ipswich.gov.uk

Final Draft Ipswich Local Plan 2018 - 2036 Sustainability Appraisal Report (SEA and SA)

Ended on the 2 March 2020
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Appendix E

Sites assessments


Contents

Background and Assessment Rationale

Assessments of Sites

IP152 Airport Farm Kennels

IP141a Land at Future Park, Nacton Road

IP150a Areas U, V & W, Ravenswood

IP010a Coop Depot, Felixstowe Road

IP010b Felixstowe Road

IP116 St Clement's Hospital Grounds

IP088 79 Cauldwell Hall Road

IP131 Milton Street

IP109 Rear of Jupiter Road and Reading Road

IP256 Sports Club, Henley Road

IP009 Victoria Nurseries, Westerfield Road

IP161 2 Park Road

IP140 Land north of Whitton Lane

IP032 King George V Field, Old Norwich Road

IP005 Former Tooks Bakery, Old Norwich Road

IP029 Opposite 674 – 734 Bramford Road

IP165 Eastway Business Park, Europa Way

IP033 Land at Bramford Road (Stock's Elite)

IP059a&b Arclion House and Elton Park Industrial Estate

IP061 Lavenham Road School Site

IP105 Depot, Beaconsfield Road

IP135 112–116 Bramford Road

IP221 Waterford Road

IP067b Former British Energy Site

IP132 - Former St Peter's Warehouse, 4 Bridge Stree

IP205 - Burton's, College Street

IP136 - Silo, College Street

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

IP211 Regatta Quay, Key Street

IP206 Cranfields, College Street

IP011a Lower Orwell Street

IP089 Waterworks Street

IP074 Land at Upper Orwell Street

IP012 Peter's Ice Cream

IP043 Commercial Buildings, Star Lane

IP051 Old Cattle Market Portman Road

IP004 Bus depot Sir Alf Ramsey Way

IP096 Car Park Handford Road East

IP245 12-12a Arcade Street

IP172 15-19 St Margaret's Green

IP214 300 Old Foundry Road

IP169 23-25 Burrell Road

IP047 Land at Commercial Road

IP015 West End Road Surface Car Park

IP094 Land to rear of Grafton House

IP149 Land at Pond Hall Carr and Farm

IP098 Transco, south of Patteson Road

IP042 Land between Cliff Quay and Landseer Road

IP142 Land at Duke Street

IP080 240 Wherstead Road

IP200 Griffin Wharf, Bath Street

IP039a Land between Gower Street & Gt Whip Street

IP133 South of Felaw Street

IP188 Websters Saleyard site, Dock Street

Whitton Church lane area (WCL)

Thurleston Lane area (TL)

IP150b Land at Ravenswood

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

IP011b Smart Street, Foundation Street (South)

IP011c Smart Street, Foundation Street (North)

IP014 Hope Church

IP028b Jewsons, Greyfriars Road and island adjacent

IP040 Former Civic Centre / Civic Drive

IP041 - Former Police Station, Civic Drive

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

IP048a Mint Quarter / Cox Lane East Regeneration Area

IP048b Mint Quarter / Cox Lane West Regeneration Area

IP048c 6-10 Cox Lane and 36-46 Carr Street (upper floors)

IP054b Land between Old Cattle Market and Star Lane

IP064a Land between Holywells Road and Holywells Park

IP067a Former British Energy Site

IP083 Banks of River upriver from Princes Street

IP119 Land east of West End Road

IP120b Land west of West End Road

IP143 Former Norsk Hydro, Sandyhill Lane

IP226 Helena Road/Patteson Road

IP150d Land south of Ravenswood – Sports Park

IP150e Land south of Ravenswood

IP150c Land south of Ravenswood

IP307 Prince of Wales Drive

IP279a Former British Telecom Office, Bibb Way

IP279B(1) Land north of Former British Telecom Office, Bibb Way

IP279B(2) Land south of Former British Telecom Office, Bibb Way

IP283 25 Grimwade Street

IP309 Former Bridgeward Social Club, 68a Austin Street

IP354 72 (Old Boatyard) Cullingham Road

IP355 77-79 Cullingham Road

IP031a Burrell Road

IP031b 22 Stoke Street

IP037 Island Site

IP066 JJ Wilson and land to rear at Cavendish Street

Humber Doucy Lane Cross-Border Allocation

IP347 Mecca Bingo, Lloyds Avenue

IP348 Units in Upper Princes Street

IP049 No 8 Shed Orwell Quay

IP010a Former Coop Depot, Boss Hall Road

IP106 391 Bramford Road

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

IP034 578 Wherstead Road

IP054a 30 Lower Brook Street

IP129 BT Depot, Woodbridge Road

IP125 Corner of Hawke Road and Holbrook road



Background and Assessment Rationale

The Site Allocations and Policies DPD presents a range of Site Policies for Ipswich. Some of these Site Policies allocate specific sites in the Borough for certain types and quantities of development. E Table E-1 provides a summary of the sites allocated under Policies SP2 – SP10 of this DPD, each of which has been assessed in this Appendix. Other policies in this DPD do not allocate sites for development and have therefore been assessed in Appendix D.

Table E-1: Sites assessed in this Appendix allocated under policies in the Site Allocations and Policies DPD

Site ref.

Site name and development description

Site size (ha)

Proposed development

Policy SP2

Land allocated for residential use or residential-led mixed use

IP003

Waste tip and employment area north of Sir Alf Ramsey Way

1.41

114 homes

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

48 homes

IP009

Victoria Nurseries, Westerfield Road

0.39

12 homes

IP010a

Co-op Depot, Felixstowe Road

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

2.22

75 homes

IP010b

Felixstowe Road

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

2.79

41 homes

IP011a

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

0.15

18 homes

IP011b

Smart Street, Foundation Street (South)

Redevelopment is dependent on the appropriate relocation of existing uses.

0.62

56 homes

IP011c

Smart Street, Foundation Street (North)

Allocated for residential development

Site IP011b has been split to reflect the ownerships.

0.08

7 homes

IP012

Peter's Ice Cream

0.32

35 homes

IP014

Hope Church

Redevelopment is dependent on the appropriate relocation of existing uses.

0.21

23 homes

IP015

West End Road Surface Car Park

Primary allocation for long stay parking with secondary residential

1.22

67 homes

IP029

Land opposite 674-734 Bramford Road

45% employment land, 55% some open space.

1.26

41 homes

IP031a

Car Park, Burrell Road

0.44

20 homes

IP031b

22 Stoke Street

0.18

18 homes

IP032

King George V Field, Old Norwich Road

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

3.7

99 homes

IP033

Land at Bramford Road (Stocks site)

Allocated for 50% residential and 50% open space.

2.03

55 homes

IP034

578 Wherstead Road

0.64

22 homes

IP035

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

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

0.54

86 homes

IP037

Island Site

Allocated for housing and open space alongside existing Marina and small commercial uses to support enterprise zone.

6.02

421 homes

IP039a

Land between Gower Street & Gt Whip Street

0.48

45 homes

IP040

Former Civic Centre, Civic Drive (Westgate)

10% retail and leisure development at ground/first floor level but primarily residential use.

0.73

59 homes

IP041

Former Police Station, Civic Drive

0.52

58 homes

IP043

Commercial Buildings, Star Lane

0.70

50 homes

IP047

Land at Commercial Road

3.11

173 homes

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.

1.33

53 homes

IP048b

Mint Quarter / Cox Lane West regeneration area

Residential and retail mix incorporating short stay car parking for shoppers and civic/open space.

1.34

36 homes

IP054b

Land between Old Cattle Market and Star Lane

Allocated primarily for residential use alongside small scale retail and leisure and an extended or replacement electricity sub-station.

0.95

40 homes

IP061

Former School Site, Lavenham Road

Allocated for part development (70%) on the basis of improving the remainder (30%) of the open space. The south-west corner of the land (0.18ha) is being developed (18/00991/FPC) as 4 general housing units and 4 respite care units and has been excluded from the site area.

0.9

24 homes

IP064a

Land between Holywells Road and Holywells Park

Redevelopment is dependent on the appropriate relocation of existing uses

1.20

66 homes

IP066

JJ Wilson and land to rear at Cavendish Street

Redevelopment is dependent on the appropriate relocation of existing uses

0.85

55 homes

IP067a

Former British Energy Site

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

0.38

17 homes

IP080

240 Wherstead Road

0.49

27 homes

IP083

Banks of River upriver from Princes Street

The site is to be master planned with IP015 adjacent

0.76

14 homes

IP089

Waterworks Street

0.31

23 homes

IP096

Car Park Handford Road East

0.22

22 homes

IP098

Transco, south of Patteson Road

0.57

62 homes

IP105

Depot, Beaconsfield Road

0.33

15 homes

IP119

Land east of West End Road

Redevelopment is dependent on the appropriate relocation of existing uses

0.61

28 homes

IP120b

Land west of West End Road

Redevelopment is dependent on the appropriate relocation of existing uses

1.03

103 homes

IP125

Corner of Hawke Road and Holbrook Road

0.24

15 homes

IP132

Former St Peters Warehouse Site, 4 Bridge Street

0.18

73 homes

IP133

South of Felaw Street

0.37

45 homes

IP135

112-116 Bramford Road,

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

0.17

19 homes

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

48 homes

IP143

Former Norsk Hydro, Sandyhill Lane

4.51

85 homes

IP150d

Land south of Ravenswood – Sports Park

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

1.8

34 homes

IP150e

Land south of Ravenswood

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

3.6

126 homes

IP172

15-19 St Margaret's Green

0.08

9 homes

IP188

Websters Saleyard site, Dock Street

0.11

9 homes

IP221

Flying Horse PH, 4 Waterford Road

0.35

12 homes

IP279B(1)

Land north of Former British Telecom Office, Bibb Way

0.44

18 homes

IP279B(2)

Land south of Former British Telecom Office, Bibb Way

0.61

29 homes

IP307

Prince of Wales Drive

0.27

12 homes

IP309

Former Bridgeward Social Club, 68a Austin Street

0.28

15 homes

IP354

72 (Old Boatyard) Cullingham Road

0.34

24 homes

IP355

77-79 Cullingham Road

Site needs to safeguard capacity for a footpath through the site to connect IP279 with the river path.

0.06

6 homes

Policy SP3

Sites with planning permission or awaiting a Section 106 Agreement

IP005

Former Tooks Bakery, Old Norwich Road

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

2.8

60 homes

IP042

Land between Cliff Quay and Landseer Road

1.64

222 homes

IP048C

6-10 Cox Lane and 36-46 Carr Street (upper floors)

0.23

33 homes

IP054a

30 Lower Brook Street

0.56

62 homes

IP059a & b

Arclion House and Elton Park, Hadleigh Road

2.63

103 homes

IP074

Land at Upper Orwell Street

0.07

9 homes

IP088

79 Cauldwell Hall Road

0.30

17 homes

IP106

391 Bramford Road

0.33

11 homes

IP109

R/O Jupiter Road & Reading Road

0.42

13 homes

IP116

St Clement's Hospital Grounds

11.85

108 homes

IP131

Milton Street

0.28

9 homes

IP142

Land at Duke Street

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

0.39

44 homes

IP150a

Ravenswood U, V, W

2.23

94 homes

IP161

2 Park Road

0.35

14 homes

IP165

Eastway Business Park, Europa Way

2.08

78 homes

IP169

23-25 Burrell Road

0.08

4 homes

IP200

Griffin Wharf, Bath Street

0.79

113 homes

IP205

Burton's, College Street

0.19

14 homes

IP206

Cranfields, College Street

0.71

134 homes

IP211

Regatta Quay, Key Street

0.85

156 homes

IP214

300 Old Foundry Road

0.02

12 homes

IP245

12-12a Arcade Street

0.06

7 homes

IP256

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

0.6

28 homes

IP279a

Former British Telecom, Bibb Way

0.63

104 homes

IP283

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

0.27

14 homes

Policy SP4

Opportunity sites within IP-One that have potential for housing-led redevelopment and would contribute to the regeneration of the Waterfront and Town Centre (these sites are also allocated under Policies SP2 and SP3).

IP028b

Jewsons, Greyfriars Road

0.89

40 homes

IP045

Land bounded by Toller Road, Cliff Lane and Holywells Road

2.06

158 homes

IP052

Land at Star Lane/Lower Orwell Street

0.39

29 homes

IP226

Helena Road/Patteson Road

1.85

337 homes

Policy SP5

Sites allocated for employment uses

IP067b

Former British Energy Site

4.18

Employment

IP094

Land to rear of Grafton House

0.31

Employment

IP140

Land north of Whitton Lane

6.93

Employment

IP141a

Land at Futura Park, Nacton Road

4.78

Employment

IP150c

Land south of Ravenswood

1.18

Employment

IP152

Airport Farm Kennels

7.37

Employment

IP004

Bus depot Sir Alf Ramsey Way

1.07

Employment

IP043

Commercial Buildings & Jewish Burial Ground Star Lane

0.70

Employment

IP051

Old Cattle Market Portman Road

2.21

Employment

IP052

Land between Lower Orwell St & Star Lane

0.40

Employment

IP132

Former St Peters Warehouse Site, 4 Bridge Street

0.18ha / 0.05ha

Employment

Policy SP6

Land allocated and protected as open space (these sites are also allocated under Policies SP2 and SP3).

IP029

Land opposite 674-734 Bramford Rd

55% Open space, 45% employment

2.27

-

IP032

King George V Field, Old Norwich Rd

20% Open space/playing pitches, 80% housing

3.7

-

IP033

Land at Bramford Rd (Stocks Site)

50% Open space, 50% housing

2.04

-

IP037

Island Site

15% Open space, 70% housing, 5% existing boat-related uses, small scale retail/café/restaurant

6.02

-

IP047

Land at Commercial Road

15% Public Open space and enhanced river path, 80% housing and 5% retail/ leisure/ hotel

3.11

-

IP048

Mint Quarter / Cox lane Regeneration Area

20% open space, 80% housing, primary school on east side, retail on west side, car parking

0.1

-

IP061

Former school site Lavenham Road

30% Open space, 70% housing

0.9

-

IP142

Land at Duke Street

25% Open space, 75% housing

0.39

-

Policy SP7

Sites proposed for leisure uses or community facilities (some of these sites are also allocated under Policies SP2 and SP3)

IP005

Former Tooks Bakery, Old Norwich Rd

As part of a residential-led mixed use redevelopment, 20% of the site used for a health centre.

2.79

Health centre

IP010a

Co-op Depot, Felixstowe Rd

As part of a residential development, 25% of the site to be used for a primary school extension.

2.22

Primary school extension

IP150b

Land at Ravenswood

7.82

Sports park

IP048a

Mint Quarter / Cox Lane

East regeneration area. 60% of the site to be used for a new primary school.

1.33

Primary School

IP129

BT Depot, Woodbridge Road

1.08

Primary School

IP037

Island Site

Details to be determined through master planning but will include Early Years facilities and leisure facilities.

6.02

Early Years and leisure

Policy SP8

Orwell Country Park Extension

IP149

Land at Pond Hall Farm

24.76

Country park extension

Policy SP9

Development sites that will include provision for transport infrastructure (these sites are also allocated under other policies for housing, employment or mixed-use development)

IP010a or b

Felixstowe Road

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

5.01

-

IP059a

Land at Elton Park Works

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

2.63

-

IP037

Island Site

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.

6.02

-

IP029

Land opposite 674-734 Bramford Road

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

1.26

-

Policy SP10

Sites allocated in the Central Shopping Area for retail development to meet the forecast need for comparison shopping floorspace to 2031

IP347

Mecca Bingo, Lloyds Avenue

650m2

Retail

IP040

The former Civic Centre, Civic Drive ('Westgate') as

2,050m2

Retail

IP048b

Mint Quarter

4,800 m2

Retail

n/a

Units in upper Princes Street

675m2

Retail

n/a

Former Co-Op Depot, Boss Hall Road

315m2

Retail

The prediction and evaluation of the effects of options and alternatives relies heavily on the SA Framework – every option is appraised for its likely effects against every SA Objective. The SA Framework provides guide questions and indicators, which help to determine whether options would make a negative or positive contribution towards each SA Objective.

In line with requirements of the SEA Directive the following characteristics of effects are predicted and evaluated:

  • Probability;
  • Duration, including short-, medium- and long-term effects;
  • Frequency
  • Reversibility;
  • Cumulative and synergistic nature;
  • Transboundary nature;
  • Secondary nature;
  • Permanent or temporary nature; and
  • Positive or negative nature.

Table E-2 presents a detailed rationale and methodology behind the appraisal process.

Table E-2: Appraisal rationale and methodology for policies and allocations

Characteristic

Rationale

Format

The appraisals are presented in tables. Where appropriate, options have been grouped together in the same assessment table. The rationale for this is as follows:

  • The policies are grouped together in the Local Plan and under the same theme. They are therefore likely to result in similar effects on many of the indicators. Grouping the appraisals together facilitates less repetition of text, saving space and reducing the need for a paperchase for readers;
  • The sites are in proximity to one another and facing similar constraints. Grouping the appraisals of these together enables a more efficient and streamlined process that saves space, is easier to follow and facilitates an appreciation of potential cumulative effects on the local community; and
  • Grouping options together facilitates a comparison of the likely effects of options vs. their reasonable alternatives.

Whilst options are sometimes grouped together in tables, an appraisal is provided for every single option against every SA Objective. For all options the effects identified during appraisal are evaluated and recorded for their probability, geographical extent, reversibility, permanence, magnitude and significance.

The assessment text is intended to be comprehensive, robust and to satisfy the technical requirements of SA and SEA whilst also being accessible for the general public and avoiding unwieldy and excessively long tables or appendices.

Probability

There is an inherent degree of uncertainty in appraisals carried out in SA. Should it be adopted, the LPR would likely be in force for several years, over which time could potentially arise unforeseen circumstances as baseline data unexpectedly changes.

For example, any given community facility in Ipswich could potentially close down or move within a period of months, and thus an assessment which considers that a site allocation would provide new residents with good access to this facility pre-development may not do so by the time construction begins. These circumstances are impossible to predict. The planning system is generally robust enough to deal with such changes by re-assessing the needs of sites/communities at the time applications are made.

Uncertainties are dealt with in SA by adopting a precautionary approach, wherein the worst-case scenario is assumed unless reliable evidence suggests otherwise.

Assessment tables include a column indicating whether there is considered to be a Low, Medium or High probability of the effect taking place.

Where the recorded effect is 'uncertain', the probability is recorded as 'Low'.

Where the recorded effect is 'neutral/negligible', the probability is recorded as 'High'. This is because a precautionary approach is adopted and, as such, unless there is a high probability of the effect being neutral/negligible then the worst-case scenario is assumed.

Probability is an evaluative judgment for SA experts carrying out the appraisals.

Duration and short-, medium- and long-term effects

Assessment tables include a column indicating whether the effects are considered to be Short-, Medium- or Long-term.

  • Short-term effects reside for approximately 0-10 years after Plan adoption;
  • Medium-term effects reside for approximately 10-20 years after Plan adoption; and
  • Long-term effects last beyond the Plan period.

Effects can be multiple terms, such as arising in the short-term and residing in the long-term.

Positive and negative effects and significance

The assessments evaluate whether effects are likely to be positive, negative or neutral effects. The range of predicted effects includes:

  • Major positive - The proposal significantly contributes to the achievement of the SA Objective;
  • Minor positive - The option contributes partially to the achievement of the SA Objective;
  • Uncertain – It is not possible to determine the nature of the impact;
  • Neutral - Relationship between the option and the SA Objective is negligible;
  • Positive/negative – The option would have a mix of both positive and negative effects with no clear majority;
  • Minor negative - The option partially detracts from the achievement of the SA Objective;
  • Major negative effects - The proposal significantly detracts from the achievement of the SA Objective.

For the purpose of the SEA Directive, effects noted as 'major adverse' or 'major positive' are considered to be 'significant'. The SEA directive necessitates a focus on 'significant' effects. Determining whether an effect is significant or minor is an evaluative judgment based on expert opinion, best practice and industry standards. It is also guided by Annex II (2) of the SEA Directive, which states:

  • "The degree to which the plan or programme sets a framework for projects and other activities, either with regard to the location, nature, size and operating conditions or by allocating resources;
  • The degree to which the plan or programme influences other plans and programmes including those in a hierarchy;
  • The relevance of the plan or programme for the integration of environmental considerations in particular with a view to promoting sustainable development,
  • Environmental problems relevant to the plan or programme; and

The relevance of the plan or programme for the implementation of Community legislation on the environment (e.g. plans and programmes linked to waste-management or water protection)."

Minor effects (i.e. insignificant effects) are also identified. This is because identifying minor effects assists with the identified of cumulative and synergistic effects (e.g. several minor effects combined to have a significant effect), can help to identify opportunities for enhancements (e.g. enhancing a minor positive effects to make it significant) and also better enables the Council to make a more informed decision when comparing the sustainability performance of options.

A positive effect would typically be one where the Plan proposal would be likely to contribute towards the aims of the SA Objective, whereas an adverse effect would be one where the Plan proposal conflicts with the Objective. Typically, if a proposal would be expected to have a positive effect(s) to the same extent that it would have an adverse effect(s), a +/- score is awarded. However, if it is considered to be likely that the adverse effect(s) would be of a greater magnitude than the positive effect(s), then an adverse score is awarded in-line with the precautionary principle.

The assessment tables include a column that displays an overall score for each policy against each SA Objective that indicates the overall effect, as follows:

Major negative

Minor negative

Neutral

Positive/ negative

Uncertain

Minor positive

Major positive

--

-

O

+/-

?

+

++

Frequency

All effects of the Plan are considered to occur once, potentially on an ongoing or continual basis, unless indicated otherwise.

Cumulative nature and synergistic effects

This SA provides an appraisal of all policies in the Plan. These policies are not going to be adopted in isolation and so it is important to identify and evaluate the cumulative effects of all policies in-combination. A cumulative effects appraisal has also been carried out for this purpose. Cumulative and synergistic effects are defined as follows:

  • Cumulative effects arise, for instance, where several developments each have insignificant effects but together have a significant effect, or where several individual effects have a combined effect; and
  • Synergistic effects interact to produce a total effect greater than the sum of the individual effects, so that the nature of the final impact is different to the nature of the individual effects.

The cumulative effects assessment in this report accounts for both cumulative and synergistic effects.

Trans- boundary nature

The assessment table includes a column to indicate the likely geographical extent of effects. In most cases this extent is 'Ipswich Borough', however, where effects would be likely to be discernible in neighbouring authorities or at a scale greater than Ipswich, this is specified.

An assessment of the cumulative effects of the LPR with plans in neighbouring authorities has also been carried out in Table 3-13 and this accounts for some transboundary effects.

Secondary effects

The assessment process inherently includes a consideration of secondary effects. The assessment text avoids specifically signposting whether the identified effect is primary or secondary.

Secondary effects are defined as follows:

Secondary effects are effects that are not a direct result but occur away from the original effect or as a result of a complex pathway.

Recommendations

Alongside the assessment results, recommendations are made. These are measures that, if adopted, would be likely to help avoid or minimise negative effects or to enhance positive effects. The SA seeks to make recommendations in all cases where negative effects have been identified – where this is not feasible it is explained in the assessment boxes.


Assessments of Sites

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP152 Airport Farm Kennels

Greenfield

7.37

Employment land

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. Development will be subject to the preparation of a development brief to address matters including the AONB. The feasibility of Park and Ride will be explored by the Council.

