Submitted To: Ashes Farm Statement Mid District Council November 2016 Development Brief & Delivery Framework Job Number: 500009 Revision: Rev. C Author: DT Checked by: IH

Vision, form and function Contents

1.0 INTRODUCTION 3

1.1 Document status 3

1.2 Purpose of the development brief 3

1.3 Timetable for Consultation & Adoption 4

1.4 Environmental & Landscape Assessment 5

1.5 Planning Policy 7

1.6 Flood Risk & Drainage Strategy 11

2.0 SITE CONTEXT & ANALYSIS 12

2.1 Urban Morphology & Landscape 13

2.2 Summary Constraints 16

3.0 DESIGN OPPORTUNITIES 17

3.1 Access & Linkages 17

3.2 View Audit 18

3.3 Landscape Strategy 22

3.4 Extent of Development 23

4.0 VIABILITY APPRAISAL 25

4.1 Delivery Framework 25

4.2 Development Concept Capacity Study 29

4.3 Highway Strategy 30

4.4 Drainage Strategy 31

4.5 Viability Appraisal Executive Summary 32

APPENDIX

Ashes Farm Residential Development Appraisal by Savills Ashes Farm, Development Brief & Delivery Framework 2 1.0 INTRODUCTION

1.1 Document status the “Concept Statement - Ashes Farm 1.2 Purpose of the studies to follow-up the work undertaken residential and open space. It is identified Ingleton Wood were engaged by Babergh/ (MSDC 2009)” document is still relevant. development brief on the town-wide Stowmarket Masterplan as having capacity to accommodate 400 Significant sections of this document in 2007–8. homes. Policy 6.14 goes onto advise District Council in April 2016 Stowmarket is located at the confluence have been brought up to date and a that before an application for planning to assist in the preparation of a “Delivery of the Rivers Gipping and Rattlesden development concept plan produced. Stowmarket Area Action Plan permission is submitted, it is envisaged Framework” for the Ashes Farm site. in Suffolk, and is the largest town in Mid The input of the following parties in the The Stowmarket Area Action Plan (SAAP), that a Development Brief will be produced. Ingleton Wood are lead consultant working Suffolk District. It is located to the south preparation of the 2009 document is is a formal planning policy document that in association with the following; of the A14 midway between Ipswich and therefore acknowledged; sets out the relevant planning policies • Wynne-Williams Associates, Bury St Edmunds. It is on the main rail • Core Connections to guide the future development in Landscape Architects line between London and Norwich and the • Gardner Stewart Architects Stowmarket and it’s immediate surrounding • MTC, Highways Consultants and Civil town has an approximate population of • Seventeen Creative Communications villages. Engineers 19,000. • Savills, Development Agents The primary purpose of this document is The Ashes Farm site is allocated in Three key development sites have been to facilitate a framework for the delivery of the document, under Policy 6.13, for It was agreed at the outset, that much of the subject of detailed development brief the information previously provided in development on the site.

Other local development sites

Development Site; Ashes Farm & Diapers Farm

Stowmarket Town Centre

Ashes Farm listed building Location Plan

Ashes Farm, Stowmarket Development Brief & Delivery Framework 3 The Ashes Farm Site constraints. The document then identifies The developer of this site will be required off impact onto the surrounding areas will The timetable for consultation will be Ashes Farm site is one of the key potential a key constraint – which is the landscape to submit detailed landscape analysis and be required for any development here. developed through discussion with the new greenfield residential development and the sensitivity of the open countryside proposals to accompany any planning Council and key stakeholders in due sites in Stowmarket proposed in the Core and trees on the skyline formed by the application. 1.3 Timetable for course. Proposals will be presented to Strategy document. It lies to the north-east ridge line, as viewed in certain places from Consultation & Adoption Council members for their endorsement. of the town centre, and is some 10 minutes both the town centre and from Stowupland The brief also sets out the potential The draft brief was available on walk uphill from Stowmarket rail station. village. The recent housing development locations for main access, and emergency, In terms of its status, it is intended consultation as a background document on Starling Way now interrupts the rural pedestrian and cycle access. The drainage that the document will be endorsed to the Stowmarket Action Area Local Plan The Development Brief nature of this horizon in parts and so whilst requirements are set out and the key by Council Members as a material in summer 2009. It has been amended This development brief forms a background the main requirement is for development requirement for this site’s development is consideration in the determination of where necessary following consultation, document to support the Stowmarket Action not to penetrate the sensitive skyline, it to avoid an adverse impact on the flood- planning application on the site. and issued as guidance to support Area Local Plan. It outlines the essential would not be out of context if elements sensitive residential area to the south west development of this site. To date initial elements of constraint and opportunity for of development were integrated at low of the site’s boundary with Newton Road. consultations have taken place with all the this site, and gives guidance to developers density using sensitive material choices A full sustainable urban drainage system key landowners for the site. on the landscape, access, drainage and and maximum mitigation strategies. demonstrating this mitigation of water run- open space requirements for the site. It is intended that this document will inform the preparation of a planning application.

During the masterplan consultation the need for additional open space for recreational use as the town expands was identified. Parts of the upper plateau of the land in the 2009 Concept Statement, where the landscape environmental assessment has identified that development would have an adverse impact due to its visibility on the plateau separating Stowmarket and Stowupland, was identified as one of several areas of open space suitable for walking and informal recreational use as well as possible sports provision. This brief does not set out a detailed plan for such use, since this is premature at present.

