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Draft Site Allocations and Policies (incorporating IP-One Area Action Plan) Development Plan Document

Ended on the 10 March 2014
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Appendix 3

Site Allocation Details

Site ref: IP004 (UC004) Sir Alf Ramsey Way / West End Road

Site area: 1.07ha

IP004

Proposed Allocation Policy DM39 & DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment (B1 office)

50%

50%

H

59

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at high density – 88 dwellings

50% B1 employment

Current use

Ipswich Buses bus depot

Development constraints / issues

Need to relocate the bus station first.

Development is required to retain the tram shed with the expectation that it would be converted for office use. The tram shed is included on the Local List of buildings of townscape interest.

Flood risk and possible contamination are further constraints.

(1) Site ref: IP005 (UC005) Former Tooks Bakery, Old Norwich Road

Site area: 2.8ha

IP005

Proposed Allocation Policies DM39 & DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

New health centre

80%

c. 20%

M

101

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

80% housing at medium density – 122 dwellings

20% community facilities

Current use

Vacant site / external storage

Development constraints / issues

Development needs to include a doctor’s surgery.

Access constraints and possible contamination. It is adjacent to a conservation area.

(1) Site ref: IP006 (UC006) Coop Warehouse, Paul’s Road

Site area: 0.63ha

IP006

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

28

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

80% housing at low density – 17 dwellings

20% employment

Current use

Co-Op warehouse and printing works.

Development constraints / issues

Need to relocate remaining warehousing activities and active businesses at the south-eastern end of the site. Conversion of the warehouse building would be encouraged.

Possible contamination and noise from the railway line.

Site ref: IP009 (UC009) Victoria Nurseries, Westerfield Road

Site area: 0.39ha

IP009

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

L

14

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% housing at low density – 14 dwellings

Current use

Plant nursery and small convenience shop

Development constraints / issues

Possible contamination and a TPO on site or adjacent.

Site ref: IP010a (UC010) Co-Op Depot Felixstowe Road

Site area: 2.73ha

IP010a

Proposed Allocation Policies DM39 & DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Extension to Rose Hill School

80%

20%

M

98

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 For the whole of site UC010 which now equates to IP010a and IP010b:

80% housing at medium density – 227 dwellings

20% Education and Community Facilities

Current use

Vacant or part used yards and employment premises. Note that the site now excludes the Aldi and Coop stores.

Development constraints / issues

Expansion needed at Rose Hill School.

Possible contamination, TPO on site or nearby, noise from the railway. Design and layout would need to support the wildlife corridor function of the railway.

Site ref: IP010b (UC010) Felixstowe Road

Site area: 2.79ha

IP010b

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

(current uses retained on remainder)

60%

M

75

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 For the whole of site UC010 which now equates to IP010a and IP010b:

80% housing at medium density – 227 dwellings

20% Education and Community Facilities

Current use

Various employment uses and multiple occupiers

Development constraints / issues

Redevelopment is dependent on existing uses being relocated.

Possible contamination, TPO on site or nearby, noise from the railway. Design and layout would need to support the wildlife corridor function of the railway.

Site ref: IP011b (UC011) Smart Street / Foundation Street

Site area: 0.69ha

IP011b

Proposed Allocation Policy DM39 & DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment (B1 office)

80%

20%

H

61

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

80% housing at high density – 112 dwellings (on larger site including former Gym and Trim)

20% B1 employment

Current use

First bus depot and vacant land.

Development constraints / issues

Bus depot needs to be relocated before development could commence.

Air quality, flood risk, possible contamination, possible access constraints, TPO on site or nearby. Development principles for the Merchant Quarter, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area B’).

Site ref: IP012 (UC012) Peter’s Ice Cream

Site area: 0.32ha

IP012

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

35

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% housing at high density – 53 dwellings

Current use

Former ice cream factory and engineering works.

Development constraints / issues

Planning permission granted for student accommodation subject to a planning agreement (08/00978), however it is considered unlikely to come forward for this use.

Possible access constraints, close to an Air Quality Management Area, in an area of archaeological importance and there is possible contamination.