IP141a Land at Future Park, Nacton Road

Greenfield

4.78

Employment land

Suitable for employment uses B1b, B1c, B2, B8 and appropriate sui generis uses as defined through policy DM25.

IP150a Areas U, V & W, Ravenswood

Greenfield

2.23

94 dwellings

Has outline planning permission. It will require a condition relating to archaeological investigation attached to any planning consent. Development should also link into cycling and pedestrian route networks.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP152

+

IP152 and IP141a would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation.

IP150a would situate new residents adjacent to an existing community in proximity to key services and amenities – social exclusion is unlikely.

IP152

+

S-LT

M

IP141a

+

IP141a

+

S-LT

M

IP150a

+

IP150a

+

S-LT

M

2

To meet the housing requirements of the whole community

IP152

O

IP150a would deliver 94 new dwellings.

IP152 and IP141a would have no discernible impact on housing.

Suitable provision should be made for affordable homes.

IP152

O

N/A

L

IP141a

O

IP141a

O

N/A

L

IP150a

+

IP150a

+

LT

L

3

To improve the health of the population overall and reduce health inequalities

IP152

-

IP152 and IP141a are allocated for employment land (B1, B2 or B8) and therefore may pose a risk of pollution for existing nearby residents.

IP150a would situate new residents 500m south west of Ravenswood Medical Practice, within 500m of open spaces and the countryside and adjacent to an existing community. The Site's proximity to services and facilities may encourage high rates of walking and cycling.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

Sites IP152 and IP141a should be designed and laid out in a manner that helps to avoid and minimise air, noise and light pollution for nearby residents. Green infrastructure should be incorporated into the development to assist with this.

IP152

-

N/A

L

IP141a

-

IP141a

-

N/A

L

IP150a

++

IP150a

++

S-LT

L

4

To improve the quality of where people live and work

IP152

-

IP152 and IP141a would result in the loss of greenfield land near existing employment areas, which could be seen as a reduction in the quality of the surrounding area for workers. IP152 would situate new workers adjacent to the A14, which would be likely to be a source of noise, air and light pollution.

IP150a would situate new residents in a location that avoids poor noise, air or light pollution and where the quality of homes could be very high.

The proposed development at IP152 and IP141a should seek to incorporate a high-quality design and infrastructure, with existing infrastructure preserved as much as possible. Where feasible at IP152, offices and businesses should be set as far back from the A14 as possible. GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants.

IP152

-

S-LT

M

IP141a

-

IP141a

+

S-LT

M

IP150a

+

IP150a

+

S-LT

M

5

To improve levels of education and skills in the population overall

IP152

+

The provision of employment land at IP152 and IP141a and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills

IP150a would situate new residents within 500m of Ravenswood Primary School and within 600m of Ipswich Academy.

IP152

+

N/A

L

IP141a

+

IP141a

+

N/A

L

IP150a

++

IP150a

++

LT

L

6

To conserve and enhance water quality and resource

IP152

-

IP141a coincides with some small ponds.

All three sites are within groundwater SPZ3 and each would be expected to result in a net increase in water consumption in relation to existing levels.

To avoid contamination of groundwater, development should prevent potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SuDS should also be incorporated into the development to control surface water runoff.

IP152

-

S-LT

M

S-LT

L

IP141a

--

IP141a

-

LT

M

IP150a

-

IP150a

-

7

To maintain and where possible improve air quality

IP152

-

All three sites would be expected to result in a net increase in air pollution in relation to existing levels, in large part due to an associated increase in road traffic.

Each site has good access to bus links. Pedestrian and cycle access is somewhat limited for each site, particularly IP141a.The park and ride system being considered for IP152 could help to encourage a greater uptake of lower emission transport modes.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of electric car charging points could help to limit increases in road traffic emissions. In addition, cycling and pedestrian links should be incorporated into the development at all sites.

IP152

-

S-LT

M

IP141a

-

IP141a

-

S-LT

L

IP150a

-

IP150a

-

LT

M

8

To conserve and enhance soil and mineral resources

IP152

-

Each site is greenfield, and they would therefore be expected to result in the permanent loss of soils.

Sustainable soil management techniques should be adopted during the construction phase. Best efforts should be made to enable an efficient use of land that avoids unnecessary losses of soil and avoids unnecessary compaction and reduces the risk of erosion or contamination.

IP152

-

S-LT

L

IP141a

-

IP141a

-

S-LT

L

IP150a

-

IP150a

-

LT

L

9

To promote the sustainable management of waste

IP152

-

The proposed Development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Opportunities for reusing buildings or materials would be lacking as the sites are greenfield.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP152

-

S-LT

L

IP141a

-

IP141a

-

S-LT

L

IP150a

-

IP150a

-

LT

L

10

Reduce emissions of GHG from energy consumption

IP152

-

The proposed Development at each location would be expected to result in a net increase in air pollution and energy consumption in relation to existing levels, largely due to an associated increase in road traffic.

Each site has good access to bus links and is relatively close to services/amenities/homes/jobs and this may help to limited increases in air pollution associated with traffic, as would the Park and Ride.

To reduce air pollution the development should be designed to maximise energy efficiency. Pedestrian and cycle access should be incorporated into development at each location.

IP152

-

S-LT

L

IP141a

-

IP141a

-

S-LT

L

IP150a

-

IP150a

-

LT

L

11

Reduce vulnerability to climatic events and flooding

IP152

-

Each Site is in Flood Zone 1.

IP150a has a small area of high surface water flood risk in its northern section.

IP141a and IP152 have small areas at a medium risk of surface water flood risk.

Undertake a Flood Risk Assessment for the Site and the development should be designed to include green infrastructure and SuDs to reduce flood risk.

The area of IP50a at a high risk of surface water flooding is relatively small and it is considered to be likely that through a careful layout this area of land could be avoided.

IP152

-

S-LT

M

IP141a

-

IP141a

-

S-LT

M

IP150a

--

IP150a

-

LT

M

12

Safeguard the integrity of the coast and estuaries

IP152

O

The proposed Development at each site would be unlikely to have a discernible impact on the coast or estuaries.

IP152

O

N/A

L

IP141a

O

IP141a

O

N/A

L

IP150a

O

IP150a

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP152

-

120M west of IP150a is Brazier's Wood, Ponder Alder Carr and Meadows County Wildlife Site, which is also proposed as an LNR.

Each Site is currently greenfield. Development at IP150a and IP152 would reduce local habitat connectivity by increasing the distance between habitats.

Development at each location could potentially affect protected species as they contain existing structures.

Appropriate ecological surveys of each site should be conducted prior to development to establish the presence of priority species and habitats. Existing green infrastructure, particularly hedgerow and trees, within each site or delineating their perimeters, should be preserved as much as possible and incorporated into the development. Additional green infrastructure should be planted to help preserve the sites' wildlife corridor or stepping stone capacities, as part of a strategic network across the plan area and beyond.

IP152

-

S-LT

M

IP141a

-

IP141a

-

S-LT

M

IP150a

-

IP150a

-

LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP152

O

IP152 and IP150a would be unlikely to have a discernible effect on the historic environment.

The most western portion of IP141a is viewable from the Grade II Listed Building 'Terminal of Ipswich Airport'. The proposed development would result in the loss of greenfield land and potentially have an adverse impact on the setting of this sensitive heritage asset.

The proposed development at IP141a should seek to incorporate a high-quality design, vernacular architecture, screening and green infrastructure to help limit an alteration to the setting of the heritage asset.

IP152

O

S-LT

M

IP141a

-

IP141a

-

S-LT

M

IP150a

O

IP150a

O

LT

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

IP152

--

IP152 would result in the loss of a greenfield site that is adjacent to, and partially within, the Suffolk Coast and Heaths AONB. The proposed development would be expected to have an adverse impact on the setting of the AONB. The requirement for a development brief considering this impact would be likely to help ensure mitigation is incorporated into the proposed development.

IP141a and IP50a are both greenfield sites that make a positive contribution to the local character. The proposed development at each site would result in the loss of greenfield land and could potentially alter the local character. However, IP50a would situate residential development adjacent to existing homes, and IP141a would situate employment land near existing employment land, and in each case adverse impacts on character would be likely to be minor.

Green Infrastructure (GI) should be incorporated into the proposed development at each site. This should be comprised of a diverse range of locally native species that help to make a positive contribution to the local character.

At IP152, GI should be employed in a manner that helps to preserve a relatively seamless character from the AONB to the Site and laid out in a manner that helps to preserve local landscape character, where feasible.

IP152

--

S-LT

M

IP141a

-

IP141a

-

S-LT

M

IP150a

-

IP150a

-

LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP152

++

IP152 and IP141a would provide new employment land in the Borough and help to make a positive contribution towards sustainable economic growth.

IP150a would situate new residents in proximity to a range of employment opportunities.

IP152

++

S-LT

L

IP141

++

IP141a

++

S-LT

L

IP150a

+

IP150a

+

LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

IP152

++

IP152 and IP141a would provide new employment land relatively close and accessible to central areas of the Borough.

IP150a would situate new residents in a location with good access to central areas of Ipswich, which could help provide a boost to retail services here.

IP152

++

S-LT

L

IP141

++

IP141a

++

S-LT

L

IP150a

+

IP150a

+

LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP152

+

Each site is situated on the south-eastern perimeter of Ipswich. Each site is within 500m of a bus stop.

Derby Road Railway Station is 2.3km north of IP141a, 2.6km north of IP151a and 3.2km north of IP152.

Each site would offer site users and residents excellent access to shops, services, employment areas, green open spaces and the countryside. Each site is accessible for pedestrians, cyclists and users of the strategic road network.

The feasibility of Park and Ride at IP152 will be explored by the Council.

Each site should provide residents and site users with good access to safe pedestrian and cycle links to central areas of the Borough.

IP152

+

S-LT

L

IP141

+

IP141a

+

S-LT

L

IP150a

+

IP150a

+

LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP152

+

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP152

+

S-LT

L

IP141

+

IP141a

+

S-LT

L

IP150a

+

IP150a

+

LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP010a Coop Depot, Felixstowe Road

Brownfield

2.22ha

75 dwellings and 25% community use

Land allocated for new homes with approximately 25% of the site allocated for an extension to Rosehill primary school. At IP010a or IP010b land will be reserved for a pedestrian and cycle bridge over the railway to link the District Centre with housing areas to the north.

IP010b Felixstowe Road

Brownfield

2.79ha

41 dwellings

Land allocated for residential use. Current use to be retained on 65% of the site. At IP010a or IP010b land will be reserved for a pedestrian and cycle bridge over the railway to link the District Centre with housing areas to the north.

IP116 St Clement's Hospital Grounds

Mix of brownfield and greenfield

11.85ha

108 dwellings

14/00721/OUT 108 dwellings outstanding at 01/04/2018 - Sports facilities would be retained or replaced. There are TPOs on site or nearby and it is adjacent to a local wildlife site (the golf course). Design and layout should support wildlife corridor functions. Bat and reptile surveys will be required prior to any vegetation clearance, and mitigation where appropriate.

Site is in an area of high archaeological potential. The proposed works will cause significant ground disturbance that have the potential to damage any archaeological deposit that exist. There is no objection in principle to development, but any permission will require a condition relating to archaeological investigation. Historic buildings would be assessed. Water infrastructure and /or treatment upgrades will be required to serve the proposed growth, or diversion of assets may be required.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP010a

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

+

IP116

+

S-LT

L

2

To meet the housing requirements of the whole community

IP010a

+

IP010a would deliver 75 dwellings, IP010b would deliver 41 dwellings and IP116 would deliver 108 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

+

IP116

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP010a

++

Each site would be no more than 1.5km from Ipswich Hospital. IP010a and IP010b would be opposite Felixstowe Medical Centre. IP116 would be no more than 900m from the Felixstowe Medical Centre. Sports facilities would be retained or replaced.

Each site would have good access to green and open spaces at Racecourse Recreation Ground and St Clements Golf Club. The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP010a

++

S-LT

L

IP010b

++

IP010b

++

S-LT

L

IP116

++

IP116

++

S-LT

L

4

To improve the quality of where people live and work

IP010a

-

IP010a and IP010b would situate new residents adjacent to the A1156, which would be expected to be a source of noise, air and light pollution.

All three sites are adjacent to the railway line which would also be expected to be a source of noise and light pollution.

The proposed development at each site should have a noise assessment. GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution...

IP010a

-

S-LT

M

IP010b

-

IP010b

-

S-LT

M

IP116

-

IP116

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP010a

++

IP010a would facilitate an extension to Rosehill Primary School. It is also 1km south west of Copleston High School.

IP010b would be within 500m of Rosehill Primary School and is 1km south west of Copleston High School.

IP116 is 600m south of Copleston High School and 800m north east of Rosehill Primary School.

IP010a

++

S-LT

M

IP010b

++

IP010b

++

S-LT

M

IP116

++

IP116

++

S-LT

M

6

To conserve and enhance water quality and resource

IP010a

-

No waterways are within or adjacent to any of the sites. Each site is more than 100m from a waterway.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

IP116 may necessitate improvements to water treatment works to support the quantity of development here.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SuDs should also be incorporated into the development to control surface water runoff.

IP010a

-

S-LT

L

IP010b

-

IP010b

-

S-LT

L

IP116

-

IP116

-

S-LT

L

7

To maintain and where possible improve air quality

IP010a

+/-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

IP010a and IP010b are also on the doorstep of a district centre and so traffic movements from residents here are likely to be very limited.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP010a

+/-

S-LT

L

IP010b

+/-

IP010b

+/-

S-LT

L

IP116

-

IP0116

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP010a

++

IP010a and IP010b are brownfield sites and would constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP116 is a greenfield site and would result in the loss of potentially ecologically valuable soils, although these soils would not be BMV.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP010a

++

S-LT

L

IP010b

++

IP010b

++

S-LT

L

IP116

-

IP0116

-

S-LT

L

9

To promote the sustainable management of waste

IP010a

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are limited.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP010a

-

S-LT

M

IP010b

-

IP010b

-

S-LT

M

IP0116

-

IP0116

-

S-LT

M

10

Reduce emissions of GHG from energy consumption

IP010a

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site should incorporate sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP010a

-

S-LT

M

IP010b

-

IP010b

-

S-LT

M

IP116

-

IP116

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP010a

-

Each site is in Flood Zone 1.

IP116 has a small area in its eastern perimeter at a high risk of surface water flooding.

IP010a and IP010b have small areas of land at a medium risk of surface water flooding.

It is considered to be likely that the proposed development at each site could avoid land at risk of flooding given the minor extent of such land in each case. Given the size of each site, a flood risk assessment may be required. SUDS should be incorporated.

IP010a

+

S-LT

L

IP010b

-

IP010b

+

S-LT

L

IP116

--

IP0116

+

S-LT

M

12

Safeguard the integrity of the coast and estuaries

IP010a

O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP010a

O

N/A

L

IP010b

O

IP010b

O

N/A

L

IP116

O

IP116

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP010a

O

IP010a and IP010b would be unlikely to have a discernible impact on biodiversity.

IP116 is adjacent to St Clements Hospital Grounds Local Wildlife Site, which is currently used as a golf course. The Site contains existing structures that could potentially be supporting protected species, which would be harmed by the proposed development.

A diverse range of native plant species should be incorporated into the proposed development at IP010a and IP010b to help enhance their biodiversity value.

GI should be incorporated into IP116, including a diverse range of native species, distributed in a manner that helps to preserve and potentially enhance the wildlife corridor capacity of the Site.

Appropriate ecological surveys of IP116 should be conducted prior to development to establish the presence of protected species.

IP010a

+

S-LT

L

IP010b

O

IP010b

+

S-LT

L

IP116

-

IP116

-

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP010a

O

200m west of IP010a is the Grade II Listed Building Church of St Bartholomew. Given the lay of the land and the existing presence of built form between IP010a and the church, impacts on the setting of this sensitive heritage asset would not be expected.

No heritage assets are within 300m of IP010b and IP116.

IP116 is in an area of high archaeological potential.

Archaeological investigation of IP116 should be conducted prior to development.

IP010a

O

N/A

L

IP010b

O

IP010b

O

N/A

L

IP116

-

IP116

-

N/A

L

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

IP010a

+

IP010a and IP010b are brownfield sites and the proposed development here may help to enhance the Site's contribution to the local character.

The proposed development at IP116 would result in the loss of greenfield land in addition to the re-development of brownfield land. Overall, it could potentially alter the local character.

IP116 should incorporate a high-quality design and GI to help ensure that the re-development of the brownfield land helps the site to make an improved contribution to the local character.

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

-

IP116

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP010a

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

+

IP116

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP010a

+

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

+

IP116

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP010a

++

Each site has excellent access to public transport modes, including several bus stops within 500m and Derby Road Railway Station within several meters of IP010a and IP010b and 800m west of IP116.

Each site is highly accessible for pedestrians and cyclists as well as via the strategic road network. The proximity of each site to facilities, services and amenities is likely to help encourage high rates of walking and cycling and to facilitate efficient movement.

Land reserved for a pedestrian and cycle bridge over the railway to link the District Centre with housing areas to the north would help to enhance accessibility via walking and cycling for residents to key areas.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP010a

++

S-LT

L

IP010b

++

IP010b

++

S-LT

L

IP116

++

IP116

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP010a

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which could cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP010a

+

S-LT

L

IP010b

+

IP010b

+

S-LT

L

IP116

+

IP116

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP088 79 Cauldwell Hall Road

Large building and car parking spaces

0.3ha

17 Dwellings

Land with planning permission (17/0111 5/VC approved 22/02/18).

IP131 Milton Street

Car parking spaces and vehicle repairs shop

0.28ha

9 Dwellings

Land with planning permission (15/01158/FUL (& 18/00552/FUL)). Possible contamination.

IP109 Rear of Jupiter Road and Reading Road

Garages and scrubland behind homes.

0.42ha

13 Dwellings

Land with planning permission (12/00192/FUL (pending).

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP109

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP109

+

S-LT

L

IP088

+

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

L

2

To meet the housing requirements of the whole community

IP109

+

IP109 would deliver 13 dwellings. IP088 would deliver 7 dwellings. IP131 would deliver 9 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP109

+

S-LT

L

IP088

+

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP109

++

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

Each site is no more than 900m north west of Ipswich hospital.

Each site is within 800m west of Two Rivers Medical Centre.

Adjacent to the northern perimeter of IP131 is an accessible greenspace with a play area. IP088 and IP131 are 800m south east of Brunswick road park.

Each site is less than 1km south of the entrance to Ransomes Sports Pavilion.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP109

++

S-LT

L

IP088

++

IP088

++

S-LT

L

IP131

++

IP131

++

S-LT

L

4

To improve the quality of where people live and work

IP109

+

IP131 would situate new residents behind a garage and workshop, which could be a source of noise, air and light pollution.

IP109 and IP088 would help to situate new residents away from sources of noise, air and light pollution.

The proposed development IP131 should have a noise assessment. GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants.

IP109

+

S-LT

M

IP088

+

IP088

+

S-LT

M

IP131

-

IP131

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP109

++

Each site is within 500m of St John's C of E Primary School and within Parkside Academy.

IP109

++

S-LT

M

IP088

++

IP088

++

S-LT

M

IP131

++

IP131

++

S-LT

M

6

To conserve and enhance water quality and resource

IP109

-

There are no waterways within, adjacent to or within 100m of any of the three sites.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP109

-

S-LT

L

IP088

-

IP088

-

S-LT

L

IP131

-

IP131

-

S-LT

L

7

To maintain and where possible improve air quality

IP109

-

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

However, the construction and operation of the proposed residential development at each location would be likely to result in a minor net increase in air pollution at these sites in relation to existing levels, such as due to pollution from homes or residents' traffic movements.

To reduce air emissions, the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP109

-

S-LT

L

IP088

-

IP088

-

S-LT

L

IP131

-

IP131

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP109

++

Each site is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP109

++

S-LT

L

IP088

++

IP088

++

S-LT

L

IP131

++

IP131

++

S-LT

L

9

To promote the sustainable management of waste

IP109

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP109

-

S-LT

M

IP088

-

IP088

-

S-LT

M

IP131

-

IP131

-

S-LT

M

10

Reduce emissions of GHG from energy consumption

IP109

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP109

-

S-LT

M

IP088

-

IP088

-

S-LT

M

IP131

-

IP131

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP109

+

Each site is in Flood Zone 1.

Small areas of IP088 are at a medium risk of surface water flooding. IP109 and IP131 are not at risk of surface water flooding.

It is considered to be likely that the proposed development at IP088 could avoid land at risk of flooding given the minor extent of such land.

IP109

+

S-LT

L

IP088

-

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

M

12

Safeguard the integrity of the coast and estuaries

IP109

O

Each Site would be unlikely to have a discernible impact on the coast or estuaries.

IP109

O

N/A

L

IP088

O

IP088

O

N/A

L

IP131

O

IP131

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP109

O

None of the three sites would be expected to have a discernible impact on biodiversity.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

IP109

+

S-LT

M

IP088

O

IP088

+

S-LT

M

IP131

O

IP131

+

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP109

O

The Grade II Listed Building Church of St John the Baptist is less than 200m west of IP088 and IP131. Given the lay of the land and the existing presence of built form, it is considered to be unlikely that the proposed development would impact on the setting of this heritage asset.

No discernible impact on the historic environment would be expected at any site.

IP109

O

N/A

L

IP088

O

IP088

O

N/A

L

IP131

O

IP131

O

N/A

L

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

IP109

O

Each Site is a brownfield site situated within existing residential built form. It is therefore considered to be unlikely that the proposed development at each location would have a discernible impact on the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP109

+

S-LT

M

IP088

O

IP088

+

S-LT

M

IP131

O

IP131

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP109

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP109

+

S-LT

L

IP088

+

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP109

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP109

+

S-LT

L

IP088

+

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP109

++

Each site has excellent access to public transport modes, including several bus stops within 500m and Derby Road Railway Station 1.3km south.

Each site is highly accessible for pedestrians and cyclists as well as via the strategic road network. The proximity of each site to facilities, services and amenities is likely to help encourage high rates of walking and cycling and to facilitate efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP109

++

S-LT

L

IP088

++

IP088

++

S-LT

L

IP131

++

IP131

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP109

+

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP109

+

S-LT

L

IP088

+

IP088

+

S-LT

L

IP131

+

IP131

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP256 Sports Club, Henley Road

Artificial hockey pitch of Ipswich Sports Club

0.6ha

28 dwellings

Development needs to accord with Core Strategy policy DM28. Artificial hockey pitch, Ipswich Sports Club. Land with planning permission (16/00987/FUL.) awaiting S.106. TPO along the eastern boundary. This site lies in the vicinity of Iron Age and Roman sites. Whilst it remains an area of archaeological potential, given the impacts of previous landscaping there would be no requirement for an archaeological condition or work on this site on the basis that it looks heavily truncated.

IP009 Victoria Nurseries, Westerfield Road

Plant nursery (agricultural buildings) Victoria Nurseries

0.39ha

12 dwellings

30dph. Low density to reflect suburban location.