Content of the Brief The brief document firstly introduces Stowmarket town in its regional context The eastern Diapers’ land part of the site and the site in the context of the town then analyses the site’s key opportunities and

Ashes Farm, Stowmarket Development Brief & Delivery Framework 4 A Sense of Place 1.4 Environmental & man-made and natural landmarks both that are visually significant in forming a Arrival into Stowmarket Landscape Assessment from within the town and from the wider rural context in views from the eastern built Also of note is the arrival into Stowmarket landscape. Analysis also determined up areas of Stowmarket. along Newton Road, an historic route, The town’s sense of place is The environmental assessment of the which areas of land perform an important where this rural lane approaches due in part to its setting, and in town and its surroundings was carried role in providing a rural setting to the town. Stowupland Road Stowmarket from the North. The urban considering development of this out as a background study for the Core Also significant is the view along Stowupland gateway is reached at the point the lane site the following two attributes are Strategy and the Stowmarket Action Area Preserving Stowupland’s Village Road approaching Stowmarket where passes under the A14 fly-over and the important to retaining Stowmarket’s Local Plan by Alison Farmer Associates Setting leaving Stowupland there is a narrow gap historic gateway closely follows at the distinctiveness: in 2007. It assists by defining the key Consideration is also given to defining of open agricultural land, the bridge over the start of housing development. Notable assets and special qualities which should areas that function as a gap between A14 and then the urban gateway is reached characteristics of this route include the • Rural valley sides which are be safeguarded, and informing future settlements as well as the character of at the new Cedar’s Park roundabout. From views south and west across open visible from a number of locations decisions on the release of land for the existing urban edge and how it sits in the roundabout there are views to the meadow and the valley floor poplar trees within the town help reinforce employment, residential and open space the landscape. This analysis was carried northwest over an open field and to the with St Peter and St Mary’s Church spire the town’s location within a river use. A key element of the work is illustrated out specifically to inform designation and southwest across Stowmarket to the wider on the skyline which enhance arrival and valley. The views of the open in drawing 2067/05: Visual and Landscape evaluation of potential ‘land bids’ and to countryside. Following a steep descent identity. The steeply rising land to the west valley slopes to the north of the Setting Analysis. (This was reviewed ensure due weight is placed on landscape, into the river valley the historic gateway reinforces the valley character, whilst on A14 above the development by Wynne-Williams Assoc. in 2016 and townscape and related environmental is reached at the next junction where its eastern side the vegetation above the site are important in providing a considered to still be relevant). setting to the town. issues, whilst also recognising that the Victorian terraced housing starts and there road and the allotments enable the ‘green’ appropriateness and suitability of any are views to St Peter and St Mary’s Church character of the lane to penetrate the The purpose of the analysis is to identify, in site for development is also strongly spire which enhance arrival and identity. urban area. • Open rural landscape between a fully integrated way, the role of different dependent on the nature and design of the Notable characteristics of this route are the Stowmarket and the surrounding areas of townscape and landscape development proposed. elevated views and steep descent into the Existing Views villages form an important and landmarks in contributing to the town. The rural character (hedge lined) of There are views from Stowupland across physical break and reinforce distinctiveness and setting of the historic The Gipping Valley the route between the two gateways has to the development at Cedars Park and separation, helping surrounding town. plateau villages to retain a sense For this site the analysis identified that it been diminished in recent years by the the nature and character of Stowupland forms part of the elevated valley sides of construction of the new housing in the (a relatively dispersed village) gives the of individual identity. Key Views the Gipping Valley and adjacent plateau Starling Way development. impression that Cedar’s Park is a further This analysis focuses on key views to • This sense of separation is further continuation of the village. There is emphasised by the change in therefore a need to reinforce the perception topography from the sloping river of separation between settlements in the valley sides and the elevated development of Ashes Farm. The upper relatively flat plateau landscape slopes of the site area particularly in the east which surrounds the valleys. form an important ‘plateau’ setting to the town of Stowmarket. This should remain The development brief addresses the open in nature and used strategically as change in topography across this site public open space to help retain the sense from sloping valley sides to the flat of separation between settlements. plateau area.

Upper plateau as seen from the roundabout on Stowupland Road (2016) Western site boundary on the valley floor (2016) Ashes Farm, Stowmarket Development Brief & Delivery Framework 5 Special Qualities & Sensitivities:

• Listed buildings at The Ashes and rural setting

• Semi-rural hedge lined character of Stowupland Road

• Memorable elevated views from highest land out across Stowmarket in the valley to the rural landscape setting beyond

• Visual sensitivity of open ‘plateau’ landscape above the 55m contour which forms skyline from certain views from surrounding countryside and settlements

There is potential for some development but in certain areas of the site that are adjacent to the higher plateaus and that are visible locally, this should be restricted to low density with areas of open space. The higher plateaus of the site should remain generally open though there is scope for some development in this area. Both these measures aim to avoid adverse impact on the setting of the town and approach routes/gateways.

‘Drawing 206706: Visual Analysis and Landscape Setting’ from Stowmarket Environmental Assessment 2008

(Note: Although some further development has taken place since 2008, the basic principles remain).

