needham market neighbourhood plan masterplan feasibility study · 2018-08-28 · this report looks...

June 2018

Report

Needham Market Neighbourhood Plan Masterplan Feasibility Study

Project role Name Position Action summary Signature Date

Qualifying body Kevin Hunter Town Clerk Needham Market Town Council

Review Kevin Hunter 14.05.2018

Director Patrick Clarke Technical Director Review and approval of draft report

Patrick Clarke 26.06.2018

Researcher Simona Palmieri Urban Designer Research, site visit, drawings and text

Simona Palmieri 14.06.2018

Transport Lead Robert Wynn Director Transport Study Robert Wynn 13.04.2018

Social Infrastructure Lead

Matthew Pell Director Social Infrastructure Lead

Matthew Pell 13.04.2018

Environmental Lead Clare Le Brecht Principal Concultant Environmental Desktop Study

Clare Le Brecht 13.04.2018

Cost Estimate Lead Paul Wilcock Director Cost Estimate Paul Wilcock 13.04.2018

Review Stuart Woodin Project Coordinator Review Stuart Woodin 24.04.2018

Project Coordinator Mary Kucharska Project Coordinator Review Mary Kucharska 15.06.2018

This document has been prepared by AECOM Limited for the sole use of our client (the “Client”) and in accordance with generally accepted consultancy principles, the budget for fees and the terms of reference agreed between AECOM Limited and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM Limited, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM Limited.

Needham Market - Masterplan Feasibility Study

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Limitations

AECOM Infrastructure & Environment UK Limited (hereafter referred to as “AECOM”) has prepared this Report for the sole use of Needham Market Town Council (“Client”) in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by AECOM. This Report is confidential and may not be disclosed by the Client nor relied upon by any other party without the prior and express written agreement of AECOM.

The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has been requested and that such information is accurate. Information obtained by AECOM has not been independently verified by AECOM, unless otherwise stated in the Report.

The methodology adopted and the sources of information used by AECOM in providing its services are outlined in this Report. The work described in this Report was undertaken between November 2017 and June 2018 and is based on the conditions encountered and the information available during the said period of time. The scope of this Report and the services are accordingly factually limited by these circumstances.

Where assessments of works or costs identified in this Report are made, such assessments are based upon the information available at the time and where appropriate are subject to further investigations or information which may become available.

AECOM disclaims any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to AECOM’s attention after the date of the Report.

Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. AECOM specifically does not guarantee or warrant any estimate or projections contained in this Report.

Copyright© 2018 AECOM Infrastructure & Environment UK Limited. All Rights Reserved.

Contents1. Overview ..............................................................................................................................................................................................6

1.1. Introduction .........................................................................................................................................................................................................6

1.2. Background .........................................................................................................................................................................................................6

1.3. Purpose & scope of the feasibility study ................................................................................................................................................8

1.4. Main findings of the feasibility study ........................................................................................................................................................8

1.5. Next Steps ...........................................................................................................................................................................................................9

2. Context, Analysis and Policy Review ........................................................................................................................................11

2.1. Opportunities and Constraints .................................................................................................................................................................11

2.2. Policy Review ...................................................................................................................................................................................................14

3. Concept Framework .......................................................................................................................................................................16

3.1. Area of Study ....................................................................................................................................................................................................16

3.2. Concept Plan ....................................................................................................................................................................................................17

3.3. Concept Framework......................................................................................................................................................................................18

3.4. Mixed Use & Landmarks ............................................................................................................................................................................. 20

3.5. Density ............................................................................................................................................................................................................... 21

3.6. Green Spaces .................................................................................................................................................................................................. 22

3.7. Key Movement Plan ....................................................................................................................................................................................... 23

3.8. Character Areas ............................................................................................................................................................................................. 24

4. Transport .......................................................................................................................................................................................... 26

4.1. Overview ........................................................................................................................................................................................................... 26

4.2. Proposed relief road .................................................................................................................................................................................... 26

4.3. Flood Risk ......................................................................................................................................................................................................... 30

4.4. Development areas and buildability of platforms .......................................................................................................................... 30

4.5. Surface Water drainage /attenuation ................................................................................................................................................... 30

4.6. Utilities and Foul drainage ......................................................................................................................................................................... 30

4.7. Needham Market High Street ................................................................................................................................................................... 30

4.8. Indicative AADT Flows, Link and Junction Requirements .......................................................................................................... 31

5. Social Infrastructure ..................................................................................................................................................................... 34

5.1. Introduction ...................................................................................................................................................................................................... 34