Site ref: IP015 (UC015) West End Road Surface Car Park

Site area: 1.22ha

IP015

Proposed Allocation Policies DM39, DM42 & DM57

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment (B1 office)

Long stay car parking

20%

10%

70%

H

27

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

20% housing at high density – 40 dwellings

10% B1 employment 70% Multi storey car park

Current use

Surface level long stay car parking.

Development constraints / issues

Existing car parking needs to be replaced on site and potentially that from Portman Road also. The site should be master planned with the adjacent site to the south, fronting the river (IP083). Flood risk, possible contamination and adjacent to a listed building. Development principles for the River Corridor and Princes Street Corridor, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area F’).

Site ref: IP029 (UC030) Land Opposite 674-734 Bramford Road

Site area: 2.26ha

IP029

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space

70%

30%

M

71

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at medium density – 85 dwellings

50% Open Space

Current use

Vacant land used informally for recreation. Part used at present in connection with Chord works.

Development constraints / issues

Completion of Chord works. Loss of informal open space, although it was not identified as recreational open space in the Open Space, Sport and Recreation Study 2009 or the 1997 Ipswich Local Plan. Access constraints, possible contamination, noise from the A14 and railway. The site has potential wildlife interest – a reptile survey will be needed prior to any vegetation clearance, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012. Design and layout would need to support the wildlife corridor function of the railway and A14.

Site ref: IP031 (UC032) Burrell Road

Site area: 0.44ha

IP031

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

20

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% housing at high density on a larger site of 0.74ha – 122 dwellings

Current use

Car park.

Development constraints / issues

In a flood zone, close to an AQMA, adjacent to a conservation area, part within area of archaeological importance, possible contamination. Development would need to support the wildlife corridor function of the river.

Site ref: IP032 (UC033) King George V Field, Old Norwich Road

Site area: 3.54ha

IP032

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space

80%

20%

L

99

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at medium density – 97 dwellings

50% Open space

Current use

Playing fields

Development constraints / issues

Need prior provision of a replacement pitch in the locality. However more (80%) of the site can now be redeveloped than previously thought (50%) because the open space to the north of the site is being retained. Possible access constraints, adjacent to a conservation area, possible contamination. Trees on southern boundary protected by a TPO.

Site ref: IP033 (UC034) Land at Bramford Road (Stock’s site)

Site area: 2.03ha

IP033

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space

50%

50%

M

46

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

20% housing at medium density – 22 dwellings

80% Open space

Current use

Open land (fenced).

Development constraints / issues

Possible access constraints, possible contamination (former landfill), local wildlife site. A reptile survey will be needed prior to any vegetation clearance, and mitigation where appropriate. Development should retain a thick, scrubby buffer around the pond. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP035 (UC036) Key Street / Star Lane / Burtons Site

Site area: 0.54ha

IP035

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

B1 Office Employment

Hotel / leisure

Small scale retail

Car parking

c. 40%

c. 40%

c. 10%

c. 10%

N/A

N/A

Preferred Option 2007

30% B1 employment; 50% hotel; 10% small scale retailing or food and drink; 10% car parking

Current use

Vacant land.

Development constraints / issues

Access constraints, within an Air Quality Management Area, an area of archaeological importance and a conservation area, possible contamination, in a flood zone and listed buildings on or adjacent to the site.

(2) Site ref: IP037 (UC038) Island Site

Site area: 6.02ha

IP037

Proposed Allocation Policies DM39, DM42 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

B1 Employment and leisure

Open space

Small scale retail/café/ restaurant

50%

30%

15%

5%

H lower end of range

271

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at high density – 497 dwellings

30% Employment and leisure

15% Open space

5% Small scale retail/café/ restaurant

Current use

Mix of uses – boat building, fitting and servicing, pub/restaurant, industrial uses.

Development constraints / issues

Redevelopment will be dependent on the intentions of existing businesses. The aim would be retain and incorporate the existing boat-related uses and leisure uses. Development would require the provision of additional vehicular and pedestrian/cycle access (see Policy DM45).

It is close to an AQMA, in an area of archaeological importance, in a conservation area, in a flood zone, and close to the Orwell Estuary Special Protection Area.

Development principles for the Island Site are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area A’). They include, for example, retaining and refurbishing historic structures such as the local keeper’s cottages and harbour master’s house. The site will need to be master planned given its importance, and the master plan will need to address the development principles set out in the plan.

