or mixed use development including residential use, which has not been implemented or has started and then stalled, or are awaiting the completion of a Section 106 Agreement. Should the permissions fail to be issued or implemented and lapse during the plan period or the development fail to come forward or be completed in accordance with the permission, the Council will protect the sites for residential use or residential-led mixed use.

Table 2 Sites with planning permission or awaiting a Section 106 Agreement

Site

Address and current situation

Site area ha (% for residential)

Capa-city

Evidence

Time-scale

IP005

Former Tooks Bakery, Old Norwich Road

80% residential and c. 20% is safeguarded for the provision of a new health centre.

2.8 (c. 80%)

60

45dph (Development Brief)

Capacity in line with draft proposals) (16/00969/FPI3)

S

IP042

Land between Cliff Quay and Landseer Road

1.64

222

15/01040/OUT awaiting a S106

M

(1) IP059a & b

Arclion House and Elton Park, Hadleigh Road

2.63

103within IBC

16/01220/OUT

S

IP074

Church and land at Upper Orwell Street

0.07

9

16/01179/FUL approved 03.02.17

M

IP088

79 Cauldwell Hall Road

0.30

17

17/01115/VC approved 22/02/18

S

IP109

R/O Jupiter Road & Reading Road

0.42

13

12/00192/FUL (pending)

S

IP116

St Clement's Hospital Grounds

11.85

196

14/00721/OUT 196 dwellings outstanding at 01/04/2018

S

IP131

Milton Street

0.28

9

15/01158/FUL (& 18/00552/FUL)

M

IP142

Land at Duke Street

Allocation to provide for public open space (25%).

0.39 (75%)

44

90dph (DM22a lower end of range) (17/00570/FUL)

M

(2) IP150a

Ravenswood U, V, W

2.23

94

07/00765/OUT for part of outline site

S

IP161

2 Park Road

0.35

13

07/00118/FUL & 13/00498/FUL

M

IP165

Eastway Business Park, Europa Way

2.08

94

As per approved scheme (13/00943/OUT) and now on site

S

IP169

23-25 Burrell Road

0.08

14

12/00087/FUL approved 22.03.2012

S

(1) IP200

Griffin Wharf, Bath Street

0.79

113

17/00382/FUL pending.

Previous pps: 11/00507/FUL approved 01.09.2011 (132 flats) 05/00819/FUL.

S

IP205

Burton's, College Street

0.19

125

02/01241/FUL (196 in total, 71 completed April 2014)

S/M

IP206

Cranfields, College Street

0.71

135

04/00313/FUL (337 in total, 197 completed April 2014)

S

IP211

Regatta Quay, Key Street

0.85

157

09/00130/FUL (pending)

S

IP214

300 Old Foundry Road

0.02

12

10/00805/VC expired Dec 2013.

17/00144/FUL

S

IP245

12-12a Arcade Street

0.06

7

IP/15/00321/FUL

M

(1) IP256

Artificial hockey pitch, Ipswich Sports Club, subject to the requirements of policy DM28 being met.

0.6 (excludes access road)

28

16/00987/FUL.

Awaiting S.106

S


Total


1,465



4.16 Sites with planning permission or a resolution to grant planning permission would not normally be allocated through a development plan, as the expectation is that in normal market conditions they would come forward for development in due course. However, it is considered necessary to include this policy in the plan because of:

  • The residential capacity of the Borough taking into account the tightly drawn boundary; and
  • The number of schemes for high density flats within IP-One, which have been affected by weak market conditions and may be revised to slightly lower density schemes. The trend towards lower densities has been observed on other sites within the Ipswich housing market, for example at Griffin Wharf.

4.17 The Council's concern is to retain the principle of residential or residential-led mixed use on the sites, which form an important element of the housing land supply. Information about constraints affecting the sites is set out in Appendix 3B.

