sproughton enterprise park - ipswich borough council · brookbanks, fpcr, itp january 2017...

Landowner Development Handbook

David Lock Associates with

Brookbanks, FPCR, ITP

January 2017

INTRODUCTION

The Sproughton Enterprise Park is the site of the former British Sugar Sproughton sugar

beet factory. The site is owned by Ipswich Borough Council (although it is in Babergh

District) and is one of the largest redevelopment sites in Su!olk. This website will provide

you with information about the site, how it is being prepared for redevelopment, and

provides news updates. You can also contact the team and leave comments.

THE SITE

The site is around 52 hectares (almost 130 acres) in size and lies on the western edge of

the Ipswich built up area, between the Ipswich to Norwich main line railway and the A14.

The river Gipping is immediately south of the site. A small and separate part of the site lies

to the west of the A14. The area around the site is in a mix of uses – the Sproughton Road

employment area is to the north of the site, with the Chantry residential neighbourhood is

across the river to the south. Sproughton village is to the west and the main Ipswich urban

I P S W I C H

Sproughton Enterprise Park

Sproughton Enterprise Park, Ipswich Landowner Development Handbook

David Lock Associates January 2017

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Sproughton Enterprise Park, Ipswich from the northwest with the Town Centre and the Orwell Bridge in the background, and J54 of the A14 in the foreground



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1 Summary

1.1 FrameworkThe key to the master plan is a simple infrastructure and landscape framework for the site that maintains flexibility about the use of the development land parcels that it defines and to which it provides access. The framework will consist of a number of elements:

• Road access arrangements from two points in Sproughton Road, both of which will involve the construction/improvement of roundabouts.

• A “primary” access road network within the site, connecting the access points in a loop and including spurs to access development plots deeper into the site

• Landscape appropriate to the road corridors to include tree planting, verges, foot and cycle ways, and sustainable drainage swales

• Lighting and other street furniture • Utility services provisions in dedicated trenches • Storm water and foul water drainage • Storm water attenuation areas adjacent to the River Gipping with

associated landscape • Foul water pumping arrangements • Electricity sub-station • A location for a service centre for the overall development

These elements have been designed, detailed and specified as part of the “master plan”, and included in drawings, sketches and text.

1.2 ParcelSubdivisionWithin this framework there are options for parcel sub-division into development plots, and the report outlines the parameters to be considered parcel subdivisio.

1.3 PhasingThere are also options for the location of the first phase of development and where investment will need to be made to open up the site. The scope of phasing is flexible in relation to the number and type of occupiers to be satisfied as the site opens up. Rather than attempt to express all possibilities, these options are one of three Phasing Scenarios:

1. East End start for large occupiers to include a new access roundabout and minimum infrastructure, landscape, advance planting and utilities to open up the site for users, and necessary utilities provision.

2. West End Start for large users (warehousing and general industrial users) including improvements to the existing entrance roundabout and minimum infrastructure, landscape, advance planting and utilities to open up the site for users, and necessary utilities provision.

3. West End start for smaller users (light industrial and office users) including improvements to the existing entrance roundabout and extended infrastructure, landscape, advance planting and utilities to open up the site for more users including the Local Centre and provision for showroom uses, and necessary utilities provision.

All Phasing Scenarios envisage the demolitions and above-ground works as a single element in the first phase, site preparation can be phased. These scenarios have allowed infrastructure, landscape and site preparation costings to be compiled. They will include the likely scope and extent of a subsequent phase of development.

1.4 SpecificationandCostsAll works necessary to extend the infrastructure and landscape framework are expressed in terms of a specification and a cost per unit, allowing implementation to remain flexible but allowing costs to be estimated readily.



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1 Summary 31.1 Framework 31.2 ParcelSubdivision 31.3 Phasing 31.4 SpecificationandCosts 3

2 Introduction 5

3 Preliminaries 73.1 Demolitions 73.2 GroundPreparationandDecontamination 73.3 Earthworks 73.4 SitePreparation 7

4 TheFrameworkforDevelopment 94.1 SiteAccess 114.1.1 WesternRoadAccess 114.1.2 EasternRoadAccess 114.2 InternalPrimaryRoadNetwork 124.3 LandscapeCorridors 134.4 LightingandStreetFurniture 144.5 Utilityservices 144.5.1 Dedicatedtrenches 144.5.2 Electricitysubstation 144.5.3 FoulWater 144.5.4 StormWater 154.6 CommercialZoneLocation 15

5 LandscapeFramework 165.1 Introduction 165.2 AccessPoints 165.3 SproughtonRoadFrontage(1) 165.4 MainAccessandConnectingRoads(A,B,C) 205.5 TheRiverGippingCorridor 205.6 StormWaterAttenuationareas(2) 21

5.7 DevelopmentParcels 21

6 CarParking 22

7 DevelopmentParcelSubdivision 247.1 TheParcels 247.2 Sub-Division:DeterminingFactors 247.2.1 FrontagetoSproughtonRoad 247.2.2 Frontagetothemainaccessloop 247.2.3 OptimumInfrastructureandLandscapeEfficiency 247.2.4 RelationshipwiththeRiverGippingcorridor 247.3 OptionsforParcelSubdivision 26

8 OptionsforPhasingFutureDevelopment 278.1 EastEndStartLargeOccupiers 278.2 WestEndStart,LargeOccupiers 288.3 WestEndStart,SmallOccupiers 28

9 DefinitionoftheEnterpriseZone 29

10 ManagementandMaintenance 31

Appendix1:SiteDevelopmentCostIndices 32

Appendix2:ScopeandContentofanOutlinePlanningApplication;ValidationChecklist 33

Appendix3:ScopeandContentofanOutlinePlanningApplication;PlanningStrategy 42

Introduction 42Scopeofdevelopmentactivities 42Recommendedplanningstrategy 43Scopeofplanningsubmissions 43PriorNotificationfordemolition 43Fullplanningapplicationforinfrastructure 43Outlineplanningapplicationforemploymentandotheruses 44



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2 Introduction This Report arises from a commission that commenced in January 2016 to produce a “master plan” for the development of a large area of derelict land, formerly the site of a sugar refinery, on the western edge of the urban area of Ipswich within Babergh District. The site is in the ownership of Ipswich Borough Council (IBC) and was purchased to promote its development as a strategic employment site, and to safeguard its future use from development that would be better located elsewhere in the urban area. The site is now known as the Sproughton Enterprise Park, Ipswich. The land owned by Ipswich Borough Council is an area of 54ha in total. Of this, some 35.5ha was occupied by the now defunct Sugar Refinery and can be classified as previously developed land. This land is the subject of this Handbook. There is a detached parcel of land to the west of the A14, some 2.11ha in extent. The remainder of the land comprises parts of the flood plain of the River Gipping and includes land on the north the side of the river, and what is known as the “Island Site” to the south of the Chantry Cut watercourse. Part of the site (an area of 14ha) is to be designated as an Enterprise Zone by the New Anglia Local Enterprise Partnership. The purpose of this report is to provide appropriate guidance to Ipswich Borough Council as owners of the site and promoters of its future development. The form and content of the report arise from the objective to retain significant flexibility in the location and form of development across the site in anticipation of the varied needs of future occupiers who have yet to be identified at the time that the report was prepared.

For that reason, this “master plan” is in three parts: • A Framework for Development that deals with the infrastructure

and associated landscape required to bring the site into beneficial use

• Options for Development Parcel Subdivision and the factors that control decisions about subdivision

• The Options for Phasing Future Development that determine the location, scope and cost of site preparation and delivery for occupier purposes.

