1
St Edmundsbury Local Development Framework
Site Allocations Development Plan Document
SITE SUBMISSION FORM
We are currently identifying sites with development potential as part of the Local
Development Framework. This form should be completed to suggest sites that you think
should be considered by the Council for their availability for development over the next
20 years.
Please return this form and a map clearly identifying the boundary of the site by:
Friday 9 May 2008 to:
Planning & Engineering Services
St Edmundsbury Borough Council
PO Box 122
Bury St Edmunds
IP33 3YS Or email it to: LDF@stedsbc.gov.uk
ALL INFORMATION SUBMITTED WILL BE MADE AVAILABLE FOR PUBLIC INSPECTION AND MAY
BE THE SUBJECT OF PUBLIC CONSULTATION AS PART OF THE LDF PROCESS
Guidance
1 Please use a separate form for each site and complete the form to the best of your
knowledge.
2 Do submit sites that:
would be available for development or redevelopment in the next 20 years;
and
are more than 0.2 hectares (0.5 acres).
3 Do not submit sites that:
already have planning permission for development unless a new and different
proposal is likely in the future; and
are outside of the St Edmundsbury local authority area.
4 Details of existing constraints can be obtained from a number of sources.
Information on floodplains can be found at www.environment-agency.gov.uk
Information on nature designations can be found at
www.natureonthemap.org.uk
Details of special landscape areas and conservation areas can be obtained
from the existing replacement Local Plan at www.stedmundsbury.gov.uk
Site Plan
This form should be accompanied by a site plan on a recognised Ordnance Survey base.
The site plan should clearly illustrate the following information:
The exact boundary details (coloured red) of the site that you would like
considered
Potential access points (vehicular and non-vehicular)
Those areas identified as brownfield (shaded blue) and/or greenfield land
(shaded green)
2
1. CONTACT DETAILS
Your name
Organisation
Address
Postcode
Telephone
Email address
Your agents (if applicable)
Organisation
Address
Postcode
Telephone
Email address
Site Owner
name
Address
Postcode
Please indicate if you have the consent of the landowner to promote this site for inclusion
in the Local Development Framework: Yes / No
BELLWAY HOMES LIMITED
BELLWAY HOUSE
1 RAINSFORD ROAD
CHELMSFORD
CM1 2PZ
BARTON WILLMORE
7 SOHO SQUARE
LONDON
W1D 3QB
020 7446 6888
Victoria.bullock@bartonwillmore.co.uk
SITE CONTROLLED BY BELLWAY HOMES LIMITED BY WAY OF AN OPTION
XXX
AGREEMENT
3
2. SITE DETAILS
Site name
Location
Total Area (ha)
Of which (ha)
is on brownfield land
Of which (ha)
is on greenfield land
Ordnance Survey Grid Reference
Current use(s) (please specify last use if vacant
Suggested uses
3. DEVELOPMENT CONSTRAINTS
Is the suggested use subject to any of the following constraints?
Constraint Yes/No Comments
Flood Plain
Nature designation
Land contamination
Conservation Area
Special Landscape Area
How close is the nearest bus stop?
metres
Bus service numbers
How close is the nearest primary
school? metres
How close is the nearest shop that will
provide day-to-day food needs? metres
How close is the nearest doctor’s
surgery? kilometres
LAND AT NEWMARKET ROAD
WEST OF BURY ST EDMUNDS
52
52
TL 287649
AGRICULTURAL LAND
RESIDENTIAL AND MIXED USE DEVELOPMENT
NO
NO
NO
NO
NO
SEE ATTACHED
LOCAL FACILITIES PLAN
4
If there are constraints to development, what interventions could be made to overcome
them?
Policy constraints: How does the proposal conform with current national, regional or local
planning policies?
4. OTHER INFORMATION
Has the viability of the site been tested? If so, please include details.
Level of developer interest, if known:
Low Medium High
Likely time frame for development:
0-5 years 6-10 years 10-15 years Beyond 15 years
Any further information: (Continue on separate sheets if necessary) Please supply
four copies of any supportive statements or an electronic version.
SEE ATTACHED
SEE ATTACHED
YES. BELLWAY HOMES LIMITED ARE A NATIONAL HOUSEBUILDER. THE SITE IS SUITABLE
FOR RESIDENTIAL DEVELOPMENT.