5.2. Housing Proposals ....................................................................................................................................................................................... 34

5.3. Demographic Impacts ................................................................................................................................................................................. 35

5.4. Education Facilities ...................................................................................................................................................................................... 36

5.5. Health and Social Care Facilities ............................................................................................................................................................ 38

5.6. Community Infrastructure ......................................................................................................................................................................... 39

5.7. Sports and Recreation Infrastructure ................................................................................................................................................... 40

6. Environmental Desktop Analysis ............................................................................................................................................. 43

6.1. Air Quality .......................................................................................................................................................................................................... 43

6.2. Cultural Heritage ............................................................................................................................................................................................ 43

6.3. Ecology .............................................................................................................................................................................................................. 45

6.4. Geology and Soils.......................................................................................................................................................................................... 45

6.5. Landscape ........................................................................................................................................................................................................ 47

6.6. Noise and vibration ....................................................................................................................................................................................... 47

6.7. Public Rights of Way .................................................................................................................................................................................... 47

6.8. Tree Preservation Orders (TPOs) ........................................................................................................................................................... 47

6.9. Water resources ............................................................................................................................................................................................ 48

7. Cost Estimate....................................................................................................................................................................................51

7.1. Cost Estimate ....................................................................................................................................................................................................51

8. Next Steps ........................................................................................................................................................................................ 55


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List of figuresFigure 1: Wider context...........................................................................................................................................................................................6

Figure 2: Aerial view ................................................................................................................................................................................................7

Figure 3: Strategic constraints plan ................................................................................................................................................................12

Figure 4: Strategic opportunities plan ...........................................................................................................................................................13

Figure 6: Site boundary ........................................................................................................................................................................................16

Figure 7: Concept plan ..........................................................................................................................................................................................17

Figure 8: Concept Framework ...........................................................................................................................................................................18

Figure 9: Land use budget ...................................................................................................................................................................................19

Figure 10: Mixed use & landmarks .................................................................................................................................................................. 20

Figure 11: Density................................................................................................................................................................................................... 21

Figure 12: Green spaces ..................................................................................................................................................................................... 22

Figure 13: Key movements ................................................................................................................................................................................. 23

Figure 14: Character areas ................................................................................................................................................................................ 24

Figure 15: Constraints .......................................................................................................................................................................................... 27

Figure 16: Indicative road details .................................................................................................................................................................... 28

Figure 17: Long road section ............................................................................................................................................................................. 29

Figure 18: Indicative links and junction requirements ........................................................................................................................... 31

Figure 19: Indicative junction requirements ............................................................................................................................................... 32

Figure 20: Plan showing main accesses to the site ................................................................................................................................. 32

Figure 21: Environmental constraints plan ................................................................................................................................................. 42

Figure 22: Agriculture land classification .................................................................................................................................................... 46

Figure 23: Landscape typology ....................................................................................................................................................................... 49


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01

Overview

0 0.75 1.5Km

0 0.75 1.5Km

Urban Area

Roads

Water

Woodland

Train station

Railway

Key

Context Plan Needham Market

Needham Market

Barking

Stowmarket

Claydon

Great Blakenham

Bramford

Ipswich

Coddenham

A14

A14

A140Stowmarket Rd

Barking Rd

Lower St

0 0.75 1.5Km

0 0.75 1.5Km

Urban Area

Roads

Water

Woodland

Train station

Railway

Key

Context Plan Needham Market

Needham Market

Barking

Stowmarket

Claydon

Great Blakenham

Bramford

Ipswich

Coddenham

A14

A14

A140Stowmarket Rd

Barking Rd

Lower St

1. Overview

1.1. IntroductionThis report looks at the potential for large scale new development to the west of Needham Market to meet the longer term needs of the town as part of a comprehensively planned and infrastructure-led approach. The study was commissioned from consultants AECOM by Needham Market Town Council to support the preparation of a Neighbourhood Plan under the MHCLG programme of support for Neighbourhood Plans.

1.2. BackgroundNeedham Market is an attractive and historic market town in Mid-Suffolk located between Ipswich and Cambridge and connected to both cities by the railway line Great Eastern Main Line and the A14. The town has a population of c.5,000 people and is supported by a good range of local shops, services and employment. The character of the town is strongly defined by its High Street with a significant number of listed buildings and heritage assets and by the River Gipping which opens into a large riverside parkland to the east of the town. These and other assets make Needham Market a highly attractive place to live, work and visit.