Finally, there are be a series of cost indices that enable the broad costs of initial and subsequent phases of development to be calculated to meet real development inquiries.



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3 Preliminaries There are a number of operations that would need to be undertaken in advance of any proposed occupations:

• Demolitions • Ground Preparation and Decontamination • Earthworks • Site Preparation

Although the size of the site might imply that such works could be phased, minimising the risk of dust and vibration and other disturbance to any early occupier while making the best use of material created through demolitions means that the works should be scheduled to be undertaken in full before first occupation. 3.1 DemolitionsThere are a number of substantial above-ground structures that need to be cleared before development commences. These include:

• Four sugar storage silos and associated structures • Storage tanks south of the silos • Settlement and treatment lagoons south east of the silos

Initial reports indicate that some of this material may be contaminated by hydrocarbons and/or asbestos and may need to be cleared by specialist contractors. More detailed surveys are required before demolition can begin, but would be part of a demolition tender process as part of the proposed methodology. 3.2 GroundPreparationandDecontaminationThe heart of the site contains extensive areas of concrete hardstandings and foundations which may also include substantial (though not extensive) underground structures and voids. It is unlikely that this will be reusable in-situ for any long-term future occupier (though it may be of value for short-term/temporary use). It is our recommendation that all such material should be broken out and crushed in-situ to create construction material for re-use elsewhere on the site or reclaimed for commercial sale off-site.

The site has been assessed for environmental risks by Geospere and reported in December 2014. This report divided the site into a number of risk zones. The hard standings generally coincide with the areas coloured pink on the plan prepared by Geosphere. There are three areas of the site that have been highlighted as having a possibly high level of risk of ground contamination, and each needs detailed investigation before ground preparation works commence. These are areas B, N and Z2 and coloured dark pink. Other areas coloured pink are considered to be medium and low risk, and decontamination should be part of general ground preparation. 3.3 EarthworksThe southeast corner of the site, an area of around 5.5ha, has ponds for steeping and drainage created by the excavation of depressions and the use of the arisings to create containment bunds. While the bunds to the river are considered valuable as a visual buffer, and have become vegetated over the decades to an advanced state of maturity, the fingers going north into the site would be an ongoing constraint to efficient land use and should be regraded to help prepare sites for development. 3.4 SitePreparationIn order to offer the most attractive development opportunities for new occupiers, and once the works outlined above have been completed, all the land should be graded as level sites with essential utilities provided to the road frontage. Future development plots should then be grassed and maintained as grassland with several cuts per season. This is considered to be:

• the best way of presenting attractive development sites, • the simplest form of site maintenance, and • the best means to avoid the establishment of new wildlife habitats

that may prove a constraint on development opportunities in future years, particularly if the development process is prolonged.



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Assessment of environmental risk; Geosphere; December 2014



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4 TheFrameworkforDevelopment The framework for development, hereinafter called the Framework, is the combination of infrastructure and landscape that provides access to and circulation within the site and creates the setting for new built development. The Framework consists of a number of elements:

1. Site Access 2. The Internal Road Network 3. Landscape 4. Lighting and Street Furniture 5. Utility services provisions in dedicated trenches 6. Electricity substation 7. Storm water and foul water drainage 8. Foul water pumping arrangements 9. Storm water attenuation areas adjacent to the River Gipping with

associates landscape 10. Commercial zone location

Infrastructure includes: • road junctions, • road and footpath networks, • lighting and street furniture, • drainage, • utilities networks and • ancillary sub-stations or pumping stations.

Landscape includes:

• site boundaries, • tree planting and other vegetation, • surface treatment of swales and other forms of storm water

attenuation, • general surface treatments and finishes, and • signage and public art.

The Framework is very simple in form but satisfies the need to retain great flexibility in the development and occupation of land given access by the Framework and creates a consistent and high quality setting for development.



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Main Site - 41.22Ha

Development Plots - 25.58Ha

Green space outside of Flood Planes - 5.60Ha

Green Space Within Flood Planes - 4.74Ha

Infrastructure - 2.58Ha / 1120m

SuDS - 2.72Ha

West of A14 - 2.11Ha


Green Space Outside of Flood Plane - 0.19Ha

Green Space Within Flood Plane - 1.20Ha

Island Site (Nature Reserve) - 9.27Ha

Potential Bridge Locations

Flood Zone 2

Flood Zone 3

Enterprise Zone - 13.90Ha

*

*

A

B

13.57Ha

20.99Ha

30.75Ha

40.75Ha

51.14Ha

60.48Ha

70.48Ha

81.02Ha

90.95Ha

100.81Ha

114.06Ha

121.86Ha

130.97Ha

161.89Ha

144.07Ha

151.78Ha

Title

Date Scale

DAVID LOCK ASSOCIATES LIMITED50 NORTH THIRTEENTH STREET, CENTRAL MILTON KEYNES, MK9 3BPTEL: 01908 666276 FAX : 01908 605747 EMAIL: [email protected]

Reproduced by permission of Ordnance Survey on behalf of HMSO.© Crown copyright and database right

All rights reserved.Ordnance Survey Licence number 100022533

Drawn Designed Approved Drawing Number

This drawing is for information purposes only and not for use in construction.Do NOT scale from this drawing.All dimensions are to be checked on site and any discrepancies should beimmediately reported to the originator of the drawing.All information is copyright protected and may not be used or reproducedwithout prior permission.

NOTE

2010

Development Framework

------CPIBC001\063

Sproughton Enterprise Park, Ipswich

15/11/2016 1:5000 @ A3

--

For Team Circulation

A

B

C

D

E

F

1

2



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4.1 SiteAccessThere are two proposed points of traffic access into the site from Sproughton Road:

• The existing western road access (1) • A new eastern road access (2)

4.1.1 WesternRoadAccessAt present the site is accessed directly from the eastern arm of Junction 54 on the A14 via a roundabout. The access road enters the site and turns eastward through 90º and runs parallel to Sproughton Road. This will remain the main and most prominent entrance to Sproughton Enterprise Park because it has the most direct relationship with the strategic road network and because it is the most appropriate location for a service centre providing services and facilities ancillary and supportive to the employment uses on the site. This access may require marginal improvements to alignments and to capacity, and will create an appropriate access to the site to run south-south-east, broadly at perpendicular to Sproughton Road.

4.1.2 EasternRoadAccessA location has been identified for a new junction with Sproughton Road to the east of the existing access, in a location selected to cause minimum disruption to existing occupiers on the north side of Sproughton Road.

This new access will require a new roundabout created by deflecting the alignment of Sproughton Road south into the site and will create an appropriate access to the site to run south-south-east, broadly perpendicular to Sproughton Road and parallel with the western access route. All the works can be contained within the site or within the designated public highway.



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4.2 InternalPrimaryRoadNetworkFrom the two access points highways and footways/cycleways will proceed perpendicular to Sproughton Road into the site following corridors that connect to the frontage of the River Gipping. These roads are necessary to open up the site for development and define and provide access to development parcels capable of further sub-division into development plots. At a point some 100 m from Sproughton Road, these two access corridors will be linked by a further highway and footways/cycleways running broadly east-north-east to west-south-west, roughly parallel to Sproughton Road and the River Gipping. From the points where these highways meet, further spurs can provide access to other plots as required, but the need for and length of these will be determined by the pattern of future occupiers. The broad specification for these internal roads relates to their cross sections. Key elements are:

1. A carriageway of 7.3m 2. 3m grassed verge on each side with tree planting and provision for

incidental visitor car parking, as appropriate 3. 3m combined cycle and footway on the inner side of the

carriageway loop, red tarmacadam surface 4. 2m footway on the outer sides of the carriageway loop. 5. A constructed service trench beneath the combined

cycleway/footway. 6. A 4m SuDs corridor on the outer sides of the carriageway loop

consisting two 1m verges and a 2m swale 7. Detailed design may need to make provision for HGV vehicle

turning areas at the ends of access roads where necessary, to be agreed with the County Council.