IP161 2 Park Road

Large residential property and garden

0.35ha

14 dwellings

Has planning permission - 07/00118/FUL & 13/00498/FUL.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP256

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP256

+

S-LT

L

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

2

To meet the housing requirements of the whole community

IP256

+

IP256 would deliver 28 dwellings. IP009 would deliver 12 dwellings. IP161 would deliver 14 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP256

+

S-LT

L

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP256

-

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

IP256 would result in the loss of an artificial hockey pitch, which may have an adverse impact on physical activity in the immediate locality. This may be caveated slightly by its situating new residents adjacent to Ipswich Sports Club which has a range of alternative facilities.

The nearest doctor's surgery, Ivy Street Medical Practice, is 1km south-west of IP009, 500m south-west of IP161 and 1km south west of IP256.

Each site is no more than 2.4km north west of Ipswich Hospital.

Each site would provide good access to green and open spaces, including Ipswich Park, Christchurch Park and the countryside.

It is uncertain if the distance between the sites and key areas for services and facilities would encourage walking and cycling.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

As per the S106 agreement, the Council should identify opportunities for replacing the artificial hockey pitch lost to development in a nearby location.

IP256

-

S-LT

M

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

4

To improve the quality of where people live and work

IP256

+

Each site would situate new residents away from key sources of noise, air and light pollution and would facilitate high quality and active lifestyles at home and outside.

IP256

+

S-LT

L

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

5

To improve levels of education and skills in the population overall

IP256

++

Each site is within 2km of Northgate High School. Dale Hall Community Primary School is 500m north west of IP256, 1.2km north west of IP161 and 1.2km north west of IP009.

IP256

++

S-LT

L

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

6

To conserve and enhance water quality and resource

IP256

-

The three sites do not coincide with, are not adjacent to and are not within 100m of a water body.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

7

To maintain and where possible improve air quality

IP256

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

S-LT

M

M

IP161

-

IP161

-

S-LT

M

8

To conserve and enhance soil and mineral resources

IP256

-

The proposed development at each site would result in the loss of a small quantity of previously undeveloped land and thus the permanent loss of soils. These soils are not BMV but are ecologically valuable.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

9

To promote the sustainable management of waste

IP256

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

10

Reduce emissions of GHG from energy consumption

IP256

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP256

+

Each site is in Flood Zone 1.

IP161 and IP256 are not at risk of surface water flooding. A small area of IP009 is at a high risk of surface water flooding.

Development should seek to avoid land at risk of flooding in IP009. A flood risk assessment may be required for the Site as it partially coincides with, and is adjacent to, areas of high surface water flood risk.

IP256

+

S-LT

M

IP009

--

IP009

O

S-LT

M

IP161

+

IP161

+

S-LT

M

12

Safeguard the integrity of the coast and estuaries

IP256

O

Each Site would be unlikely to have a discernible impact on the coast or estuaries.

IP256

O

N/A

M

IP009

O

IP009

O

N/A

M

IP161

O

IP161

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

IP256

-

Each site would result in the loss of some greenfield land that contains existing structures that could potentially be supporting protected species.

IP161 is adjacent to Christchurch Park County Wildlife Site and is 115m north of Christ Church Park Arboretum County Wildlife Site.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Appropriate ecological surveys should be carried out at each site to establish the presence of protected flora or fauna.

GI within IP161 should be conserved as much as possible and supported by additional GI to help preserve its wildlife corridor capacity and to minimise harm caused to land functionally linked with the nearby wildlife sites.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP256

O

IP256 would be unlikely to have a discernible impact on the historic environment.

IP009 is 65m west of the Grade II Listed Building 'The Spinney Including Car Port and Log Store' and is also 150m north east of the Ipswich Conservation Area. Given the lay of the land and the extent of existing residential built form, IP009 would be unlikely to have a discernible impact on the historic environment.

IP161 is within the Ipswich Conservation Area and is within 300m of four Grade II Listed Buildings. The proposed development could potentially have a minor adverse impact on the character of the Conservation Area.

The proposed development should seek to incorporate a high-quality design, GI and vernacular architecture in a manner that helps to minimise adverse impacts on the setting of the conservation area caused by the development of greenfield land.

IP256

O

N/A

L

IP009

O

IP009

O

N/A

L

IP161

-

IP161

-

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP256

-

Each Site contains previously undeveloped land and could potentially alter the local townscape character by replacing green and open land with houses. These new houses would be situated within an existing residential area, so adverse impacts would be likely to be kept to a minimum. IP256 would be adjacent to the planned Ipswich Garden Suburb.

The development at each site should incorporate a high-quality design, vernacular architecture and high-quality GI throughout to help ensure they make a positive contribution to the local character.

IP256

-

S-LT

M

IP009

-

IP009

-

S-LT

M

IP161

-

IP161

-

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP256

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP256

+

S-LT

L

IP009

+

IP009

+

S-LT

L

IP161

+

IP161

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP256

+

Each site would situate new residents with good access, to central areas in Ipswich.

IP256

+

S-LT

M

IP009

+

IP009

+

S-LT

M

IP161

+

IP161

+

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP256

++

Each site is within 500m of multiple bus stops and is within 2km of Westerfield Railway Station. Each site is accessible for pedestrians and cyclists, as well as users of the strategic road network. The proximity of each site to services, facilities and amenities could encourage high rates of walking and cycling and would be likely to enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP256

++

S-LT

M

IP009

++

IP009

++

S-LT

M

IP161

++

IP161

++

S-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP256

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP256

+

S-LT

M

IP009

+

IP009

+

S-LT

M

IP161

+

IP161

+

S-LT

M


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP140 Land north of Whitton Lane

Greenfield and agricultural land

6.93ha

Employment land

Suitable for B1, B2 and B8 and appropriate employment-generating sui generis uses. 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.

IP032 King George V Field, Old Norwich Road

Sports fields, changing rooms and car parking spaces

3.7ha

Open space and 99 dwellings

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.

IP005 Former Tooks Bakery, Old Norwich Road

Vacant brownfield plot

2.8ha

20% Community uses and 60 dwellings

Has planning permission. Doctor's surgery to be included. Access constraints and possible contamination. There is potential for remains of multiple periods on the site and trenched evaluation will be required. Water infrastructure and/or treatment upgrades will be required to serve the proposed growth, or diversion of assets may be required. This site falls within the 91.4m height consultation zones surrounding Wattisham airfield. A transport assessment and travel plan will be required.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP140

+

The proposed development at IP032 and IP005 would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP140 would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation

IP140

+

S-LT

L

IP032

+

IP032

+

S-LT

L

IP005

+

IP005

+

S-LT

L

2

To meet the housing requirements of the whole community

IP140

+

IP140 is allocated for employment land and would not have a discernible impact on housing.

IP005 would deliver 60 dwellings and IP032 would deliver 99 dwellings.

It is expected that 41 of the 60 dwellings at IP005 would be affordable housing.

An appropriate level of affordable housing should be provided at each site.

IP140

+

S-LT

L

IP032

+

IP032

+

S-LT

L

IP005

++

IP005

++

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP140

O

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

IP140 is allocated for employment purposes (B1, B2 and B8) and would therefore be unlikely to have a discernible impact on health.

IP032 would result in the loss of playing fields, although development would only proceed if these are replaced by nearby alternatives. IP005 would provide for a new health centre, to which IP032 is adjacent.

Ipswich Hospital is just over 6km east.

Access to green and open spaces, and a diverse range of natural habitats, is excellent for each site.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP140 should be designed and laid out in a manner that helps to avoid and minimise air, noise and light pollution for nearby residents. Green infrastructure should be incorporated into the development to assist with this.

IP140

O

M-LT

L

IP032

++

IP032

++

S-LT

L

IP005

++

IP005

++

S-LT

L

4

To improve the quality of where people live and work

IP140

-

IP140 would situate workers adjacent to the A14 which would be likely to be a source of noise, air and light pollution.

IP005 and IP032 are opposite a retail park which could be a minor source of air, noise or light pollution, particularly during any construction works.

A noise assessment may be required for each site. Best efforts should be made to incorporate GI into the proposed development at each location that helps to screen workers and residents from sources of light and noise pollution and laid out in a manner that helps to filter out air pollutants.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

-

IP005

-

S-LT

L

5

To improve levels of education and skills in the population overall

IP140

+

The provision of employment land at IP140 and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills

IP005 and IP032 are 1km north of Westbourne Academy and 1km north of Whitehouse Community Primary School.

IP140

+

N/A

L

IP032

++

IP032

++

S-LT

M

IP005

++

IP005

++

S-LT

M

6

To conserve and enhance water quality and resource

IP140

-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

None of the three sites coincide with, are adjacent to or are within 100m of a water body.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

-

IP005

-

S-LT

L

7

To maintain and where possible improve air quality

IP140

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

-

IP005

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP140

-

IP005 would redevelop brownfield land and could be an opportunity to remediate contaminated land, which would be recognised as a highly efficient use of the Borough's land.

IP140 and IP032 would result in the loss of greenfield that contain ecologically valuable soils (this soil is not BMV).

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

++

IP005

++

S-LT

L

9

To promote the sustainable management of waste

IP140

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

-

IP005

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP140

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

-

IP005

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP140

+

All sites are in Flood Zone 1.

IP140 is not at risk of surface water flooding.

An area in the western portion of IP032 is at a high risk of surface water flooding. It is unknown if this would fall within the open space element of the Site.

A small area in the south western corner of IP005 is at a high risk of surface water flooding.

It is considered to be likely that the proposed development at IP005 could avoid land at risk of flooding.

A flood risk assessment may be required for all sites given their size.

Best efforts should be made to direct sensitive development away from land at risk of flooding at IP032.

SUDS should be incorporated into the development at each site.

IP140

+

S-LT

L

IP032

--

IP032

-

S-LT

M

IP005

--

IP005

O

S-LT

M

12

Safeguard the integrity of the coast and estuaries

IP140

O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP140

O

N/A

L

IP032

O

IP032

O

N/A

M

IP005

O

IP005

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

IP140

-

None of the three sites would be expected to have a discernible impact on a designated biodiversity asset.

IP140 and IP132 are greenfield that could potentially be supporting protected species given the presence of existing structures. Development at both these locations would also be likely to reduce habitat connectivity in the local area.

Development at IP005 would be unlikely to have a discernible impact on biodiversity.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Appropriate ecological survey of IP140 and IP032 should be carried out prior to development to establish the presence of protected species. Existing GI structures should be preserved as much as possible.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

O

IP005

+

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP140

-

Each site is within a few metres (IP140 is partially adjacent) to an Ipswich Conservation Area, within which are six Grade II Listed Buildings. 250m south of IP005 and IP032 is another Grade II Listed Building.

It is considered to be likely that the proposed development at IP032 and IP140, which are currently greenfield, would alter the setting of the Conservation Area and nearby Listed Buildings to some extent.

Trench evaluation of IP005, a vacant brownfield, may also be required. Development at IP005 would be an opportunity to enhance the sites contribution to the local character.

Development at each IP140, IP005 and IP032 should adopt a high-quality design that incorporates well-distributed GI and vernacular architecture to help reduce adverse impacts on the local character and enhance the contribution of IP005.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

O

IP005

+

S-LT

L

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

IP140

-

Development at IP005, a derelict brownfield, would be an opportunity to improve its impact on the local townscape character.

Development at the greenfield of IP140 and IP032 would result in the loss of green land that makes a positive contribution to the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP140

-

S-LT

L

IP032

-

IP032

-

S-LT

L

IP005

+

IP005

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP140

++

IP032 and IP005 would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP140 would make a positive contribution towards the amount of employment land and job opportunities in the local area.

IP140

++

S-LT

L

IP032

+

IP032

+

S-LT

L

IP005

+

IP005

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP140

++

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. IP005 may help to rejuvenate brownfield sites in the Borough.

IP140 would provide new employment land and jobs in the local area which may help to enhance the vibrancy of nearby centres.

IP140

++

S-LT

L

IP032

+

IP032

+

S-LT

L

IP005

+

IP005

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP140

++

Each site is within 500m of multiple bus stops. The nearest Railway Station to all sites is Westerfield, just over 3km east.

IP005 and IP032 are highly accessible for pedestrians and cyclists, as well as users of the strategic road network.

IP140 is relatively inaccessible in its current condition, situated as it is behind a retail park which represents the only way in. It is anticipated that the proposed development at IP140 would only proceed on the basis that access is provided.

The proximity of all sites to jobs, homes, services, amenities and central areas would enable high rates of walking, cycling and relatively efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP140

++

S-LT

L

IP032

++

IP032

++

S-LT

L

IP005

++

IP005

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP140

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP140

+

S-LT

L

IP032

+

IP032

+

S-LT

L

IP005

+

IP005

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP029 Opposite 674 – 734 Bramford Road

Greenfield

1.26ha

45% employment land, 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.

IP165 Eastway Business Park, Europa Way

Greenfield

2.08ha

78 dwellings

As per approved scheme (13/00943/OUT)

IP033 Land at Bramford Road (Stock's Elite)

Greenfield

2.03ha

55 dwellings and open space

50% housing, 50% open space.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP029

+

IP165 and IP033 would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. They would therefore be likely to help ensure new residents do not feel excluded.

IP029 would provide new employment opportunities that can help to combat local rates of unemployment.

IP029

+

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L

2

To meet the housing requirements of the whole community

IP029

O

IP165 would deliver 78 dwellings and IP033 would deliver 55 dwellings. IP029 is allocated for employment uses.

An appropriate level of affordable housing should be provided at each site.

IP029

O

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP029

+

IP029 would provide new employment opportunities that could be beneficial to local people's mental wellbeing.

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

Each site is somewhat distant from a GP surgery, the nearest being Norwich Road Surgery and The Chesterfield Drive Surgery, 1km east of IP033 and 1.5km east of IP165.

The nearest hospital, Ipswich, is 6km east.

IP033 and IP165 would provide new residents with excellent access to open space, a diverse range of natural habitats and the countryside.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP029

+

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L

4

To improve the quality of where people live and work

IP029

+

IP029 would situate new residents at a site of which 55% is open space, which would be likely to provide a high-quality work environment for employees here.

IP165 would situate new residents in proximity to the railway line and adjacent to the B1067. IP033 would help to situate new residents adjacent to the B1067. The B1067 would be likely to be a source of noise, air and light pollution.

A noise assessment may be required for each site, particularly IP029 and in relation to the A14 and the railway line.

Situate new homes as far back as possible from main roads – for sites IP029 and IP033 the open space elements should be located between the roads and housing in order to situate residents at the furthest distance from the roads.

GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants.

IP029

+

S-LT

L

IP165

-

IP165

-

S-LT

L

IP033

-

IP033

-

S-LT

L

5

To improve levels of education and skills in the population overall

IP029

+

IP029 would allow for new employment that offers skills learning opportunities. IP165 and IP033 are just under 1km south of Westbourne Academy and just under 1km south of Whitehouse Community Primary School.

IP029

+

S-LT

L

IP165

++

IP165

++

S-LT

L

IP033

++

IP033

++

S-LT

L

6

To conserve and enhance water quality and resource

IP029

-

IP029 and IP165 do not coincide with, are not adjacent to and are not within 100m of a waterbody.

A small pond is adjacent to the south western perimeter of IP033.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP029

-

S-LT

L

IP165

-

IP165

-

S-LT

L

IP033

--

IP033

-

S-LT

L

7

To maintain and where possible improve air quality

IP029

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air emissions, the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP029

-

S-LT

L

IP165

-

IP165

-

S-LT

IP033

-

IP033

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP029

-

Each site is greenfield. The proposed development at each location would result in the permanent loss of ecologically valuable soils. This soil is not BMV.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP029

-

S-LT

L

IP165

-

IP165

-

S-LT

L

IP033

-

IP033

-

S-LT

L

9

To promote the sustainable management of waste

IP029

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP029

-

S-LT

L

IP165

-

IP165

-

S-LT

L

IP033

-

IP033

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP029

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed Development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP029

-

S-LT

L

IP165

-

IP165

-

S-LT

L

IP033

-

IP033

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP029

--

Each site is in Flood Zone 1.

IP165 is not at risk of surface water flooding.

A small area in the south east corner of IP029, and a small area in the south west corner of IP033, is at a high risk of surface water flooding.

It is considered to be likely that the proposed development at IP029 and IP033 each location could avoid land at risk of flooding given its relatively small extent.

A flood risk assessment may be required for each site. SUDS should be incorporated in the proposed development at each site.

IP029

O

S-LT

M

IP165

+

IP165

+

S-LT

L

IP033

--

IP033

O

S-LT

M

12

Safeguard the integrity of the coast and estuaries

IP029

O

Each Site would be unlikely to have a discernible impact on the coast or estuaries.

IP029

O

N/A

L

IP165

O

IP165

O

N/A

L

IP033

O

IP033

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP029

-

None of the three sites would be expected to have a discernible impact on a designated biodiversity asset.

Each site is greenfield, containing existing structures that could potentially support protected species. The proposed development in each location would reduce habitat connectivity in the local area.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Existing GI in each site should be preserved as much as possible.

Appropriate ecological surveys should be conducted at each site prior to development, including of the pond adjacent to the south western perimeter of IP033, to determine the presence of protected flora and fauna.

IP029

-

S-LT

M

IP165

-

IP165

-

S-LT

M

IP033

-

IP033

-

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP029

O

The proposed development at all three sites would be unlikely to have a discernible impact on the historic environment.

IP029

O

N/A

L

IP165

O

IP165

O

N/A

L

IP033

O

IP033

O

N/A

L

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

IP029

-

Each site would situate new development into an existing area of built form. However, they would each result in the loss of greenfield that make a positive contribution to the local character and an adverse impact on the local character can therefore not be ruled out in each case. The provision of open space within IP029 would help to minimise adverse impacts at this site.

The development at each site should incorporate a high-quality design, vernacular architecture and GI throughout to help ensure they make a positive contribution to the local character.

IP029

-

S-LT

M

IP165

-

IP165

-

S-LT

M

IP033

-

IP033

-

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP029

++

IP029 would provide new employment opportunities for local people at a highly accessible location.

IP033 and IP165 site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP029

++

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP029

++

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. IP029 would provide new space for businesses and enterprises that could make a positive contribution to the vitality of the local area.

IP029

++

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP029

++

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is 3km south east. Each site is highly accessible for pedestrians, cyclists and users of the strategic road network. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP029

++

S-LT

L

IP165

++

IP165

++

S-LT

L

IP033

++

IP033

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP029

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP029

+

S-LT

L

IP165

+

IP165

+

S-LT

L

IP033

+

IP033

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP059a&b Arclion House and Elton Park Industrial Estate

Derelict brownfield land and unused buildings

2.63ha

103 dwellings

Land with planning permission (16/01220/O UT). Development will require a condition relating to archaeological investigation attached to any planning consent. Land is safeguarded to land a pedestrian and cycle bridge to the river path.

IP061 Lavenham Road School Site

Public open green space

0.9ha

Open space and 24 dwellings.

Land allocated for open space and housing. 70% housing with improvement to existing open space. 30% open space.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP059a&b

+

The proposed development at IP059a&b and IP061 would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L

2

To meet the housing requirements of the whole community

IP059a&b

+

IP059a&b would deliver 103 dwellings. IP061 would deliver 24 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP059a&b

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

The nearest doctor's surgery to IP059a&b and IP061 is Hawthorn Drive Surgery, 1km south of IP061 and 1.5km south of IP059a&b.

IP061 and IP059a&b would situate new residents in proximity to green and open spaces, including Chantry Park a few metres south and the countryside just beyond. Land is safeguarded to land a pedestrian and cycle bridge to the river path for IP059a&b and IP061 requires an improvement to existing open space, which could have benefits against this objective.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L

4

To improve the quality of where people live and work

IP059a&b

+

IP061 would situate new residents within a few metres of the A1214, which would be likely to be a source of noise, air and light pollution.

IP059a&b would help to situate residents away from major pollutants.

Development should be situated as far back from the A1214 as possible. GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants

IP059a&b

+

S-LT

L

IP061

-

IP061

-

S-LT

L

5

To improve levels of education and skills in the population overall

IP059a&b

++

500m east of IP061 and 800m south east of IP059a&b is Raneleigh Primary School.

Both sites are within 2km of Chantry Academy.

IP059a&b

++

S-LT

L

IP061

++

IP061

++

S-LT

L

6

To conserve and enhance water quality and resource

IP059a&b

--

IP061 does not coincide with, is not adjacent to, and is not within 100m of a water body.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP059a&b

-

S-LT

M

IP061

O

IP061

O

N/A

L

7

To maintain and where possible improve air quality

IP059a&b

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution, the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP059a&b

-

S-LT

M

IP061

-

IP061

-

S-LT

M

8

To conserve and enhance soil and mineral resources

IP059a&b

++

IP059a&b is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP061 is a greenfield site and would result in the permanent loss of ecologically valuable soils. These soils are not BMV.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP059a&b

++

S-LT

L

IP061

-

IP061

-

S-LT

L

9

To promote the sustainable management of waste

IP059a&b

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP059a&b

-

S-LT

L

IP061

-

IP061

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP059a&b

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP059a&b

-

S-LT

L

IP061

-

IP061

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP059a&b

--

IP061 and IP059a&b are in Flood Zone 1.

IP061 is not at risk of surface water flooding.

Small areas of IP059a&b in the centre and north of the site are at a high risk of surface water flooding.

Development at IP059a&b could avoid land at risk of flooding through a careful layout.

A flood risk assessment may be needed for all sites given their size.

SUDS should be incorporated into the proposed development at all sites.

IP059a&b

-

S-LT

L

IP061

+

IP061

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP059a&b

O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP059a&b

O

N/A

L

IP061

O

IP061

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP059a&b

-

IP059a&b is adjacent to Chantry Park County Wildlife Site. IP061 is within 50m of this wildlife site.

Development at IPO61 would result in the loss of a greenfield site, which contains existing structures – it could therefore reduce local habitat connectivity whilst potentially affecting priority species.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Existing GI at all sites should be preserved as much as possible, including trees and/or hedgerow delineating the perimeter.

IP059a&b

-

S-LT

L

IP061

-

IP061

-

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP059a&b

-

IP059a&b could pose a risk to known or unknown archaeological remains belowground. However,

Adjacent to the eastern perimeter of IP061 is the Grade II Listed Building Crane Hall. The open space currently plays a major role in the setting of Crane Hall and the proposed development at IP061 would therefore be highly likely to have an adverse impact on its setting.

Development at IP061 should seek to adopt a high-quality design, vernacular architecture, screening and excellent GI comprised of a diverse range of native species that help to minimise adverse impacts on the setting of Crane Hall.

IP059a&b would require archaeological investigation. This investigation should be concluded prior to development. This potentially identify previously unknown archaeological remains and make a positive contribution to Ipswich's historic environment.

IP059a&b

+

S-LT

L

IP061

--

IP061

--

S-LT

L

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP059a&b

O

IP057 would be an opportunity to improve the sites' contribution to the local character.

Development at IP061 would result in the loss of a greenfield site and public open space and could therefore have an adverse impact on local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP059a&b

+

S-LT

L

IP061

-

IP061

-

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP059a&b

+

IP059a&b and IP061 would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP059a&b

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. IP159 may also help to rejuvenate brownfield sites in the Borough.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP059a&b

++

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is 1.8km south east. Each site is highly accessible for pedestrians, cyclists and users of the strategic road network. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP059a&b

++

S-LT

L

IP061

++

IP061

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP059a&b

+

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP059a&b

+

S-LT

L

IP061

+

IP061

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP105 Depot, Beaconsfield Road

Haulage company

0.33ha

15 Dwellings

Land allocated for housing.