4.18 The sites with planning permission for residential development listed in the policy above have already been included in supply calculations in Core Strategy Review Table 2 and, therefore, are not counted again here. The delivery of the sites will be closely monitored through the Authority Monitoring Report.

4.19 The success of the University of Suffolk is a priority for the Council. Sufficient student accommodation is needed to support the University's targets for student numbers and ensure that potential impacts on residential neighbourhoods can be managed. The University is not a direct provider of bespoke student accommodation, but relies on the market to make provision, which the University accredits if appropriate. Therefore the University's approach to provision by developers is to accredit accommodation up to the number of bed spaces needed, but not beyond.

4.20 Experience in Ipswich to date indicates that there are more student bed spaces with planning permission than the University needs. If planning permissions for student accommodation are not implemented, the Council will encourage the alternative development of the sites for housing use not limited to students, on the basis that the market for student accommodation is saturated.


Policy SP4 (Now deleted)

(1) Policy SP5 Land allocated for employment use

4.21 Core Strategy Review policy CS13 refers to the allocation of at least 28ha of employment land across the Borough to deliver jobs growth. The following policy addresses this requirement.

Policy SP5 Land allocated for employment use

The following sites are allocated for employment development within Use Classes B1, B2 or B8, either in their entirety or as part of mixed use developments as specified in Table 3. Appropriate employment-generating sui generis uses, defined through policy DM32, will also be permitted where specified.

Table 3 Land allocated for employment uses

Site

Address

Site Area ha

Notes


(1) IP067b

Former British Energy Site

4.18

Suitable for B1 (excluding office use B1a) or B8 and appropriate employment-generating sui generis uses as defined through policy DM32 – residential use is proposed on the northern section and therefore uses should be compatible with residential

(1) IP094

Land to rear of Grafton House

0.31

Suitable for B1a office

(3) IP140

Land north of Whitton Lane

6.93

Suitable for B1, B2 and B8 and appropriate employment-generating sui generis uses as defined through policy DM32.

Delivery expected in the medium to long term. Should be planned comprehensively as part of a larger scheme with adjacent land in Mid Suffolk but the two areas could come forward in phases.

Subject to suitable access being provided.

(5) IP141a

Land at Futura Park, Nacton Road

4.82

Suitable for employment uses B1b, B1c, B2, B8 and appropriate sui generis uses as defined through policy DM32.

(1) IP147

Land between railway junction and Hadleigh Road

4.7

Suitable for B1, B2 or B8 (excluding B1a office use) and appropriate employment-generating sui generis uses as defined through policy DM32

(3) IP150c

Land south of Ravenswood

1.18

Suitable for B1 and appropriate employment-generating sui generis uses as defined through policy DM32

(6) IP152

Airport Farm Kennels

7.37

A site for longer term development subject to access improvements. Suitable for B1 (excluding office use B1a), B2 or B8 and appropriate employment-generating sui generis uses as defined through policy DM32. Development will be subject to the preparation of a development brief to address matters including the nationally designated Area of Outstanding Natural Beauty. The Council will explore the feasibility of park and ride being incorporated into this site.

IP004

Bus depot Sir Alf Ramsey Way

1.07 (50%) = 0.53

50% employment as part of mixed use scheme with housing

IP011b

Smart St / Foundation St

0.69 (20%) = 0.14

As part of mixed use scheme with housing

IP043

Commercial Buildings & Jewish Burial Ground Star Lane

0.70 (20%) = 0.14

Suitable for B1 / leisure as within the town centre boundary, as part of a mixed use development with housing

IP051

Old Cattle Market Portman Road

2.21 (80%) = 1.77

Prime town centre site for new B1a office development

80% B1a and 20% main town centre uses such as hotel / leisure (excluding retail). Numerically like for like replacement of existing long-stay car parking provision in this area will be required prior to the parking being lost. Offices with large floor plates in an office campus design approach are likely to be developed.