The town faces a number of important challenges. It is a relatively small town and thus dependent on other nearby towns, notably Stowmarket, for higher order services such as secondary school education. The town’s smaller size has also meant that it has tended to be overlooked as a location for investment in higher order facilities and services which have gravitated to larger communities. The recent relocation of the District Council offices from the town to Ipswich has highlighted the need for new investment in Needham Market to grow the town’s functional role as a hub for a cluster of neighbouring parishes and to secure its position as a sustainable and successful place.

The historic High Street which forms the heart of the town also suffers from a high volume of through traffic. Despite traffic regulations intended to prohibit HGVs from travelling through the High Street this continues to be a significant problem undermining the attractiveness of the area and diminishing the value of the significant heritage assets. This is particularly acute when the A14 is closed and the High Street becomes part of the planned diversion route.

Figure 1: Wider context


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Figure 2: Aerial view

In addition, the proposed SnOasis development - scheduled to open in 2020 at Great Blakenham - will include a ski centre, holiday resort and centre of winter sport excellence supported by a range of complementary and interrelated sports and leisure facilities. The site is located approximately 10 km north of Ipswich train station and 6 km south of Needham Market train station. Based on the evidence and the transport assessment addendum, Stowmarket will be the preferred station to serve by shuttle bus the associated development and this may contribute to increase the traffic volume through the High Street.

The town has experienced periods of strategic growth in the 1950’s and 1980’s but since then growth has been largely incremental. This has sought to meet immediate housing needs in response to market demand but with limited infrastructure investment beyond the individual housing parcels. As a result the town has continued to grow in a piece-meal way without the benefit of a longer term plan that links growth to investment in infrastructure.

In recent years the delayed preparation of a Local Plan and the lack of a 5 year housing land supply at the District level has exacerbated this situation. This has effectively resulted in an unplanned approach to development in which housing proposals are approved in order to meet housing need with little or no consideration of how they contribute to a comprehensive plan for the sustainable growth of the town. It is almost inevitable that this approach will continue until a new Local Plan is in place with a more proactive and forward looking approach to the development of Needham Market.

Against this background the Town Council is preparing a Neighbourhood Plan for Needham Market that seeks to secure the future of the town as an attractive and sustainable place to live. To inform the preparation of the Neighbourhood Plan the Town Council commissioned this feasibility study as part of the 2015 - 18 MHCLG programme of support for Neighbourhood Plans.

Broad area of analysis


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1.3. Purpose & scope of the feasibility studyThe purpose of the feasibility study is to look at the potential for larger scale comprehensively planned and integrated development on the western side of the town as a means of meeting longer term housing requirements in a way that plans for and stimulates funding for the necessary road and community infrastructure of the town over the longer term. The study is intended to inform stakeholder and community consultation about how the long term needs of the town can best be met as well as engagement with the District and County Councils, Government and other agencies concerned with housing and infrastructure delivery. The study represents the start of a process and is not a ‘blue print’ for future development. The process of consultation and engagement will challenge and add to the initial thinking and create a richer and more considered plan for the area than is possible or appropriate at this initial feasibility stage.

The scope of the feasibility study has included:

− Initial meeting with the Town Council and visits to the site and surrounding area;

− Urban design analysis of site constraints and opportunities;

− Desk based research and analysis of key topics including Environmental resources, Planning Policy and Socio-Economics/Community Infrastructure;

− Preparation of initial concept framework including a high level concept design for a relief road;

− A high level cost plan including estimates for site wide infrastructure, the relief road and other contributions to off-site infrastructure;

− Discussion of the emerging findings with the Town Council and the technical specialists;

− Preparation of this draft report.

This work is presented in seven main Chapters as follows:

− Chapter 2: Context, Analysis and Policy Review describes in detail the location and characteristics of the site, which permits an assessment of its key constraints and opportunities; sets out the key relevant local planning policies;

− Chapter 3: Concept Framework builds up on the conclusions of the previous chapter to set out development principles for the site, more detailed design considerations and an initial land use budget;

− Chapter 5: Transport covers an assessment of the need for a relief road, the main design parameters and a high level concept design for the road. This is supported by consideration of drainage and the need for earth works to support the delivery of the road and development platforms for residential development;

− Chapter 6: Social Infrastructure provides an overview of the current situation and recommendations on the requirements for additional infrastructure;

− Chapter 7: Environmental Desktop Study sets out a desk top review of the key assets within the study area;

− Chapter 8: Cost Estimate sets out a cost plan for the Concept Framework including the relief road and identified on and off-site infrastructure.

1.4. Main findings of the feasibility studyThe feasibility study confirms the potential to plan for large scale new development to the west of the existing town. This location is the most suitable direction for strategic growth because:

− It is not in the flood plain of the River Gipping that constrains development to the east of the town.