Ashes Farm, Stowmarket Development Brief & Delivery Framework 6 Stowmarket Area Action Plan

SAAP Policy 6.19

Infrastructure Delivery Programme (IDP)

All development within this area will be expected to contribute to the appropriate specific on-site and/or general requirements of the IDP (set out in Appendix A) as necessary.

purpose of the document was to reflect address the: 1.5 Planning Policy Farm Path

A14 A14 work that had been done in relation to the Ri Since the Development Brief was prepared ver A14

preparation of the Stowmarket Area Action 1. Important visual nature of the area, Gipping in 2009, there have been a number of B1113 Issue Plan and to ensure consistency with the and retain distant views to and from (New Cut) updates to the planning framework, which Ashes

B1113 FarmhouseFarmhouse National Planning Policy Framework. the site; 50m will impact the future development of the Drain

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O Drains R 2. Need for appropriate structural P I G PoultryPoultry D PE N R N site. S I E A I CARDINALLS R

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S O P S A

R EC D D I N FI N F In this regard, Policy FC2 – Provision landscaping and screening across the A E C E H

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N S R E AY O D O N W and Distribution of Housing – states site; T A A G P L D I N W R L U T A In identifying the planning framework E W Tk Allott T O S

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HAMILTON W Depot E that greenfield land is allocated for the 3. Need to protect, or as a minimum N The Charles A LC relevant to the site, consideration has been L Is D Ind Est N U Hill O E P Farm E T 50m R E Hill Top W development of at least 2,625 homes, soften, the impact of development on S T H Farm IN C N B1113 CH A F F given to Section 38 (6) of the Planning and O W Track C R

B

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N T D over a 15 year period from the 1st April the skyline; E JAY E Y

S A

Compulsory Purchase Act 2004, which R P X W

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R I R A B1115 N S E E V 1 I G

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0 O Y H 2012. The Policy goes onto advise that 4. Provision of open space to the top of L 8 N R AA

I I E Y states that: H A P

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PW R A W GUIL D D L D LC H OT A LA C O T R of this figure, 1,525 homes will be built the site; G E ER I B SKY I M

P AZ T UNION ST E T R T

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I R

A

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on greenfield land within the Stowmarket 5. Land to the far west of the site, U PickerelPic E K D

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A A U If regard is to be had to the Development N C A Y T

A Bridgeridgerri L W O

O I I T P O Y

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U S I R N I N P E O GOO R Depot area. bounded by Newton Road, Spring s W D T R E

L A A1308 T E ROVE T Drain Plan for the purpose of any determination O S S N

W SAN G G T N I I C B1115 C DER RD LAPW E Row and the A14, which is designated B1115 T A1308 S E to be made under the Planning Act, W R O D KEY A A O R D T N A V Allocated sites E O R N I for open space uses; S T Tomo Stowmarket Area Action Plan (2013) T S T A PW the determination must be made in WWeireir Industrial Liby Estate

The Stowmarket Area Action Plan (SAAP), 6. Retention of existing hedgerows and Liby accordance with the Plan, unless material I PO E L PW 0 100 200 m F is a formal planning policy document that mature trees; FB considerations indicate otherwise. S D R N O T PW L sets out the relevant planning policies 7. ‘gateway’ to Stowmarket on the I K E M Abbot's N S I N Car GT Hall O I N P Park S Masts R W O D A I C to guide the future development in Stowupland Road; m of East UNITY R H Mast The Adopted Development Plan for the Reproduced by PWpermission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2012 an Life S Stricklands T Ordnance Survey Licence number 100017810 R

E site comprises: Stowmarket and it’s immediate surrounding 8. Part of the site within Flood Zone 3b; E G villages. 9. Areas affected by flood risk must be Map 6.5 Stowmarket North and Central

• Mid Suffolk’s Core Strategy (2008); of a use compatible with the NPPF Mid Suffolk6.76 StowmarketPolicies Area for theAction Station Plan Quarter(February can 2013) be found - Stowmarket in Chapter North 5, Shopping and Central and Town • Mid Suffolk’s Core Strategy Focused The Ashes Farm site is allocated in Technical guidance (page 6); and Centre. Review (2012); the document, under Policy 6.13, for 10. Presence of Biodiversity Action Plan Mid Suffolk Stowmarket Area Action Plan (February 2013) 57 • Mid Suffolk Local Plan (1998) (saved residential and open space. It is identified (BAP) habitats and species. policies); as having capacity to accommodate 400 • Stowmarket Area Action Plan (2013). homes. Policy 6.14 goes onto advise Policy 6.16 advises that any development that before an application for planning must include enhanced transport links The updates to the Adopted Development permission is submitted, it is envisaged between the site and the town. In Plan since the original Development Brief that a Development Brief will be produced. addition, a proposal will be required to was prepared are summarised below. provide suitable access to the site from Policy 6.14 of the SAAP addresses more Stowupland Road and Newton Road, Core Strategy Focused Review(2012) detailed matters relating to landscaping, together with enhanced cycle and footpath The document was produced by the setting and views and states that any improvements (either by way of physical Council to ensure that updated evidence proposal must give consideration to: provision or financial contribution) to the and guidance was reflected within the surrounding area. Council’s strategic planning policies. A key Any future development on this site must The policy envisages that these