(1) Site ref: IP039a (UC040 part) Land between Gower Street & Great Whip Street

Site area: 0.48ha

IP039a

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M-H

43

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 For whole of IP040

80% housing at high density – 144 dwellings

20% community use, workshops

Current use

Part vacant industrial buildings.

Development constraints / issues

In a flood zone, close to an Air Quality Management Area, adjacent to a listed building and conservation area, within area of archaeological importance, and possible contamination. Development principles for the Island Site Opportunity Area, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area A’).

Site ref: IP040 & 041 (UC041 & 42) Civic Centre Area / Civic Drive

Site area: 1.31ha

IP040

Proposed Allocation Policy DM39 & Policy DM49

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Primarily retail

20%

80%

H

28

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 Included as two separate sites previously.

IP041 20% housing at high density – 24 dwellings, 60% retail, 20% B1 employment

IP042 50% housing at high density – 43 dwellings, 50% B1 employment

Current use

Vacant development site, former county court, police station.

Development constraints / issues

Awaiting completion of the Police Station relocation. Residential use could be located above retail uses. In an area of archaeological importance, adjacent to a conservation area, possible contamination. Development principles for Westgate Opportunity Area, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area E’).

Site ref: IP043 (UC044) Commercial Buildings and Jewish Burial Ground, Star Lane

Site area: 0.70ha

IP043

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment B1 / Leisure

80%

20%

H (at lower end of range)

61

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation in 2007, as the site had planning permission for commercial and residential mixed use.

Current use

Vacant site, Jewish burial ground

Development constraints / issues

Access, Air Quality Management Area, area of archaeological importance, within a conservation area, flood risk, listed buildings on site or nearby. Considered unlikely to come forward for student accommodation (11/00267/FUL), hence inclusion in policy. Development principles for the Merchant Quarter, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area B’).

Site ref: IP048 (UC051) Mint Quarter east of Cox Lane

Site area: 1.35ha

IP048

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space and short stay multi-storey car parking

60%

40%

H (lower end of range)

73

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 (For whole site, east and west of Cox Lane)

20% housing at high density – 89 dwellings

80% retail, car park and food & drink

Current use

Surface level short stay car parking, vacant shops

Development constraints / issues

Short stay parking for shoppers needed and the provision of public open space within the site, however part of these could span Cox Lane into the west part of the site also. A development brief for the whole site (east and west of Cox Lane) will be prepared but development may come forward incrementally.

Close to an Air Quality Management Area, in an area of archaeological importance, adjacent to a conservation area and listed buildings, possible contamination and TPOs on site or nearby. The locally listed façade to Carr Street is to be retained.

Development principles for the Mint Quarter / Cox Lane regeneration area, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies development plan document (see ‘Opportunity Area C’).

Site ref: IP049 (UC052) No. 8 Shed, Orwell Quay

Site area: 0.76ha

IP049

Proposed Allocation Policy DM53

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Education and ancillary uses / Waterfront uses

Public car parking

N/A

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at high density – 62 dwellings; 20% hotel; 20% public car parking and 10% small scale leisure / retail.

Current use

Temporary surface level long stay car parking.

Development constraints / issues

Within a flood zone and an area of archaeological importance and close to an Air Quality Management Area. It is adjacent to a conservation area and there may be contamination.

Site ref: IP051 (UC054) Old Cattle Market, Portman Road - South

Site area: 2.21ha

IP051

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment B1 office

Hotel/leisure

80%

20%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

40% large scale leisure; 20% employment; 10% hotel; 20% housing at high density – 83 dwellings; 10% small scale retail / food and drink

Current use

Surface level long stay car parking, public house, vacant former car showroom.

Development constraints / issues

Need to replace the existing car parking before the site can be redeveloped. Possible contamination and in a flood zone. Development principles for River Corridor and Princes Street Corridor Opportunity Area, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area F’). They include creating a new townscape of well defined blocks east of Portman Road.

Site ref: IP052 (UC055) Land between Lower Orwell Street & Star Lane

Site area: 0.40ha

IP052

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment B1 office

80%

20%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

80% housing at high density – 53 dwellings

20% employment B1 office

Current use

Vacant warehouse, gym, hand car wash, temporary car parking.