− It is very well linked to the High Street by a number of existing roads and footpaths and thus can be well integrated with the existing town (as compared to the east which is severed by the railway line).

− It would direct growth substantially to the west of the town over and thus avoid a coalescence between Needham Market and Stowmarket.

− The area is free from constraints that would prevent or add excessively to the cost of development.

− It is large enough to accommodate to strategic growth and could support the delivery of a relief road.

− It is large enough to embrace garden village principles. Key Garden Community principles include:

− Strong vision, leadership and community engagement; − Land value capture for the benefit of the community; − Community ownership of land and long-term stewardship of

assets; − Mixed-tenure homes that are affordable for ordinary people; − High-quality imaginative design (including homes with

gardens), combining the very best of town and country living to create healthy homes in vibrant communities;

− Generous green space linked to the wider natural environment, including a mix of public and private networks of well managed, high quality gardens, tree lined streets and open spaces;

− Opportunities for residents to grow their own food, including generous allotments;


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− Access to strong local cultural, recreational and shopping facilities in walkable neighbourhoods; and

− Integrated and accessible transport systems – with a series of settlements linked by rapid transport providing a full range of employment opportunities;

− A strong local jobs offer in the Garden Community itself, with a variety of employment opportunities within easy commuting distance of homes.

− It is small enough to be progressed to an application under neighbourhood planning legislation, therefore ensuring maximum involvement of the community in the design and phasing.

− The delivery of the relief road will provide significant benefits to the historic High Street in terms of removing heavy traffic and creating more people friendly environment. These benefits could be developed further with investment in public realm improvement and associated facilities.

− From a Masterplanning perspective the western side of the town is well suited to accommodate strategic growth. In particular it benefits from a number of existing roads and footpaths that lead directly to the High Street. This would enable the new development areas to be well integrated with existing facilities and services and support walking and safe cycling.

− Creating a walkable neighbourhood where people can access new and existing facilities on foot and by cycle can support the creation of inclusive healthy and active neighbourhood. An integration with existing footpath and cycle networks could provide connection to further destinations as well as providing recreational routes.

− From a Highways perspective a relief road is an appropriate approach taking into account existing pressures on the High Street and the projected traffic flows on the new road.

− A single carriageway road of c.9m width is considered appropriate given the volume of traffic and function of the road. Given that the road is expected to accommodate HGV traffic it is recommended

that the alignment should be around the edge of the residential development areas.

− The feasibility study has examined a link from Barking Road to the Stowmarket Road. There may be merit in extending the road further to link to Lower Street (B1113) and this should be considered further. A further link to the A14 junction may also be possible and would require careful assessment of environmental assets between Lower Street and the A14.

− At this initial stage the cost of the road is estimated to be in the order of £15m.

− A high level Masterplan concept suggests that the area could accommodate around 1,400 new homes supported by a new primary school, an open space network and a small local centre including a GP’s surgery.

− Alternative types of development, approaches to layout and connections are likely to emerge through a process of community and stakeholder engagement and can be tested though a more detailed planning approach as part of the further development of the project.

− Some parcels may have development potential without the relief road but the scale of development shown in the concept plan is dependent on the provision of the relief road.

− The high level cost plan supporting the concept plan identifies a package of necessary infrastructure investment in social and community facilities, utility and highway provision, ground preparation and the creation of open spaces etc. The total cost is estimated to be in the order of £88m. This is equivalent to c.£62k per home for a 1,400 home scheme. This is in line with benchmark costs for other strategic schemes albeit towards the upper end of the range.

1.5. Next StepsThe report concludes with five next steps to be considered, such as:

− building community support for the approach;

− engaging with delivery partners;

− identifying the best route to a development consent;

− understanding landownership & other site issues;

− exploring alternative delivery options.


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Section title

00

Context, Analysis and Policy Review

02

2.1. Opportunities and Constraints

2. Context, Analysis and Policy Review

Fig 3 and 4 illustrate a number of opportunities and constraints as follow:

− The site is located on the western fringe of Needham Market, approximately 10 minutes walking from the town centre;

− Adjacent to existing residential area with properties that vary between one and two stories.