IP135 112–116 Bramford Road

Car wash

0.17ha

19 Dwellings

Land allocated for housing.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP105

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

2

To meet the housing requirements of the whole community

IP105

+

IP105 would deliver 15 dwellings and IP135 would deliver 19 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP105

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

Norwich Road Surgery is 250m north east of IP135 and 550m north east of IP105.

The nearest hospital, Ipswich, is just over 4km east.

Access to a public open greenspace or a diverse range of natural habitats from IP105 is limited, the nearest likely being over 1km south west at Chandry Park and 1km north east at Broomhill Park. Broomhill Park is 750m north east of IP135.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP105

+

S-LT

L

IP135

++

IP135

++

S-LT

L

4

To improve the quality of where people live and work

IP105

+

IP105 would situate new residents away from major pollutants and adjacent to the river, likely facilitating high quality lifestyles at home.

IP135 would situate new residents adjacent to the A1214, which would be a source of noise, air and light pollution.

Development should be situated as far back from the A1214 as possible. GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

5

To improve levels of education and skills in the population overall

IP105

++

Handford Primary School is 250m south of IP105 and 215m north east of IP135. Westbourne Academy is approximately 1.5km north west of both sites.

IP105

++

S-LT

L

IP135

++

IP135

++

S-LT

L

6

To conserve and enhance water quality and resource

IP105

--

IP135 does not coincide with, is not adjacent to, and is not within 100m of a waterbody.

IP105 is adjacent to the River Gipping.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

Development at IP105 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the water quality.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP105

-

S-LT

M

IP135

-

IP135

-

S-LT

L

7

To maintain and where possible improve air quality

IP105

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP105

-

S-LT

L

IP135

-

IP135

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP105

++

Each site is brownfield and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP105

++

S-LT

M

IP135

++

IP135

++

S-LT

M

9

To promote the sustainable management of waste

IP105

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP105

-

S-LT

L

IP135

-

IP135

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP105

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP105

-

S-LT

L

IP135

-

IP135

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP105

--

IP135 is in Flood Zone 1 and is not at risk of surface water flooding.

IP105 coincides with Flood Zones 3 and 2 and has large areas at a high risk of surface water flooding.

A flood risk assessment should be provided for IP105. SUDS should be incorporated into the development. Development should avoid land at risk of flooding within the site as much as possible.

IP105

--

S-LT

M

IP135

+

IP135

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP105

O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP105

O

N/A

L

IP135

O

IP135

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP105

-

IP105 is adjacent to the River Gipping County Wildlife Site.

Development at IP135 would be unlikely to have a discernible impact on biodiversity.

Development at IP105 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the Biodiversity Objective.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

SUDS should be incorporated into the development at IP105. Careful management of runoff during construction is necessary to help avoid contamination or pollution of the waterway.

Any GI pre-existing in both sites should be preserved and/or enhanced as much as possible.

IP105

-

S-LT

L

IP135

O

IP135

+

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP105

O

IP105 would be unlikely to have a discernible impact on the historic environment.

30m south of IP135 is the Grade II Listed Building Suffolk Record Office and Theatre. The proposed Development is an opportunity to enhance the site's contribution to the setting of this heritage asset.

A high-quality design, the incorporation of GI, screening and vernacular architecture would help to ensure IP135 makes a more positive contribution towards the setting of the Listed Building.

IP105

O

S-LT

L

IP135

+

IP135

+

S-LT

L

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP105

+

Each site is brownfield and situated within existing residential built form. It is therefore considered to be unlikely that the proposed development at each location would have a discernible impact on the local character. The proposed development could potentially help the sites to make a more positive contribution towards the local character beyond their current site uses.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP105

+

S-LT

M

IP135

+

IP135

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP105

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP105

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP105

++

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is 1.4km south. Each site is highly accessible for pedestrians, cyclists and users of the strategic road network. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP105

++

S-LT

L

IP135

++

IP135

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP105

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP105

+

S-LT

L

IP135

+

IP135

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP221 Waterford Road

Public house and gardens

0.35ha

12 dwellings

Flying Horse PH, 4 Waterford Road. 50% residential development, 50% retaining public house.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP221

+

The proposed development would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP221

+

S-LT

L

2

To meet the housing requirements of the whole community

IP221

+

IP221 would deliver 12 dwellings.

An appropriate level of affordable housing should be provided at the site.

IP221

+

S-LT

L

3

To improve the health of the population overall and reduce health inequalities

IP221

++

The proximity of the site to services, facilities and amenities may encourage high rates of walking and cycling. Each site would situate new residents within an existing community.

800m of the Site is Chesterfield Drive Surgery. Ipswich Hospital is just under 6km south east. Residents here would have excellent access to green open spaces, including Whitehouse Park and the countryside.

Access for pedestrians and cyclists should be provided at the site to surrounding communities and places of work.

IP221

++

S-LT

L

4

To improve the quality of where people live and work

IP221

O

IP221 would situate residents away from sources of major pollutants. It is uncertain if the public house and the through traffic of visitors and cars, behind which the homes would be situated, would be a source of disturbance for residents.

Consideration should be given to alleviating potential noise disturbance from the public house. GI should be incorporated into the site to help screen potential light and noise pollution and filter out air pollutants.

IP221

+

S-LT

M

5

To improve levels of education and skills in the population overall

IP221

++

The Site is 220m north of Whitehouse Community Primary School and 240m north west of Westbourne Academy. It is adjacent to a nursery.

IP221

++

S-LT

L

6

To conserve and enhance water quality and resource

IP221

-

The site is in groundwater SPZ 3.

The proposed development would be expected to result in a net increase in water consumption.

The site does not coincide with, is not adjacent to and is not within 100m of a water body.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP221

-

S-LT

L

7

To maintain and where possible improve air quality

IP221

-

The proposed development would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at the site is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution, the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP221

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP221

-

The portion of land upon which the new homes would be built is previously undeveloped land. The proposed development would result in a permanent loss of ecologically valuable soils. These soils are not BMV.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP221

-

S-LT

L

9

To promote the sustainable management of waste

IP221

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are considered to be very limited.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP221

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP221

-

The construction and occupation of the proposed development would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

The site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP221

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP221

+

The site is in Flood Zone 1 and is not at risk of surface water flooding.

IP221

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP221

O

The site would be unlikely to have a discernible impact on the coast or estuaries.

IP221

O

N/A

L

13

To conserve and enhance biodiversity and geodiversity

IP221

-

The proposed development would be unlikely to have impact a designated biodiversity asset.

The site could potentially be supporting protected species given the presence of existing structures.

The propose development would result in the loss of greenfield. This could also reduce habitat connectivity in the local area.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value. Existing GI within the site, including mature trees, should be preserved as much as possible.

Appropriate ecological surveys should be carried out prior to development.

IP221

-

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP221

O

The proposed development would be unlikely to have a discernible impact on the historic environment.

IP221

O

N/A

L

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP221

-

The proposed development would result in the loss of a small greenfield and open space which would have a minor adverse impact on the local character.

The development should incorporate high-quality design with vernacular architecture and GI throughout to help ensure they make a positive contribution to the local character.

IP221

-

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP221

+

The site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP221

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP221

+

The site would situate new residents in proximity, and with good access, to central areas in Ipswich.

IP221

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP221

++

The site is within 500m of multiple bus stops. The nearest railway station, Westerford, is 3.2km east. The site is highly accessible for pedestrians, cyclists and users of the strategic road network. The proximity of the site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from the site into central areas should be provided for.

IP221

++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP221

+

The site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP221

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP067b Former British Energy Site

Former energy site, scrubland and trees

4.18ha

Employment land

Suitable for B1 (excluding office use B1,B8 and appropriate employment-generating sui generis uses.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP067b

+

The proposed development would provide an area of new jobs in proximity to homes and so could help to alleviate local rates of deprivation. It would also provide an opportunity to rejuvenate an area of previously developed land.

IP067b

+

S-LT

L

2

To meet the housing requirements of the whole community

IP067b

O

IP067b is allocated for employment use and so would not have a discernible impact on housing.

IP067b

O

N/A

L

3

To improve the health of the population overall and reduce health inequalities

IP067b

-

As an employment site, suitable for B1 and B8 uses, IP067b may pose a risk of pollution for existing nearby residents.

The site should be designed and laid out in a manner that helps to avoid and minimise air, noise and light pollution for nearby residents. Green infrastructure should be incorporated into the development to assist with this.

IP067b

-

N/A

L

4

To improve the quality of where people live and work

IP067b

-

IP067b would situate new workers in proximity to a tarmac manufacturing plant, which could be a source of noise and air pollution.

Consideration should be given to ensuring workers are not situated in an area of harmful levels of noise and air pollution emanating from the nearby industrial area and tarmac manufacturer.

IP067b

O

S-LT

L

5

To improve levels of education and skills in the population overall

IP067b

+

The provision of employment land at IP067b and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

IP067b

+

N/A

L

6

To conserve and enhance water quality and resource

IP067b

-

The site is in groundwater SPZ 3.

The proposed development would be expected to result in a net increase in water consumption.

The site does not coincide with, is not adjacent to and is not within 100m of a water body.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP067b

-

S-LT

L

7

To maintain and where possible improve air quality

IP067b

-

The proposed development would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at the site is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport.

IP067b

-

S-LT

L

8

To conserve and enhance soil and mineral resources

IP067b

-

Much of the site is currently greenfield and so the proposed development would result in a permanent loss of ecologically valuable soils. These soils are not BMV. Given the former energy use of the Site, there could be an opportunity for some land remediation.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP067b

-

S-LT

L

9

To promote the sustainable management of waste

IP067b

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are considered to be very limited.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP067b

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP067b

-

The construction and operation of the proposed development would be expected to result in a net increase in air pollution, depending on its final use, which may be related to an associated increase in road traffic.

The site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development should incorporate a sustainable design that enables high energy efficiency. The use of low pollution land uses, and low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP067b

-

S-LT

L

11

Reduce vulnerability to climatic events and flooding

IP067b

+

The site is in Flood Zone 1 and is not at risk of surface water flooding.

IP067b

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP067b

O

The site would be unlikely to have a discernible impact on the coast or estuaries.

IP067b

O

S-LT

L

13

To conserve and enhance biodiversity and geodiversity

IP067b

-

The proposed development would be unlikely to have impact a designated biodiversity asset.

The site could potentially be supporting protected species given the presence of existing structures.

The propose development would result in the loss of greenfield. This would also reduce habitat connectivity in the local area.

A diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value. Existing GI within the site, including mature trees, should be preserved as much as possible.

Appropriate ecological surveys should be carried out prior to development.

IP067b

-

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP067b

O

The proposed development would be unlikely to have a discernible impact on the historic environment.

IP067b

O

N/A

L

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP067b

-

The proposed development would result in the loss of an area of green and open space which would have a minor adverse impact on the local character. It would be unlikely to impact on views from the AONB 800m south west.

The development should incorporate a high-quality design with vernacular architecture and GI throughout to help ensure they make a positive contribution to the local character.

IP067b

-

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP067b

++

The site would provide new employment area and jobs that would help contribute towards growth and prosperity in the local areas.

IP067b

++

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP067b

++

The site would provide new jobs in proximity to central areas of Ipswich and could help to rejuvenate the site.

IP067b

++

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP067b

+

The site is within 500m of multiple bus stops. The nearest railway station, Westerford, is 2km north east.

Access into the site is currently somewhat limited for pedestrians and cyclists as well as users of the strategic road network.

The proximity of the proposed employment site to residential areas and prospective employees may help to encourage walking and cycling.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from the site into central areas should be provided for.

IP067b

++

S-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP067b

+

The Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to locals.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP067b

+

S-LT

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP132 - Former St Peter's Warehouse, 4 Bridge Stree

Brownfield

0.18

73 dwellings.

Residential with secondary uses to include offices, leisure and/or retail

IP205 - Burton's, College Street

Brownfield.

0.19

14 dwellings.

Residential as part of a larger site re-development for mixed use residential and commercial uses.

IP136 - Silo, College Street

Brownfield.

0.16

48 dwellings.

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

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP132

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

In addition, IP136 and IP132, would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation.

IP132

+

M-LT

M

IP205

+

IP205

+

M-LT

M

IP136

+

IP136

+

M-LT

M

2

To meet the housing requirements of the whole community

IP132

+

IP132 would deliver 73 dwellings.

IP205 would deliver 14 dwellings.

IP136 would deliver 48 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP132

+

M-LT

M

IP205+

IP205

+

M-LT

M

IP136 +

IP136

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP132 + +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Orchard Medical Practice, is within 1km of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site.

IP132

+ +

M-LT

M

IP205 + +

IP205

+ +

M-LT

M

IP136

+ +

IP136

+ +

M-LT

M

4

To improve the quality of where people live and work

IP132

-

The three sites are adjacent to the A1022 and major roundabouts associated with the A137 and A1156. The proposed development at each site would be therefore likely to expose residents to a source of noise, air or light pollution.

Additionally, IP132 and IP136 are within an AQMA and IP205 is within 30m of the same AQMA. The proposed developments at these locations would be likely to make achieving air quality improvement targets at the AQMA more difficult; and new residents at these locations would be exposed to dangerous levels of air pollutants associated with the AQMA.

The proposed development at each site should have a noise and air quality assessment. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP132

-

S-LT

M

IP205

-

IP205

-

S-LT

M

IP136

-

IP136

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP132

+

The Sites are located within 1km of St Helen's Nursey and Primary School and of St Matthew's Church of England Primary School and within 2km of Stoke High Secondary School.

IP132

+

S-MT

L

IP205

+

IP205

+

S-MT

L

IP136

+

IP136

+

S-MT

L

6

To conserve and enhance water quality and resource

IP132

- -

All three sites are adjacent to the River Orwell and Neptune Marina.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of the surrounding water bodies and groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP132

-

S-LT

L

IP205

- -

IP205

-

S-LT

L

IP136

- -

IP136

-

S-LT

L

7

To maintain and where possible improve air quality

IP132

-

IP132 and IP136 are within an AQMA, additionally IP205 is within 30m of the same AQMA. Due to the scale of proposed developments and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport in the long term.

Due to the proximity of each site to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development could include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

IP132

-

M-LT

M

IP205

-

IP205

-

M-LT

M

IP136

-

IP136

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP132

+

Each site is a brownfield site and would therefore constitute an

efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP205

+

S-LT

L

IP205

+

IP136

+

S-LT

L

IP136

+

IP132

+

S-LT

L

9

To promote the sustainable management of waste

IP132

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP132

-

S-LT

L

IP205

-

IP205

-

S-LT

L

IP136

-

IP136

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP132

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP132

-

S-LT

M

IP205

-

IP205

-

S-LT

M

IP136

-

IP136

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP132

- -

All three sites are in Flood Zone 3.

All three sites have a small area at a low risk of surface water flooding.

IP0205 has a small area of land at a medium risk of surface water flooding.

Due to the scale of the developments, a flood risk assessment may be required. To reduce flood risk, the development should be designed to include green infrastructure and SUDS.

Where possible, each site should be designed to avoid areas of highest flood risk.

IP132

- -

S-LT

L

IP205

- -

IP205

- -

S-LT

L

IP136

- -

IP136

- -

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP132

-

Due to being in proximity to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

IP132

O

S-LT

M

IP205

-

IP205

O

S-LT

M

IP136

-

IP136

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP132

-

Due to being in proximity to the River Orwell, which is an important wildlife corridor in the Borough and which is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS, the construction and occupation of the proposed developments could potentially have an adverse impact on the Biodiversity Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Green Infrastructure, featuring a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

IP132

+

S-LT

M

IP205

-

IP205

+

S-LT

M

IP136

-

IP136

+

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP132

-

One Grade II Listed Building is within proximity to IP132; however this building is in poor condition and appears derelict. Three listed buildings, including the Church of St Peter, are within 20-50m north of the three development sites. Due to existing presence and nature of the buildings on each development site, impacts on the setting of these sensitive heritage assets would not be expected. The proposed development at each site is an opportunity to improve the local setting given the current brownfield condition of each site.

The Grade II Listed Building within close proximity to site IP132 should be investigated and if possible regenerated as part in the development. High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP132

+

S-LT

M

IP205 O

IP205

+

S-LT

M

IP136 O

IP136

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP132 +

Each site is brownfield with buildings that are in poor condition and appear derelict. It is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP132

+

S-LT

L

IP205 +

IP205

+

S-LT

L

IP136 +

IP136

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP132 ++

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP132 and IP205 are mixed use schemes and will provide small scale office/retail employment.

IP132

+ +

S-LT

L

IP205++

IP205

+ +

S-LT

L

IP136 +

IP136

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP132 +

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP132

+

S-LT

L

IP205 +

IP205

+

S-LT

L

IP136 +

IP136

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP132 ++

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is 1km south west. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP132 ++

S-LT

L

IP205 ++

IP205 ++

S-LT

L

IP136 ++

IP136 ++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP132 +

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP132

+

S-LT

L

IP205 +

IP205

+

S-LT

L

IP136 +

IP136

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

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

Brownfield.

0.54

86 dwellings.

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

IP211 Regatta Quay, Key Street

Brownfield.

0.85

156 dwellings.

Residential use.

IP206 Cranfields, College Street

Cranfield Mill site and associated garage and lorry parking areas.

0.71

134 dwellings.

134 dwellings as part of a mixed use development in multi-storey blocks (up to 23 storeys), comprising: residential use (private/affordable residential apartments - 384 units in total); live/work units; commercial use (within use classes A1/A2/A3/B1 and D2); 81 bedroom hotel; car parking; formation/alteration of vehicular accesses; laying out of open spaces and associated works.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP035 +

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP035

+

M-LT

M

IP211 +

IP211

+

M-LT

M

IP206 +

IP206

+

M-LT

M

2

To meet the housing requirements of the whole community

IP035 +

IP035 would deliver 86 dwellings.

IP211 would deliver 156 dwellings.

IP206 would deliver 134 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP035

+

M-LT

M

IP211 +

IP211

+

M-LT

M

IP206 +

IP206

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP035 + +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Orchard Medical Practice, is within 1km of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP035

+ +

M-LT

M

IP211 + +

IP211

+ +

M-LT

M

IP206 + +

IP206

+ +

M-LT

M

4

To improve the quality of where people live and work

IP035

-

All three sites are located adjacent to the A1022.

The proposed development at each site would be therefore likely to expose residents to a source of noise, air or light pollution.

In addition, all three sites are partially within an AQMA. The proposed developments at these locations would be likely to make achieving air quality improvement targets at the AQMA more difficult; and new residents at these locations would be exposed to dangerous levels of air pollutants associated with the AQMA

The proposed development at each site should have a noise and air quality assessment. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP035

-

S-LT

M

IP211

-

IP211

-

S-LT

M

IP206

-

IP206

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP035 +

The Sites are located within 1km of St Helen's Nursey and Primary School and of St Matthew's Church of England Primary School and within 2km of Stoke High Secondary School.

IP035

+

S-MT

L

IP211 +

IP211

+

S-MT

L

IP206 +

IP206

+

S-MT

L

6

To conserve and enhance water quality and resource

IP035

-

IP211 and IP206 are adjacent to the River Orwell and Neptune Marina.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of the surrounding water bodies and groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP035

-

S-LT

L

IP211

- -

IP211

-

S-LT

L

IP206

- -

IP206

-

S-LT

L

7

To maintain and where possible improve air quality

IP035

-

All three sites are within an AQMA. Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport in the long term.

Due to the proximity of each site to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

IP035

-

M-LT

M

IP211

-

IP211

-

M-LT

M

IP206

-

IP206

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP035

+ +

Each site is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP035

+ +

S-LT

L

IP211

+ +

IP211

+ +

S-LT

L

IP206

+ +

IP206

+ +

S-LT

L

9

To promote the sustainable management of waste

IP035

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP035

-

S-LT

L

IP211

-

IP211

-

S-LT

L

IP206

-

IP206

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP035

-

The construction and occupation of the proposed Development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed Development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP035

-

S-LT

M

IP211

-

IP211

-

S-LT

M

IP206

-

IP206

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP035

- -

All 3 sites are in Flood Zone 3 and at low risk of fluvial flooding.

IP035 has approximately 30% of land at risk of surface water flooding – largely at low and medium risk in the south and east with a small area of high risk on the site's western boundary.

IP211 has approximately 60% of land at risk of surface water flooding, the majority of which is at high risk, primarily in the north and western areas of the site, with lower risk in the western area of the site.

IP206 has approximately 40% of land at risk of surface water flooding – largely at low and medium risk in the north and west with a small area of high risk on the site's eastern boundary with IP211.

Due to the scale of the developments and a flood risk assessment will be required. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

Where possible, each site should be designed to avoid areas of highest flood risk.

IP035

- -

S-LT

L

IP211

- -

IP211

- -

S-LT

L

IP206

- -

IP206

- -

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP035

-

Due to being in proximity to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

IP035

O

S-LT

M

IP211

-

IP211

O

S-LT

M

IP206

-

IP206

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP035

-

Approximately 60% of IP035 appears to be a derelict brownfield site with grasses and a range of flowering species growing. Construction and occupation of this land could reduce local levels of biodiversity.

Due to being in proximity to the River Orwell, which is an important wildlife corridor in the Borough, and which is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS, the construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Green Infrastructure, featuring a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP035

O

S-LT

M

IP211

-

IP211

O

S-LT

M

IP206

-

IP206

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP035

-

One Grade II Listed Building, 1-5 College Street, and one Scheduled Monument and listed building, Wolsey's Gate, are within IP035. In addition, IP035 is adjacent to two Grade II Listed Buildings, Church of St Peter and Church of St Mary at the Quay and 2 Scheduled Monuments, areas of middle and late Saxon town.

IP211 and IP206 are adjacent to one Grade II Listed Building, Church of St Mary at the Quay and within proximity to the listed buildings and scheduled monuments, mentioned for IP035. Due to existing presence and nature of the buildings on each development site, impacts on the setting of these sensitive heritage asset would not be expected. The proposed developments are an opportunity to improve the local setting.

The listed buildings and scheduled monument within IP035 should undergo archaeological investigation and where possible integrated into the design of the site.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP035

+

S-LT

M

IP211 O

IP211

+

S-LT

M

IP206 O

IP206

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP035 +

Each site appears to be a disused brownfield site, it is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP035

+

S-LT

L

IP211 +

IP211

+

S-LT

L

IP206 +

IP206

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP035

+ +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP035 and IP206 are mix use schemes and will provide office/retail employment.

IP035

+ +

S-LT

L

IP211

+

IP211

+

S-LT

L

IP206

+ +

IP206

+ +

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP035

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP035

+

S-LT

L

IP211

+

IP211

+

S-LT

L

IP206

+

IP206

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP035 ++

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is 1km south west. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP035 ++

S-LT

L

IP211 ++

IP211 ++

S-LT

L

IP206 ++

IP206 ++

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP035 +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP035

+

S-LT

L

IP211 +

IP211

+

S-LT

L

IP206 +

IP206

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP011a Lower Orwell Street

Small yard with vegetation.

0.15

18 dwellings.

Residential use.

IP089 Waterworks Street

Car park.

0.31

23 dwellings.

Residential use.

IP074 Land at Upper Orwell Street

Car park.

0.07

9 dwellings.

Erection of nine flats in three 2 and 3-storey blocks plus alteration to vehicle access and associated works.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP011a + +

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP011a

+ +

M-LT

M

IP089

+ +

IP089

+ +

M-LT

M

IP074

+ +

IP074

+ +

M-LT

M

2

To meet the housing requirements of the whole community

IP011a +

IP011a would deliver 18 dwellings.