The specification will be as follows: • Tree Planting: Allowed for trees to both sides of boulevard

Avenue Tree planting (species according to location, see Part 5 below) within verge (c30-35 girth) to both sides include for root barrier, irrigation, underground guy system @ 10m centres

• Amenity Planting: within green corridor Structural planting within green corridors @ 2m width SuDS wet species seeding @2m width Marginal Planting @1.5m width

• Seeding & Topsoil 3.0m width verge over ength with 300mm depth topsoil

• SuDS swale excavation c2m width (liner not included) • Carriageway

Tarmacadam surface course @ 7.3m width Two-piece kerb and gutter finish – 290x205mm wide top kerb and 255x145mm channel block

• Access Path 3m width tarmacadam to allow for cycleway/footway to both sides Benches to access route Litter bins to access route Feature Paving areas allow for 60sqm per pedestrian crossing/ parking layby for 3 spaces

• Lighting to both sides Bollards at c10m centres Columns at c20m centres Ducting Electrical Connections



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4.3 LandscapeCorridorsBeyond the access roads, the two key access routes will continue to the River Gipping footpath as corridors of landscape. Other corridors will provide potential future connections:

• To the south west to a potential future crossing of the River Gipping in the direction of London Road and Hadleigh Road, and

• To the south east to a potential future crossing of the River Gipping in the direction of the Hadleigh Road/London Road junction.

In both cases these corridors are specified to provide pedestrian and/or cycle connections to wider networks in the first instance, can accommodate any site access arrangements as required and could provide general traffic access in the longer term. Details and the specification are set out in the Landscape Framework section below.



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4.4 LightingandStreetFurnitureThere will be a consistent and simple palette of lighting and street furniture throughout the public parts of the development, and this will also be the preferred specification for such items on private land. The specification will be as follows:

• Illuminated bollards to all footways/cycleways at C10m centres • Lighting Columns to all highways at C20m centres • Benches to leisure routes at C50m centres • Associated litter bins • Appropriate direction signage at all points of route choice on the

road, and leisure route networks along the River Gipping • Orientation boards and associated lay-byes at both vehicular

entrance points

4.5 Utilityservices4.5.1 DedicatedtrenchesIt is proposed that the site is “future-proofed” in terms of utilities by incorporating separate and purpose designed utilities ducts from the beginning to accommodate electricity, gas, potable water and telecommunications. These will follow the outer edges of the primary road framework with appropriate connecting ducts to sites within the road framework. It is anticipated that these ducts will be covered by the footpath on the outer side of the primary road Framework with coverings that provide ready access for maintenance and upgrades. The ducts will be formed from prefabricated concrete box sections with a concrete paving cap integrated with the footway. Similar channels will be created in box section ducts below the road surface to connect to development plots on the inside of the access road loop, constructed to allow new or alternative services to be drawn through without disturbance to the road surface. These will coincide with the main vehicular access points to development plots. 4.5.2 ElectricitysubstationWhile it appears that the supply network (cables and primary substations) has the capacity to meet the requirements of the development of the site, there is every indication that a new Electricity Substation will be required to enable the site to be development to its optimum capacity. This will be located in close proximity to the eastern road access to the site. It is not needed to meet the needs of early development. It will be located unobtrusively. 4.5.3 FoulWaterThere is a mains sewer in Sproughton Road with capacity to serve development of the site. Site falls dictate that foul water will drain to the south and west from where pumping chambers will connect via rising mains to the sewer in



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Sproughton Road. In the event that capacity in Sproughton Road is not adequate to meet the actual requirements of occupiers, a connection could also be made to the sewer in Hadleigh Road to the south of the site via a connection below the River Gipping and a rising main. 4.5.4 StormWaterAs part of a Sustainable Drainage System, storm water will be collected and attenuated on-site before discharge through infiltration to ground water or discharge into the River Gipping. There will be four main elements to this system:

• Drainage from impermeable areas to swales. Rainwater from building roofs and car park/service areas will be conveyed directly or by pipes to swales alongside each of the main access road corridors.

• Swales. Swales will provide the preliminary storm water storage alongside each of the road corridors as part of the landscape framework. Swales will be engineered depressions with gentle slopes with a steady fall to the south and to the west, to be planted with appropriate plants, mainly grasses, for simplicity of maintenance and for basic cleansing of storm water. The primary outflow will be direct infiltration to ground water.

• Connection of Swales to Attenuation Ponds. In extreme weather events when the capacity of swales may be exceeded, a network of pipes will convey storm water to two areas of storm water attenuation, both adjacent to the River Gipping at the lowest points on the site.

• Attenuation Areas. Two areas of the site will be engineered and landscaped to provide storm water attenuation. These will be at the south east (minor) and south west (major) parts of the site. Each will consist of a basin or basins engineered to an appropriate capacity and landscaped (see below). Excavation will be into the water table to ensure that each provides a permanent wetland habitat with associated areas designed for periodic inundation. Headwalls and sluices will control the outfall to the River Gipping.

4.6 CommercialZoneLocationA service centre is taken to be a central facility for the use of companies, employees and passers-by that provides for a range of day-to-day needs. Such a centre might include:

• Restaurant/café/bar, other food outlets • Convenience store • Other small shops • Hotel • Business services (printing, accountancy, stationary, etc.) • Offices for small businesses and professional services • Leisure facilities, such as a gym

Such a centre will be located in close proximity to the western access point to the site, accessible directly from the A14 junction. As such it will be located in Parcel A or Parcel B on land to the south east or south west of the access road. Buildings will be close to and prominent from Sproughton Road and the western Access Road to frame the entrance to the Enterprise Park. There should be pedestrian access from the Sproughton Road and Access Road frontages. Vehicular access will be from the western access road to lead to car parking and service areas to the rear of any buildings. Car parking should not be visually prominent on the approach to the site.



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5 LandscapeFramework 5.1 IntroductionThe proposed landscape for the Framework complements the engineering works and consists of a number of separate but related elements:

• Access Points • Sproughton Road Frontage (including Tree Preservation Order) • Main Access Roads • Internal Connecting Roads • The River Gipping Corridor • Storm Water Attenuation areas • Development Parcels

5.2 AccessPointsThe two proposed access points to the site will set the tone for character and quality of the development as a whole. They also mark important points of approach to the town of Ipswich from the strategic road network. As such they should be celebrated with a bespoke landscape design that creates an inviting and legible approach to the development and an appropriate setting for frontage development, including the proposed local commercial zone. There will also be bespoke and distinctive entrance signage in the form of public art. The intended area for such a design at each access point is shown on the plan. This design should be complementary to the character of the landscape strategy for the main access road corridors.

5.3 SproughtonRoadFrontage(1)The frontage of the site to Sproughton Road, east of the existing western access point, is marked by a former field hedgerow with mature trees. These are the subject of a group Tree Preservation Order. Following an assessment of tree condition and expected longevity, some of these trees, those in the best condition, can be retained. They will be subject to a regime of maintenance and restoration to clear ground shrubs and to raise the crowns and clear the trunks to improve the visual connection between the site and Sproughton Road. New and complementary tree planting will restore the frontage as a setting for new development. A new 3m combined cycle and footway will be created in the site on the south side of the retained trees and connecting to the footway/cycleway network within the site and with appropriate priority crossings at each of the two main access points. This new route will continue westward beyond the A14 junction to the access road to the Anglian Water facility, providing a dedicated and segregated cycleway and footway link towards Ipswich and Sproughton.