Ashes Farm, Stowmarket Development Brief & Delivery Framework 7 improvements will be delivered during the At the heart of the document is a a wide choice of high quality homes, and design of the built environment, which landscaping. Whilst visual appearance and early zones of development. presumption in favour of sustainable paragraph 49 requires local planning it considers a key aspect of sustainable the architecture of individual buildings are development. In this regard, paragraph authorities to consider housing applications development, and consequently indivisible very important factors, securing high quality Policy 6.17 of the SAAP states that it is 14 advises that where development in the context of the presumption in favour from good planning. Amongst other things, and inclusive design goes beyond aesthetic envisaged that any proposal will obtain the proposals accord with the development of sustainable development. Relevant developments should optimise the potential considerations. Planning decisions should allotments located on the corner of Newton plan, they should be approved without policies for the supply of housing should of sites to accommodate development, address the connections between people Road and Stowupland Road. delay, and where the development plan is not be considered up-to-date if the Local create sustainable and appropriate mix and places and the integration of new absent, silent or relevant policies are out- Planning Authority cannot demonstrate of uses (including incorporation of green development into the natural, built and Policy 6.18 deals with more detailed of-date, planning permission should be a five-year supply of deliverable and other public space) and support historic environment. matters that will affect development, such granted unless: housing sites. In addition, local planning local facilities and transport networks. In The role of planning in promoting healthy as noise attenuation from the A14 and the authorities should identify and bring back addition, development should respond to communities, is set out in Section 8 of potential need to divert existing electricity • Any adverse impacts of doing so into residential use empty housing and local character and history, and reflect the the NPPF. Planning decisions should cables. would significantly and demonstrably buildings, in line with local housing and identity of local surroundings and materials, aim to achieve places which promote, outweigh the benefits, or; empty homes strategies. while not preventing or discouraging amongst other things, safe and accessible The document contains a presumption in • Specific policies in this Framework appropriate innovation. Developments development, containing clear and legible favour of sustainable development (Policy indicate development should be Section 7 emphasises the great importance should be visually attractive, as a result pedestrian routes, and high quality public

4.1 reflecting guidance contained with restricted. 58 which the Government attaches to the of good architecture and appropriate space, which encourage the active and the National Planning Policy Framework

(NPPF)). The Council state within the Section 4 of the NPPF relates 2013) (February Plan Action Area Stowmarket Suffolk Mid to the Plan Action Area Stowmarket policy that it is their intention to work pro- promotion of sustainable transport, and actively with applicants to find solutions encourages solutions which support which mean that proposals can be reductions in greenhouse gas emissions approved wherever possible, with an and reduce congestion. Amongst aim to secure development and improve other things, paragraph 35 states that the economic, social and environmental developments should be designed where conditions in an area. practical to give priority to pedestrian and cycle movements, and have access to Materials Considerations high quality public transport facilities. Safe Since the Development Brief was published and secure layouts should be created to in 2009, the Government have published minimise conflicts between traffic and the National Planning Policy Framework cyclists or pedestrians, avoiding street (NPPF), which sets out the Government’s clutter and where appropriate establishing planning policies for and how home zones. In addition, facilities for these are expected to be applied. The charging plug-in and other ultra-low document is a material consideration emission vehicles are encouraged. that is afforded significant weight in the determination of planning applications. Section 6 deals with the need to deliver Illustrative layout for Ashes Farm (Extract from Stowmarket North - Ashes Farm Concept Statement (Peacock Short, 2010)

Map 6.6 Illustrative layout for Ashes Farm (Extract from Stowmarket North - Ashes Farm Concept Statement (Peecock Short, 2010) - see glossary for details).

Ashes Farm, Stowmarket Development Brief & Delivery Framework 8 continual use of public areas. reusing land that has been previously developed (brownfield land), provided that Section 10 deals with meeting the it is not of high environmental value. challenge of climate change, flooding and coastal change. In determining planning Section 12 deals with conserving and applications, local planning authorities enhancing the historic environment, and should expect new development to comply includes a requirement for applicants to with adopted Local Plan policies on local describe the significance of any heritage requirements for decentralised energy assets affected by a particular proposal, supply, unless it can be demonstrate including any contribution made by their that it is not feasible or viable, and take setting. Local Planning Authorities should account of landform, layout, building look for opportunities for new development orientation, massing and landscaping within Conservation Areas and World to minimise energy consumption. Heritage Sites and within the setting of Inappropriate development in areas at risk heritage assets to enhance or better reveal of flooding should be avoided by directing their significance. development away from areas at highest risk, but where development is necessary, Five Year Land Supply making it safe without increasing flood risk As detailed above, the NPPF requires that elsewhere. Paragraphs 100-104 provide local planning authorities demonstrate an detail on the need to apply the Sequential up-to date supply of deliverable housing and Exceptions Tests, and paragraph 104 sites. states that for individual developments on sites allocated in development plans The Babergh and Mid Suffolk Joint Annual through the Sequential Test, applicants Monitoring Reports (AMRs), which was need not apply the Sequential Test. published in March 2016 and covers the period 1st April, 15 to 31st March, 16 Section 11 sets out the role of the planning confirms that Mid Suffolk are currently system in relation to conserving and unable to demonstrate a five year land enhancing the natural environment; of supply. The identified housing land supply particular relevance is the need to provide was 3.7 years measured against the 20% net gains in biodiversity where possible, buffer. and to prevent both new and existing development from contributing to or being The development of the Ashes Farm site put at unacceptable risk from soil, air, has the potential to make a significant water or noise pollution or land instability. contribution to the five year land supply. Planning policies and decisions should encourage the effective use of land by

Ashes Farm, Stowmarket Development Brief & Delivery Framework 9 Stowmarket: 12b 12e The Masterplan 9 8 8 12a 12d August 2008