IP089 would deliver 23 dwellings.

IP074 would deliver 9 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP011a

+

M-LT

M

IP089

+

IP089

+

M-LT

M

IP074

+

IP074

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP011a + +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Orchard Medical Practice, is within 500m of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP011a

+ +

M-LT

M

IP089

+ +

IP089

+ +

M-LT

M

IP074

+ +

IP074

+ +

M-LT

M

4

To improve the quality of where people live and work

IP011a -

IP011a is within 50m of the A1022 and is therefore likely to expose residents to a source of noise, air or light pollution.

IP089 and IP074 are adjacent to the A1156 and are therefore likely to expose residents to a source of noise, air or light pollution.

In addition, the southern boundary of IP089 is coincident with an AQMA. The proposed development at this location would be likely to make achieving air quality improvement targets at the AQMA more difficult; and new residents at this location would be exposed to dangerous levels of air pollutants associated with the AQMA.

The proposed development at each site should have a noise and air quality assessment.GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP011a

-

S-LT

M

IP089

-

IP089

-

S-LT

M

IP074

-

IP074

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP011a +

IP011a is located within 1km and IP089 and IP074 are located within 500m of St Helen's Nursey and Primary School. Each site is within 2km of Stoke High Secondary School.

IP011a

+

S-MT

L

IP089

+ +

IP089

+ +

S-MT

L

IP074

+ +

IP074

+ +

S-MT

L

6

To conserve and enhance water quality and resource

IP011a -

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

Each site does not coincide with, is not adjacent to and is not within 100m of a water body.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP011a

-

S-MT

L

IP089

-

IP089

-

S-MT

L

IP074

-

IP074

-

S-MT

L

7

To maintain and where possible improve air quality

IP011a -

The southern boundary of IP089 is in an AQMA.

Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport in the long term.

Due to the proximity of IP011a to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

IP011a -

M-LT

M

IP089

-

IP089

-

M-LT

M

IP074

-

IP074

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP011a -

IP011a is a small vegetated yard in Ipswich's urban centre, therefore this would not be an efficient use of land.

IP089 and IP074 are brownfield sites and would therefore constitute an efficient use of land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP011a

-

S-LT

L

IP089

+ +

IP089

+ +

S-LT

L

IP074

+ +

IP074

+ +

S-LT

L

9

To promote the sustainable management of waste

IP011a -

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP011a

-

S-LT

L

IP089

-

IP089

-

S-LT

L

IP074

-

IP074

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP011a -

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP011a

-

S-LT

M

IP089

-

IP089

-

S-LT

M

IP074

-

IP074

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP011a -

IP011a has a very small area of low surface water flood risk on site, however the adjacent road (Lower Orwell Street) has high surface water flood risk. IP011a is currently vegetated, the removal of this vegetation in place of a residential development could potentially alter the local extent of surface water flood risk.

IP089 and IP074 are in Flood Zone 1.

Due to the scale of the developments, a flood risk assessment may be required. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

IP011a

-

S-LT

L

IP089

+

IP089

+

S-LT

L

IP074

+

IP074

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP011a O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP011a

O

N/A

M

IP089

O

IP089

O

N/A

M

IP074

O

IP074

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

IP011a -

The loss of trees at IP011a could impact upon local biodiversity and habitat connectivity and the high density of proposed housing (110dph) will limit outdoor space and green infrastructure.

IP089 and IP074 are unlikely to have a discernible impact on biodiversity.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

IP011a

O

S-LT

M

IP089

O

IP089

+

S-LT

M

IP074

O

IP074

+

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP011a O

IP011a is on the site of a Scheduled Monument, buried remains of late Saxon town.

IP089 is within 100m of approximately 20 listed buildings along Fore Street, Eagle Street and Waterworks.

IP074 is adjacent to two Grade II Listed Buildings, 33 Upper Orwell Street and St Michaels church.

Due to existing nature of the development sites, impacts on the setting of these sensitive heritage assets would not be expected.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

In addition, the Scheduled Monument at IP11a should undergo archaeological investigation and where possible integrated into the design of the site.

IP011a

O

N/A

M

IP089

O

IP089

+

S-LT

M

IP074

O

IP074

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP011a +

IP011a is a disused yard with no public access and IP089 and IP074 are car parks, it is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP011a

+

S-LT

L

IP089

+

IP089

+

S-LT

L

IP074

+

IP074

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP011a +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP011a

+

S-LT

L

IP089

+

IP089

+

S-LT

L

IP074

+

IP074

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP011a +

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP011a

+

S-LT

L

IP089

+

IP089

+

S-LT

L

IP074

+

IP074

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP011a + +

Each site is within 500m of multiple bus stops. Each site is within 1.5km of the nearest railway station, Ipswich. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP011a

+ +

S-LT

L

IP089

+ +

IP089

+ +

S-LT

L

IP074

+ +

IP074

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP011a +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP011a

+

S-LT

L

IP089

+

IP089

+

S-LT

L

IP074

+

IP074

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP012 Peter's Ice Cream

Brownfield and car park.

0.32

35 dwellings.

Residential use.

IP043 Commercial Buildings, Star Lane

Car park and 'Hyper Cars Ipswich'.

0.7

50 dwellings.

Residential use and 20% (0.14ha) employment use.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP012

+ +

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

In addition, IP043 would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation.

IP012

+ +

M-LT

M

IP043

+ +

IP043

+ +

M-LT

M

2

To meet the housing requirements of the whole community

IP012

+

IP012 would deliver 35 dwellings.

IP043 would deliver 50 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP012

+

M-LT

M

IP043

+

IP043

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP012

+ +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Orchard Medical Practice, is within 500m of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP012

+ +

M-LT

M

IP043

+ +

IP043

+ +

M-LT

M

4

To improve the quality of where people live and work

IP012

-

IP012 is adjacent to the intersection of the A1156 and A1022.IP043 is located between the A1022 east and west bound roads. The proposed development at each site would be therefore likely to expose residents to a source of noise, air or light pollution.

In addition, approximately 40% of IP043 lies within an AQMA which would expose new residents to dangerous levels of air pollution.

The proposed development at each site should have a noise assessment. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP012

-

S-LT

M

IP043

-

IP043

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP012

+

Each site is located within 500m of St Helen's Nursey and Primary School and is within 2km of Stoke High Secondary School.

IP012

+

S-MT

L

IP043

+

IP043

+

S-MT

L

6

To conserve and enhance water quality and resource

IP012

-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

IP012 does not coincide with, is not adjacent to and is not within 100m of a water body.

IP043 is within 50m of Neptune Marina.

To avoid contamination of the surrounding water bodies and groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP012

-

S-LT

L

IP043

- -

IP043

-

S-LT

L

7

To maintain and where possible improve air quality

IP012

-

Approximately 40% of IP043 lies within an AQMA. Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport in the long term.

Due to the proximity of IP043 to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the site would help to reduce emissions associated with transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

IP012

-

M-LT

M

M-LT

M

IP012

-

IP012

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP012

+ +

Each site is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP012

+ +

S-LT

L

IP043

+ +

IP043

+ +

S-LT

L

9

To promote the sustainable management of waste

IP012

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP012

-

S-LT

L

IP043

-

IP043

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP012

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP012

-

S-LT

M

S-LT

M

IP012

-

IP012

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP012

-

Approximately 50% of the land at IP012 is at low risk of surface water flooding with a small area of medium and high surface water flood risk where the site borders Grimwade Street.

IP043 has approximately 10% of its land in Flood Zone 3 and approximately 20% in Flood Zone 2. IP043 has a small area of land with low surface water flood risk in the south east of the site. The site is existing hardstanding and so the proposed development would be a good opportunity to improve site drainage and incorporate landscaping elements that contribute towards a reduced surface water flood risk as well as greater resilience to fluvial flooding.

Due to the scale of the developments, a flood risk assessment may be required. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

Where possible, each site should be designed to avoid areas of highest flood risk.

IP012

-

S-LT

L

IP043

- -

IP043

-

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP012

O

IP012 would be unlikely to have a discernible impact on the coast or estuaries.

IP043 is within 50m of Neptune Marina, which is hydrologically linked to the Stour and Orwell SPA. The construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat

IP012

O

N/A

M

IP043

-

IP043

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP012

O

IP012 would be unlikely to have a discernible impact on biodiversity.

IP043 is within 50m of Neptune Marina, which is hydrologically linked to the River Orwell, Stour and Orwell SPA as well as the River Gipping CWS. The construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP012

+

S-LT

M

IP043

-

IP043

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP012

O

One Grade II Listed Building, St Clements church, is in proximity of IP012. Due to existing nature of IP012, impacts on the setting of these sensitive heritage assets would not be expected. The proposed development is an opportunity to improve the local setting.

One Grade II Listed Building, Store at the rear of 54-58, is within IP043 and several listed buildings are in proximity along Fore street. In addition, the design of IP043 avoids the Grade II Listed Jewish Burial ground.

The Grade II Listed Building not currently accounted for in the design of IP043's boundary should be integrated into the site's design.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP012

+

S-LT

M

IP043

-

IP043

O

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP012 +

IP012 currently consists of a car parking area and buildings which appear empty. IP043 consists a warehouse and car park. Therefore, it is considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

In addition, the development at IP043 should try to accord with the local architecture along the adjacent, Fore Street.

IP012

+

IP043 +

IP043

+

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP012

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP012

+

S-LT

L

IP043

+

IP043

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP012

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP012

+

S-LT

L

IP043

+

IP043

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP012

+ +

Each site is within 500m of multiple bus stops and 1.5km of the nearest railway station, Ipswich. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP012

+ +

S-LT

L

IP043

+ +

IP043

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP012

+

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP012

+

S-LT

L

IP043

+

IP043

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP051 Old Cattle Market Portman Road

Car park.

2.21

N/A

80% (1.77ha) B1a and 20% main town centre uses such as hotel / leisure (excluding retail). Existing long-stay car parking provision in this area will be required prior to the parking being lost.

IP004 Bus depot Sir Alf Ramsey Way

Bus depot.

1.07

48 dwellings

Residential and 50% (0.53ha) employment as part of mixed-use scheme with housing.

IP096 Car Park Handford Road East

Car park.

0.22

22 dwellings.

Residential use.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP051

+

IP051 and IP004 would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation.

The proposed development at IP004 and IP096 would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP051

+

M-LT

M

IP004

+

IP004

+

M-LT

M

IP096

+

IP096

+

M-LT

M

2

To meet the housing requirements of the whole community

IP051

O

IP151 would have no discernible impact on housing as it is allocated for employment and car parking.

IP004 would deliver 48 dwellings.

IP096 would deliver 20 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP051

O

N/A

M

IP004 +

IP004

+

M-LT

M

IP096 +

IP096

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP051

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Burlington Road Surgery, is within 1km of IP051 and IP096, and within 500m of IP096. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP051

+

M-LT

M

IP004

+

IP004

+

M-LT

M

IP096

+ +

IP096

+ +

M-LT

M

4

To improve the quality of where people live and work

IP051

-

IP051 is within 50m of the A1022; IP004 is adjacent to the A137; and IP096 is adjacent to the A1071. Therefore, these developments are likely to expose residents and business users to sources of noise, air or light pollution.

The proximity of IP004 and IP051 to Ipswich Town FC may negatively impact quality of life, due to additional noise, congestion and crime associated with match days.

The proposed development at each site should have a noise and air quality assessment.GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP051

-

S-LT

M

IP004

-

IP004

-

S-LT

M

IP096

-

IP096

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP051

+ +

IP051 and IP096 are located within 500m and IP004 is located within 1km of St Matthew's Church of England Primary School. Each site is within 2km of Stoke High Secondary School and Stone Lodge Academy.

The provision of employment land at IP051 and IP004 and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

IP051

+ +

S-MT

L

IP004

+

IP004

+

S-MT

L

IP096

+ +

IP096

+ +

S-MT

L

6

To conserve and enhance water quality and resource

IP051

+/-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

There are no water bodies within 100 m of IP051.

IP096 is within 50m of Alderman Canal west and the River Gipping.

IP096 is adjacent to Alderman Canal East.

Development at IP096 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on water quality.

Whilst the construction phase could potentially pose a risk to water quality, the proposed development at each site would also be an opportunity to incorporate measures that reduce the risk of contamination or pollution from surface run-off at these previously developed and hard-standing locations.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP051

+/-

S-MT

L

IP004

+/-

IP004

+/-

S-MT

L

IP096

+/-

IP096

+/-

S-MT

L

7

To maintain and where possible improve air quality

IP051

+

The construction and operation of the proposed development at each site would be likely to be a source of air pollution to some extent. However, given the sites' existing uses as car parks and bus depots the proposed development could lead to a reduction in air pollution at each location, particularly as site users would have good access to public transport modes.

IP051

+

M-LT

M

IP004

+

IP004

+

M-LT

M

IP096

+

IP096

+

M-LT

M

8

To conserve and enhance soil and mineral resources

IP051

+ +

Each site is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP051

+ +

S-LT

L

IP004

+ +

IP004

+ +

S-LT

L

IP096

+ +

IP096

+ +

S-LT

L

9

To promote the sustainable management of waste

IP051

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP051

-

S-LT

L

IP004

-

IP004

-

S-LT

L

IP096

-

IP096

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP051

+

The construction and operation of the proposed development at each site would be likely to be a source of air pollution to some extent. However, given the sites' existing uses as car parks and bus depots the proposed development could lead to a reduction in air pollution at each location, particularly as site users would have good access to public transport modes.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP051

+

S-LT

M

IP004

+

IP004

+

S-LT

M

IP096

+

IP096

+

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP051

+/-

IP051 and IP004 are located in Flood Zone 3. Residential development is more vulnerable to the impacts of flooding than a bus depot and a car park.

IP051 has approximately 80% of land at risk of surface water flooding, with high and medium flood risk in the centre of the site.

IP004 has a small area of low surface water flood risk along the northern boundary of the site.

The proposed development at these sites, which are currently hard standing, could be an opportunity to enhance surface water drainage and reduce surface water flood risk.

IP096 is in Flood Zone 1 and has one small area of low surface water flood risk.

All developments in Flood Zone 3 would require an FRA. Due to the scale of the development in IP096, a flood risk assessment may be required. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

Where possible, each site should be designed to avoid areas of highest flood risk.

IP051

+/-

S-LT

L

IP004

+/-

IP004

+/-

S-LT

L

IP096 O

IP096

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP051 O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP051

O

N/A

M

IP004 O

IP004

O

N/A

M

IP096 O

IP096

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

IP051

O

IP051 is unlikely to have a discernible impact on biodiversity.

IP096 is adjacent to Alderman Canal East LNR and IP004 is within 50m of Alderman Canal West LNR both which contain Reed bed wetland habitat.

Development at IP096 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the water quality.

IP096 and IP004 should be designed to have the smallest possible impact on the nearby LNR. Best practice should be employed to prevent contamination or pollution of the Canals in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

IP051

+

S-LT

M

IP004

-

IP004

+

S-LT

M

IP096

-

IP096

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP051

O

There is one Grade II Listed Building, Firbank, within 50m of IP096, however it is not visible from the site.

IP051 and IP004 are unlikely to have a significant impact on the historic environment. The proposed Development at each site is an opportunity to improve the local setting.

The design of IP096 should accord with the local residential character.

IP051

+

S-LT

M

IP004

O

IP004

+

S-LT

M

IP096

O

IP096

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP051

O

Each Site is a car park and it is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP051

+

S-LT

L

IP004

O

IP004

+

S-LT

L

IP096

O

IP096

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP051

+ +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP051 is an employment site and IP004 is a mixed-use development that will also provide employment opportunities.

IP051

+ +

S-LT

L

IP004

+ +

IP004

+ +

S-LT

L

IP096

+

IP096

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP051

+

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP051

+

S-LT

L

IP004

+

IP004

+

S-LT

L

IP096

+

IP096

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP051

+ +

Each site is within 500m of multiple bus stops. Each site is within 1km of the nearest railway station, Ipswich. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP051

+ +

S-LT

L

IP004

+ +

IP004

+ +

S-LT

L

IP096

+ +

IP096

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP051 +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP051

+

S-LT

L

IP004 +

IP004

+

S-LT

L

IP096 +

IP096

+

S-LT

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP245 12-12a Arcade Street

Vacant Building.

0.06

14 dwellings.

Residential use.

IP172 15-19 St Margaret's Green

Hand Car Wash

0.08

9 dwellings.

Residential use.

IP214 300 Old Foundry Road

Derelict building.

0.02

12 dwellings.

Residential use.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP245

+ +

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP245

+ +

M-LT

M

IP172

+ +

IP172

+ +

M-LT

M

IP214

+ +

IP214

+ +

M-LT

M

2

To meet the housing requirements of the whole community

IP245

+

IP245 would deliver 14 dwellings.

IP172 would deliver 9 dwellings.

IP214 would deliver 12 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP245

+

M-LT

M

IP172

+

IP172

+

M-LT

M

IP214

+

IP214

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP245

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP to IP245, Burlington Road Surgery, is within 600m and the nearest GP to IP172 and IP214, Orchard Medical Practice is within 500m. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP245

+

M-LT

M

IP172

+ +

IP172

+ +

M-LT

M

IP214

+ +

IP214

+ +

M-LT

M

4

To improve the quality of where people live and work

IP245

O

IP172 and IP214 are adjacent to the A1156 and therefore are likely to expose resident to source of noise, air and light pollution.

IP245 is unlikely to have a discernible effect on people's exposure to hazards or noise.

The proposed development at each site should have a noise and air quality assessment.GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP245

O

S-LT

M

IP172

-

IP172

-

S-LT

M

IP214

-

IP214

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP245

+ +

IP245 is located within 500m of St Matthew's Church of England Primary School and within 2km of Stoke High Secondary School.

IP172 and IP214 are within 500m of St Margaret's Church of England Primary school and are within 2km of Stoke High Secondary School.

IP245

+ +

S-MT

L

IP172

+ +

IP172

+ +

S-MT

L

IP214

+ +

IP214

+ +

S-MT

L

6

To conserve and enhance water quality and resource

IP245

-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

There are no water bodies within 100 m of each site.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP245

-

S-LT

L

IP172

-

IP172

-

S-LT

L

IP214

-

IP214

-

S-LT

L

7

To maintain and where possible improve air quality

IP245

-

Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to be a source of some degree of air pollution.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

IP172 is currently used as a car wash. Converting the site to housing could potentially reduce the number of vehicles driving to and from the site and may therefore help to improve air pollution at this location.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP245

-

M-LT

M

IP172

+/-

IP172

+/-

M-LT

M

IP214

-

IP245

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP245

+ +

IP245 and IP172 are car parks and IP214 is a disused building, therefore development would constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP245

+ +

S-LT

L

IP172

+ +

IP172

+ +

S-LT

L

IP214

+ +

IP214

+ +

S-LT

L

9

To promote the sustainable management of waste

IP245

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP245

-

S-LT

L

IP172

-

IP172

-

S-LT

L

IP214

-

IP214

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP245

-

The construction and occupation of the proposed development at each site would be expected to result in some degree of GHG emissions, such as due to traffic movements of residents.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

IP172 is currently used as a car wash. Converting the site to housing could potentially reduce the number of vehicles driving to and from the site and may therefore help to reduce GHG emissions associated with cars at this location.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP245

-

S-LT

M

IP172

+/-

IP172

+/-

S-LT

M

IP214

-

IP214

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP245 +

All three sites are in Flood Zone 1 and are not at risk of surface water flooding.

To reduce future flood risk the development should be designed to include green infrastructure and SUDS.

IP245
+

S-LT

L

IP172 +

IP172
+

S-LT

L

IP214 +

IP214
+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP245 O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

IP245

O

N/A

M

IP172 O

IP172

O

N/A

M

IP214 O

IP214

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

IP245

O

All three sites are unlikely to have a discernible impact on biodiversity.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

IP245

+

S-LT

M

IP172

O

IP172

+

S-LT

M

IP214

O

IP214

+

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP245 +

There are multiple Grade II Listed Buildings within 50m of IP245, along Museum Street.

There are multiple Grade II Listed Buildings within 50m of IP172 and IP214, along Soane and Northgate Street.

The proposed development at each site is an opportunity to improve the local setting given the current brownfield location of IP245 and IP172 and derelict condition of IP214.

The design of each site, where possible, should accord well with the nearby Listed buildings.

IP245 +

S-LT

M

IP172

+

IP172 +

S-LT

M

IP214

+

IP214 +

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP245

+

IP245 and IP172 are carparks and IP214 is a disused building, it is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP245

+

S-LT

L

IP172

+

IP172

+

S-LT

L

IP214

+

IP214

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP245

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP245

+

S-LT

L

IP172

+

IP172

+

S-LT

L

IP214

+

IP214

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP245

+ +

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich.

IP245

+ +

S-LT

L

IP172

+ +

IP172

+ +

S-LT

L

IP214

+ +

IP214

+ +

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP245 + +

Each site is within 500m of multiple bus stops. IP245 is within 1km of the nearest railway station, Ipswich and IP172 and IP214 are within 1.5km. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP245

+ +

S-LT

L

IP172

+ +

IP172

+ +

S-LT

L

IP214

+ +

IP214

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP245 +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP245

+

S-LT

L

IP172 +

IP172

+

S-LT

L

IP214 +

IP214

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP169 23-25 Burrell Road

Car park.

0.08

4 dwellings.

Change of use of former commercial building into 4 flats plus demolition of existing side extensions and rear extension, excavation of lightwell and erection of three-storey side extension.

IP047 Land at Commercial Road

Brownfield and car park.

3.11

173 dwellings.

15% public open space, enhanced river path and hotel, leisure and retail uses.

IP015 West End Road Surface Car Park

Car park.

1.22

67 dwellings.

Primary allocation for long stay parking (45%) with secondary residential (55%).

IP094 Land to rear of Grafton House

Brownfield and car park.

0.31

N/A

Employment - Suitable for B1a office.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP169

+

IP169, IP047 and IP015 site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

In addition, IP047 will create a new public open space and leisure facilities.

IP094 would provide new employment land in proximity to residents, which may help to alleviate local rates of deprivation.

IP169

+

M-LT

M

IP047

+ +

IP047

+ +

M-LT

M

IP015

+

IP015

+

M-LT

M

IP094

+

IP094

+

2

To meet the housing requirements of the whole community

IP169

+

IP169 would deliver 4 dwellings.

IP047 would deliver 173 dwellings.

IP015 would deliver 67 dwellings.

IP094 would have no discernible impact on housing as it is allocated for employment.

An appropriate level of affordable housing should be provided at each site.

IP169

+

M-LT

M

IP047

+ +

IP047

+ +

M-LT

M

IP015

+

IP015

+

M-LT

M

IP094

O

IP094

O

N/A

M

3

To improve the health of the population overall and reduce health inequalities

IP169

+ +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Burlington Road Surgery, is within 1km of each site. Each site would situate new residents within an existing community.

IP169, IP015 and IP094 are within 500m of IP150b Land at Ravenswood (7.8ha) and play area and IP047 creates a new public open space.