XXX
XXXXXX
SEE ATTACHED
SEE ATTACHED
5
St Edmundsbury Local Development Framework
Site Allocations Development Plan Document
SITE SUBMISSION SUSTAINABILITY APPRAISAL
SA Objective
Please indicate whether your
proposal will have a positive or
negative contribution towards
each objective
1 To improve the health of the population overall
2 To maintain and improve levels of education and skills in the population overall
3 To reduce crime and anti-social activity
4 To reduce poverty and social exclusion
5 To improve access to key services for all sectors of the population
6 To offer everybody the opportunity for rewarding and satisfying employment
7 To meet the housing requirements of the whole community
8 To improve the quality of where people live and to encourage community participation
9 To improve water and air quality
10 To conserve soil resources and quality
11 To use water and mineral resources efficiently, and re-use and recycle where possible
12 To reduce waste
SEE ATTACHED
6
SA Objective
Please indicate whether your
proposal will have a positive or
negative contribution towards
each objective
13 To reduce the effects of traffic on the environment
14 To reduce contributions to climate change
15 To reduce vulnerability to climatic events
16 To conserve and enhance biodiversity
17 To conserve and where appropriate enhance areas of historical and archaeological
importance
18 To conserve and enhance the quality and local distinctiveness of landscapes and
townscapes
19 To achieve sustainable levels of prosperity and economic growth throughout the plan area
20 To revitalise town centres
21 To encourage efficient patterns of movement in support of economic growth
22 To encourage and accommodate both indigenous and inward investment
SEE ATTACHED
ST EDMUNDSBURY
BOROUGH COUNCIL
SITE ALLOCATIONS DPD
SUBMISSIONS ON BEHALF OF
BELLWAY HOMES LIMITED
May 2008
ST EDMUNDSBURY BOROUGH COUNCIL
SITE ALLOCATIONS DPD
SUBMISSIONS ON BEHALF OF
BELLWAY HOMES LIMITED
Barton Willmore Planning
7 Soho Square
London
W1D 3QB
Tel: 020 7446 6888 Ref: 16947/A5/IP/AG
Fax: 020 7446 6889 Date: 9 May 2008
E-Mail :planning.london@bartonwillmore.co.uk
COPYRIGHT
The contents of this document must not be copied or reproduced in whole or in part
without the written consent of Barton Willmore Planning. All Barton Willmore stationery is
produced using recycled or FSC paper and vegetable oil based inks.
ST EDMUNDSBURY LDF
SITE ALLOCATIONS DPD SITE SUBMISSION FORM
This statement has been prepared in response to the St Edmundsbury Site Allocations DPD
Site Submission Form on behalf of Bellway Homes Ltd. Bellway control some 52 ha of land
to the south of Newmarket Road, east of Westley. Drawing P002 Rev A Site Plan identifies
the site (BW1). It should be read in conjunction with the submitted form. Drawing P001
Rev A Principles Plan provides further detail as to the development potential of the site and
options for development (BW2).
Paragraph 53 of PPS3 requires LPAs to prepare Local Development Documents that identify
broad locations and specific sites that will enable the continuous delivery of housing for at
least 15 years from the date of adoption. In addition, paragraph 54 of PPS3 requires LPAs
to identify sufficient specific deliverable sites to provide for five years’ housing land supply.
In considering the comparative merits of sites, the criteria at paragraph 69 of PPS3 provide
a useful guide as to the qualitative tests that should be applied.
We have submitted representations to the Core Strategy Issues and Options report. On the
basis of the Council’s own assessment, there is a need for at least 2,500 dwellings to be
provided on greenfield sites in the period to 2021 to meet the anticipated requirements of
RSS14, in addition to existing local plan allocations. This requirement could well increase if
the Council’s assumptions as to the delivery of existing commitments and allocations are
not realised.
We are instructed to prepare a development brief to test the options for development and
we would welcome the opportunity of working with the Council in this respect.
Ownership and Control
The site is under two principle land ownerships and Bellway have entered into agreements
with the landowners to promote the site and to develop the site upon grant of permission.
Bellway’s interest is sufficient to enable the site to contribute to housing land supply in the
period to 2021 and beyond. The site is therefore available and achievable.
