ipswich.gov.uk

Strategic Environmental Assessment and Sustainability Appraisal (includes Non-Technical Summary)

Ended on the 13th March 2019
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  1. Appraisal of Sites

    1. Identifying Reasonable Sites
      1. The LPR has allocated a range of different sites in the Borough for residential, employment and mixed-use purposes. Given the limited availability of development land within Ipswich, the Council has allocated all the sites that are considered to be suitable and deliverable, in order to comply with the NPPF requirement to meet the objectively assessed housing need. During the process of assessing the deliverability, the following constraints were considered:
  • Access and Highways;
  • AQMA (within or close to);
  • Area of Archaeological Importance;
  • Conservation Areas;
  • Contaminated Land;
  • Existing Use;
  • Flood Zone 2 and 3;
  • Listed Buildings on site or nearby;
  • Recreation and Open Space;
  • Tree Preservation Order (TPO) on site or nearby;
  • Wildlife site or adjacent to; and
  • Noise.
    1. There were also some locations considered to be undeliverable due to:
  • Uncertainty with regard to the deliverability of the site within the plan period;
  • Changed circumstances of existing use (when potential development is subject to relocation of existing uses on site);
  • Development of the site has been completed; and
  • Viability issues associated with amenity concerns, access and flood risk.
    1. As an example of the above, some relatively small sites that could have accommodated a minor quantity of housing in the countryside of the Borough were considered by the Council. However, these sites typically had issues related to access, availability and amenity, with many of them adjacent or near to the A14 which would be a major source of air, noise and light pollution for new residents.
    2. Given the requirement of the SEA Directive for the Council to consider 'reasonable alternatives' to proposals in the Plan, they have made best efforts to identify potential alternatives to the proposed site allocations. Following the filter process described above of discounting undeliverable sites, it was concluded that there are very limited potential alternative locations to those that were allocated for development (i.e. all likely deliverable sites have been allocated and those that are undeliverable can be seen as 'unreasonable'). However, two potential areas for future development were identified to the north of the Borough near Whitton Church Lane and Thurleston Lane. These areas face significant constraints including protected areas of open space, other existing site uses that play an important role in the local community as well as issues related to infrastructure and current site uses. These two areas were also appraised in Appendix E as alternatives to the proposed site allocations.


7.2 Sites assessed

7.2.1 Every site allocated for various uses under Policies SP1 – SP17 was assessed for its likely impacts on the SA Framework. They were also considered in the cumulative and synergistic effects assessment in Chapter 8. The sites assessed are listed in Table 7-1.

Table 7-1: Sites allocations assessed in this SA

1

IP152 Airport Farm Kennels

2

IP141a Land at Future Park, Nacton Road

3

IP150a Areas U, V & W, Ravenswood

4

IP010a Coop Depot, Felixstowe Road

5

IP010b Felixstowe Road

6

IP116 St Clement's Hospital Grounds

7

IP088 79 Cauldwell Hall Road

8

IP131 Milton Street

9

IP109 Rear of Jupiter Road and Reading Road

10

IP256 Sports Club, Henley Road

11

IP009 Victoria Nurseries, Westerfield Road

12

IP161 2 Park Road

13

IP140 Land north of Whitton Lane

14

IP032 King George V Field, Old Norwich Road

15

IP005 Former Tooks Bakery, Old Norwich Road

16

IP029 Opposite 674 – 734 Bramford Road

17

IP165 Eastway Business Park, Europa Way

18

IP033 Land at Bramford Road (Stock's Elite)

19

IP147 Land Between Railway Junction and Hadleigh Road

20

IP059 Arclion House and Elton Park Industrial Estate

21

IP061 Lavenham Road School Site

22

IP105 Depot, Beaconsfield Road

23

IP135 112–116 Bramford Road

24

IP221 Waterford Road

25

IP067b Former British Energy Site

26

IP132 - King George V Field, Old Norwich Road

27

IP205 - Burton's, College Street

28

IP136 - Silo, College Street

29

IP035 - Key Street / Star Lane / Burtons (St Peter Port)

30

IP211 - Regatta Quay, Key Street

31

IP206 - Cranfields, College Street

32

IP011a - Lower Orwell Street

33

IP089 - Waterworks Street

34

IP074 - Church and land at Upper Orwell Street

35

IP012 - Peter's Ice Cream

36

IP043 - Commercial Buildings & Jewish Burial Ground Star Lane

37

IP051 - Old Cattle Market Portman Road

38

IP004 - Bus depot Sir Alf Ramsey Way

39

IP096 - Car Park Handford Road East

40

IP245 - 12-12a Arcade Street

41

IP172 - 15-19 St Margaret's Green

42

IP214 - 300 Old Foundry Road

43

IP169 - 23-25 Burrell Road

44

IP047 - Land at Commercial Road

45

IP015 - West End Road Surface Car Park

46

IP094 - Land to rear of Grafton House

47

IP149 - Land at Pond Hall Carr and Farm

48

IP098 - Transco, south of Patteson Road

49

IP042 - Land between Cliff Quay and Landseer Road

50

IP142 - Land at Duke Street

51

IP080 - 240 Wherstead Road

52

IP200 - Griffin Wharf, Bath Street

53

IP039a - Land between Gower Street & Gt Whip Street

54

IP133 - South of Felaw Street

55

IP188 - Websters Saleyard site, Dock Street

56

Whitton Church lane area (WCL)

57

Thurleston Lane area (TL)

58

IP150b - Land at Ravenswood

59

IP003 - Waste tip and employment area north of Sir Alf Ramsey Way

60

IP011b - Smart Street, Foundation Street (South)

61

IP011c - Smart Street, Foundation Street (North)

62

IP014 - Hope Church

63

IP028a - Jewsons, Greyfriars Road and island adjacent

64

IP028b - Jewsons, Greyfriars Road and island adjacent

65

IP040 - Former Civic Centre / Civic Drive

66

IP041 - Former Police Station, Civic Drive

67

IP045 - Land bounded by Cliff Road, Toller Road and Holywells Road

68

IP048a - Mint Quarter / Cox Lane East regeneration area

69

IP048b - Mint Quarter / Cox Lane West regeneration area

70

IP052 - Land between Lower Orwell Street & Star Lane (former Essex Furniture)

71

IP054b - Land between Old Cattle Market and Star Lane

72

IP064a - Land between Holywells Road and Holywells Park

73

IP067a - Former British Energy Site

74

IP083 - Banks of River upriver from Princes Street

75

IP119 - Land east of West End Road

76

IP129 - BT Depot, Woodbridge Road

77

IP143 - Former Norsk Hydro, Sandyhill Lane

78

IP226 - Helena Road/Patteson Road

79

IP150d - Land south of Ravenswood – Sports Park

80

IP150e - Land south of Ravenswood

81

IP307 - Prince of Wales Drive

82

IP346 - Suffolk Retail Park - north

83

IP279 – Former British Telecom Office, Bibb Way

84

IP283 25 Grimwade Street

85

IP031 Burrell Road

86

IP037 Island Site

87

IP066 JJ Wilson and land to rear at Cavendish Street

88

Humber Doucy Lane Broad Location

7.3 Results, Conclusions and Recommendations

7.3.1 The results of the sites assessments are presented in Appendix E. Overall, a diverse mix of likely impacts were identified. Cumulative, synergistic and secondary impacts of these sites in combination with other proposals in the LPR, as well as with planned development in neighbouring authorities, is provided in Chapter 8. In each case, where adverse effects have been identified, recommendations have been made for avoiding or mitigation these effects. Where appropriate, recommendations were also made for enhancing likely positive effects.
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