11 7 Leisure Centre 12c 12f School 6 5 14 Open Space

Strategic River Valley Corridors 13

Housing

4 5 2b Mixed Employment/ Housing 2a

5 5 Employment

∂

∂ Mixed Employment/ ∂ 3a 1 ∂ ∂ Retail/Restaurant/Hotel ∂ ∂ 3b ∂ 5 ∂ ∂ Retail ∂

∂

∂ ∂ 3c ∂ ∂∂∂ ∂ Tree Planting ∂ ∂ 3d ∂ 5 ∂ ∂ ∂ ∂

∂

∂

∂

∂ 5

∂ ∂ ∂ ∂ ∂ ∂ ∂ Heart of Stowmarket 9: New water meadow recreation space ∂

∂

∂ ∂ ∂ ∂ (north of Greens Meadow) ∂ 5

∂

∂ ∂ ∂ ∂

1: Ipswich Street retail development site ∂

∂ ∂ ∂ ∂ ∂ ∂

5 ∂ ∂

∂ ∂ ∂ ∂ 10: Area of search: Possible Rugby and ∂ 5

∂

cricket pitches on edges of Stowmarket 5

∂ ∂ ∂ ∂ Gipping Valley Quarters & ∂

and Stowupland ∂ Cedars Park ∂ ∂ 2a: Prentice Road and Station ∂ West of Stowmarket ∂ Forecourt, ∂ 11: Area of search: New local centre ∂ 2b: Creeting Road, ∂ ∂ retail/commercial opportunities ∂ 3a to 3d: Cedars Employment Park ∂ 12 a, b, c, d: New housing with ∂ ∂ ∂ 4: Cedars playing fi eld and possible associated roads and open spaces in ∂ sports pavilion West Stowmarket 5 ∂ 5: Enhanced paths and watercourses 13: Area of search: New school, leisure ∂ ∂ in river valleys centre opportunities ∂ ∂ ∂ 1:12,500 14: Improved and extended playing ∂ North of Stowmarket ∂ ∂ 0 500m fi elds and open spaces with footpaths ∂ 6: New housing potential site allocation 15 ∂ from Chilton Fields to Onehouse ∂ ∂ 7: Stowmarket FC improvement and ∂ new housing site South of Stowmarket This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller 8: New open recreation spaces 15: New open recreation space and of Her Majesty’s Stationery Office. © Crown copyright. landscaping (B1113 to Combs Wood) Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. © Mid Suffolk District Council Licence No. 100017810 Cartography by Countryscape

(Note: Although some further development has taken place since 2008, the basic principles remain).

Ashes Farm, Stowmarket Development Brief & Delivery Framework 10 1.6 Flood Risk & risk of flooding, in this instance the primary of 0.5m, whilst some of the attenuation adsorbtion will take place in any ponds or will then be required as the proposal Drainage Stratgegy focus will be in developing an outline should be provided by the base areas to swales providing one treatment phase prior progresses towards an Outline Planning The Ashes Farm site is located in Flood drainage strategy that demonstrtaes that permeable paving. to discharge, whilst use of permeable paving Application, at which point more detailed Zone 1 on the Environment Agency’s run off will be adequately controlled to with attenuation wrapped in terram or in calculations will be required along with Flood Map. This indicates that the flood risk ensure that there will be no adverse impact Development of the site will be completed the case of adoptable roads a conventional initial consideration of issues such as the posed to the site from fluvial watercourses upon the off site risk of flooding due to in zones, and sufficient attenuation for each treatment system such as trapped gullies long term maintenance responsibility of is low and that the annual probability of increased run off rates. zone must be provided as part of each zone may be used to ensure adquate treatment SuDS systems proposed. Full detailed flooding is less than 1%. The site is also Sustainable Drainage Strategy as developent takes place to ensure that is provided. Treatment of surface water drainage design will then be required considered to be at a low risk of flooding In accordance with the Drainage Hierarchy, there is not temporary increase in the off will also require further consideration in the eithe at the detailed Planning Application from all other potential sources of flood risk if suitable infiltration rates are obtained site risk of flooding as development takes Sustainable Drainage Strategy. stage for each zone of development or including the sea, surface water, ground during testing then surface water drainage place, whilst a surface water management with submission and approval of the water, sewer, and artificial sources. will be required to be to infiltration systems, plan will also be required by the contractor The Process detailed drainage design required as whilst failing this the Suffolk Surface Water undertaking work at the site to ensure no An outline Flood Risk Assessment and a condition to any planning approval Flood Risk to the Surrounding Area Drainage (SuDS) Guidance, Standards, increase in off site flood risk as a result Sustainable Drainage Strategy are required at granted. As the site is up to 10.3ha there is potential and Information (March 2016) will require of compaction of soil during construction an early stage in the process to inform design that its redevelopment could increase that post development discharge rates activities. of the site masterplan and flood/drainage the existing level of flood risk to the are restricted to the pre development related constraints. More detailed versions surrpounding area due to the associated Greenfield QBAR discharge rate during The location of attenuation features will increase in impermeable areas that will all rainfall events upto and including a 1 need consideration at an early stage in take place increasing the surface water in 100 year rainfall event with allowance design of the site layout, with attenuation run off rate from the site unless a suitable for climate change for which guidelines for each zone required to be in the lower drainage system incorporating adequate currently indicate as an additional 40% lying land associated with each zone to attenuation volumes to restrict post allowance. A further 10% addition to enable drainage via gravity systems. A development dishcarge rates from the impermeable areas is also required to final outfall to the River Gipping will also site to greenfield rates and volumes is allow for urban creep. be required, likely via the watercourse that provided. comes under Newton Road in the vicinity Initial etsimations for attenuation volumes of Ashes Farm. Flood Risk Assessment indicate that if infiltration systems are A Flood Risk Assessment is required on used based upon the lowest feasible rate Surface Water Quality the grounds that the site exceeds an area of 5x-6m/s then an attenuation volume of Adequate pollution treatment will be of 1Ha despite the site itself being at a approximately 740m3 would be required, required for all surafce water prior to low risk of flooding. Whilst the doccument whilst if a positive drainage system is discharge, with clean discharge such as will be required to provide evidence that required then attenuation volumes would roof run off requiring a single treatment the risk of flooding from all sources has be approximately 900m3 per impermeable phase, discharge from lightly trafficked been accurately assessed and that the Ha. Where open SuDS features such areas requiring two stages, and discharge development itself is not at a significant as swales and basins are used then the from more heavily trafficked areas requiring depth of attenuation should be a maximum three stages of treatment. Settlement and Area west of Newton Rd suitable for an attenuation pond