Development constraints / issues

Within an Air Quality Management Area and area of archaeological importance and adjacent to a conservation area and a listed building. Possible contamination and part within a flood zone. Development principles for the Merchant Quarter, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area B’).

Site ref: IP054 (UC057) Land between Old Cattle Market & Star Lane

Site area: 1.72ha

IP054

Proposed Allocation Policies DM39 & DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

B1 office, leisure - electricity sub station, possible car parking, some small scale retail

30%

70%

M (@55 dwellings per ha)

28

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at high density – 141 dwellings

30% B1 employment and electricity sub station

20% small scale retail, leisure, food and drink

Current use

West side various employment uses, car parking. East side vacant Archant works and car parking.

Development constraints / issues

Redevelopment will be dependent on the intentions of existing businesses.

Development principles for the Merchant Quarter, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies development plan document (see ‘Opportunity Area B’). They include, for example, a layout to relate to the historic street pattern and enhanced pedestrian linkage between the town centre and the Waterfront.

There is a need to protect land for an extension to the electricity sub station or new provision within the site. Part of the Lower Brook Street frontage is within a conservation area and should be retained.

It is within or close to an Air Quality Management Area, in an area of archaeological importance, and part within a flood zone at the southern end of the site. There are TPOs on site or nearby.

(1) Site ref: IP055 (UC058) Crown Car Park, Charles Street

Site area: 0.70ha

IP055

Proposed Allocation Policy DM57

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Public car park

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 As part of a larger site for comprehensive redevelopment:

30% retail

20% housing at high density – 64 dwellings

25% employment

25% multi storey car park

Current use

Public car parking.

Development constraints / issues

Close to an Air Quality Management Area, and adjacent to a conservation area and TPO protected trees.

Site ref: IP058 (UC061) Former Volvo Site, Raeburn Road South

Site area: 5.85ha

IP058

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment (B1, B2, B8)

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% housing at low density – 102 dwellings

50% employment

Current use

Part used as external storage space.

Development constraints / issues

Access constraints, possible contamination, odour from the sewage works and the site is within a Landfill consultation zone. It is a designated County Wildlife Site although this may need to be reviewed because the quality of its flora has changed since designation. It has wildlife value, however, and forms part of the ecological network. A reptile survey will be needed prior to any vegetation clearance, and mitigation where appropriate. New development will need to incorporate wildlife corridors. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP059a (UC062 part) Elton Park Industrial Estate

Site area: 2.63ha

IP059a

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

L-M

105

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007 On a larger site of 6.61ha including the employment uses to the east

50% housing at medium density – 165 dwellings

50% employment

Current use

Vacant employment site with redundant buildings.

Development constraints / issues

Need to ensure land is safeguarded to land a pedestrian and cycle bridge to the river path (see Policy DM45). East side of site to remain in employment uses.

Possible contamination, TPO on site or nearby and adjacent to a flood zone.

(4) Site ref: IP061 (UC064) School Site, Lavenham Road

Site area: 1.08ha

IP061

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space

70%

30%

L-M

30

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

Proposed new primary school.

Current use

Open space.

Development constraints / issues

The site is no longer required for a new school. The site was identified through the Open Space Sport and Recreation Study as park and garden and is used for informal recreation. It was identified as a school site through the 1997 Local Plan. The proposal is that 70% of the site is used for housing to improve the remaining open space. The type of open space provision would need to be agreed with the Council’s Parks and Open Spaces Service.

Site ref: IP065 (UC068) Former 405 Club, Bader Close

Site area: 3.22ha

IP065

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing as per planning application

100%

L

108

* see Core Strategy policy DM30 for average densities.

Preferred Option

50% housing at medium density – 89 dwellings

50% Open space

Current use

Informal unmanaged open space, good quality wildlife habitat.

Development constraints / issues

The design and layout should support the wildlife corridor function of the railway and have regard to the recorded presence of protected species.

The loss of a former playing field needs to be addressed.

Possible contamination.