IP047 would provide new leisure opportunities on-site, which could benefit new residents here.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP169

+ +

M-LT

M

IP047

+ +

IP047

+ +

M-LT

M

IP015

+ +

IP015

+ +

M-LT

M

IP094

+ +

IP094

+ +

M-LT

M

4

To improve the quality of where people live and work

IP169

-

IP169 is within 100m of Ipswich Station, therefore the area is likely to be exposed to additional congestion - exposing residents to a source of noise, air and light pollution.

IP047, IP015 and IP094 are all adjacent to the A137 and therefore are likely to expose resident to source of noise, air and light pollution.

IP047 is within 100m of an AQMA.

IP047 would provide new leisure opportunities on-site, which could benefit new residents here.

The proposed development at each site should have a noise and air quality assessment.GI should be incorporated into all sites to help screen potential light and noise pollution and filter out air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution.

IP169

-

S-LT

M

IP047

-

IP047

-

S-LT

M

IP015

-

IP015

-

S-LT

M

IP094

-

IP094

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP169

+

Each site is located within 1km of Hillside Primary School and St Matthew's Church of England Primary School. IP169 and IP047 are within 1km and IP015 and IP094 are within 2km of Stoke High Secondary School.

The provision of employment land at IP047 andIP094 and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

IP169

+

S-MT

L

IP047

+

IP047

+

S-MT

L

IP015

+

IP015

+

S-MT

L

IP094

+

IP094

+

S-MT

L

6

To conserve and enhance water quality and resource

IP169

- -

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

IP169, IP047 and IP015 are adjacent to and IP094 is within 100m of the River Orwell.

Development at IP047 and IP015 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on water quality.

To avoid contamination of the surrounding water bodies and groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP094

-

S-LT

L

IP047

- -

IP169

-

S-LT

L

IP015

- -

IP047

-

S-LT

L

IP094

- -

IP094

-

S-LT

L

7

To maintain and where possible improve air quality

IP169

-

Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

In addition, IP015 includes a long stay car park in the proposal. This could encourage higher rates of driving for new residents and mean that larger number of cars will be driving in and out of site with adverse impacts on air quality as well as residential amenity due to noise, air and light pollution.

IP047 is within 100m of an AQMA.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport in the long term.

Due to the proximity of IP047 to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

IP169

-

M-LT

M

IP047

-

IP047

-

M-LT

M

IP015

-

IP015

-

M-LT

M

IP094

-

IP094

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP169

+ +

Each site is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP169

+ +

S-LT

L

IP047

+ +

IP047

+ +

S-LT

L

IP015

+ +

IP015

+ +

S-LT

L

IP094

+ +

IP094

+ +

S-LT

L

9

To promote the sustainable management of waste

IP169

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP169

-

S-LT

L

IP047

-

IP047

-

S-LT

L

IP015

-

IP015

-

S-LT

L

IP094

-

IP094

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP169

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP169

-

S-LT

M

IP047

-

IP047

-

S-LT

M

IP015

-

IP015

-

S-LT

M

IP094

-

IP094

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP169

- -

Each site is within Flood Zone 3.

IP169 has approximately 20% of its land on the northern boundary at low risk of surface water flood risk.

IP047 has a thin band of low surface water flood risk which runs east to west across the site.

IP015 has small patches of low surface water flood risk with an area of medium-high flood risk in the south east corner.

IP094 has approximately 60% of land in low surface water flood risk.

All developments in Flood Zone 3 would require an FRA. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

Where possible, each site should be designed to avoid areas of highest flood risk.

IP169

- -

S-LT

L

IP047

- -

IP047

- -

S-LT

L

IP015

- -

IP015

- -

S-LT

L

IP094

- -

IP094

- -

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP169

-

Due to each site being in proximity to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed developments could potentially have an adverse impact on the Coasts and Estuaries objective.

Development at IP047 and IP015 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on this Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

IP169

O

S-LT

M

IP047

-

IP047

O

S-LT

M

IP015

-

IP015

O

S-LT

M

IP094

-

IP094

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP169

-

Due to each site being in proximity to the River Orwell, which is an important wildlife corridor in the Borough and is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS. the construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Development at IP047 and IP015 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the Biodiversity Objective.

IP047 includes the provision of public open space and an enhanced river path which would provide an opportunity for the inclusion of GI which would contribute to a wider green / wildlife corridor network.

Green Infrastructure, featuring a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP169

O

S-LT

M

IP047

-

IP047

O

S-LT

M

IP015

-

IP015

O

S-LT

M

IP094

-

IP094

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP169

+

One Grade II Listed Building, Pauls Maltings and adjoining kiln, is adjacent to IP015. Due to existing presence and nature of the buildings on IP015 and the surrounding area, impacts on the setting of this sensitive heritage asset would not be expected.

IP169, IP047 and IP094 are not in proximity to any sensitive heritage assets.

The proposed development at each site is an opportunity to improve the local setting given the current brownfield condition of each site.

The design of IP015, where possible, should accord well with the nearby Listed Buildings. High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP047

+

S-LT

M

IP047 +

IP015

+

S-LT

M

IP015 +

IP094

+

S-LT

M

IP094 +

IP047

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP169 +

IP169, IP015 and IP094 are car parking areas and IP047 is 50% car parking and 50% vacant brownfield site. It is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP169 +

S-LT

L

IP047 +

IP047 +

S-LT

L

IP015 +

IP015 +

S-LT

L

IP094 +

IP094 +

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP169 +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP094 is an employment site and IP047 is a mixed-use scheme with employment opportunities.

IP169

+

S-LT

L

IP047 + +

IP047

+ +

S-LT

L

IP015 +

IP015

+

S-LT

L

IP094

+ +

IP094

+ +

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP169 +

Each site would situate new residents in proximity, and with good access, to central areas in Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP047 would provide new hotel, leisure and retail opportunities that would provide a meaningful boost to the vitality of the local area.

IP169

+

S-LT

L

IP047 + +

IP047 + +

S-LT

L

IP015 +

IP015

+

S-LT

L

IP094 +

IP094

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP169

+ +

Each site is within 500m of multiple bus stops. The nearest railway station, Ipswich, is within 500m of IP169, IP015 and IP094 and within 1km of IP047. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

The long stay car park at IP015 would contribute towards a permeable development that enables efficient and convenient access for site users, but would also encourage higher rates of driving for local residents or contribute towards roads immediately outside the site being more congested and thus less safe and appealing in the minds of cyclists and pedestrians.

Electric car charging points should be made accessible to new residents, as well as at the long stay car park. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP169

+ +

S-LT

L

IP047

+ +

IP047

+ +

S-LT

L

IP015

+ +

IP015

+ +

S-LT

L

IP094

+ +

IP094

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP169 +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP169

+

S-LT

L

IP047 +

IP047

+

S-LT

L

IP015 +

IP015

+

S-LT

L

IP094 +

IP094

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP149 Land at Pond Hall Carr and Farm

Land at Pond Hall Carr and Farm

24.76

Country Park extension.

Allocated as an extension to Orwell Country Park, to provide better management of visitors to this part of the Orwell Estuary Special Protection Area.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP149

+

Site is allocated for a country park allocation and could therefore promote community interaction and social cohesion through providing an accessible green space.

IP149

+

N/A

M

2

To meet the housing requirements of the whole community

IP149

O

Site is allocated for a country park allocation and would therefore not have a discernible impact on this Objective

IP149

O

N/A

M

3

To improve the health of the population overall and reduce health inequalities

IP149

++

Site provides an extension to an area of public open space adjacent to the Suffolk Coast and Heaths AONB and is an opportunity to provide a better network of footpaths and viewpoints over the estuary for visitors that may facilitate active and outdoor activities for the Borough's residents.

IP149

++

M-LT

M

4

To improve the quality of where people live and work

IP149

+

Site is allocated for a country park allocation and therefore could contribute to improving local quality of life.

IP149

+

N/A

M

5

To improve levels of education and skills in the population overall

IP149

O

Site is allocated for a country park allocation and would therefore not have a discernible impact on this Objective

IP149

O

N/A

M

6

To conserve and enhance water quality and resource

IP149

+

The extension of the country park, in place of Pond Hall Farm, may allow for improvements to the quality of coastal waters of the adjacent SPA, Stour and Orwell Estuaries.

IP149

+

S-LT

L

7

To maintain and where possible improve air quality

IP149

-

The extension of the country park may attract additional visitors and increase road traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP149

O

M-LT

M

8

To conserve and enhance soil and mineral resources

IP149

++

The extension of the country park will maintain and protect a greenfield site.

IP149

++

S-LT

L

9

To promote the sustainable management of waste

IP149

+

The extension to the country park could potentially enable more efficient management of the park and visitors, including the generation of waste.

IP149

+

N/A

L

10

Reduce emissions of GHG from energy consumption

IP149

+/-

The extension of the country park may attract additional visitors and increase road traffic and air pollution.

However, the allocation of a country park maintains a greenfield site, preventing additional emissions from residential or employment uses.

The Country Park should encourage the use of sustainable transport, through the extension of existing bus routes and provision of electric car charging points at the site's car parking facilities.

IP149

O

N/A

M

11

Reduce vulnerability to climatic events and flooding

IP149 +

The Site's south western boundary is within Flood Zone 3. A line of low- high surface water flood risk runs through the site along the path of a small stream within the site. Through preserving this greenfield site and not allocating land for residential development, it keeps residents away from Flood Zone 3 and preserves the GI cover in this area, that provides a natural flood alleviation service.

To reduce flood risk the country park should consider the use of green infrastructure and SUDS and manage the public's access to specified regions during times of flooding.

IP149

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP149 + +

The site is likely to have a positive contribution to the local character and biodiversity associated with the adjacent SPA, Stour and Orwell estuary.

IP149

+ +

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP149 + +

The extension of the country park will maintain and protect a greenfield site adjacent to the Suffolk Coast and Heath AONB and the Stour and Orwell estuary SPA

IP149

+ +

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP149

+

Pond Hall associated with Pond Hall Farm is a Grade II Listed Building. The extension of the country park will maintain and protect Pond Hall and the local setting.

Visitors to the country park should be provided with good access to the heritage asset and information on its historical value.

IP149

+ +

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP149

+ +

The extension of the country park will protect and maintain the landscape of a greenfield site adjacent to the Suffolk Coast and Heath AONB and the Stour and Orwell estuary SPA.

IP149

+ +

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP149

+

The proposed site use would be likely to be a visitor attraction that could provide a boost to shops and services in the local area.

IP149

+

N/A

M

17

Maintain and enhance the vitality and viability of town and retail centres

IP149

O

Site is allocated for a country park allocation and would therefore not have a discernible impact on this Objective

IP149

O

N/A

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP149

O

Site is allocated for a country park allocation and would therefore not have a discernible impact on this Objective

The development and management of the country park should seek to improve accessibility.

IP149

O

N/A

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP149

O

Site is allocated for a country park allocation and would therefore not have a discernible impact on this Objective

IP149

O

N/A

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP098 Transco, south of Patteson Road

Derelict yard.

0.57

62 dwellings.

Residential use.

IP042 Land between Cliff Quay and Landseer Road

Warehouses and shipping containers.

1.64

222 dwellings.

Residential, multi-storey car park, museum, health club, commercial employment space.

IP142 Land at Duke Street

Greenfield.

0.39

44 dwellings.

75% housing and 25% public open space.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP098

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP042 will provide cultural and leisure facilities, including a museum and health club and IP142 will provide an area of public open space.

IP098

+

M-LT

M

IP042

+ +

IP042

+ +

M-LT

M

IP142

+ +

IP142

+ +

M-LT

M

2

To meet the housing requirements of the whole community

IP098 +

IP098 would deliver 62 dwellings.

IP042 would deliver 222 dwellings.

IP142 would deliver 44 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP098

+

M-LT

M

IP042 +

IP042

+

M-LT

M

IP142 +

IP142

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP098 +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Felixstowe Road Medical Practice, is within 2km of each site. Each site would situate new residents within an existing community. IP142 includes 25% open space.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP098

+

M-LT

M

IP042 +

IP042

+

M-LT

M

IP142 + +

IP142

+ +

M-LT

M

4

To improve the quality of where people live and work

IP098

-

IP098 and IP042 are adjacent to industrial and shipping areas and development may therefore expose residents to a source of noise, air or light pollution.

IP142 is located in a semi-residential area.

The proposed development at IP098 and OP042 should have noise and air quality assessments. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the road as possible to help reduce the effects of pollution. reduce the effects of pollution.

In addition, the residential development of IP042 will remove a source of pollution from IP098, through the replacement of a HGV yard.

IP098

O

S-LT

M

IP042

-

IP042

O

S-LT

M

IP142

+

IP042

+

S-LT

M

5

To improve levels of education and skills in the population overall

IP098

+

IP042 is located within 500m and IP098 and IP142 are located within 1km of Cliff Lane Primary School Primary School. Each site is within 2km of Stoke High Secondary School.

The provision of employment land at IP042 and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

IP098

+

S-MT

L

IP042

+ +

IP042

+ +

S-MT

L

IP142

+

IP142

+

S-MT

L

6

To conserve and enhance water quality and resource

IP098

- -

IP042 is within 50m of the River Orwell and within 15m of a Pond network associated with Hollywell Park. IP098 is within 100m of the River Orwell.

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

To avoid contamination of the surrounding water bodies and groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP098

-

S-LT

L

IP042

- -

IP042

-

S-LT

L

IP142

-

IP142

-

S-LT

L

7

To maintain and where possible improve air quality

IP098

-

Due to the scale of proposed developments in this area and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP098

-

M-LT

M

IP042

-

IP042

-

M-LT

M

IP098

-

IP098

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP098

+ +

IP042 and IP098 are brownfield sites and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP142 is located on a greenfield site.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP098

+ +

S-LT

L

IP042

+ +

IP042

+ +

S-LT

L

IP142

-

IP142

-

S-LT

L

9

To promote the sustainable management of waste

IP098

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP098

-

S-LT

L

IP042

-

IP042

-

S-LT

L

IP142

-

IP142

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP098

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site should incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP098

-

S-LT

M

IP042

-

IP042

-

S-LT

M

IP142

-

IP142

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP098

- -

IP098 is within Flood Zone 2 and with small areas coinciding with Flood Zone 3 around the site's boundary.

IP042 has a small area land within Flood Zone 3. IP042 has small patches of low surface water flood risk across the site.

IP142 is in Flood Zone 1.

All developments in Flood Zone 3 would require an FRA. To reduce flood, risk the development should be designed to include green infrastructure and SUDS.IP042 an IP098 should be designed to avoid areas of highest flood risk.

IP098

- -

S-LT

L

IP042

- -

IP042

-

S-LT

L

IP142 +

IP142

+

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP098

-

Due to, IP042 and IP098, being in proximity to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

IP098

O

S-LT

M

IP042

-

IP042

O

S-LT

M

IP142 O

IP142

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP098

-

IP098 appears to be a derelict brownfield site with a range of grasses and plants growing. Construction and occupation of this land could reduce local levels of biodiversity.

Due to, IP042 and IP098, being in proximity to the River Orwell, which is an important wildlife corridor in the Borough and which is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS. The construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

IP142 is located on a greenfield site.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Green Infrastructure, featuring a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP098

+

S-LT

M

IP042

O

IP042

+

S-LT

M

IP142

-

IP142

-

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP098

+

There are three Grade II Listed Building (Cliff House, Tolly Cobbold Brewery and Cliff Cottage) adjacent and in proximity of IP042. Due to the scale of the development at this site there could be impacts of the area's historic setting. However, due to existing nature of IP042, impacts on the setting of these sensitive heritage assets would not be significant.

IP142 and IP098 are unlikely to have a significant impact on the historic environment and due to their brownfield nature, the proposed developments are an opportunity to improve the local setting.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Buildings.

IP098

+

S-LT

M

IP042

-

IP042

O

S-LT

M

IP142

+

IP142

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP098

-

IP098 and IP042 are brownfield sites.

The development of IP098 would result in the development of a derelict brownfield site and therefore development may help to enhance the local character.

The scale of the development at IP042 could have impacts on local character.

IP142 would result in the loss of a greenfield site.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP098

-

S-LT

M

IP042

+ +

IP042

+ +

S-LT

M

IP142

-

IP142

-

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP098

+

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP098

+

S-LT

M

IP042

+ +

IP042

+ +

S-LT

M

IP142

+

IP142

+

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

IP098

+

Each site would situate new residents in proximity, and with good access, to established employment areas and central Ipswich. They may also help to rejuvenate brownfield sites in the Borough.

IP042 has land allocated for commercial employment.

IP098

+

S-LT

L

IP042

+ +

IP042

+ +

S-LT

L

IP142

+

IP142

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP098 +

Each site is within 500m of multiple bus stops. The nearest railway stations, Ipswich and Derby Road, are within 2km. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP098

+

S-LT

L

IP042 +

IP042

+

S-LT

L

IP142 +

IP142

+

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP098 +

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP098

+

S-LT

L

IP042 +

IP042

+

S-LT

L

IP142 +

IP142

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP080 240 Wherstead Road

Derelict and vegetated land.

0.49

27 dwellings.

Residential use – linear layout.

IP200 Griffin Wharf, Bath Street

Brownfield.

0.79

113 dwellings.

Residential use.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP080

+

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP080

+

M-LT

M

IP200

+

IP200

+

M-LT

M

2

To meet the housing requirements of the whole community

IP080

+

IP080 would deliver 27 dwellings.

IP200 would deliver 113 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP080

+

M-LT

M

IP200

+

IP200

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP080

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Stoke Park Medical Practice, is within 2km of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP080

+

M-LT

M

IP200

+

IP200

+

M-LT

M

4

To improve the quality of where people live and work

IP080

-

IP080 is adjacent to the A137 and is within 50m of a railway line, therefore this development is likely to expose residents and to sources of noise, air or light pollution.

IP200 would situate new residents away from major sources of noise, air and light pollution.

The proposed development at IP080 should have a noise and air quality assessment. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution. reduce the effects of pollution.

IP080

-

S-LT

M

IP200

+

IP200

+

S-LT

M

5

To improve levels of education and skills in the population overall

IP080

+ +

IP080 is located within 500m and IP200 is located within 1km of Hillside Primary School. Each site is within 1km of Stoke High Secondary School.

IP080

+ +

S-MT

L

IP200

+

IP200

+

S-MT

L

6

To conserve and enhance water quality and resource

IP080

-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

There are no water bodies within 100 m of IP080.

IP200 is adjacent to the River Orwell.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP080

-

S-LT

L

IP200

- -

IP200

-

S-LT

L

7

To maintain and where possible improve air quality

IP080

-

Due to the scale of proposed developments and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP080

-

M-LT

M

IP200

-

IP200

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP080

+

IP080 is 50% derelict brownfield, this would constitute an efficient use of land and potentially an opportunity to remediate contaminated land. The remaining 50% of IP080 is unmanaged greenfield which is considered to be a sustainable option. IP200 is a brownfield site and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP080

+

S-LT

L

IP200

++

IP200

++

S-LT

L

9

To promote the sustainable management of waste

IP080

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP080

-

S-LT

L

IP200

-

IP200

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP080

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP080

-

S-LT

M

IP200

-

IP200

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP080

- -

IP200 is within Flood Zone 3. Approximately 50% of IP200 is at low risk of surface water flooding, with small areas of high and medium risk. The loss of permeable surfaces on this site could potentially alter the local extent of surface water flood risk.

IP080 has approximately 80% of land at risk of low surface water flooding with small areas of medium- high risk in the south western and north eastern corners. The loss of vegetation and permeable ground at this site could potentially alter the local extent of surface water flood risk.

All developments in Flood Zone 3 would require an FRA.To reduce flood risk the development should be designed to include green infrastructure and SUDS.

IP080

- -

S-LT

L

IP200

- -

IP200

- -

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP080 O

Due to IP200 being adjacent to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

IP080

O

S-LT

M

IP200

-

IP200

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP080

-

Approximately, 50% of IP080 is unmanaged greenfield with a range of plants and trees growing. Construction and occupation of this land could reduce local levels of biodiversity.

Due IP200 being adjacent to the River Orwell, which is an important wildlife corridor in the Borough and which is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS. The construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP080

O

S-LT

M

IP200

-

IP200

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP080 +

Each site would be unlikely to have a significant impact on the historic environment. And due to the brownfield and derelict nature of the sites the proposed development at each site is an opportunity to improve the local setting.

IP080

+

S-LT

M

IP200 +

IP200

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP080 +

IP080 is 50% derelict brownfield and 50% unmanaged greenfield. IP200 is an empty brownfield site. It is therefore considered that the developments may help to enhance the local character.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP080

+

S-LT

L

IP200 +

IP200

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP080 +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP080

+

S-LT

L

IP200 +

IP200

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP080

+ +

Each site would situate new residents in proximity to Wherstead Road District Centre, and with good access to central areas of Ipswich.

IP080

+ +

S-LT

L

IP200

+ +

IP200

+ +

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP080

+ +

Each site is within 500m of multiple bus stops. Each site is approximately 1km from the nearest railway station, Ipswich. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP080

+ +

S-LT

L

IP200

+ +

IP200

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP080 +

As each Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP080

+

S-LT

L

IP200 +

IP200

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP039a Land between Gower Street & Gt Whip Street

Warehouse.

0.48

45 dwellings.

Residential use.

IP133 South of Felaw Street

Greenfield.

0.37

45 dwellings.

Residential use.

IP188 Websters Saleyard site, Dock Street

Brownfield.

0.11

9 dwellings.

Residential use.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP039a +

The proposed development at each site would situate new residents in proximity to an existing community, key services, amenities, open spaces and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

IP039a +

M-LT

M

IP133

+

IP133

+

M-LT

M

IP188

+

IP188

+

M-LT

M

2

To meet the housing requirements of the whole community

IP039a +

IP039a would deliver 45 dwellings.

IP133 would deliver 45 dwellings.

IP136 would deliver 9 dwellings.

An appropriate level of affordable housing should be provided at each site.

IP039a +

M-LT

M

IP133 +

IP133

+

M-LT

M

IP188 +

IP188

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

IP039a +

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Burlington Road Surgery, is within 2km of each site. Each site would situate new residents within an existing community.

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

IP039a +

M-LT

M

IP133 +

IP133 +

M-LT

M

IP188 +

IP188 +

M-LT

M

4

To improve the quality of where people live and work

IP039a

-

IP133 is adjacent to the A137. IP039a and IP188 are within 50m of the A137. Therefore, these developments are likely to expose residents and business users to sources of noise, air or light pollution.

The proposed development at each site should have a noise and air quality assessment. GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the main road as possible to help reduce the effects of pollution. reduce the effects of pollution.

IP039a

-

S-LT

M

IP133

-

IP133

-

S-LT

M

IP188

-

IP188

-

S-LT

M

5

To improve levels of education and skills in the population overall

IP039a

+

Each site is located within 1km of Hillside Primary School. IP133 and IP039a are within 1km and IP188 is approximately 1km from Stoke High Secondary School.

IP039a

+

S-MT

L

IP133

+

IP133

+

S-MT

L

IP188

+

IP188

+

S-MT

L

6

To conserve and enhance water quality and resource

IP039a

- -

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

IP133 and IP188 are adjacent to the River Orwell.

IP039a is within 50m of the River Orwell.

Development at IP188 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on water quality.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

IP039a

-

S-MT

L

IP133

- -

IP133

-

S-MT

L

IP188

- -

IP188

-

S-MT

L

7

To maintain and where possible improve air quality

IP039a

-

Due to the scale of proposed developments and the associated increase in traffic, the proposed development at each site would be likely to exacerbate existing air quality issues.