16947/A5/080509 FINAL Site Allocations DPD 1
Suitability
The site was promoted thought the review of the last local plan. This promotion was
supported by a range of technical assessments that remain largely valid. Where necessary
and appropriate, these assessments are the subject of review and update.
The site is not subject of any local, national or international designations nor lies adjacent
or within proximity of such. The site does not fall within an identified flood plain and is not
at risk of flooding. Previous assessments have demonstrated that the site can be
appropriately serviced, both in terms of access and also utilities.
The site is suitable for development.
Planning for Housing Objectives – The Role of Bury St Edmunds
There is a clear identified need for further Greenfield sites to meet the emerging strategic
housing requirement; the Council’s own assessments demonstrate that there is insufficient
capacity to meet requirements from either PDL or existing allocations.
Both the Core Strategy and Site Allocations DPD must be in conformity with RSS14. The
emerging RSS14 identifies a spatial strategy that should inform and steer the Council’s
consideration of the comparative merits of sites. In this respect Bury St Edmunds should
form the focus of the spatial strategy as the RSS identifies it as the principle settlement in
the borough and the only settlement identified as a Key Centre for Development and
Change (Policy SS3). Policy BSE1 sets out the RSS policy for Bury St Edmunds as a Key
Centre and states that provision should be made for further employment, service and
housing development that reflects its role as an important service centre and location on
the transport corridor between Cambridge and Ipswich.
Bury St Edmunds should also be the focus for development in the Borough due to its
sustainable base. The nearest larger towns are Cambridge and Ipswich, both at least 25
miles away. No closer towns such as Newmarket, Haverhill or Stowmarket have as
comprehensive range of services or facilities than Bury St Edmunds. Bury St Edmunds has a
vibrant town centre with significant retail expansion underway with the new Cattle Market
development. Indeed, it is the only settlement in the Borough identified in the RSS as a
Major Town Centre (Policy E5). This policy identifies that major new retail development
and complementary town centre uses should be primarily located in the above centres.
16947/A5/080509 FINAL Site Allocations DPD 2
RSS policy therefore seeks to maintain and strengthen Bury St Edmunds role as the only
Major Town Centre in the borough.
The town has rail and bus links to the surrounding area. The good public transport
sustainability of the town is highlighted by the fact that it is the only town in the Borough
which is identified as a Regional Transport Node (Policy T5). The policy seeks to focus
improvements to inter-urban public transport on these nodes.
Bury St Edmunds also has a good level of self containment with a range of employment
opportunities in the town. The RSS seeks to expand on this through encouraging
employment growth of a scale to minimise the volume of long distance out-commuting from
the town (Policy BSE1).
In short, it is our position as set out in the representations to the Core Strategy Issues and
Options that Bury St Edmunds should form the focus of development, as opposed to the
options of Haverhill, the rural settlements or a new settlement.
Planning for Housing Objectives – Land at Newmarket Road, west of Bury St
Edmunds
In terms of the merits of land at Westley, the site can be integrated with the local
community and existing settlement pattern. It will respect the existing village of Westley
and provide the opportunity of relieving traffic through the village by way of the provision
of a relief road.
Paragraph 6 of PPG13 Transport states that when preparing development plans local
authorities should accommodate housing principally within existing urban areas, planning
for increased intensity of development for both housing and other uses at locations which
are highlight accessible by public transport, walking and cycling. Any development of the
site can be integrated into the existing public transport network and will provide the
opportunity for enhancing modal shift away from the sole use of the private car, with the
opportunity of a park and ride facility, travel planning and enhancements to existing bus
services.
The site is well located to existing services and facilities. Drawing P27 Facilities Plan shows
the locations of local services and facilities (BW3).
16947/A5/080509 FINAL Site Allocations DPD 3
In addition to providing much needed residential accommodation, including affordable, the
site provides the opportunity for a range of uses including leisure and recreation,
employment, retail, social and community and education.
In particular, the site presents the opportunity to reconsider existing local provision of
primary and middle schools as part of the LEAs move to towards a 2 tier system.
We are instructed to prepare a development brief over the course of the summer, which
will test the various options for development and set out the merits of an illustrative
masterplan.
The development of the site will provide for a sustainable mixed use community.