Ashes Farm, Stowmarket Development Brief & Delivery Framework 11 2.0 SITE CONTEXT & ANALYSIS

Legibility The B1113 Newton Road provides access the east to central Stowmarket to the west. sites fontage onto Stowupland Road from Key Issues: • Majority of hte site is defined by its to Stowmarket from the village of Old where Service 384 provides a service to green, agricultural character and Newton and other villages to the north and Stowupland Road has a priority junction Bury St Edmunds, via Stowmarket railway • The site is bordered by three scrub; east of Stowmarket. The point at which access at the western end of the dwellings station, with Service 501 providing a school principal movement routes, • Junction of Stowupland Road and the A14 passes over Newton Road is a along the northern side which provides service to and from Suffolk One Sixth Form including the A14, which is a Newton Road forms the town centre’s gateway to Stowmarket from this direction access to the Diapers Chicken Farm and College, and High Suffolk Community major barrier to north south gateway when approached from the and at this point Newton Road changes three residential dwellings, with a publich Transport Services 3 and 6 also stop. A connections from the site. northeast; from a rural road with the national speed right of way along this road. greater level of public transport service • The site is bordered by the principal limit to a 30mph residential road. is available from Stowmarket Station, • Stowupland Road provides a movement routes, including the A14, Existing Pedestrian and Cycle which is a maximum 1km walk from the gateway to Stowmarket from which is a major barrier; Newton Road has an existing priority Access site, and from where services 384/385 to the east and provides access to • There is a lack of landmarks or junction onto a private driveway access to A shared footway/cycleway runs along Bury St Edmunds via Woolpit, Beyton and Stowupland and other villages. destinations within or near to the site, Ashes Farm in the vicinity of the gateway. Stowupland Road along the site frontage. Thurston can be caught with a significantly the nearest being Stowmarket station There is also a priority junction access to a increased frequency, along with bus 456 • Junction of Stowupland Road to the south; and private drive towards the southern end of A public footpath crosses the site from the to Diss via Mendlesham, Bacton and and Newton Road forms the • The railway forms a barrier to Newton Road adjacent to the allotments, access on Stowupland Road north to the Eye. The train station is served by firstly town centre’s gateway when movement to the west of the site. providing access to the rear of properties A14 and then westwards towards Newton the route running from London Liverpool approached from the northeast. fronting onto Stowupland Road. Road adjacent to Ashes Farm. However Street to Chelmsford, Colechester, Walton Movement, Access and Linkages there is no evidence of continued use of on Naze, Clacton, Harwich, Ipswich, and The B1151 Stowupland Road provides a this stretch present and the section in Norwich, and secondly by the route running Exisitng Highways gateway to Stowmarket from the east and the vicinity of Ashes Farm is currently from Ipswich through Bury St Edmunds, The Ashes Farm site is bounded to the provides access to Stowupland and other impassable. Cambridge, Ely and Peterborough. north by the A14, to the west by Newton villages. Stowupland Road/ the B1151 Road and to the south and east by is a 30mph road along its length from its Existing Public Transport Stowupland Road. junction with the A1120 in Stowupland to Existing bus stops are present on the

Legibility Diagram Ashes Farm, Stowmarket Development Brief & Delivery Framework 12 2.1 Urban morphology & The majority of buildings are two-storey associated with agriculture or industry These are described as ‘fronts’ and ‘backs’ down is around the railway station, which is Landscape reflecting the overriding residential land buildings comprising a single storey but and show when a building either faces onto to the south of Ashes Farm. The fronts to use. There are however a number of contained within the equivalent of a two areas of public realm, or turns it’s back on the new properties on Eider Close are set Other than Ashes Farm itself and the 2.5 and 3 storey dwellings adjacent to storey structure (i.e. warehouse) are them. back from Stowupland Road as Eider Close chicken farm building, the open nature the Stowupland Road/ A14 roundabout shown as being a two storey structure. runs parallel to Stowupland Road, providing of the site with very few buildings and at Mortimer Road and south west of The plan shows that the vast majority of access to the properties. structures, other than Ashes Farm itself; Stowupland Road at Eider Close. Building Orientation public spaces around Ashes Farm are faced The strong frontage formed along Newton There are also a number of single The adjacent plan shows the orientation by the front, or active side, of buildings. Road and Stowupland Road by the line of storey structures, which tend to be those of buildings around the Ashes Farm site. The only area where this pattern breaks buildings facing these public highways; The fragmented nature of structures alongside the rail line, reflecting the infill of sites and industrial uses; and The organised nature of the buildings within Charles Industrial Estate, which creates an urban enclosure of its own.