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SuDS: -Rubber-lined swale to include wetland species planting -Emorsgate EP1 Pond Edge seed mix Kerb -290 x 205mm square wide top kerb Charcon Countryside classic 125 face kerb -255 x 145 Charcon Countryside classic channel block laid over Class 1 mortar bed Carriageway -45mm Tarmacadam surface course laid over sub-bases to manufacturer’s specification

Tree Planting Verge -Amenity grass seedmix -Min. 200mm depth topsoil -Tree pit detail and species as below Footway and Cycleway -255 x145 Charcon Countryside classic channel block -70% mid grey/30% light grey Charcon Stonemaster 200 x 100 x 80mm block -bedded direct into concrete Class 30/20 bed



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A Oak Quercus palustris B Lime Tilia cordata ‘Greenspire’ C Alder Alnus spaethii

Location of Street Types Standard Tree Pit



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5.4 MainAccessandConnectingRoads(A,B,C)The landscape of the main access road corridors and the main cross road corridor is consistent save for the species of street trees to be planted. In each case, it will consist of (from the inside to the outside of the access road loop):

1. 3m combined cycle and footway on the inner sides of the carriageway loop, defined by: 255 x 145mm Charcon Countryside classic channel block; 30mm red tarmacadam surface course laid over sub bases to manufacturer’s specification

2. 3m grassed verge on each side with tree planting and provision for incidental visitor car parking, as appropriate; amenity grass seed mix; minimum 200mm depth topsoil; engineered tree-pits as specified.

3. 7.3m carriageway defined by: two-piece kerb and gutter finish – 290x205mm wide top kerb and 255x145mm channel block; 45mm tarmacadam surface course laid over sub bases to manufacturer’s specification

4. 3m grassed verge on each side with tree planting and provision for incidental visitor car parking, as appropriate; amenity grass seed mix; minimum 200mm depth topsoil; engineered tree-pits as specified.

5. 2m footway on the outer sides of the carriageway loop; concrete capping panels to engineered utility services duct

6. 4m rubber-lined swale to include wetland species planting; Emorsgate EP1 Pond Edge seed mix, including Meadowsweet, Yellow Iris, Meadow Buttercup, Water Avens, Tufted Vetch

Trees planted formally in the verge and incidentally in the swale area are to be:

• Western Access Road corridor – Oak (Quercus Palustris) • Eastern Access Road corridor – Lime (Tilia cordata ‘Greenspire’) • Cross Road corridor – Alder (Alnus spaethii)

5.5 TheRiverGippingCorridorA present the River Gipping corridor contains a footpath in relatively poor condition contained by dense vegetation away from the river that is poorly managed and maintained. In the future:

• the Existing wet woodland will be retained and enhanced where appropriate with varied woodland planting (eg. Alder and Willow) and meadow seed mix (Emorsgate EM8 Wetland meadow mix)

• The existing footpath will be retained and improved through reconstruction as appropriate.

• A new leisure footpath will be created parallel to the river within the development area consisting 2m wide x 50mm depth self-binding gravel over sub-base to manufacturer’s specification with staked timber edging.



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5.6 StormWaterAttenuationareas(2)The landscape of the storm water attenuation areas will be an important leisure resource for the development and a quiet oasis away from the work place, linked to the main leisure and access routes to and through the development area. Each storm water attenuation area will consist of an engineered basin or basins, excavated below the ground water level to create permanent wet features, with shallow sloping sides. Each will be planted with wetland species planting (Emorsgate EP1 Pond Edge seed mix, including Meadowsweet, Yellow Iris, Meadow Buttercup, Water Avens, Tufted Vetch). Each will have a perimeter leisure footpath consisting 2m wide x 50mm depth self-binding gravel over sub-base to manufacturer’s specification with staked timber edging.

Development Parcel Boundaries

5.7 DevelopmentParcelsDevelopment parcels will be prepared and levelled and sown with an amenity grass mix for simplicity, consistency and ease of maintenance. There will be a consistent approach to boundaries that mark the interface with the public realm. Each parcel will be contained initially within a 1.5m treated timber post and rail fence. 1m behind the fence will be a Beech hedge (Fagus sylvatica) planted as a staggered double row 45cm apart at 90cm centres, and maintained and trimmed at 1.5m in height and 1.5m in depth. This hedge will be protected as a long-term site asset in sale/lease agreements. In order to provide additional and interim prevention of casual intrusion, the line of the hedge will be followed by a 1m ditch and the material excavated used to create a 1m high bank. This can be restored as part of site development. As part of the agreement for development, the post and rail fence should be replaced by a welded mesh galvanised steel fence 1.5m in height. Any additional security fencing will be behind this combined boundary line, inside the hedge line. The landscape within each development parcel and plot associated with development will be the subject of further design and discussion appropriate to the intended built form and use, and the configuration of car parking and service access



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6 CarParkingCar Parking will be provided in the following ratios (Suffolk County Council Guidelines):

Use

Class

Car

PTW

Cycles

Disabled

Staff

Offices, R&D, Light industry B1 (a, b, c) 1 per 30 sqm

1 space + 1 per 20 car spaces (for the first 100

spaces), then 1 per 30 car spaces (over 100 car

spaces)

1 stand per 200sqm

If 200 bays or less = 2 bays or 5% of total capacity. Over 200 bays = 6 bays plus 2% of total capacity.

N/A

General Industry B2 1 per 30 sqm 1 stand per 300 sqm N/A

Storage/ Distribution B8 1 per 150 sqm 1 stand per 400sqm N/A

Car dealership Sui generis 1 per 45 sqm 1 stand per 4 staff plus customer spaces N/A

Hotel C1 1 per bedroom

1 space + 1 per 20 car parking spaces (first 100), then 1 per 30 spaces (over

100).

1 stand per 5 staff plus 1 per 20 bedrooms

If 200 bays or less = 2 bays or 5% of total capacity. Over 200 bays = 6 bays plus 2% of total capacity.

1 per full- time staff

Local Retail 1,250sqm

A1 1 per 16 sqm

1 space + 1 per 20 car parking spaces (first 100), then 1 per 30 spaces (over

100).

1 stand per 200sqm

N/A A2 1 per 20 sqm 1 stand per 300sqm N/A

A3 1 per 5 sqm of

public floor area

1 stand per 100 sqm N/A

A3 (Transport Cafés)

1 HGV per 2 sqm 1 per 200 sqm N/A N/A

A4 1 per 5

sqm of public floor area

1 stand per 50 sqm If 200 bays or less = 2 bays or 5% of total capacity. N/A

A5 1 per 3 sqm of

public floor area

1 stand per 50sqm Over 200 bays = 6 bays plus 2% of total capacity.

6% of total capacity

1 per 4 staff normally present



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Areas of car parking will be subject to an approved landscaping scheme to be submitted as part of any planning application or Reserved Matters Application. The general principles in relation to the layout and landscape of parking areas is:

• Parking to be broken up with landscape strips, incorporating tree planting particularly for shade.

• Trees to be planted in tree pits as per specification and protected from accidental damage by parking cars.

• Car parks to be laid out to optimise land efficiency and to maintain clear approaches to main entrances to buildings from the access road network.