Implementation
Our initial assessments indicate that the net developable area amounts to some 32 ha. The
site is capable of phasing and can make a contribution to five year housing land supply. At
an indicative capacity of some 1,000 dwellings, some 200 to 300 dwellings could be
provided by 2013 (allowing time for allocation and grant of planning permission) with the
remainder of the site developed over the remainder of the development plan period.
SEA/SA
The Site Submission form seeks our views as to the compliance of the site with the various
objectives of the Council’s SA. In summary:
1.
To improve the health of the population overall.
In terms of improving the health of the overall population, the preparation of the
development brief will include a review of inter alia existing healthcare, leisure and open
space provision in the area. This will determine the scope for the site to address any
existing deficiencies where appropriate, and ensure that the health needs arising from the
development are met.
Healthy lifestyles for residents will be promoted through provision of footpaths, cycleways,
open space, formal and informal recreational areas.
16947/A5/080509 FINAL Site Allocations DPD 4
2.
To maintain and improve levels of education and skills in the population overall.
It is understood that the County Council are currently restructuring the education system
from three tier to two tier school provision. The site presents the opportunity to reconsider
existing local provision of primary and middle schools in this regard. This will be
investigated through the preparation of the development brief.
3.
To reduce crime and anti-social activity.
Future detailed design proposals will be informed by Secure by Design principles.
4.
To reduce poverty and social exclusion.
The site can provide much needed affordable housing to meet local needs. This will be
provided throughout the site to achieve a mixed and balanced community.
There is also scope to relocate existing occupiers of affordable units from the adjacent
communities into the site to provide greater integration of the communities and reduce
social exclusion.
5.
To improve access to key services for all sectors of the population.
In addition to providing residential accommodation, the site provides the opportunity for a
range of uses including leisure and recreation, employment, retail, social and community
and education.
The need and merits of these uses will be considered through the preparation of the
development brief and consultation with local providers. The aim will be present a range of
mixed uses with named partner support where possible. In addition, consideration will be
given in the preparation of the Illustrative Masterplan to ensure that the mixed use
elements of the scheme are readily accessible to the existing communities of Westley and
Bury St Edmunds.
6.
To offer everybody the opportunity for rewarding and satisfying employment.
As above, the scope for employment use within the proposals is to be explored in the
coming months. This will be in addition to the employment arising from the other mixed
use elements of the proposals.
16947/A5/080509 FINAL Site Allocations DPD 5
7.
To meet the housing requirement of the community.
Given the size of the site, it could provide for the full range of residential needs in terms of
dwelling mix (flats, houses, 1 bed, 2 bed, 3 bed and 4 bed for example), as well as tenure
and affordability. The scheme can provide for the full range of affordable housing
including, rented, shared ownership, key worker and low cost market.
Through the preparation of the development brief it is hoped that a preferred RSL Partner
will be identified.
8.
To improve the quality of where people live and to encourage community participation.
The proposals will fully consider the opportunities to integrate the site with the existing
adjacent communities and improve the quality of the area in terms of physical
improvements and social improvements through access to key services.
Bellway wish to engage the local communities of Westley and Bury St Edmunds in the
formulation of the proposals. It is proposed that a consultation strategy be agreed with
Officers, however at this time it is envisaged that this could comprise inter alia a Public
Exhibition over the summer.
9.
To improve water and air quality.
The site is not located within an area at risk of flooding and there are no surface water
features on the site. The soil is underlain by a chalk aquifer and the site is situated within
a Nitrate Vulnerable Zone. This means that the site is well suited to the use of infiltration
techniques, but also the need to ensure that the aquifer is kept sufficiently recharged from
groundwater and not polluted.
Formulation of the development brief will include the preparation of an updated Flood Risk
Assessment which will focus on surface and groundwater management. This will identify
how surface water run off will be managed before re-entering the groundwater system.
Features are likely to include pollutant interceptors, the use of natural filtration systems
and attenuation features.
With regard to air quality, the greatest potential effect is from existing road traffic along
the A14 and the traffic flow arising from the proposed development of the site. Air quality
16947/A5/080509 FINAL Site Allocations DPD 6
advice will inform the preparation of the development brief, however traffic related air
quality impacts arising from the proposal are not expected to be significant.