Land Uses The overriding land use is residential, which borders the Ashes Farm site and most of the land to the south; There are significant areas containing industrial / utilities uses, particularly within the Charles Industrial Estate, and alongside the railway line; and Existing Policy Designation Urban Morphology Diagram Existing Land Uses There are a number of other town centre uses, including pubs and retail, along Stowupland Road, which leads into the town centre.

Open Space/ Boundaries • The open space in this area is either agricultural or scrubland. • The site is divided into separate areas by field boundaries and lines of trees • Tree planting runs along the A14 Newton Road and much of Stowupland Road

Existing Building Height The adjacent plan indicates the heights of Existing Open Space & Boundary Diagram Existing Building Heights Building Orientation buildings around the site.

Ashes Farm, Stowmarket Development Brief & Delivery Framework 13 Access and Linkages

Ashes Farm, Stowmarket Development Brief & Delivery Framework 14 Opportunities and Constraints

Ashes Farm, Stowmarket Development Brief & Delivery Framework 15 2.2 Summary Constraints The A14 Existing Trees & Hedgerows Key Issues: The A14 road to the north of the site is a There are several bands of existing tree The Opportunities: considerable influence on the site. It screens & hedgerows around and through Pedestrian & cycle connections • High levels of traffic noise from forms a barrier to connections directly the site – giving the potential to screen • The site is well located within The site is well located within easy walking the A14 road northwards. Measures to address noise development within parts of the site. These easy walking & cycling distance & cycling distance from the Station Quarter • Key strategic views from and possibly air quality will need to form help to compartmentalise from the Station Quarter and the and the town centre. There are existing Stowmarket & Stowupland part of the residential design proposals. the site. town centre. public rights of way across the site. • Requirement to preserve the • The steep terrain down to village identity of Stowupland Newton Road Allotments Newton Road means that site Topography • Impact of development would The allotments are well loved and form could enjoy views to other parts The sloping valley-side situation of the need to ensure that flood risk is a useful and sustainable community of Stowmarket. south west parts of the site above Newton not increased in other low lying resource. They also contribute to the site by • Dwellings on the western part Road will require a sensitive approach to parts of Stowmarket providing a green edge to the foreground of the site could enjoy views to the design. However the topography could • Requirement to define an setting for the development. existing & possible future green also offer the potential for views out from appropriate urban / rural edge spaces beyond the site. the site towards the town and possible treatment • There are several bands future public open spaces in the River of existing tree screens & Gipping Valley. Key to plan: hedgerows around and through the site – giving the potential 1. Noise from A14 to screen development within 2. Existing Ashes Farm buildings in parts of the site. These help to the centre of the site compartmentalise the site. 3. Steep gradient • Opportunity to integrate and 4. Existing vehicular access to the soften impact of other adjacent site development. 5. Existing allotments providing a • Careful sectional planning useful community resource required on the sloping areas 6. Key junction of the site and also of the 7. Key views from urban areas dwellings – such as creating an (including edges of villages) appropriate roofline. to wider landscape and from landscape hinterland towards Stowmarket (Taken from Stowmarket Environmental Assessment 2008)

Constraints key plan

Ashes Farm, Stowmarket Development Brief & Delivery Framework 16 3.0 DESIGN OPPORTUNITIES

3.1 Access & Linkages Particular emphasis should be placed on Key Issues: ensuring the sustainability of development. General Design Guidance and Measures should be explored to help Some key transportation issues to Assessment ensure that wherever possible people consider are: Design of all roads, footpaths, cycle paths living, working and visiting the site travel to, and access to Ashes Farm from the from and within the site by non-car means. • Maximising the permeability existing highway network should have through the development, in regard to the Suffolk Design Guide and It is expected that these measures will particular for pedestrians and the Department for Transport publication include assessing the need for new or cyclists; Manual for Streets. re-routed bus services to connect Ashes • Maximising accessibility, in Farm to other parts of Stowmarket. This particular for pedestrians and Proposed parking should have regard for will include the need to consider whether cyclists, between Ashes Farm the Suffolk Advisory Parking Standards bus routes through the site are viable for and existing facilities, particularly and also Mid Suffolk District Council options that provide a link from Newton Stowmarket Rail Station and Parking Standards. Road with Stowupland Road, and if so transport interchange and taking buses into account when designing Stowmarket Town Centre; Development on the Ashes Farm site will this link. • Ensuring all new and existing need to be assessed with a Transport residents and other users are Assessment prepared in accordance with within reasonable walking “NPPF” transport evidenve bases in plan distance of a bus service or making and decision taking. services with convenient access to Stowmarket town centre and other surrounding areas; and • Maximising potential for shared parking, bus stops and other facilities between residential, leisure and other uses.

The A14 road forms the Northern boundary of the site Newton Road

Ashes Farm, Stowmarket Development Brief & Delivery Framework 17 3.2 View Audit

This exercise is key to examining the extent of residential development that would be appropriate for this site.

• The western part of the site lies on a south-west-facing slope above the River Gipping valley. This part of the site is visible from areas of Stowmarket.

• The ridge line & outline of existing mature trees adjacent to Mount Pleasant Farm form an important part of the horizon line View from Chilton Road to western part of the site Examples of existing hedges and trees forming visual screens as seen from across the valley in Stowmarket town centre.

• Bands of existing trees & hedgerows form important visual screens through and around the site.