Site ref: IP066 (UC069) JJ Wilson, White Elm Street

Site area: 0.32ha (includes land adjacent to the west not previously included)

IP066

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

14

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at medium density – 12 dwellings

Current use

Warehousing.

Development constraints / issues

Need to relocate the existing businesses first.

Possible contamination and close to an AQMA.

Site ref: IP067 (UC070) Former British Energy Site

Site area: 5.25ha

IP067

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment (B1 office)

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option

50% housing at low density – 50 dwellings

50% employment

Current use

Vacant former British Energy Site

Development constraints / issues

Access constraints, odour from the sewage works, possible contamination and the site is within a Landfill consultation zone. It is adjacent to a County Wildlife Site and forms part of the ecological network.

(1) Site ref: IP080 (UC085) 240 Wherstead Road

Site area: 0.49ha

IP080

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M (@55 dwellings per ha)

27

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at low density – 20 dwellings

Current use

Vacant land and buildings.

Development constraints / issues

The layout should support the wildlife corridor function of the railway line.

Possible contamination and adjacent to a flood zone. Also noise from the adjacent railway line.

Site ref: IP083 (UC089) Banks of river upriver from Princes Street

Site area: 0.76ha

IP083

Proposed Allocation Policy DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Public open space

Housing, if planned with IP015 to the north

80%

Up to 20%

(IP015 H)

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option

Open space, riverside path, public transport route, possible small scale retail / leisure / food & drink.

Current use

River path, overgrown areas, disused railway tracks.

Development constraints / issues

The site needs to be planned comprehensively with site IP015 adjacent to the north. Any redevelopment would need to retain the river path and its setting. Possible contamination, flood risk and it is adjacent to a listed building. The site has potential wildlife interest – reptile and otter surveys will be needed prior to any vegetation clearance, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP089 (UC096) Waterworks Street

Site area: 0.31ha

IP089

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

29

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at medium density – 17 dwellings

Current use

Car park

Development constraints / issues

It is part within a conservation area and adjacent to a listed building. TPO on site or nearby, within an area of archaeological importance, possible contamination and close to an Air Quality Management Area.

Site ref: IP094 (UC104) Land to rear of Grafton house

Site area: 0.31ha

IP094

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment (B1 office)

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% B1 employment

Current use

Vacant site

Development constraints / issues

Access constraints, possible contamination, and there is a TPO adjacent to the site.

Site ref: IP096 (UC109) Car Park, Handford Road East

Site area: 0.22ha

IP096

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

24

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at medium density – 12 dwellings

Current use

Car park (temporary permission).

Development constraints / issues

Within Ipswich Village, housing densities should be high (Policy DM30) therefore the capacity has been increased. The development by McCarthy and Stone on the site to the west also suggests that high density may be appropriate here. Design and layout would need to support the wildlife corridor function of the canal which is also a County Wildlife Site and Local Nature Reserve. The site is part within the flood plain and opposite a conservation area. Possible contamination.

Site ref: IP098 (UC111) Transco south of Patteson Road

Site area: 0.57ha

IP098

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

63

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at high density – 94 dwellings

Current use

Gas governor.

Development constraints / issues

Need to relocate the existing gas governor first.

Flood risk, contamination and close to an Air Quality Management Area.

Site ref: IP099 (UC133) Part former Volvo Site, Raeburn Road South

Site area: 2.29ha

IP099

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% employment

Current use

Vacant employment site

Development constraints / issues

Possible contamination, odour from the sewage works.

Site ref: IP105 (UC129) Depot, Beaconsfield Road

Site area: 0.33ha

IP105

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

15

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at medium density – 19 dwellings

Current use

Depot.

Development constraints / issues

Need to relocate the existing business first.

The site lies within a flood zone and a landfill consultation zone. Possible contamination. The design and layout would need to address the river frontage and support its wildlife corridor function.

(2) Site ref: IP116 (UC185) St Clement’s Hospital Grounds

Site area: 12.51ha

IP116

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Open space & sports facilities

c. 60%

c. 40%

L

227

* see Core Strategy policy DM30 for average densities.

Preferred Option

80% housing at medium density – 512 dwellings

20% open space

Current use

Hospital and grounds including sports facilities.

Development constraints / issues

Need to relocate the remaining health service uses first. Sports facilities should be retained or replaced.