10.
To conserve soil resources and quality.
There will be a loss of agricultural land as a result of the development of the site, however
this needs to be full considered against the role of the site in delivering much needed
housing in line with the RSS14. It should also be considered in relation to the level of
mitigation proposed through the landscape and ecology masterplan.
11.
To use water and mineral resources efficiently, and re-use and recycle where possible.
Residential and commercial buildings on the site will be built to high standards of water
efficiency. Details will be provided at the appropriate stage in the planning process,
however it is envisaged that features such as rainwater recycling and grey water use could
be incorporated.
In addition, at the appropriate stage in the planning process a sustainable design and
construction statement will be prepared, which will set out inter alia the strategy for the
sourcing of construction materials with the aim of minimising the use of new aggregates.
12.
To reduce waste.
Whilst this is a matter for more future detailed proposals, a Site Waste Management Plan
(SWMP) will be prepared for construction, this includes the setting of targets to monitor
waste arising and adopt the waste hierarchy of reduce, reuse and recycle.
Where appropriate, off-site and pre-fabricated construction of units can assist in reducing
the amount of waste produced. Adoption of the principles of the Considerate Constructors
Scheme and preparation of a SWMP will enable sustainable waste management practices to
be adopted across the site, thereby reducing the levels of waste generated during
construction.
With regard to the operation of the completed development, each residential unit and non-
residential building will be provided with sufficient waste and recycling facilities in line with
the appropriate Council standards in place at that time. There is also scope for community
recycling points to be located within the scheme.
16947/A5/080509 FINAL Site Allocations DPD 7
13.
To reduce the effects of traffic on the environment.
Preliminary assessment of the traffic implications of the proposed development has been
underway since 2005. Opportunities for the site to be integrated into the existing public
transport network will be investigated together with the opportunity for enhancing modal
shift away from the sole use of the private car.
The development brief will also consider the opportunity of a park and ride facility, travel
planning and enhancements to existing bus services. The aim will be to reduce the use of
the private car and the effects of traffic on the environment.
14.
To reduce contributions to climate change.
Part of the development brief will include undertaking a low carbon and renewable energy
feasibility study to identify and consider the most effective means of providing a
decentralised energy supply. Decentralised energy can provide an improved efficiency from
standard supplies thereby considerably reducing carbon emissions. This could include, for
example a district heating system that utilises Combined Heat and Power (CHP). The aim
will be to exceed the emerging RSS minimum target of 10% of the energy consumed in a
development coming from on-site renewable, decentralised renewable or low carbon energy
sources (Policy ENG1) and achieve carbon emissions reductions in line with the
Government’s national timetable and the supplement to PPS1.
In addition to a site wide energy strategy, individual unit carbon emissions can be reduced
through the use of renewable energy systems. This could include, but not be limited to the
use of micro-renewable systems such as:
Solar thermal water heating systems (where units are not connected to CHP);
Photovoltaic systems on suitably orientated units; and
Air source heat pumps.
As part of the masterplan development, based upon the findings of the low carbon and
renewable energy feasibility stage, consideration will be given in terms of the location, mix
of uses and density of development to promote and support the operation of a
decentralised energy supply.
At detailed design, the layout of units will have regard to landform, orientation and
massing to promote solar gain and natural lighting. Buildings will be constructed to high
standards of energy efficiency including high levels of thermal performance and glazing.
16947/A5/080509 FINAL Site Allocations DPD 8
15.
To conserve and enhance biodiversity.
No part of the site is designated for its biodiversity interest. It predominantly consists or
intensive agriculture and managed grassland which is of limited ecological value.
Ecological surveys and monitoring has been ongoing since 2005 and have confirmed that
bats use the site for foraging, following linear landscape features. There is also evidence
of brown hares and several species of farmland and garden birds present.
The Illustrative Masterplan to be prepared as part of the development brief will be
informed by updated surveys, where deemed appropriate, together with an ecological
impact assessment to ensure that sufficient area for mitigation is proposed having regard
to existing species and reference to the Suffolk Biodiveristy Action Plan.
It is envisaged that the Masterplan will retain and enhance linear landscape and vegetation
features to maintain linkages across the site for mobile species such as bats, but also
ensure permanent sheltering and foraging habitats for insects, farmland birds and other
small mammals. In addition areas of rough grassland and open spaces will be provided for
brown hares.