− Existing roads that connect east-west the potential development site to the High Street;

− Pedestrian paths are currently part of a walking tour around the town;

− The adjacent building layout shows semi-detached, detached homes and apartments with occasional terraced houses;

− Front and back gardens are the norm with the majority parking on plot outside or in garage. On street car parking is an issue in several areas of the town;

− There is an existing mobile home site on the western edge of the site;

− A high voltage overhead line runs outside the potential development site;

− The gradients of the potential development site appear to be only in limited areas within acceptable standards;

− The eastern part of the town between the railway line and the A14 as well as the southern part present flood risk;

− A low voltage overhead line runs across the central part of the site and few pylons which represent the most significant and visually dominant component are located between the allotment area and the woodland area to the north;

− Long views from the potential residential properties towards the high voltage overhead -to the west should be screened with vegetation strategically planted.


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0 100m 500m

N

Parish Boundary

A14

Secondary Road Network

Railway

Train Station

Road Network

Conservation Area

Town Centre

Institute & Club

Listed Buildings

Public Building currently closed

Pharmacy & Surgery

Community Centre

Library

Churches

Hotel & Cottage

Primary School

Football Club

Allotments

Crowley Park

Woodland

Post O�ce

Fire Station

Sewage Work

Nursery

Supermarket

Local Employment

Cemetery

Electricity Transmission Line_High voltage

Open Green Spaces

Electricity Transmission Line_Low voltage

Flood Zone 3

Flood Zone 2

Special Landscape Area

Conservation Area

Figure 3: Strategic constraints plan


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0 100m 500m

N

5 m

in w

alki

ng

10 m

in w

alki

ng

2 - 3

min

wal

king

Parish Boundary

A14


Railway

Train Station

Road Network

Conservation Area

Town Centre

Institute & Club

Listed Buildings


Pharmacy & Surgery

Community Centre

Library

Churches

Hotel & Cottage

Primary School

Football Club

Allotments

Crowley Park

Bus route

Public Right of Way

Woodland

Post O�ce

Fire Station

Sewage Work

Nursery

Supermarket

Local Employment

Cemetery

Electricity Transmission Line

Open Green Spaces

Bus stop

Existing vehicular connections to be upgraded

Bar

Parish Boundary

A14


Railway

Train Station

Road Network

Conservation Area

Town Centre

Institute & Club

Listed Buildings


Pharmacy & Surgery

Community Centre

Library

Churches

Hotel & Cottage

Primary School

Football Club

Allotments

Crowley Park

Bus route

Public Right of Way

Woodland

Post O�ce

Fire Station

Sewage Work

Nursery

Supermarket

Local Employment

Cemetery


Open Green Spaces

Bus stop


Bar

Parish Boundary

A14


Railway

Train Station

Road Network

Conservation Area

Town Centre

Institute & Club

Listed Buildings


Pharmacy & Surgery

Community Centre

Library

Churches

Hotel & Cottage

Primary School

Football Club

Allotments

Crowley Park

Bus route

Public Right of Way

Woodland

Post O�ce

Fire Station

Sewage Work

Nursery

Supermarket

Local Employment

Cemetery


Open Green Spaces

Bus stop


Bar

Figure 4: Strategic opportunities plan


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2.2. Policy Review 2.2.1. Mid Suffolk Core Strategy, 2008:Policy CS1: Settlement HierarchyThe majority of new development (including retail, employment and housing allocations) will be directed to towns and key service centres, including Needham Market.

Policy CS3: Reduce Contributions to Climate ChangeThe Council will promote and encourage the appropriate development of stand alone Renewable Energy schemes to assist in achieving a target of 17% total electricity consumption in the East of England by 2020.

Policy CS4: Adapting to Climate ChangeAll development proposals will contribute to the delivery of sustainable development and reflect the need to plan for climate change, through addressing its causes and potential impacts.

Policy CS5: Mid Suffolk’s EnvironmentAll development will maintain and enhance the environment, including the historic environment, and retain the local distinctiveness of the area.

Policy CS6: Services and InfrastructureNew development will be expected to provide or support the delivery of appropriate and accessible infrastructure to meet the justifiable needs of new development.

Policy CS9: Density and MixNew housing development should provide a mix of house types, sizes and affordability to cater for different accommodation needs.

2.2.2. Mid Suffolk Core Strategy Focussed Review, adopted December 2012:Policy FC2: Provision and Distribution of HousingProvides for a minimum of 150 dwellings on greenfield land at Needham Market to be provided between 2022 and 2027.

Policy FC3: Employment LandProvision will be made for development that aims to deliver at least 8,000 additional jobs in the district by 2026 and an indicative 11,100 jobs by 2031. These targets include jobs in all Use-Classes.

Joint Local Plan Consultation Document, August 2017 (emerging)This document is still at options stage so has no defined policies against which development at Needham Market may be tested.


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