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7 DevelopmentParcelSubdivision 7.1 TheParcelsThe Framework creates six large land parcels for development. Parcels A (6.06ha), B (2.78ha) and C (5.85ha) are adjacent to Sproughton Road and are served directly by the primary access road loop. Parcel E (6.89ha) is on the outside of the access road loop with a frontage to the River Gipping corridor. Parcels D (2.1ha) and F (1.89ha) also have frontage the River Gipping corridor but are served by access spurs from the main access road loop. These spurs could be extended in the future to make wider strategic connections across the River Gipping. While the Framework creates flexibility in the subdivision of land parcels into development plots, this flexibility is not infinite. There are a number of factors that will control subdivision of the parcels into development plots. 7.2 Sub-Division:DeterminingFactors7.2.1 FrontagetoSproughtonRoadThe site has a long frontage to Sproughton Road, an important approach to Ipswich. Visibility here will be much improved by the clearance of ground areas and the lifting of tree crowns. Thus, this frontage has value for potential occupiers that require visibility and prominence, because they provide services direct to the public, for example. This value may be optimised by the creation of relatively narrow plots that maximise visual impact for a number of future occupiers.

7.2.2 FrontagetothemainaccessloopSecond to the Sproughton Road frontage, frontages to the internal access loop will offer the next level of visual prominence. The character and quality of the development overall will be determined by the relationship pf buildings and occupiers to these frontages, and layout, landscape and building design will be important considerations 7.2.3 OptimumInfrastructureandLandscapeEfficiencyDevelopment land is precious. The delivery of jobs and economic development is a key objective. This means that the use of land should be optimised by matching development plots as carefully as possible to the needs of users. This site has the advantage of an open, orthogonal layout, and strong flexibility. This will enable occupiers to be directed towards development plots that best match their development requirements (including space for expansion) and should avoid areas of land being left over with no clear future function. 7.2.4 RelationshipwiththeRiverGippingcorridorThere is no doubt that the greatest environmental, landscape and leisure asset on the site is the River Gipping corridor. Insofar that it is possible, occupiers seeking a high-quality setting for their buildings and staff should be directed to these parcels, and that relationship should be exploited in terms of layout, landscape and building design to enhance the environment of the river corridor for other users. These parcels are also precious and sub-divisions should optimise the relationship to the River Gipping and maximise the number of plots that can benefit from the relationship.



25

Main Site - 41.22Ha


Green space outside of Flood Planes - 5.60Ha

Green Space Within Flood Planes - 4.74Ha

Infrastructure - 2.58Ha / 1120m

SuDS - 2.72Ha

West of A14 - 2.11Ha


Green Space Outside of Flood Plane - 0.19Ha

Green Space Within Flood Plane - 1.20Ha

Island Site (Nature Reserve) - 9.27Ha

Potential Bridge Locations

Flood Zone 2

Flood Zone 3

Enterprise Zone - 13.90Ha

*

*

A

B

13.57Ha

20.99Ha

30.75Ha

40.75Ha

51.14Ha

60.48Ha

70.48Ha

81.02Ha

90.95Ha

100.81Ha

114.06Ha

121.86Ha

130.97Ha

161.89Ha

144.07Ha

151.78Ha

Title

Date Scale

DAVID LOCK ASSOCIATES LIMITED50 NORTH THIRTEENTH STREET, CENTRAL MILTON KEYNES, MK9 3BPTEL: 01908 666276 FAX : 01908 605747 EMAIL: [email protected]

Reproduced by permission of Ordnance Survey on behalf of HMSO.© Crown copyright and database right

All rights reserved.Ordnance Survey Licence number 100022533

Drawn Designed Approved Drawing Number

This drawing is for information purposes only and not for use in construction.Do NOT scale from this drawing.All dimensions are to be checked on site and any discrepancies should beimmediately reported to the originator of the drawing.All information is copyright protected and may not be used or reproducedwithout prior permission.

NOTE

2010

Development Framework

------CPIBC001\063

Sproughton Enterprise Park, Ipswich

15/11/2016 1:5000 @ A3

--

For Team Circulation

A

B

C

D

E

F



26

7.3 OptionsforParcelSubdivisionThere is considerable flexibility about the subdivision of parcels into development plots for occupiers that allows the site to respond to the needs of a wide range of occupier requirements.

The previous plan, Option 1, shows one pattern of subdivision aimed at a variety of occupier types and sizes from major distribution and general industrial users to smaller-scale users requiring visibility and frontage to Sproughton Road and othersd seeking discrete plots within the heart of the site.

There are many possible variations on this overall theme.

Option 2 top right shows more plots with visibility and frontage to Sproughton Road and other smaller plots taking advantage of the frontage to the River Gipping while the number of larger plots for bigger scale occupiers are fewer.

Option 3 bottom right shows subdivision of the whole site to suit smaller-scale operations.

It each case it is not assumed that each plot is occupied by a single user; each is a development plot and could be developed for multiple occupation in a complex of buildings. However, Option 3 is considered to be the finest grain of subdivision that makes efficient use of the available development land.

Option 2

Option 3



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8 OptionsforPhasingFutureDevelopment

Until there is a definitive proposal for real occupiers, new development could commence at either end of the site, from either access point. Indeed, if there was exceptional demand, or demand for particular or contrasting occupiers, development could begin at both ends of the site at the same time. Flexibility means that all and any approaches are possible.

In order to set out a rationale for the commencement of development, it is likely to follow one of three scenarios:

1. East End Start Large Occupiers (warehousing, general industrialusers)

2. West End Start Large Occupiers (warehousing, general industrialusers)

3. West End Start Small Occupiers (light industrial users, offices)

8.1 EastEndStartLargeOccupiers(Option 1 or Option 2 Plan)

In this scenario, development commences at the eastern end of the site nearest to the railway (Parcels B, E and C). These parcels are best suited to medium to large Distribution, Logistics and General Industrial/Manufacturing occupiers in need of large, clear sites but with no need for visual prominence.

Development here would require the following components: • A new roundabout junction on Sproughton Road.• 335 m of access road and landscape to standard specification A.• 2 no provisions for Plot Access.• Construction of storm water attenuation area East and outfall to

River Gipping.• Drainage runs to storm water attenuation area.• Electricity, Gas, Potable Water and Telecommunications

connections to supplies in Sproughton Road• Sewerage Connections to main sewer in Sproughton Road• Parcel boundary fencing and related landscape• Entrance gates and site security


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8.2 WestEndStart,LargeOccupiers(Option 1 Plan)

In this scenario, development commences at the western end of the site nearest to the A14 and connected to the existing main entrance to the site. These parcels (A, B, E) would be suited to medium to large Distribution, General Industrial/Manufacturing, and to other activities requiring visual prominence such as car showrooms. These would include uses that would form the local centre, including hotel, local convenience retail, places to eat and drink, places to meet, leisure and recreation.

This will be the main entrance to the site and development here will set the standard for the quality of development of the site as a whole. It will require a landscape and building design strategy commensurate with this importance. Details are contained in the Site Design Guide.

Development here would require the following components: • An altered roundabout junction on Sproughton Road.• 200m of access road and landscape, Specification A.• 2 no provisions for Site Access.• Construction of part of storm water attenuation area west and

outfall to River Gipping.• Drainage runs to storm water attenuation area.• Electricity, Gas, Potable Water and Telecommunications


8.3 WestEndStart,SmallOccupiers(Option 3 Plan)

In this scenario, development commences at the western end of the site nearest to the A14 and connected to the existing main entrance to the site. These parcels (A, B, E) would suited small to medium General Industrial/Manufacturing, Light Industrial Occupiers and Office Users, and to other activities requiring visual prominence. These would include uses that would form the local centre, including hotel, local convenience retail, places to eat and drink, places to meet, leisure and recreation.