16.
To conserve and where appropriate enhance areas of historical and archaeological
importance.
A desk based archaeological assessment and aerial photographic analysis of the site has
been undertaken previously and established that there are no known or confirmed
archaeological sites. There is however evidence through the aerial photographs of
potential pre-historic activity and crop marked ring ditches at the northern end of the site.
There are also possible remains of post medieval ring ditches marking the original field
boundaries. A large part of the site has been subject to severe disturbance as a result of
the construction of a Second World War reconnaissance airfield.
Through the preparation of the Development Brief, the need for further investigative work
will be considered and the preparation of a suitable mitigation strategy.
16947/A5/080509 FINAL Site Allocations DPD 9
17.
To conserve and enhance the quality and local distinctiveness of landscapes and
townscapes.
The preparation of the Illustrative Masterplan will be informed by an updated landscape
and visual appraisal of the site which identifies constraints and opportunities of
development.
This will enable the Masterplan to respond to the landscape characteristics of the site and
enable the layout and density of development to take account of the relative visibility of
the various parts of the site. It will also then have full regard to the topography and key
landscape features of the existing landscape which, where possible, will be incorporated
into the overall landscape strategy.
The Masterplan will also be designed to achieve a clear landscape distinction between the
village of Westley and the western fringe of Bury St Edmunds to prevent settlement
coalescence. Measures will include the provision of landscape buffers and areas of open
space along the western boundary of the site.
18.
To achieve sustainable levels of prosperity and economic growth throughout the plan
area.
The proposal provides the opportunity to provide further housing, service and employment
development to a level that will support the continued prosperity and growth of Bury St
Edmunds and the borough as a whole.
19.
To revitalise town centres.
Through the preparation of the development brief, consideration will be given to the type
and quantum of retail development to be proposed within the site having regard to existing
provision in the area and hierarchy of local, district and town centres.
At this time it is envisaged that the retail provision will be of a type and quantum of
floorspace to serve the convenience needs arising from the development and meet any
identified deficiency in the existing adjacent local communities. The provision will not
therefore complete with the role of Bury St Edmunds Town Centre.
16947/A5/080509 FINAL Site Allocations DPD 10
It is also considered that the additional population in this location will assist the continued
success of Bury St Edmunds as the only settlement in the Borough identified in the RSS as
a Major Town Centre (Policy E5).
20.
To encourage efficient patterns of movement in support of economic growth.
The scheme will be integrated with the existing community at Bury St Edmunds thereby
facilitating the use of local facilities and amenities reducing the distance to travel and
supporting local economic growth. The proposal will also provide key facilities on site
further reducing the need to travel.
21.
To encourage and accommodate both indigenous and inward investment.
The preparation of the development brief will seek to engage local partners in the delivery
of the mixed use elements of the scheme.
Conclusion
RSS14 identifies Bury St Edmunds as a Key Centre for Development and Change and states
that provision should be made for further employment, service and housing development
that reflects its role as an important service centre and location on the transport corridor
between Cambridge and Ipswich. It is our position as set out in the representations to the
Core Strategy Issues and Options that Bury St Edmunds should form the focus of
development, as opposed to the options of Haverhill, the rural settlements or a new
settlement.
In terms of housing growth locations in Bury St Edmunds, Bellway Homes Limited will be
promoting through the LDF the merits of land off Newmarket Road to the west of Bury St
Edmunds. The site is deliverable, available and can make a contribution to not only
meeting housing requirements in the period to 2021, but is also capable of phasing or
partial implementation, to deliver an initial stage of development to help meet the Council’s
requirements to demonstrate 5 years supply of specific, deliverable sites.
We are instructed to prepare a development brief over the course of the summer, which
will test the various options for development and set out the merits of an illustrative
masterplan. We would welcome the opportunity to discuss the scope of the development
brief with Officers and options for public consultation.
16947/A5/080509 FINAL Site Allocations DPD 11
BARTON WILLMORE
9 May 2008
16947/A5/080509 FINAL Site Allocations DPD 12
BW1
P002 Rev A Site Plan
BW2
P001 Rev A Principles Plan
BW3
P27 Facilities Plan
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