TPOs on site or nearby, 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. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP121 (UC209) Front of Pumping Station, Belstead Road

Site area: 0.60ha

IP121

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

27

* see Core Strategy policy DM30 for average densities.

Preferred Option

100% housing at medium density – 33 dwellings

Current use

Landscaped grounds to pumping station.

Development constraints / issues

Need to retain access to the pumping station.

Possible access constraints and contamination. The woodland is of ecological value and should be retained if possible. If mature trees are to be lost, a bat survey will be needed prior to any vegetation clearance, and mitigation where appropriate. Consideration should be given to the likely presence of stag beetle. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP131 (N/A) 488-496 Woodbridge Road

Site area: 0.37ha

IP131

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

13

* see Core Strategy policy DM30 for average densities.

Preferred Option

N/A

Current use

Vehicle repair workshops

Development constraints / issues

Need to relocate the existing uses first. The site previously had planning permission for 34 dwellings (now lapsed) but it is considered unlikely that such a dense development would be delivered, hence the reduction in the capacity.

Possible contamination.

Site ref: IP136 (UC251) Silo, College Street

Site area: 0.16ha

IP136

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Employment (B1 office) / small scale retail or leisure

80%

20%

H

21

* see Core Strategy policy DM30 for average densities.

Preferred Option

80% housing at high density – 21 dwellings

20% Small scale retail or employment

Current use

Vacant building, temporary car park.

Development constraints / issues

Access constraints, Air Quality Management Area, Area of Archaeological Importance, conservation area, possible contamination, flood risk, adjacent to a listed building.

(2) Site ref: IP140a (UC257) Land North of Whitton Lane

Site area: 1.01ha

IP140a

Proposed Allocation Policy DM45

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Park and ride extension

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation.

Current use

Grassland.

Development constraints / issues

Access constraints, noise from the A14 and the need to support wildlife and recreational green corridor functions associated with the ‘green rim’ (see e.g. Core Strategy Policy CS16, Site Allocations and Policies DPD draft policies DM33 and DM34). The hedgerows and mature trees have the greatest wildlife value, but further surveys will be needed prior to any vegetation clearance to establish the full wildlife interest, including for birds and reptiles, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012.

(2) Site ref: IP140b (UC257) Land North of Whitton Lane

Site area: 5.92ha

IP140b

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment park primarily B1 with some B2 and B8

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation.

Current use

Grassland.

Development constraints / issues

Access constraints, noise from the A14 and the need to support wildlife and recreational green corridor functions associated with the ‘green rim’ (see e.g. Core Strategy Policy CS16, Site Allocations and Policies DPD draft policies DM33 and DM34). The hedgerows and mature trees have the greatest wildlife value, but further surveys will be needed prior to any vegetation clearance to establish the full wildlife interest, including for birds and reptiles, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP142 (UC259) Land at Duke Street

Site area: 0.39ha

IP142

Proposed Allocation Policies DM39 & DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Public open space

75%

25%

H

32

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

Education use

Current use

Vacant land.

Development constraints / issues

Close to an Air Quality Management Area, possible contamination, and TPOs on site or nearby.

(1) Site ref: IP146 (UC263) Ransomes Europark East

Site area: 5.29ha

IP146

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% employment

Current use

Vacant land within defined Employment Area

Development constraints / issues

Adjacent to wildlife sites forming part of the ecological network. The site has potential wildlife interest – heathland and acid grassland habitat should be retained and managed appropriately. A reptile survey will be needed prior to any vegetation clearance, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012.

(1) Site ref: IP147 (UC264) Land between railway junction and Hadleigh Road

Site area: 4.7ha

IP147

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment (B1 office)

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% employment and land for the rail chord

Current use

Vacant employment land

Development constraints / issues

Access constraints, possible contamination, within a flood zone, and adjacent to a County Wildlife Site (the river). Development would need to also support the wildlife corridor function of the railways.

Site ref: IP149 (UC266) Pond Hall Farm

Site area: 24.7ha

IP149

Proposed Allocation Policy DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Country Park extension and visitors’ centre

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation

Current use

Farm land

Development constraints / issues

Access constraints, possible contamination, adjacent to a Ramsar Site and Special Protection Area for Birds.