This will be the main entrance to the whole site and sets the standard for the quality of development of the site as a whole. It will require a landscape and building design strategy commensurate with this importance. Details are contained in the Draft Design Guide.

Development here would require the following components: • An altered roundabout junction on Sproughton Road.• 335m of access road and landscape, Specification A.• 2no provisions for Site Access.• Construction of part of storm water attenuation area west and

outfall to River Gipping.• Drainage runs to storm water attenuation area.• Electricity, Gas, Potable Water and Telecommunications





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9 DefinitionoftheEnterpriseZone

An important element of the early development of the site will be designation of some parcels as part of the New Anglia Enterprise Zone. The description of this part of the New Anglia Enterprise Zone is as follows1:

“Sproughton Enterprise Park Ipswich � 14 hectares � This newly designated 14 ha Enterprise Zone forms part of a larger regeneration site. It is located at the western boundary of Ipswich town and is easily accessible from the A14 via junction 54. It also benefits from excellent road links to the M25, Felixstowe Port, Cambridge and the Midlands as well as mainline rail connections from Ipswich to London Liverpool Street, Cambridge and Norwich.

The site, with its excellent connectivity to many local towns including Ipswich, Stowmarket and Needham Market, offers attractive local recruitment opportunities to employers.

The zone will be located adjacent to a nature conservation area and will also bene t from frontage onto the River Gipping. Businesses will be able to develop bespoke accommodation tailored to suit their individual needs, especially those with a focus on in the agri-tech, food and health sectors.

Sproughton Enterprise Park is an excellent opportunity for businesses to locate themselves close to a burgeoning town and take advantage of business rate reliefs, simplified planning procedures and Superfast broadband connection.

It is anticipated that on site infrastructure work will commence in 2017.”

1 “New Anglia Enterprise Zone: Space to Innovate”; New Anglia Local EnterprisePartnership; 2016 (www.newanglia.co.uk)

This designation confers financial and administrative benefits on early occupiers who choose to develop plots within the Enterprise Zone area.

The Enterprise Zone designation on this site comprises land with a maximum net developable area of 14 ha (34.6 Acres). There will be other land for development on the site outside of this designated area.l.

The parcels designated as part of the Enterprise Zone are: • Parcel A adjacent to the A14 and the main, western entrance to

the site (6.1 ha)• The eastern end of Parcel D (1 ha)• Parcel E (6.9 ha)

The three main benefits of development and occupation of land within these parcels are:

• Business Rate discounts over five years• Simplified Planning, delivered on this site by a Planning

Performance Agreement so that proposals that comply with theproposed Outline Planning Permission and conditions thereto, andwhich deliver the quality of development envisaged in the designguide and in this handbook, will be processed swiftly

• Access to superfast broadband.



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10 ManagementandMaintenance

Ipswich Borough Council owns this site will be the freeholder and landlord for the foreseeable future.

Plots will be sold for development subject to long leases to occupiers or development companies. The terms of these leases will be agreed on a plot-by-plot basis.

It is the intention of IBC to construct roads and SuDs areas to a standard such that they can be adopted by the relevant highway and drainage authorities as appropriate.

IBC will initially take on responsibility for the ‘common areas’ that are not adopted by the County Council (highways and drainage areas) and will agree with the County Council the appropriate arrangements for maintenance of the landscaped areas alongside the access roads and entrances. IBC is committed to ensuring that the landscaped areas are properly maintained and will ensure that appropriate management arrangements are put in place for the maintenance of these areas. There are a number of options for this and the Council will determine the most appropriate method for this prior to businesses taking permanent occupation of the site.

Each part of the site that the subject of such management and maintenance has been designed and specified with simple maintenance in mind to optimise management costs.

Notwithstanding adoption of parts of the public realm, management and maintenance of these common parts will be the subject of a management agreement submitted and agreed as part of the planning application process, and this will part of any future lease agreements. Where management and maintenance regimes are proposed that are beyond the local standard for adopted infrastructure, the landlord will assume responsibility for that enhanced regime, either through its own services and resources or through a contracted service.

Management and maintenance of the common parts will be financed by a management charge on leaseholders. The aim of this charge is to maintain the overall environment of the Enterprise Park to a high standard to create an attractive setting for businesses and their employees, for visitors and recreational users, and to maintain the value of freehold and leasehold interests. Such a charge will be the subject of an annual review.

This management and maintenance regime will include: • Street cleansing and litter collection• Grass cutting• Shrub trimming• Tree maintenance• Watering (as necessary)• Road, foot and cycle surface maintenance• Common fence and other boundaries maintenance• Maintenance and repair of lighting, street furniture, signage and

other public paraphernalia• Estate security.



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Appendix1:SiteDevelopmentCostIndices

The following Table gives an indication of cost by unit for each element of the development framework for the site. This is provided to enable initial infrastructure costs to be calculated for any potential plot to be developed on the site.

The prices given reflect cost estimates completed in January 2017. Actual costs must be estimated relative to a real design scheme.

Works Unit Price Index NotesOff Site Highway Item £520,000 Junction improvements in

Sproughton, Bramford, Norwich Roads

Junction west Item £250,000 J54 East improvements and site access

Junction East Item £500,000 New Roundabout and site access

Highway lin/m £2,948 Excavation and engineering of sub-surface, utilities ducts

Landscape lin/m £1,258 Wearing courses to roads, footways, landscape to swales and verges

Sub-Total lin/m £4,206

Highway lin/m £2,905 Excavation and engineering of sub-surface, utilities ducts

Landscape lin/m £1,137 Wearing courses to roads, footways, landscape to swales and verges


East-West Access Roads

North South Access Road


Works Unit Price Index NotesExtension of Sustrans Route 51 lin/m £250

River Gipping Stairway Mitigation

Item £50,000

Other Footways lin/m £200 2m self binding surface

Other Cycle Ways lin/m £250 3m self binding surface

Other Swales lin/m £256 Away from the main access roads

Storm Water Attenuation Areas sqm £29 Includes excavation, planting and topsil over the wide area.

Storm Water Attenuation Areas Access and Landscape

lin/m £110 Paths, benches, litter bins

Storm Water Attenuation Boardwalks

lin/m £150

SuDs



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Appendix2:ScopeandContentofanOutlinePlanningApplication;ValidationChecklist

This note provides an initial review of the Babergh validation checklist and offers a preliminary view on whether the requirements apply to potential applications.

It is assumed that: 1. A Prior Notification procedure will be used to secure demolition of

existing structures and break-up of existing hard standing areas(where applicable).

2. A full detailed planning application will be used to secure planningpermission for construction of new access points onto the highwaynetwork and implement internal highways layouts together withinfrastructure and landscaping (see Table A)

3. An outline planning application will be used to secure planningpermission for the principle of built development excludingdemolition and infrastructure (see Table B).

Table A: Validation schedule in relation to full application for infrastructure.

Full application for Infrastructure (highways, landscaping, drainage, utilities, earthworks) Validation item Applicable

to scheme Status

Relevant Application Form Yes Not prepared

Ownership Certificate, Notices and Declaration (the certificate and notice are imbedded within the application forms)

Yes Not prepared

Correct Fee Yes Not prepared


to scheme Status

A Plan identifying the land to which the application relates (a Site Location Plan) at a scale of 1.1250 or 1.2500 which is up to date and includes the direction of north

Yes Adaptable from available drawings – requiresverification to Title

Block Plan at a scale of 1.200 or 1.500 which includes the direction of north and shows the proposed development in relation to the site boundaries and other existing buildings on site, with written dimensions including those to the boundaries (from the proposed development)

No. n/a

Design and Access Statement No Some design materials available from existing reports.