IP052

Land between Lower Orwell St & Star Lane

0.40 (20%) = 0.08

As part of mixed use scheme with housing.

The site currently has planning permission for student accommodation but it is considered unlikely to proceed.


(focus on residential and small scale retail/leisure)



IP132

Former St Peters Warehouse Site, 4 Bridge Street

0.18ha / 0.05ha

B1a office, leisure, small scale retail as part of a mixed use scheme of 73 dwellings






TOTAL

32.2ha


4.22 The availability of land and buildings is an important factor in economic development and job creation, not just in terms of quantity but also the range of sites available and choice offered in terms of quality and location.

4.23 Core Strategy Review policy CS13 sets a target of approximately 15,580 jobs to be provided 2018-2036 through a number of measures, including the allocation of at least 28ha of land for employment development.

4.24 All the employment sites allocated through the adopted Local Plan 2017 have been reviewed and only those included where the Council is confident development can be delivered over the plan period and where the Employment Land Supply Assessment 2018 concludes that the sites are of good quality. The Council has investigated the constraints affecting such sites and will be proactive in supporting their delivery. The constraints are identified on the site sheets included at Appendix 3A and need to be taken into account by prospective developers.

4.25 The Suffolk Growth Strategy and the New Anglia Local Enterprise Partnership's (NALEP) Economic Strategy for Norfolk and Suffolk 2017 identify the economic sectors which are already significant in Suffolk (and Norfolk) and those which are forecast to grow[5]: energy, advanced manufacturing and engineering, information and communication technology (ICT) tech and digital creative, financial services and insurance, advanced agriculture food and drink, transport freight and logistics, visitor economy - tourism and culture, life sciences and biotech and construction and development. Several of these sectors have a strong base in Ipswich. As well as allocating land for employment development, the Council is encouraging jobs growth in Ipswich through its Economic Strategy, the Ipswich City Deal and work with the Suffolk Growth Group and NALEP. Through the Economic Strategy, NALEP are providing focused support for business and innovation, improved skills and targeted infrastructure investment.

4.26 The sites allocated are reserved for Class B uses as identified in the Use Classes Order 1987 (as amended and updated), other than where a mix of uses or appropriate employment-generating sui generis uses are specified in Table 3 above. On those sites allocated for a mix of uses including employment, the proportions indicated in the policy represent the Council's preferred outcome and form the basis of supply calculations. However, the figures are indicative other than in the case of open space requirements and community facilities, to help ensure that developments can be viably delivered. Appropriate employment-generating sui generis uses are defined through policy DM32 and will need to comply with other plan policies including DM18. Appendix 3 provides additional information about the sites allocated through this policy.


Policy SP6 Land allocated and protected as open space

4.27 Open space is essential to the quality of life in Ipswich. Core Strategy Review policies CS16 and DM28 protect open spaces and the policy below adds site specific detail to this by identifying sites and allocating new open spaces.

Policy SP6 Land allocated and protected as open space

Existing open spaces are defined on the policies map. Within the defined open spaces, Core Strategy Review policy DM5 shall apply.

Site IP083 Banks of the river upriver from Princes Street is allocated for public open space. The site may also provide a small amount of housing planned comprehensively with site IP015 West End Road Surface Car Park, provided 80% of site IP083 remains open. Any development shall retain the river path and its setting.

Development of the following sites shall include more than the minimum amount of on-site public open space provision required through policy DM6, as specified in Table 4 below:

Table 4: Sites proposed for a mix of uses including open space

Site

Address

Preferred Options Ref

%Open Space

%Other Uses

IP029

Land opposite 674-734 Bramford Rd

UC030

55% Open Space

45% Housing; also potential link road

IP032

King George V Field, Old Norwich Rd

UC033

20% Open space/playing pitches

80% Housing

IP033

Land at Bramford Rd

(Stocks Site)

UC034

50% Open Space

50% Housing

IP037

Island Site

UC038

15% Open Space

70% Housing, 5% existing boat-related uses, small scale retail/café/restaurant

IP047

Land at Commercial Road

UC048

20% Public Open Space and enhanced river path

40% housing, 40% hotel, leisure.