(2) Site ref: IP150b (UC267 part) Land south of Ravenswood

Site area: 9.60ha

IP150b

Proposed Allocation Policy DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Sports Park comprising cycle track and playing pitches

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation, as the site had outline planning permission for a mix of uses including employment and a local plan allocation for employment and a sports park.

Current use

Vacant land, informal open space.

Development constraints / issues

Access constraints – should be master planned comprehensively with the Airport Farm Kennels site to the south and improvements to this part of the Nacton Road corridor between junction 57 and the Ransomes Way/Nacton Road junction to create an attractive gateway to Ipswich. Possible drainage constraints. The site has potential wildlife interest – reptile and invertebrate surveys will be needed prior to any vegetation clearance, and mitigation where appropriate. Please refer to the Ipswich Wildlife Audit 2012.

(3) Site ref: IP150c (UC267) Land south of Ravenswood

Site area: 4.62ha

IP150c

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

L

162

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation, as the site had outline planning permission for a mix of uses including employment and a local plan allocation for employment and a sports park.

Current use

Vacant land, informal open space.

Development constraints / issues

Access constraints – should be master planned comprehensively with the Airport Farm Kennels site to the south and improvements to this part of the Nacton Road corridor between junction 57 and the Ransomes Way/Nacton Road junction to create an attractive gateway to Ipswich. Drainage constraints.

The site has potential wildlife interest – reptile and invertebrate surveys will be prior to any vegetation clearance, and mitigation where appropriate.. Please refer to the Ipswich Wildlife Audit 2012.

(4) Site ref: IP152 (UC269) Airport Farm Kennels, north of the A14

Site area: 7.37ha

IP152

Proposed Allocation Policy DM42

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Employment (B1, B2, B8)

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

50% park and ride

50% retain existing use

Current use

Farm land.

Development constraints / issues

Access constraints – should be master planned comprehensively with the Ravenswood site to the north (IP150c) and improvements to this part of the Nacton Road corridor between junction 57 and the Ransomes Way/Nacton Road junction to create an attractive gateway to Ipswich. Possible area of archaeological importance, possible contamination, TPO on site or nearby, Area of Outstanding Natural Beauty on part and noise from the A14. The site has potential wildlife interest – a reptile survey will be needed prior to any vegetation clearance, and mitigation where appropriate. Mature oaks and hedges should be retained. Please refer to the Ipswich Wildlife Audit 2012.

Site ref: IP165 (N/A) Eastway Business Park, Europa Way

Site area: 2.08ha

IP165

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

100

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A

Current use

Vacant land.

Development constraints / issues

Possible access constraints, possible contamination.

Previously had planning permission for 218 dwellings but this is considered undeliverable and discussions with the landowner indicate that 100 dwellings is a more realistic capacity.

Site ref: IP172 (UC088) 15-19 St Margaret’s Green

Site area: 0.08ha

IP172

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

9

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

No allocation because it is too small and already had planning permission for flats.

Current use

Vacant land.

Development constraints / issues

Previous permissions have not been implemented (for flats and student accommodation). The site is below the threshold for allocation but because of its prominent location, it is considered appropriate to plan positively for the site.

Within an Air Quality Management Area, an area of archaeological importance and a conservation area, adjacent to listed buildings and possible contamination.

Site ref: IP175 (N/A) 47-51 Waveney Road

Site area: 0.15ha

IP175

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M-H (reflects planning permission now lapsed)

12

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A

Current use

Vehicle repair workshops.

Development constraints / issues

Need to relocate the existing business first. Previously had outline planning permission for 12 dwellings.

Possible contamination.

Site ref: IP188 (N/A) Webster’s Saleyard Site, Dock Street

Site area: 0.11ha

IP188

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

H

9

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

100% housing at high density – 9 dwellings

Current use

Vacant site. Planning permission for 3 flats on part of the site.

Development constraints / issues

Area of archaeological importance, conservation area, contamination, flood risk, adjacent to a listed building.

There is an aspiration for a cycle and pedestrian crossing to St Peter’s Quay/ the Island Site immediately to the east of this site.