Access to public transport at each location is very good, which may help to limit increases in air pollution associated with road transport.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. The provision of cycle storage and walking and cycling routes into and out of the Site would help to reduce emissions associated with transport.

IP039a

-

M-LT

M

IP133

-

IP133

-

M-LT

M

IP039a

-

IP039a

-

M-LT

M

8

To conserve and enhance soil and mineral resources

IP039a

+ +

IP188 and IP039a are brownfield sites and would therefore constitute an efficient use of land and potentially an opportunity to remediate contaminated land.

IP133 is a greenfield site.

The proposed developments should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

IP039a

+ +

S-LT

L

IP133

-

IP133

-

S-LT

L

IP188

+ +

IP188

+ +

S-LT

L

9

To promote the sustainable management of waste

IP039a -

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

IP039a

-

S-LT

L

IP133

-

IP133

-

S-LT

L

IP188

-

IP188

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

IP039a -

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limit increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

IP039a

-

S-LT

M

IP133

-

IP133

-

S-LT

M

IP188

-

IP188

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

IP039a - -

All three sites have at least 50% of land in Flood Zone 3.

IP039a has a large area of high surface water flood risk in the north of the site.

IP133 has a small central area of medium surface water flood risk.

All developments in Flood Zone 3 would require an FRA. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

IP039a

- -

S-LT

L

IP133

- -

IP133

- -

S-LT

L

IP188 - -

IP188

- -

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP039a -

Due to each site being in proximity of to the River Orwell, which is hydrologically linked to the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Development at IP188 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on this Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat

IP039a O

S-LT

M

IP133

-

IP133

O

S-LT

M

IP188

-

IP188

O

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP039a

-

IP133 is an urban greenfield site and therefore the development could impact upon local biodiversity and habitat connectivity.

Due to each site being in proximity to the River Orwell, which is an important wildlife corridor in the Borough and which is hydrologically linked to the Stour and Orwell SPA as well as the River Gipping CWS. The construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Development at IP188 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the Biodiversity Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Green infrastructure, including a diverse range of native plant species should be incorporated into the proposed development at each site to help enhance their biodiversity value.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

IP039a

O

S-LT

M

IP133

-

IP133

-

S-LT

M

IP188

-

IP188

O

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP039a

+

IP133 is adjacent to one Grade II Listed Building, Feelaw Street. IP188 and IP039a are in proximity to two Grade II Listed Buildings, Gipping Inn and the Old Bell Inn. Due to the existing nature of IP188 and IP039a, impacts on the setting of these sensitive heritage assets would not be expected. The proposed development of IP188 and IP039a is an opportunity to improve the local setting.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Building.

IP039a

+

S-LT

M

IP133

O

IP133

O

S-LT

M

IP188

+

IP188

+

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP039a

+

IP188 and IP039a are brownfield sites and it is therefore considered that the developments may help to enhance the local character.

IP133 is a greenfield site, therefore the development would result in the loss of an urban open space.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

IP039a

+

S-LT

L

IP133 -

IP133 -

S-LT

L

IP188

+

IP188

+

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP039a +

Each site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

IP039a +

S-LT

L

IP133 +

IP133 +

S-LT

L

IP188 +

IP188 +

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

IP039a

+ +

Each site would situate new residents in proximity to Wherstead Road District Centre, and with good access to central areas of Ipswich.

IP039a

+ +

S-LT

L

IP133

+ +

IP133

+ +

S-LT

L

IP188

+ +

IP188

+ +

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP039a

+ +

Each site is within 500m of multiple bus stops. Each site is within 1km of the nearest railway station, Ipswich. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

IP039a

+ +

S-LT

L

IP133

+ +

IP133

+ +

S-LT

L

IP188

+ +

IP188

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP039a +

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

IP039a +

S-LT

L

IP133 +

IP133 +

S-LT

L

IP188 +

IP188 +

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

Whitton Church lane area (WCL)

Greenfield and agricultural land.

-

300 dwellings.

Residential use. Broad area of search.

Thurleston Lane area (TL)

Greenfield and agricultural land.

-

268 dwellings.

Residential use. Broad area of search.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

WCL

+

The proposed development at each site would situate new residents in proximity to an existing community (Whitton) and open spaces. In addition, the proposed developments are within 2km of key services, amenities and employment opportunities. It would therefore be likely to help ensure new residents do not feel excluded.

WCL

+

M-LT

M

TL

+

TL

+

M-LT

M

2

To meet the housing requirements of the whole community

WCL

+

WCL would deliver 300 dwellings.

TL would deliver 268 dwellings.

An appropriate level of affordable housing should be provided at each site.

WCL

+

M-LT

M

TL

+

TL

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

WCL

+

The proximity of each site to services, facilities and amenities may encourage high rates of walking and cycling. The nearest GP, Chesterfield Drive Surgery, is within 2km of each site. Each site would situate new residents within an existing community.

Access to green and open spaces, and a diverse range of natural habitats, is excellent for each site.

Access for pedestrians and cyclists should be provided at each site.

WCL

+

M-LT

M

TL

+

TL

+

M-LT

M

4

To improve the quality of where people live and work

WCL

+

WCL and TL would situate new residents away from major sources of noise, air and light pollution.

GI should be incorporated into development to help screen new homes from light pollution and help to provide a filter of air pollutants. New homes should be situated as far back from the road as possible to help reduce the effects of pollution.

WCL

+

S-LT

M

TL

+

TL

+

S-LT

M

5

To improve levels of education and skills in the population overall

WCL

+

WCL and TL would be located approximately 2km from Westbourne Academy and 1km. WCL would be located within approximately 1km of Whitton Community Primary School and TL WCL would be located within approximately 1km from Castle Hill Infant and Junior School.

WCL

+

S-MT

L

TL

+

TL

+

S-MT

L

6

To conserve and enhance water quality and resource

WCL

-

Each site is in groundwater SPZ 3.

Each site would be expected to result in a net increase in water consumption.

There is a small stream located to the north of Thurleston and Whitton Church Lane.

To avoid contamination of groundwater and nearby streams, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

WCL

-

S-LT

L

TL

-

TL

-

S-LT

L

7

To maintain and where possible improve air quality

WCL

-

The proposed development at each location would be expected to result in a net increase in air pollution in relation to existing levels.

Access to public transport at each location is adequate,

Improvements to public transport links to the new residential areas may help to limit increases in air pollution associated with road transport.

WCL

-

M-LT

M

TL

-

TL

-

M-LT

M

8

To conserve and enhance soil and mineral resources

WCL

-

Each development would result in the loss of greenfield that contain ecologically valuable soils, although not BMV soils.

The proposed development should seek to make an efficient use of land where appropriate. Sustainable soil management techniques should be adopted during the construction phase with best efforts made to reduce compaction, erosion and contamination of soils.

WCL

-

S-LT

L

TL

-

TL

-

S-LT

L

9

To promote the sustainable management of waste

WCL

-

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

WCL

-

S-LT

L

TL

-

TL

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

WCL

-

The construction and occupation of the proposed development at each site would be expected to result in a net increase in air pollution, largely due to an associated increase in road traffic.

Each site has good access to sustainable transport modes, and is within proximity to services and facilities, which may help to limited increase in air pollution associated with transport.

The proposed development at each site incorporate a sustainable design that enables high energy efficiency. The use of low emission vehicles should be encouraged and access to electric car charging points should be provided at each site.

WCL

-

S-LT

M

TL

-

TL

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

WCL

-

Each site is in Flood Zone 1. There is an area of land in Flood Zone 2 associated with a stream located to the north of Thurleston and Whitton Church Lane.

The area surrounding both Thurleston and Whitton Church Lane has some small, localised areas of low-high surface water flooding, that follow the path of roads and the stream.

Due to the scale of the developments, a flood risk assessment may be required. To reduce flood risk the development should be designed to include green infrastructure and SUDS.

WCL

-

S-LT

L

TL

-

TL

-

S-LT

L

12

Safeguard the integrity of the coast and estuaries

WCL

O

Each site would be unlikely to have a discernible impact on the coast or estuaries.

WCL

O

N/A

M

TL

O

TL

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

WCL

-

WCL and TL are comprised of greenfield that could potentially be supporting protected species given the presence of existing structures. Development at both these locations would also be likely to reduce habitat connectivity in the local area.

A diverse range of native plant species should be incorporated into the proposed Development at each site to help enhance their biodiversity value.

Appropriate ecological survey of both sites should be carried out prior to development to establish the presence of protected species. Existing GI structures should be preserved as much as possible.

WCL

-

S-LT

M

TL

-

TL

-

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

WCL

-

There are three Grade II Listed Buildings in proximity to WCL, including Whitton Church Rectory, Church of St Mary and Church of St Mary's war memorial. Additionally, Ipswich Conservation Area, within which are six Grade II Listed Buildings is located to the west of the proposed site.

There are three Grade II Listed Buildings, Sparrowe's Nest Farm buildings, in proximity to TL.

It is considered to be likely that the proposed development at WCL and TL, which are currently greenfield, would alter the setting of the nearby Listed Buildings to some extent.

High-quality designs, incorporation of GI, screening and vernacular architecture would help to ensure the developments make a positive contribution towards the setting of the Listed Buildings.

WCL

-

S-LT

M

TL

-

TL

-

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

WCL

-

The landscape character of the sites and their surroundings are characterised in the Settlement Sensitivity Assessment (2018).

Development at the greenfield of WCL and TL would result in the loss of green land, including protected playing fields, open space and allotments at WCL, that makes a positive contribution to the local character and would be likely to have an adverse impact on views.

The development at each site should incorporate a high-quality design and GI throughout to help ensure they make a positive contribution to the local character.

WCL

-

S-LT

L

TL

-

TL

-

S-LT

L

16

Achieve sustainable levels of prosperity and growth throughout the plan area

WCL

O

Each site would situate new residents within 2km to a range of jobs and employment areas.

Public transport links and cycle paths to the key employment areas should be developed to encourage the use of sustainable transportation.

WCL

+

S-LT

L

TL

O

TL

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

WCL

O

Each site would situate new residents within 4km of central Ipswich.

Pedestrian access into and out of the Site, including footpaths and cycle paths, should be provided for to ensure residents can travel sustainably to central areas or places of employment.

WCL

+

S-LT

L

TL

O

TL

+

S-LT

L

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

WCL

+ +

Each site is within 500m of multiple bus stops. Each site is approximately 2km from the nearest railway station, Westerfield. The proximity of each site to jobs, services, amenities and facilities would encourage high rates of walking and cycling and enable efficient movement.

Electric car charging points should be made accessible to new residents. Safe pedestrian and cycle routes from each site into central areas should be provided for.

TCL

+ +

S-LT

L

TL

+ +

TL

+ +

S-LT

L

19

To ensure that the digital infrastructure available meets the needs of current and future generations

WCL

+

As each site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

WCL

+

S-LT

L

TL

+

TL

+

S-LT

L

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP150b Land at Ravenswood

Greenfield.

7.8

N/A

Allocated for a sports park.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

IP150b +

Site is allocated for open space allocation and could therefore promote community interaction and social cohesion through providing an accessible green space.

IP150b +

N/A

M

2

To meet the housing requirements of the whole community

IP150b O

Site is allocated for open space allocation and would therefore not have a discernible impact on this Objective

IP150b O

N/A

M

3

To improve the health of the population overall and reduce health inequalities

IP150b + +

Site provides an area of public open space in the form of a sports park adjacent to the Suffolk Coast and Heaths AONB and Orwell Country Park and is an opportunity to provide a better network of footpaths and viewpoints that may facilitate active and community interactions as well as outdoor activities and exercise for the Borough's residents.

IP150b + +

M-LT

M

4

To improve the quality of where people live and work

IP150b +

Site is allocated for open space and therefore could contribute to improving local quality of life.

IP150b +

N/A

M

5

To improve levels of education and skills in the population overall

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective

IP150b O

N/A

M

6

To conserve and enhance water quality and resource

IP150b +

The allocation for open space will have no negative impact on water quality. In addition, the preservation of a greenfield site will maintain water quality.

IP150b +

S-LT

L

7

To maintain and where possible improve air quality

P150b +

Site is allocated for open space and therefore will not increase emissions to air. In addition, the scenic surroundings may encourage residents to walk or cycle.

IP150b +

M-LT

M

8

To conserve and enhance soil and mineral resources

IP150b +

The allocation for open space will maintain and protect a greenfield site.

IP150b +

S-LT

L

9

To promote the sustainable management of waste

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective

IP150b O

N/A

L

10

Reduce emissions of GHG from energy consumption

IP150b O

The proposed development is unlikely to have a discernible impact on current GHG emissions

IP150b O

N/A

M

11

Reduce vulnerability to climatic events and flooding

IP150b +

The site is in Flood Zone 1. There are a few small areas of low- medium surface water flood risk within the site. Through preserving this greenfield site and not allocating land for residential development, it keeps residents away from Flood Zone 3 and preserves the GI cover in this area, that provides a natural flood alleviation service.

IP150b +

S-LT

L

12

Safeguard the integrity of the coast and estuaries

IP150b +

The site is with 1km of the Stour and Orwell estuary SPA and therefore the allocation of open space is likely to have a positive contribution to the local character and biodiversity associated with the nearby SPA.

IP150b +

S-LT

M

13

To conserve and enhance biodiversity and geodiversity

IP150b ++

The allocation of open space will maintain and protect a greenfield site adjacent to the Suffolk Coast and Heath AONB and the Stour and Orwell estuary SPA

IP150b ++

S-LT

M

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

IP150b O

There are no historical assets in proximity to IP150b.

IP150b O

S-LT

M

15

Conserve & enhance the quality & local distinctivene-ss of landscapes and townscapes

IP150b +

The allocation for open space will protect and maintain the landscape of a greenfield site adjacent to the Suffolk Coast and Heath AONB and Orwell Country Park.

IP150b +

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective.

IP150b O

N/A

M

17

Maintain and enhance the vitality and viability of town and retail centres

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective

IP150b O

N/A

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective

IP150b O

N/A

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

IP150b O

Site is allocated for open space and would therefore not have a discernible impact on this Objective

IP150b O

N/A

L


Site Names & Refs

Existing use

Area (ha)

Proposal

Description

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

Waste tip, concrete plant and car sales

1.41

114 dwellings

Re-development is dependent on the appropriate relocation of existing uses.


SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

+

The site is within 500m of a place of worship (St Matthews Church, Burlington Baptist Church and Elim Pentecostal Church). The Site is also within 1km of a local or key service centre (Norwich Road District Centre) and a cultural or leisure facility (e.g. Ipswich Town FC and Cineworld).

+

M-LT

M

2

To meet the housing requirements of the whole community

+

The site provides 114 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 1 km of a GP surgery (e.g. Burlington Road Surgery) and within 500m of a play area or sports facility (adjacent to Alderman Canal local nature reserve and green space with playground facilities).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is adjacent to the A137 and a bus depot and is therefore likely to expose residents to a source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime. The site has potential for contaminated land and developing the site is likely to lead to the remediation of contaminated land, associated with CEMEX Ipswich Concrete Plant, resulting in the elimination of a potential environmental hazard. The site's proximity (250m) to Ipswich Town FC may negatively impact quality of life, due to additional noise, congestion and crime associated with match days.

The site should have a noise and air quality assessment. Green infrastructure screening to reduce light pollution from the adjacent A-road should be incorporated into the development. To reduce air pollution set houses as far back from the main road as possible and use landscaping.

-

M-LT

M

5

To improve levels of education and skills in the population overall

+

The site is located within 1km of St Matthew's Church of England Primary School and within 2km of Stone Lodge Academy, Stoke High and St Joseph's College.

The site is within 2km of The University of Suffolk campus.

+

S-MT

L

6

To conserve and enhance water quality and resource

--

The site is adjacent to 3 water bodies – River Gipping, Alderman Canal East and Alderman Canal West.

Development at IP003 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on this Objective.

The site is within Groundwater Source Protection Zone 3. The site will remediate potentially contaminated land adjacent to a water body (CEMEX Ipswich Concrete Plant). The proposed development would also be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination of water resources and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff.

-

S-MT

L

7

To maintain and where possible improve air quality

-

Site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is on brownfield land and may promote remediation of contaminated land, associated with CEMEX Ipswich Concrete Plant.

The developer should use recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The Site is currently used for recycling waste which, although lost to the development at this location, would be replaced in an alternative location and so local recycling rates would not be impacted.

The proposed development at each location would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The construction and occupation phases of the proposed development would be expected to result in a net increase in air pollution in relation to existing levels.

The site is adjacent to sustainable transport opportunities and jobs (Russell Road employment area).

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

--

A large area of site is within EA Flood Zone 3 (high risk) and a small area of the site has high surface water flood risk.

A large area of site has low surface water flood risk. The extent of green infrastructure proposed is unknown at this stage.

All developments in Flood Zone 3 would require an FRA.

To reduce flood risk the development should be designed to include green infrastructure and SUDS.

-

S-LT

L

12

Safeguard the integrity of the coast and estuaries

-

Due to being adjacent to the River Gipping CWS, which is hydrologically linked to the River Orwell and the Stour and Orwell SPA, the construction and occupation of the proposed development could potentially have an adverse impact on the Coasts and Estuaries objective.

Development at IP003 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on this Objective.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

O

S-LT

L

13

To conserve and enhance biodiversity and geodiversity

--

The site is adjacent to an Alderman Canal West LNR which contains reedbed wetland habitat.

The site has potential to reduce habitat connectivity, such as by increasing distances between habitats or agricultural areas in any direction. The extent of green infrastructure proposed is unknown at this stage - brownfield site. However, the high density of proposed housing (90dph) will limit outdoor space and green infrastructure.

Due to being in adjacent to the River Gipping CWS, which is hydrologically linked to the Stour and Orwell SPA as well as the River Orwell which is an important wildlife corridor in the Borough. The construction and occupation of the proposed development could potentially have an adverse impact on the Biodiversity Objective.

Development at IP003 would not take place within the 10m buffer of the river corridor and this could help to prevent negative impacts on the Biodiversity Objective.

In order to maintain habitat connectivity and enhance biodiversity the site should be designed to have the smallest possible impact on the neighbouring LNR (e.g. through pollution) and should include green infrastructure, such as wildlife corridors. Decreasing the housing density for this site should be considered.

Best practice should be employed to prevent contamination or pollution of the river in line with EA Guidance, including by managing surface runoff. Green infrastructure buffering the site from the River should be incorporated into the development to naturally manage runoff and protect water quality as well as to increase the local extent of riparian habitat.

Assessments of impacts on the Orwell SPA will be updated in light of HRA findings when possible.

-

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

O

Site is unlikely to have a significant impact on the historic environment.

O

N/A

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

+

The proposed development would be likely to have a positive effect on the local townscape character. The broad proposed design or appearance is unknown at this stage, although the site would result in the re-development of an urban brownfield site with opportunities to improve local character.

A high-quality design that closely considers the existing local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed development makes a positive contribution towards the local townscape character.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs for lights, fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

+

The site is located 200m from Russel Road employment area. The site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

The site is primarily designated as a residential which will lead to the loss of an active employment site (1 ha+) - Aston Car Sales, CEMEX Ipswich Concrete Plant and BTN Auto Electrics. However, the employment provision from these businesses would not be lost from the Borough as development would only proceed if these businesses are relocated.

+

S-LT

L

17

Maintain and enhance the vitality and viability of town and retail centres

+

The site is a housing site within 1 km of an existing retail or service centre (Norwich Road District Centre). The site is a 90% residential and 10% employment, and so may contribute to the delivery of benefits against this objective.

+

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

Site is within 500 m of a bus service / stop or railway station and an existing area of open space (Alderman Canal LNR). The site is also within 1km of Norwich road District Centre and other retail and service areas. The site's proximity to key services and employment areas is likely to encourage walking or cycling.

The site would have adequate highways access or is easily provided.

Pedestrian access into and out of the site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

S-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP011b Smart Street, Foundation Street (South)

Bus depot

0.62

56 dwellings

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

Re-development is dependent on the appropriate relocation of existing uses.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

+

The site is within 500m of a place of worship (Ipswich Mosque, St Clemants Church and Proclaimers Church Ipswich). The Site is within 500m of the town centre and within 1km of a local or key service centre (Duke Street District Centre) and a cultural or leisure facility (e.g. Goals Ipswich).

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

2

To meet the housing requirements of the whole community

+

The site provides 56 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 1 km of a multiple GP surgeries, including Orchard Road Medical Practice and Wood Bridge Road Surgery. The site is 500m of a sports facility, Goals Ipswich, and within 1km of a green public space (Alexandra Park).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is adjacent to the A1022 and is therefore likely to expose residents to a major source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime. Developing the site may contribute to remedying existing noise and air pollution, associated with the bus terminus.

The site should have a noise and air quality assessment. Additionally, the use of green infrastructure screening to reduce noise and light pollution from the adjacent A-road should be provided. To reduce air pollution set houses as far back from the main road as possible and use landscaping.

-

M-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 1km of St Helen's Nursey and Primary School and within 2km of Stoke High Secondary School.

The site is within 1km of The University of Suffolk campus.

The provision of employment land and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3. The proposed development would be expected to result in a net increase in water consumption in relation to existing levels.

There are no water bodies within 100m of the site, and no other known impacts on water quality issues.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff alongside a mix of water collection/recycling/efficiency measures and mains supply to reduce the demand on water resources.

O

S-MT

L

7

To maintain and where possible improve air quality

-

The proposed development has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

This would be expected to make achieving air quality improvement targets in the nearby AQMA, of which a small area of the site is within, more difficult.

Due to the site's proximity to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The proposed development would be expected to result in a net increase in air pollution, largely as a result of the associated increase in road traffic.

The site is adjacent to sustainable transport opportunities and located within 500m of existing jobs and services. In addition, the site is mixed use and therefore may provide some onsite employment opportunities.

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

--

A large area of site is within EA Flood Zone 2 (moderate risk) and a small area of the site is within EA Flood Zone 3 (high risk).

A small area of the site has low surface water flood risk.

All developments in Flood Zone 3 would require an FRA.

To reduce flood risk the development should be designed to include green infrastructure and SUDS.

-

S-LT

L

12

Safeguard the integrity of the coast and estuaries

O

Site is unlikely to have a discernible effect on any designation associated with the coast or estuary

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

O

The site is not in proximity to a designated nature conservation site, is at low risk of affecting protected or priority species and is unlikely to affect habitat connectivity significantly.

The high density of proposed housing (90dph) will limit outdoor space and green infrastructure.

In order to enhance biodiversity, the site should be designed to include green infrastructure, such as wildlife corridors and green roofs. Decreasing the housing density for this site should be considered.

+

N/A

H

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

+/-

The site contains a Scheduled Monument (buried remains of a late Saxon town) and the site is within 300m of multiple listed buildings. The Scheduling relates to the archaeological value belowground. Given the Site is previously developed and currently in-use, the proposed Development could potentially be an option to access valuable heritage assets here although it is uncertain if any heritage assets could or should be removed whilst the impacts of construction could pose a risk of direct harm.

The existing use of this site is a bus depot and therefore redevelopment may lead to enhancement of the local area. However, the housing density at this site would necessitate the use of 3 or 4 storey apartment blocks which would be taller than the surrounding properties and could alter the character of the area.