IP048

Mint Quarter / Cox lane Regeneration Area

UC051

20% open space – could span the parts of the site east & west of Cox Lane (and car parking).

80% Housing, primary school on east side, retail on west side, car parking.

IP142

Land at Duke Street

UC259

25% open space

75% Housing

IP061

Former school site Lavenham Road

UC064

30% Open Space

70% Housing – development to deliver improvement to remainder of open space

4.28 On some sites there is a requirement to provide more than the standard amount of open space. This may be because the land is currently used as open space and therefore the loss needs to be compensated through improvements to what remains, or because the land is in effect used as open space even though it has previously been earmarked for development, and is in an area of open space deficit. Improvements to the remainder of the open space could include making it more usable, accessible, biodiverse or multi-functional.

4.29 Paragraph 8.161 of the Core Strategy Review indicates broadly which areas of the Borough are short of open space against the current standards. There are no parts of the Borough which currently have a surplus of all types of open space. Site IP083 is located at the boundary of the Central and South West areas. The Central area currently has a significant deficit of natural and semi-natural green space.

4.30 The open spaces protected by this policy include all the different types shown on the policies map including playing fields, allotments and country parks.

4.31 The Waterfront does not currently have public open green space provision. This is addressed through the policy by allocating land for this use at site IP047 and within the Island Site redevelopment. Appendix 3 provides additional information about the sites allocated through this policy.


Policy SP7 Land allocated for leisure uses or community facilities

Policy SP7 Land allocated for leisure uses or community facilities

Land is allocated for leisure uses or community facilities as specified in Table 5 below, on stand alone sites or as part of larger development sites:

Table 5: List of sites proposed for leisure uses or community facilities

Site

Address


% Com-munity

facilities / leisure

Community or leisure use

% Other Uses

(1) IP005

Former Tooks Bakery, Old Norwich Rd

As part of a residential-led mixed use redevelopment


20%

Health centre

80% Housing

IP010a

Co-op Depot, Felixstowe Rd

As part of a residential development


25%

Primary school extension

75% Housing

(4) IP150b

Land at Ravenswood (7.8ha)


100%

Sports park

Housing adjacent

4.32 It is essential that community facilities are provided to keep pace with the growth in Ipswich's population. Ipswich Borough Council liaises closely with infrastructure and services providers, including Suffolk County Council and the Health Trusts, in order to identify the need for facilities for which land may need to be identified and safeguarded.

4.33 The Borough is seeing a rapid rise in the number of primary school aged children and therefore it is important to make adequate provision for new and expanded education facilities over the plan period. Sites have not been allocated for early years provision, but Core Strategy Review policy CS15 promotes co-location with primary schools or location within district and local centres to promote linked trips. The need for early years provision in association with new development should be discussed with the County Council at an early stage in the planning process.

4.34 The full infrastructure needs of the Borough are being identified and costed in an Infrastructure Delivery Plan as a stepping stone towards putting in place a Community Infrastructure Levy for Ipswich. Key infrastructure is identified through Chapter 10 of the Core Strategy Review, which will be supported by a separate Infrastructure Delivery Plan.

4.35 It is also important to plan for leisure uses that will be delivered over the plan period, whether they are on Council–owned or private land. The Sports Park at Ravenswood is a proposal for an outdoor cycling facility.

4.36 The need for community infrastructure associated with the Ipswich Garden Suburb development is dealt with through the Core Strategy Review and supplementary planning document. Appendix 3 provides additional information about the sites allocated through this policy.

(4) Policy SP8 Orwell Country Park Extension

Policy SP8 Orwell Country Park Extension

Site IP149 Land at Pond Hall Carr and Farm is allocated as an extension to Orwell Country Park, to provide better management of visitors to this part of the Orwell Estuary Special Protection Area.