Development would need to address the river frontage and support the wildlife corridor function of the river. Development principles for the Island Site Opportunity Area, within which the site is located, are set out in Chapter 7 of the Site Allocations and Policies plan (see ‘Opportunity Area A’).

Site ref: IP221 (N/A) The Flying Horse PH, 4 Waterford Road

Site area: 0.35ha

IP221

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

Retain existing public house

50%

50%

L

6

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A

Current use

Pub and vacant land.

Development constraints / issues

Planning permission for 12 dwellings has recently lapsed.

Possible access constraints, TPO on site or nearby.

(1) Site ref: IP256 (N/A) Artificial Hockey Pitch, Ipswich Sports Club, Henley Rd

Site area: 0.87ha

IP256

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

L

30

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A new site

Current use

Sports facility – all weather pitch.

Development constraints / issues

Need to satisfactorily relocate the pitch in accordance with policy DM28 first.

TPO along the eastern boundary. Possible drainage constraint.

(2) Site ref: IP257 (N/A) Land at Felixstowe Road east of Malvern Close

Site area: 0.78ha

IP257

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

L

27

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A – new site

Current use

Ormiston Children’s Centre and offices.

Development constraints / issues

Need to relocate the existing children’s centre and offices first.

Possible contamination.

(1) Site ref: IP258 (N/A) Land at University Campus Suffolk

Site area: 1.89ha

IP258

Proposed Allocation Policy DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

New Primary School

100%

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A – new site

Current use

Educational buildings and car parking within the University Campus Suffolk campus.

Development constraints / issues

Adjacent to an Air Quality Management Area and the Central Conservation Area. There are TPO protected trees on and adjacent to the site, and footpaths. Possible contamination.

Site ref: IP259 (N/A) Former Holywells High School (buildings)

Site area: 1.82ha

IP259

Proposed Allocation Policy DM39

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Housing

100%

M

82

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A – new site

Current use

Former Holywells High School / Ipswich Academy

Development constraints / issues

Access constraints. The Ipswich Academy has now relocated to its new site on Braziers Wood Road but there is a prescribed period which needs to expire to ensure there is no further interest in operating a school at the old site (December 2013). Also need to satisfy Policy DM32 that the facility is no longer needed.

Development is required to retain the playing fields and built sports facilities which have been excluded from the allocation.

TPO on site or nearby.

Site ref: IP260 (UC N/A) Former Odeon Cinema, St Margaret’s Street

Site area: 0.20ha

IP260

Proposed Allocation Policy DM44

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Leisure uses to complement the Regent Theatre

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A – new site

Current use

Vacant cinema.

Development constraints / issues

Close to Air Quality Management Areas; adjacent to a listed building, part within an area of archaeological importance; possible contamination.

(98) Site ref: IP261 (UC N/A) Land at River Hill

Site area: 0.3ha

IP261

Proposed Allocation Policy DM41

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Permanent site for Gypsies and Travellers providing 5 pitches

100%

N/A

5 pitches

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

N/A- new site.

Current use

Set aside farm land

Development constraints / issues

Access constraints – adequate visibility splays will need to be achieved.

Noise from the adjacent A14. Need to maintain the separation of Bramford Village from Ipswich.

(1) Site ref: IP262 (UC N/A) Former Ash Tip, Cliff Quay

Site area: 3.12ha

IP262

Proposed Allocation Policy DM46

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Port related uses

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

Site was not identified in 2007 (but was previously allocated in the 1997 Local Plan)

Current use

Vacant land.

Development constraints / issues

Close to an SPA and Ramsar Site. Odour from the sewage works.

(2) Site ref: IP263 (UC N/A) West of Bridge Street, north of the River Orwell

Site area: 0.17ha

IP263

Proposed Allocation Policy DM43

Use(s)

% of site

Density of housing (H, M, L)*

Indicative capacity

Public open space

100%

N/A

N/A

* see Core Strategy policy DM30 for average densities.

Preferred Option 2007

Site was not identified in 2007 (but was previously allocated in the 1997 Local Plan)

Current use

Vacant land / temporary car park.

Development constraints / issues

In a flood zone, close to an AQMA, adjacent to a conservation area, part within an area of archaeological importance, TPO trees nearby and possible contamination.

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