Existing and Proposed Elevations

Not applicable to proposal.

n/a

Existing and Proposed Floor Plan - including for buildings to be demolished so these can be deducted from your CIL charge calculation


n/a

Existing and Proposed Roof Plans


n/a



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to scheme Status

Highway Access Drawing

Yes Detailed designs to be prepared

Existing and Proposed Street Scene Elevation


Detailed elevations Not applicable to proposal.

n/a

Bin Storage Plan and Collection Point Plan


n/a

Car Parking and Cycle Storage Plan


n/a

Levels – site sections and ground levels (existing and proposed) and slab/finished floor levels


3D/Axonometric Drawings Not applicable to proposal.

n/a

Phasing Plans Not applicable to proposal.

n/a

Water Management Plans Yes Detailed design to be prepared

Affordable Housing Statement and/or Housing Needs Survey


n/a

Agricultural (including horticulture) Statement (new development)


n/a


to scheme Status

Agricultural/Rural Workers Dwelling – Supporting Statement Including (where relevant) Agricultural and other Occupancy Conditions Removal – Supporting Statement


n/a

Amenity Garden/Residential Curtilage Extension – Supporting Statement


n/a

Air Quality Assessment Not applicable to proposal.

n/a

Annexe Accommodation – Supporting Statement


n/a

Building for Life Assessment Not applicable to proposal.

n/a

BREEAM Assessment Not applicable to proposal.

n/a

Community Infrastructure Levy – Supporting Information


n/a

Contaminated Land Assessment Yes Desk Based Assessment completed

CS11 Statement (Relating to Policy CS11 of the Babergh Core Strategy)


n/a



35


to scheme Status

Ecological Surveys and Impact Assessment

Yes Desk study and Extended Phase 1 Habitat Survey undertaken. Additional surveys believed to be underway. Impact assessment not commissioned.

Equestrian and Rural Recreation Development – Supporting Statement


n/a

Existing Infrastructure and Utilities Assessment (inc Foul Sewerage Capacity)


n/a

Gypsy and Traveller or Travelling Show Persons sites (Development of) – Supporting Statement


n/a

Habitat Regulations/Appropriate Assessment (provision of ‘relevant information’)


n/a

Heritage Statement (relating to listed buildings, conservation areas, archaeology, scheduled ancient monuments, heritage assets)


n/a

Landscape, Countryside Character and Visual Impact Assessment


n/a

Landscaping Proposals and Strategy (hard and soft landscaping) and/including A Place Making Strategy



to scheme Status

Lighting Assessment Yes Detailed designs to be prepared

Management Plans TO BE DISCUSSED

Marketing Campaigns Not applicable to proposal.

n/a

Noise Impact Assessments Not applicable to proposal.

n/a

Odour or Smoke Impact Assessments


n/a

Open Space, Sport, Recreational facilities and Community/Social Infrastructure Assessment


n/a

Planning Statement Yes Broad narrative given in previous project reports.

Schedule of Works (especially for listed building works)


n/a

Flood Risk Assessment Yes Preliminary calculations only to date. Will incorporate drainage strategy.

Sustainable Development and Construction Statement

Yes. Unless n/a

Statement of Community Involvement

TO BE DISCUSSED

Structural Surveys and Method Statements Frame Surveys (when relevant)


n/a



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to scheme Status

S106 – Heads of Terms and Evidence of Title


n/a

Telecommunications Development – Supporting/Supplementary Evidence

Not required for outline application

n/a

Townscape Impact Assessment


n/a

Town Centre Sequential Assessment


n/a

Town Centre Impact Assessment


n/a

Tourism Accommodation- Supporting Statement


n/a

Transport Assessment or Transport Statement


n/a

Travel Plan Not applicable to proposal.

n/a

Tree and Hedgerow Survey and Impact Assessment

Yes. Tree survey required.

Preliminary arboriculture assessment completed. Full BS survey to be completed.


to scheme Status

Ventilation/Extraction Specification and Impact Statement


n/a

Viability Assessment Not applicable to proposal.

n/a

Sustainable Urban Drainage Yes – to be incorporated within FRA/drainage strategy



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Table B: Validation schedule in relation to outline application for employment and commercial uses.

Outline planning application for employment and commercial uses Validation item Applicable to

scheme Status

Relevant Application Form

Yes Not prepared

Ownership Certificate, Notices and Declaration (the certificate and notice are imbedded within the application forms)

Yes Not prepared

Correct Fee

Yes Not prepared

A Plan identifying the land to which the application relates (a Site Location Plan) at a scale of 1.1250 or 1.2500 which is up to date and includes the direction of north

Yes Adaptable from available drawings – requires verification to Title


scheme Status

Block Plan at a scale of 1.200 or 1.500 which includes the direction of north and shows the proposed development in relation to the site boundaries and other existing buildings on site, with written dimensions including those to the boundaries (from the proposed development)

No. Block plan not required for outline application. However, proposed that a Development Framework Plan be submitted for approval.

DFP for formal approval adaptable from available drawings.

Design and Access Statement

Yes Not prepared. Some materials available form extant reports.

Existing and Proposed Elevations

Not required for outline.

To be addressed within D&AS

Existing and Proposed Floor Plan - including for buildings to be demolished so these can be deducted from your CIL charge calculation

Not required for outline and existing structures not deemed to be in lawful use for the purpose of CIL.

n/a

Existing and Proposed Roof Plans


n/a



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scheme Status

Highway Access Drawing

Could be submitted in support of TA or if access not reserved.

Can be illustrated in D&AS.

Existing and Proposed Street Scene Elevation



Detailed elevations Not required for outline.


Bin Storage Plan and Collection Point Plan



Car Parking and Cycle Storage Plan



Levels – site sections and ground levels (existing and proposed) and slab/finished floor levels



3D/Axonometric Drawings Not required for outline.


Phasing Plans Not required for outline.



scheme Status

Water Management Plans Surface water drainage to be addressed through FRA

Detailed hydraulic modelling required. Preliminary drainage requirements have informed costing work.

Affordable Housing Statement and/or Housing Needs Survey


n/a

Agricultural (including horticulture) Statement (new development)


n/a

Agricultural/Rural Workers Dwelling – Supporting Statement Including (where relevant) Agricultural and other Occupancy Conditions Removal – Supporting Statement


n/a

Amenity Garden/Residential Curtilage Extension – Supporting Statement


n/a

Air Quality Assessment To be scoped by IBC

Scoping underway

Annexe Accommodation – Supporting Statement


n/a

Building for Life Assessment Not applicable to proposal.

n/a

BREEAM Assessment Not required for outline application.

n/a

Community Infrastructure Levy – Supporting Information

Yes No action taken



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scheme Status

Contaminated Land Assessment

Yes Desk Based Assessment completed

CS11 Statement (Relating to Policy CS11 of the Babergh Core Strategy)


n/a

Ecological Surveys and Impact Assessment

Yes Desk study and Extended Phase 1 Habitat Survey undertaken. Additional surveys believed to be underway. Impact assessment not commissioned.

Equestrian and Rural Recreation Development – Supporting Statement


n/a

Existing Infrastructure and Utilities Assessment (inc Foul Sewerage Capacity)

Yes Pre-development inquiries undertaken. Impact assessment not commissioned.