4.37 The Orwell Estuary is designated as a Special Protection Area for birds. It is an important over-wintering site for wading birds, however, the birds can be easily disturbed by recreational activity including dogs running loose off leads.

4.38 The Appropriate Assessment to the adopted Core Strategy advised that a range of measures were needed including visitor management measures at Bridge Wood, to protect the Orwell Estuary Special Protection Area. A management plan for the whole of the Orwell Country Park is being prepared, but the adjacent Pond Hall Farm provides an opportunity to extend the Country Park and, in doing so, to provide a better network of footpaths and viewpoints over the estuary for visitors. Information could also be provided about the Special Protection Area, in order to raise awareness and discourage access to the foreshore. A visitor survey of Orwell Country Park undertaken during March 2015 concluded that the extension of the park into land at Pond Hall Carr and Farm is not likely to have harmful impacts on the Special Protection Area.


(4) Policy SP9 Safeguarding land for transport infrastructure

Policy SP9 Safeguarding land for transport infrastructure

Development of the following sites for the uses allocated through other policies in this plan shall incorporate provision for transport infrastructure, as specified in Table 6 below.

The park and ride site at Anglia Parkway is safeguarded for future re- use for park and ride. The Council will investigate the feasibility of park and ride on part of IP152 Airport Farm Kennels.

Table 6: List of development sites which will include provision for transport infrastructure

Site

Address


Site Area (ha)

Allocation

IP010a or b

Felixstowe Road


5.01

Land reserved for a pedestrian and cycle bridge over the railway to link the District Centre with housing areas to the north.

IP059a

Land at Elton Park Works


2.63

Land reserved for a pedestrian and cycle bridge over the river to link to the river path on the northern bank.

(1) IP037

Island Site


6.02

Additional vehicular access needed to enable the site's development.

Additional cycle and pedestrian connections also required in accordance with policy SP15. Development layout should not prejudice future provision of a Wet Dock Crossing.

IP029

Land opposite 674-734 Bramford Road


2.26

Link road through the site joining Europa Way and Bramford Road (subject to impact testing).

4.40 It is important that provision is made for needed transport infrastructure within certain development sites. The aspiration to provide a pedestrian and cycle bridge over the railway at site IP010 (a or b) to link residential areas to the north with the District Centre is not a firm proposal at present in the Local Transport Plan, but the Highway Authority has identified the potential benefits of a link and the opportunity presented by the two IP010 sites. Therefore, pending further work on its deliverability, development at the IP010 sites should not preclude its possible future provision.

4.41 The River Strategy identifies the aim of providing a river crossing between Hadleigh Road and Boss Hall for pedestrians and cyclists. The Elton Park site is considered the most suitable location to link up with future development at the Former Sugar Beet Factory site in Babergh.

4.42 The Island site is an outstanding development opportunity at the Waterfront. Access improvements will be needed to enable its redevelopment.

4.43 The provision of a road link through site IP029, land opposite 674-734 Bramford Road, to join Bramford Road and Europa Way could help to ease pressure on the Bramford Road/Sproughton Road junction. It was included as a proposal in the 1997 Ipswich Local Plan, but has not to date been implemented. The potential impacts of the link on the traffic network are subject to testing and need to be clearly understood. However, in the interim, development of the site should not preclude its future provision.

4.44 The park and ride site at Anglia Parkway, Ipswich is currently disused. However, it remains laid out as a park and ride facility and is safeguarded for that use in future. Once lost, sites are difficult to replace. The need for and deliverability of additional park and ride at IP152 Airport Farm Kennels will be explored as a potential measure to address congestion, accessibility and air quality.


[4] NPPF paragraph 59 and 67

[5] Suffolk Growth Strategy SCC March 2013 and NALEP Economic Strategy for Norfolk and Suffolk2017

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