The proposed Development should seek to adopt a spacious layout and design that is consistent with the local landscape and townscape character with a vernacular architecture that accords well with the nearby Listed Buildings and Scheduled Monument.

A Heritage Statement should be provided, and careful consideration should be given to opportunities for protecting and enhancing the value of sensitive heritage assets related to the below ground Saxon archaeology.

+/-

S-LT

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

O

In addition, the housing density at this site is 90dph which would necessitate the use of 3 or 4 storey apartment blocks which would be considerably taller than the surrounding properties and have the potential to alter the area's character.

The site would result in the redevelopment of an urban brownfield site with opportunities to improve local character if mitigation is implemented.

A high quality design that closely considers the exiting local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed Development makes a positive contribution towards the local townscape character.

Decreasing the housing density for this site should be considered.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs, for lights fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

++

The proposed development is for a mixed-use site located within 500m of key employment areas and despite being a small site, includes the provision of one or more business types.

The site is unlikely to have a discernible effect on economic inclusion or employment diversification. Although currently used as a bus depot, the development would not proceed until this use is relocated and so no loss of employment in the Borough would be expected

++

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

++

The site is a mix use residential and business development within 250m of the central retail area and is within the Ipswich town centre boundary.

++

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

The site is within 500m of Ipswich town centre and 1km of Duke Street District Centre. Site is within 500 m of a bus service and the site's proximity to key services and employment areas is likely to encourage walking or cycling, however the site unlikely to have a discernible effect on access to open space.

The site would have adequate highways access.

Pedestrian access into and out of the Site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

M-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP011c Smart Street, Foundation Street (North)

Car Park

0.08

7 dwellings

Allocated for residential-led development. Site IP011b has been split to reflect the ownerships.


SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

+

The site is within 500m of a place of worship (Ipswich Mosque, St Clemants Church and Proclaimers Church Ipswich). The Site is also within 1km of a local or key service centre (Duke Street District Centre) and a cultural or leisure facility (e.g. Goals Ipswich).

The site is unlikely to have a discernible effect on rates of deprivation.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

2

To meet the housing requirements of the whole community

+

The site provides 7 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 1 km of a multiple GP surgeries, including Orchard Road Medical Practice and Wood Bridge Road Surgery. The site is 500m of a sports facility, Goals Ipswich, and within 1km of a green public space (Alexandra Park).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is within 100m of the A1022 and is therefore likely to expose residents to a source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime or on people's exposure to hazards.

The site should have a noise and air quality assessment. Additionally, the use of environmental screening to reduce noise and light pollution from the A1022. To reduce air pollution : set houses as far back from the main road as possible and use landscaping.

-

M-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 1km of St Helen's Nursey and Primary School and within 2km of Stoke High Secondary School.

The site is within 1km of The University of Suffolk campus.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3. The proposed Development would also be expected to result in a net increase in water consumption.

There are no water bodies within 100m of the site, and no other known impacts on water quality issues.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the Development to control surface water runoff.

-

S-MT

L

7

To maintain and where possible improve air quality

-

Site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed Development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The proposed Development would be expected to result in a net increase in air pollution in relation to existing levels.

The site is adjacent to sustainable transport opportunities and located within 500m of jobs/services.

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

+

The site is within a low risk flood zone and is not at risk of surface water flooding. The extent of green infrastructure proposed is unknown at this stage.

To reduce the risk of future flood risk, GI and SUDS should be incorporated into the development.

+

N/A

H

12

Safeguard the integrity of the coast and estuaries

O

Site is unlikely to have a discernible effect on any designation associated with the coast or estuary

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

O

The site is not in proximity to a designated nature conservation site, is at low risk of affecting protected or priority species and is unlikely to affect habitat connectivity significantly.

The extent of green infrastructure proposed is unknown at this stage. However, the high density of proposed housing (90dph) will limit outdoor space and green infrastructure.

In order to enhance biodiversity, the site should be designed to include green infrastructure, such as wildlife corridors and green roofs. Decreasing the housing density for this site should be considered.

+

N/A

H

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

-

The site is within 300m of multiple listed buildings and a Scheduled monument. The Scheduling relates to the archaeological value belowground. Given the Site is previously developed and currently in-use, the proposed Development could potentially be an option to access valuable heritage assets here although it is uncertain if any heritage assets could or should be removed whilst the impacts of construction could pose a risk of direct harm.

The existing use of this site is a car park and therefore redevelopment may lead to enhancement of the local area. However, the housing density at this site would necessitate the use of 3 or 4 storey apartment blocks which would be considerably taller than the current use and could alter the character of the area.

The proposed Development should seek to adopt a spacious layout and design that is consistent with the local landscape and townscape character with a vernacular architecture that accords well with the nearby Listed Buildings and Scheduled Monument.

A Heritage Statement should be provided, and careful consideration should be given to opportunities for protecting and enhancing the value of sensitive heritage assets related to the below ground Saxon archaeology.

+/-

S-LT

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

O

The housing density at this site is 90dph which would necessitate the use of 3 or 4 storey apartment blocks which would be considerably taller than the surrounding properties and have the potential to alter the area's character.

The site would result in the redevelopment of an urban brownfield site with opportunities to improve local character if mitigation is implemented.

Decreasing the housing density for this site should be considered.

A high quality design that closely considers the exiting local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed Development makes a positive contribution towards the local townscape character.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs for lights, fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

+

Site is located within 500m of key employment areas. The site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

+

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

++

The site is a housing site within 250m of the central retail area and is within the Ipswich town centre boundary.

++

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

The site is within 500m of Ipswich town centre and 1km of Duke Street District Centre. Site is within 500 m of a bus service and the site's proximity to key services and employment areas is likely to encourage walking or cycling.

The site would have adequate highways access. Development would not proceed unless the bus depot, which provides sustainable transport options, is relocated.

Pedestrian access into and out of the Site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

M-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP014 Hope Church

Church centre and commercial land.

0.21

23 dwellings

Redevelopment is dependent on the appropriate relocation of existing uses.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

+

The site is within 500m of a place of worship (Holy Trinity and St Clemants Church), however development of the site would lead to the loss of Hope Church. The site is within 200m of a local or key service centre (Duke Street District Centre) and 1km of a cultural or leisure facilitates (e.g. Goals Ipswich).

The current site use is for the Orwell Centre which houses Hope Church. Development would not proceed until the current site use is relocated and so there would be no loss in community services overall, although some local residents may find they now need to travel further to reach their church.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

2

To meet the housing requirements of the whole community

+

The site provides 23 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 1 km of a GP surgery (Orchard Road Medical Practice), a sports facility (Goals Ipswich) and within 300m of a green public space (Alexandra Park).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is adjacent to the A1156 and is therefore likely to expose residents to a source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime or on people's exposure to hazards.

The Site should have a noise and air quality assessment. Additionally, the use of environmental screening to reduce noise and light pollution from the adjacent A-road. To reduce air pollution: set houses as far back from the main road as possible and use landscaping.

-

M-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 1km of St Helen's Nursey and Primary School and Clifford Road Primary School. The site is also within 2km of Stoke High and Copleston High Secondary Schools.

The site is within 500m of The University of Suffolk campus.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3. The proposed Development would also be expected to result in a net increase in water consumption.

There are no water bodies within 100m of the site, and no other known impacts on water quality issues.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the Development to control surface water runoff

-

S-MT

L

7

To maintain and where possible improve air quality

-

Site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing indicatives and public transport.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed Development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The proposed Development would be expected to result in a net increase in air pollution and energy consumption in relation to existing levels.

The potential for energy efficiency or renewable energy sources is unknown at this stage. The site is adjacent to sustainable transport opportunities, jobs (Cavendish Street employment area) and services (Duke Street District Centre).

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

+

The site is within a low risk flood zone and is not at risk of surface water flooding. The extent of green infrastructure proposed is unknown at this stage.

To reduce flood risk the development should be designed to include green infrastructure and SUDS.

+

N/A

H

12

Safeguard the integrity of the coast and estuaries

O

Site is unlikely to have a discernible effect on any designation associated with the coast or estuary

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

O

The site is not in proximity to a designated nature conservation site, is at low risk of affecting protected or priority species and is unlikely to affect habitat connectivity significantly.

The extent of green infrastructure proposed is unknown at this stage. However, the high density of proposed housing (110dph) will limit outdoor space and green infrastructure.

In order to enhance biodiversity, the site should be designed to include green infrastructure, such as wildlife corridors and green roofs. Decreasing the housing density for this site should be considered.

+

N/A

H

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

O

The site is within 300m of multiple listed buildings and a Scheduled monument; however this site is likely to blend in with the surrounding land uses and therefore the development is unlikely to have a discernible effect on the area's historic character.

The proposed development should seek to adopt a spacious layout and design that is consistent with the local landscape and townscape character with a vernacular architecture that accords well with the nearby Scheduled Monument and Listed Buildings.

O

N/A

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

+

The proposed Development would be an opportunity to enhance the Site's current impact on the local townscape character through high quality design and green infrastructure.

The site would have a neutral effect on townscape character as the site is surrounded with similar high-density apartment blocks.

A high-quality design that closely considers the exiting local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed development makes a positive contribution towards the local townscape character.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs for lights, fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

+

The site is adjacent to existing employment areas. The site would situate new residents in proximity to a range of jobs and employment areas, many of which would be within a walkable distance.

+

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

++

The site is a housing site within 200m Duke Street District Centre. The proposed development could potentially help to rejuvenate a derelict area of central Ipswich.

++

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

The site is within 200m of Duke Street District Centre, 300m of a green public space (Alexandra Park) and adjacent to a bus service. The site's proximity to key services and employment areas is also likely to encourage walking or cycling.

The site would have adequate highways access.

Pedestrian access into and out of the site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

M-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP028b Jewsons, Greyfriars Road and island adjacent

Jewson Timber and Building supplies.

0.9

40 dwellings

The development will allocate 50% of the land to housing and 50% will be leisure or office use to buffer noise. Redevelopment is dependent on the appropriate relocation of existing uses and mitigation of noise from the nightclub.


SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

+

The site is within 500m of a place of worship (Diocese of St Edmundsbury and Ipswich, Foundation St Church and Christian Orthodox church). The Site is also within 1km of a local or key service centre (Wherstead Road District Centre) and 200m a cultural or leisure facility (e.g. St Peters by the Waterfront and Cineworld.). Additionally, the site is expected to provide a leisure facility.

T

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

2

To meet the housing requirements of the whole community

+

The site will provide 40 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 1 km of a GP surgery (Burlington Road Surgery), green public space (Alderman Canal local nature reserve) and within 500m of a sports facility (Better Gym Ipswich).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is adjacent to the intersection of the A137 and the A1022 and is therefore likely to expose residents to a major source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime or on people's exposure to hazards or noise.

The Site should have a noise and air quality assessment. Additionally, the use of environmental screening to reduce noise and light pollution from the adjacent A-roads. To reduce air pollution set houses as far back from the main road as possible and use landscaping.

-

M-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 1km of St Matthew's Church of England Primary School. The site is also within 2km of Stoke High Secondary School.

The site is within 1km of The University of Suffolk campus.

The provision of employment land at IP028b and the subsequent creation of jobs at the site could potentially provide new employees with an opportunity to learn new skills.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3. The proposed Development would also be expected to result in a net increase in water consumption.

There are no water bodies within 100 m of the site, and no other known impacts on water quality issues.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff

-

S-MT

L

7

To maintain and where possible improve air quality

-

The site is in within 50m of an AQMA. The site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

Due to the site's proximity to an AQMA an air quality assessment will need to be conducted. To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport. Green infrastructure should be incorporated into the development as much as possible, in a manner that best helps to filter out air pollutants.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed Development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The construction and occupation phases of the proposed Development would be expected to result in a net increase in air pollution. The potential for energy efficiency or renewable energy sources is unknown at this stage.

The site is located within 200m of sustainable transport opportunities, jobs (Princes Street employment areas) and 1km from Duke Street District Centre.

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

--

A large area of site is within EA Flood Zone 3 (high risk) and EA Flood Zone 2 (moderate risk) and a large area of the site has low surface water flood risk.

The extent of green infrastructure proposed is unknown at this stage.

All developments in Flood Zone 3 would require an FRA.

To reduce flood risk the site should be designed to include green infrastructure and SuDs.

-

S-LT

L

12

Safeguard the integrity of the coast and estuaries

O

Site is unlikely to have a discernible effect on any designation associated with the coast or estuary

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

O

The site is not in proximity to a designated nature conservation site, is at low risk of affecting protected or priority species and is unlikely to affect habitat connectivity significantly.

The extent of green infrastructure proposed is unknown at this stage. However, the high density of proposed housing (90dph) will limit outdoor space and green infrastructure.

In order to enhance biodiversity, the site should be designed to include green infrastructure, such as wildlife corridors and green roofs. Decreasing the housing density for this site should be considered.

+

N/A

H

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

+/-

The site is adjacent to a Scheduled Monument (area of middle and late Saxon town) and multiple listed buildings within 300m, along St Peters Street. However, this site is unlikely to have a discernible effect on the area's character due to the surrounding land uses (commercial estate and office blocks). The Scheduling relates to the archaeological value belowground. Given the Site is previously developed and currently in-use, the proposed Development could potentially be an option to access valuable heritage assets here although it is uncertain if any heritage assets could or should be removed whilst the impacts of construction could pose a risk of direct harm.

The proposed development should seek to adopt a spacious layout and design that is consistent with the local landscape and townscape character with a vernacular architecture that accords well with the nearby Scheduled Monument and Listed Buildings.

A Heritage Statement should be provided, and careful consideration should be given to opportunities for protecting and enhancing the value of sensitive heritage assets related to the below ground Saxon archaeology.

+/-

N/A

H

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

+

The proposed Development could be an opportunity to enhance the Site's impact on the local character through high quality design and green infrastructure.

The broad proposed design or appearance is unknown at this stage, however the redevelopment of the site (Jewson Ltd building supplies merchant) will provide an opportunity to improve local character.

A high-quality design that closely considers the exiting local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed Development makes a positive contribution towards the local townscape character.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs for lights, fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

++

The site is a mixed-use space and therefore employment opportunities could be generated onsite. Residents here would have excellent access to employment opportunities in central Ipswich.

The development would not lead to the loss of an active business - Jewson Ltd building supplies merchant, as the proposed Development would not proceed until the current use has been relocated.

++

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

++

The site is a housing site within 200m of the central retail area and is within the Ipswich town centre boundary.

++

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

The site is within 1km of Wherstead Road District Centre. The site is within 200 m of a bus service and the site's proximity to key services and employment areas is likely to encourage walking or cycling, however the site unlikely to have a discernible effect on access to open space.

The site would have adequate highways access.

Pedestrian access into and out of the Site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

M-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP040 Former Civic Centre / Civic Drive

Car park

0.73

59 dwellings

This site is primarily allocated for 10% retail (2,050m2 retail space) and leisure development at ground/first floor level but primarily residential use. Site re-divided to reflect different ownerships and exclude Hanover Housing.

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

++

The site is within 200m of a place of worship (St Matthew's Church). The Site is also within 500m of a local or key service centre (Norwich Road District Centre and Ipswich town centre) and adjacent to a cultural facility (The New Wosley Theatre). Additionally, the site is expected to provide a new leisure and retail facility.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

++

M-LT

M

2

To meet the housing requirements of the whole community

+

The site will provide 59 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 500m of a GP surgery (Barrack Lane Medical centre) and within 300m of a sports facility (The Gym – St Matthews Court).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is within 50m of the A1022 and A1156 and is therefore likely to expose residents to a major source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime or on people's exposure to hazards or noise.

The site should have a noise and air quality assessment. Additionally, the use of environmental screening to reduce noise and light pollution from the A1022 and A1156. To reduce air pollution set houses as far back from the main road as possible and use landscaping.

-

S-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 200m of St Matthew's Church of England Primary School. The site is also within 2km of Stone Lodge Academy Secondary School.

The site is within 2km of The University of Suffolk campus.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3. The proposed Development would also be expected to result in a net increase in water consumption.

There are no water bodies within 100 m of the site, and no other known impacts on water quality issues.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the Development to control surface water runoff.

-

S-MT

L

7

To maintain and where possible improve air quality

-

Site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The construction and occupation of the proposed Development would be expected to result in a net increase in energy consumption and air pollution in relation to existing levels.

The site is adjacent to sustainable transport opportunities and within 250m of jobs (Portman Road employment areas) and Norwich Road District Centre.

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

+

The site is within a low risk flood zone and is not at risk of surface water flooding. The extent of green infrastructure proposed is unknown at this stage.

+

S-LT

M

12

Safeguard the integrity of the coast and estuaries

O

Site is unlikely to have a discernible effect on any designation associated with the coast or estuary

O

N/A

M

13

To conserve and enhance biodiversity and geodiversity

O

The site is not in proximity to a designated nature conservation site, is at low risk of affecting protected or priority species and is unlikely to affect habitat connectivity significantly.

The extent of green infrastructure proposed is unknown at this stage. However, the high density of proposed housing (90dph) will limit outdoor space and green infrastructure.

In order to enhance biodiversity, the site should be designed to include green infrastructure, such as wildlife corridors and green roofs.

+

S-LT

L

14

Conserve and where appropriate enhance areas and assets of historical & archaeological importance

O

The site is within 50-100m of multiple Listed Buildings, along Museum Street. However, the lay of the land make it unlikely that the proposed Development would alter views. The proposed Development would also be in keeping with the existing built form on all sides (residential housing on Black Horse Lane and multiple storey buildings on Chapman Lane/Crown Street).

The proposed development should seek to adopt a spacious layout and design that is consistent with the local landscape and townscape character with a vernacular architecture that accords well with the nearby Listed Buildings.

O

N/A

M

15

Conserve & enhance the quality & local distinctiveness of landscapes and townscapes

+

The site would have a neutral effect on landscape character. The broad proposed design or appearance is unknown at this stage; however the redevelopment of the existing car park area will provide an opportunity to improve local character.

A high-quality design that closely considers the exiting local setting and incorporates vernacular architecture and green infrastructure would help to ensure the proposed Development makes a positive contribution towards the local townscape character.

To reduce light pollution smart lighting systems should be considered in the site design. Controls on the strength of light bulbs for lights, fitted on the outside of homes, should also be considered.

+

S-LT

M

16

Achieve sustainable levels of prosperity and growth throughout the plan area

++

The proposed development is for a mixed-use site and would make a positive contribution to the local economy. The Site would provide new residents with excellent access to employment opportunities e.g. it is located 250m from Portman Road employment area.

++

S-LT

M

17

Maintain and enhance the vitality and viability of town and retail centres

++

The site is a mixed used site within 200m of Norwich Road local District Centre and is within the Ipswich town centre boundary.

++

S-LT

M

18

Encourage efficient patterns of movement, promote sustainable travel of transport and ensure good access to services.

++

The site is within 200m of Norwich Road District Centre and 600m of an area of open green space (Christchurch Park). The site is also adjacent to a bus service and the site's proximity to key services and employment areas is likely to encourage walking or cycling.

The site would have adequate highways access.

Pedestrian access into and out of the site, including footpaths and cycle paths, should be provided for to ensure residents can walk or cycle to central areas or places of employment.

++

S-LT

M

19

To ensure that the digital infrastructure available meets the needs of current and future generations

+

Site is unlikely to have a discernible effect on digital infrastructure or broadband speeds. As the Site is in an urban area it is likely to be more accessible for fast broadband technology, the delivery of which would cater to the needs of a large portion of residents.

Provision should be made for ultra-fast and full-fibre internet speeds, with consideration also given to the future need of 5G.

+

N/A

M

Site Names & Refs

Existing use

Area (ha)

Proposal

Description

IP041 - Former Police Station, Civic Drive

Volunteering matters centre

0.52

58 dwellings

Site re-divided to reflect different ownerships and exclude Hanover Housing

SA Objective Topics (See SA Framework)

Site Scores

Commentary

Recommendations/mitigation

Residual Scores

Duration

Uncertainty

1

To reduce poverty and social exclusion

++

The site is within 250m of a place of worship (St Matthew's Church). The Site is also within 500m of a local or key service centre (Norwich Road District Centre and Ipswich town centre) and adjacent to a cultural facility (The New Wosley Theatre). Additionally, the proposal for the adjacent site includes the provision of a new leisure and retail facility.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

++

M-LT

M

2

To meet the housing requirements of the whole community

+

The site will provide 58 new homes.

Ensure that the scale of affordable housing delivered at this location conforms with, or exceeds, the affordable housing requirements established for the site in Policy CS12.

+

M-LT

M

3

To improve the health of the population overall and reduce health inequalities

++

The site is within 500m of a GP surgery (Barrack Lane Medical centre) and within 300m of a sports facility (The Gym – St Matthews Court).

Access for pedestrians and cyclists should be provided at each site to surrounding communities and places of work.

++

M-LT

M

4

To improve the quality of where people live and work

-

The site is adjacent to the A1022 and within 150m of the A1156 and is therefore likely to expose residents to a major source of noise, air or light pollution.

The site is unlikely to have a discernible effect on levels of crime or on people's exposure to hazards or noise.

The Site should have a noise assessment. Additionally, the use of environmental screening to reduce noise and light pollution from the adjacent A-road. To reduce air pollution set houses as far back from the main road as possible and use landscaping.

-

S-LT

M

5

To improve levels of education and skills in the population overall

+

The Site is located within 200m of St Matthew's Church of England Primary School. The site is also within 2km of Stone Lodge Academy Secondary School.

The site is within 2km of The University of Suffolk campus.

+

S-MT

L

6

To conserve and enhance water quality and resource

-

The site is within the Groundwater Source Protection Zone 3.

There are no water bodies within 100 m of the site, and no other known impacts on water quality issues. The proposed development would also be expected to result in a net increase in water consumption.

To avoid contamination of groundwater, the development proposal should consider preventing potential pollution during the construction and operation phases, which may require monitoring. Appropriate waste storage and disposal during the construction and occupation phases will be essential to preventing contamination and so a Site Waste Management Plan should be provided. SUDS should also be incorporated into the development to control surface water runoff

-

S-MT

L

7

To maintain and where possible improve air quality

-

Site has potential to moderately increase emissions to air due to the scale of proposed development and associated increase in traffic.

To reduce air pollution the development should include electric charging points and establish travel plans that could include car sharing initiatives and public transport.

-

M-LT

M

8

To conserve and enhance soil and mineral resources

++

Site is brownfield and the proposed development would therefore make for an efficient use of land and potentially an opportunity to remediate contaminated land.

The developer should use low impact/recycled/secondary materials to reduce the demand for raw materials.

++

S-LT

L

9

To promote the sustainable management of waste

-

The proposed development would be expected to result in a net increase in the quantity of waste sent to landfill. Options for reusing buildings or existing materials are uncertain.

Promote the use of recycled/ reused materials in order to decrease the demand on raw materials during construction and provide on-site waste separation facilities wherever possible. In addition, new residents and businesses should be provided with good access to waste recycling facilities.

-

S-LT

L

10

Reduce emissions of GHG from energy consumption

-

The construction and occupation of the proposed development would be expected to result in a net increase in energy consumption and air pollution in relation to existing levels.

The site is adjacent to sustainable transport opportunities and within 250m of jobs (Portman Road employment areas) and Norwich Road District Centre.

To reduce air pollution the development should be designed to maximise energy efficiency, through sustainable design and renewable energy.

-

S-LT

M

11

Reduce vulnerability to climatic events and flooding

+

The site