Gypsy and Traveller or Travelling Show Persons sites (Development of) – Supporting Statement


n/a

Habitat Regulations/Appropriate Assessment (provision of ‘relevant information’)

Yes No action taken


scheme Status

Heritage Statement (relating to listed buildings, conservation areas, archaeology, scheduled ancient monuments, heritage assets)


n/a

Landscape, Countryside Character and Visual Impact Assessment

TO BE DISCUSSED

Baseline

Landscaping Proposals and Strategy (hard and soft landscaping) and/including A Place Making Strategy


Can be illustrated in D&AS. Concept design work undertaken.

Lighting Assessment Not required for outline application

n/a

Management Plans Not required for outline application

n/a

Marketing Campaigns Not applicable to proposal.

n/a

Noise Impact Assessments Yes Surveys undertaken; report to be prepared. Assessment of impacts of scheme to be undertaken.

Odour or Smoke Impact Assessments


n/a



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scheme Status

Open Space, Sport, Recreational facilities and Community/Social Infrastructure Assessment


n/a

Planning Statement

Yes Broad narrative given in previous project reports.

Schedule of Works (especially for listed building works)


n/a

Flood Risk Assessment Yes Preliminary calculations only to date. Will incorporate drainage strategy.

Sustainable Development and Construction Statement


n/a

Statement of Community Involvement

TO BE DISCUSSED

Structural Surveys and Method Statements Frame Surveys (when relevant)


n/a

S106 – Heads of Terms and Evidence of Title

Yes No action taken

Telecommunications Development – Supporting/Supplementary Evidence


n/a

Townscape Impact Assessment

Yes Can be illustrated in D&AS.


scheme Status

Town Centre Sequential Assessment

Not applicable to proposal (scheme below retail threshold)

n/a

Town Centre Impact Assessment

Yes No action taken

Tourism Accommodation- Supporting Statement


n/a

Transport Assessment or Transport Statement

Yes Transport Strategy has provided considerable baseline and impact analysis but not in the form of a TA.

Travel Plan Yes. Propose to incorporate framework travel plan within TA

Transport Strategy has provided scope of FTP.

Tree and Hedgerow Survey and Impact Assessment

Yes. Tree survey required.

Preliminary arboriculture assessment completed. Full BS survey to be completed.

Ventilation/Extraction Specification and Impact Statement


n/a

Viability Assessment Not applicable to proposal.

n/a



41


scheme Status

Sustainable Urban Drainage Yes – to be incorporated within FRA/drainage strategy



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Appendix3:ScopeandContentofanOutlinePlanningApplication;PlanningStrategy Introduction1.01 This note proposes a planning strategy for Sproughton Enterprise

Park and identifies the potential scope of planning application materials to support submissions. It is informed by a review of the Babergh validation checklist.

Scopeofdevelopmentactivities1.02 It is assumed that the full extent of works to be completed

comprises: i. Temporary or ‘meanwhile’ uses on the site.

ii. Demolition of the existing buildings and structures on site,

together with breaking up of hardsurface areas with retention

of secondary aggregates on-site for re-use.

iii. Site preparation works including decontamination.

iv. Provision of infrastructure to serve development, to include

access works, internal access network, provision of utilities,

surface drainage and landscaping works.

v. Built development comprising employment and commercial

(including retail) uses.

1.03 The implementation strategy for the scheme is likely to involve three main stages of work, broadly sequential although likely to be overlapping:

i. Site preparation, including demolition; ii. Implementation of infrastructure to serve development

parcels; and iii. Contraction of accommodation or occupation of

development parcels. 1.04 We are instructed that the use of a Local Development Order is

not appropriate.



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Recommendedplanningstrategy1.05 In the absence of an LDO, the recommended planning strategy

focusses on achieving the following objectives: i. Allowing site clearance works to commence quickly.

ii. Establishing a high quality infrastructure network capable of

supporting as yet unconfirmed occupier requirements.

iii. Securing early implementation of infrastructure in advance of

certainty about specific occupier requirements.

iv. Supporting a ‘simplified’ planning regime for potential

occupiers.

1.06 It is recommended that each element of the development is progressed by the most expeditious planning mechanism. To that end: i. Permission for demolition should be sought under Prior

Notification arrangements; ii. Full planning permission should be sought for delivery of

common infrastructure; iii. Outline planning permission should be sought for the principle

of development and defined scale parameters; iv. Reserved matters applications should be submitted to

implement specific buildings consistent with the outline permission; and

v. Full planning applications should be submitted to implement specific buildings which are nor consistent with the outline permission (either in form, scale or use).

ScopeofplanningsubmissionsPriorNotificationfordemolition1.07 The submission would give prior notification of the intention to

demolish the remaining buildings and structures on site. It is anticipated that arising materials will be processed on site, and either removed from site if hazardous or unsuitable for re-use, or processed (crushed and graded) and stored on site as secondary aggregate for re-use.

1.08 The submission will require: i. Relevant forms ii. A plan identifying the site and the proposed demolition

activity. iii. An explanatory report identifying the scope of activities

and reasons for undertaking demolition. iv. An EIA screening checklist. v. A Demolition Environmental Management Plan (which

may be delayed and submitted once demolition methods are known but in any event prior to site activity commencing).

1.09 It is anticipated that the above submissions would avoid the requirement for Prior Approval procedures.

Fullplanningapplicationforinfrastructure1.10 The submission would seek detailed planning approval (although

not technical approval, in the case of highway works) for access improvements, internal highway networks (including pedestrian and cycle facilities), utilities including surface water networks; landscape works, earthworks/groundworks including decontamination and preparation of development platforms.

1.11 In order to reduce the scope of necessary planning submissions, no permission should be sought for operational uses.



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1.12 The submission will require: i. Relevant forms, certificates and fee. ii. Relevant application drawings including planning

application boundary and detailed drawings in relation to highways and other access networks, utilities, drainage, landscaping, and ground works.

iii. Ecology Survey and Assessment iv. Arboriculture Impact Assessment v. Contaminated Land Assessment vi. Planning Statement vii. Flood risk assessment incorporating drainage strategy viii. CEMP

1.13 It may be advantageous to submit an EIA Screening checklist as an appendix to the Planning statement, however, the LPA is obliged to screen all planning applications and so no prior screening is recommended.

Outlineplanningapplicationforemploymentandotheruses1.14 The planning application would seek outline permission for

employment and commercial uses within defined parameters for the overall volume of floorspace (including in relation to maxima for specific use classes), maximum building height and the built form envelope (i.e. defined development parcels). The parameters of development must be consistent with the highways, drainage and utilities capacities secured under the full permission. It is likely that any grant of planning permission will be conditioned to an appropriate extent of implementation of relevant infrastructure.

1.15 If the full planning application has secured preparation of development platforms as well as other infrastructure, a simplified outline submission could be made.

1.16 It is anticipated that an EIA Screening Opinion will have been sought and issued in advance, and for the purposes of this Briefing, is assumed to be negative (not requiring EIA).

1.17 The submission will require: i. Relevant forms, certificates and fee. ii. Relevant application drawings including planning

application boundary and parameter drawings. iii. Design and Access Statement iv. Air Quality Assessment v. CIL Statement vi. Ecology Survey and Assessment vii. Utilities Statement viii. Habitat Regulations Statement ix. Landscape and Visual Impact Assessment x. Noise Assessment xi. Arboriculture Impact Assessment xii. Contaminated Land Assessment xiii. Planning Statement incl S106 HoTs xiv. Townscape Impact Assessment xv. Town Centre Uses Statement xvi. Transport Assessment incl. Framework Travel Plan xvii. Flood risk assessment incorporating drainage strategy xviii. CEMP



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January 2017

sproughton enterprise park - ipswich borough council · brookbanks, fpcr, itp january 2017...

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