View from Stowupland Road / Mortimer Road junction to site

Ashes Farm, Stowmarket Development Brief & Delivery Framework 18 c Copyright Ordnance Survey 0100031673 KEY

Newton Road / Ashes Farm Site 55m Listed Building adjacent to Site STOWUPLAND Existing allotments

View from Chiltern Way Existing trees and hedges

55m O Otherther significant tree cover

Scrub - possible ecological value

55m S Spotpot hheight 55m Existing footpath 45m Existing access track

Conservation Area

Key strategic view from Environmental Impact Assessment (Feb 2008)

Other strategic view identified

First views of Stowmarket from Stowupland Road

View from Boyton Hall STOWMARKET

View Audit

Ashes Farm, Stowmarket Development Brief & Delivery Framework 19 View Audit

• The western part of the site has intermittent boundary screening and is visible from the A14 as well as areas of Stowmarket.

• Treetops within the eastern part of the site are visible across the plateau of farmland from the village of Stowupland to the north east, but the site itself is screened.

• The open plateaus, ridge line & outline of existing mature trees View from PROW near Stowupland to eastern part of the site View from the A14 through intermittent boundary screening into site form an important setting to the town and can be seen as a long view from across the valley near Boyton Hall. Approximate location of development site

Long view from Boyton Hall looking northeast across Stowmarket to site just below the horizon

Ashes Farm, Stowmarket Development Brief & Delivery Framework 20 c Copyright Ordnance Survey 0100031673 KEY

Newton Road / Ashes Farm Site 55m Listed Building adjacent to Site STOWUPLAND Existing allotments

View from Chiltern Way Existing trees and hedges

55m O Otherther significant tree cover

Scrub - possible ecological value

55m S Spotpot hheight 55m Existing footpath 45m Existing access track

Conservation Area

Key strategic view from Environmental Impact Assessment (Feb 2008)

Other strategic view identified

First views of Stowmarket from Stowupland Road

Areas of site that are visible from identified views

View from Boyton Hall STOWMARKET

Visibility of Site

Ashes Farm, Stowmarket Development Brief & Delivery Framework 21 Key Issues 3.3 Landscape Strategy Landscaped public realm will form • Significant screening planting will an integral part of the structure of the be a precondition to development development proposals. taking place. • Townscape, building orientation The landscape strategy should incorporate & public open space should be existing bands of tree cover and hedgerows designed together to create a where possible. This can also assist with soft, organic edge to the rural creating a legible network of public open surroundings. spaces and routes across the site. • These spaces can provide opportunities to create distinct Areas of public open space present character areas & can link into opportunities to create new areas of wider public open space network. ecological value and wildlife habitat. • New dwellings can enjoy views This helps to increase biodiversity. The onto wider rural landscape. plateau above the 55m contour is such a • Possible to incorporate flood relief developing habitat and might be retained, features as safe, attractive part of in part, within development proposals. There are bands of existing tree cover around many parts of the site the landscape design – such as ‘bog garden’ for marginal plants. • Landscape measures such as earth bunding could be considered to assist noise reduction next to the A14, though the road is within a cutting at this point and this feature would alter the horizon line. • Existing hedgerows & tree screens to be retained where possible. Additional tree / hedge planting to reinforce visual screens. • Consider taking design influences from local landscape features within Stowmarket. • Opportunity for recreational space and / or sports facilities on the eastern part of the site.

Edge treatment - meadow approach softens the edge of urban and semi-rural Newton Road Allotments - create a green foreground setting to the development

Ashes Farm, Stowmarket Development Brief & Delivery Framework 22 3.4 Extent of Development Designing within these Category 2 Key views from Stowupland Key Issues Key view from Stowmarket town development zones This is represented by the orange band. Treetops within the site are also visible • Key view lines from Stowmarket In order to assess the appropriate extent The phasing diagrams on the following A more sensitive design response is across the plateau of farmland from town taken to the ridge by Mount of development for this site. The view line pages both contain two bands relating to required here. Issues to be considered the village of Stowupland to the north Pleasant Farm & to the line of from Stowmarket town has been taken to potential residential development: are: east. Here it is important to protect existing mature trees adjacent to two key features adjacent to the site: • Category 1 Potential for residential • Careful sectional master planning Stowupland’s distinct identity & village the Farm. • The ridge by Mount Pleasant Farm development on the sloping areas of the site is setting. • The outline of existing mature trees at • Category 2 Potential for restricted required. Development that falls within Category 2 • Depending on where the view the ridge by Mount Pleasant Farm residential development • A building massing strategy that will also need to be considered In relation is taken this results in different These represent the level of sensitivity of delivers good townscape whilst to this view and setting and: bands of extent of development. design response that will be required. addressing wider views of the site. • Reinforce existing bands of planting Development phasing • Careful sectional planning of the – such as along the A14 road and A ‘cordon sanitaire’ will need to be applied • It is important to protect dwellings – how they sit on or within around the poultry sheds. around the existing poultry sheds on Category 1 Stowupland’s distinct identity & the site. • Consider areas of community Diapers Farm, resulting in a two zone This is presented by the red band village setting. Strategic planting Residential design that sensitively • The height of the dwellings woodland. development • Careful consideration should be and a sensitive approach to the themselves and their roof design. Zone One; development takes place addresses key view issues should be residential design are required. given to the form of the edge of the relatively straight forward here. • Residential design that forms an outside the area of the cordon sanitaire development. attractive roof-scape. Zone Two; development is completed • Approximate Ordnance Survey • A landscape scheme that uses within the area of the cordon sanitaire contours used for the purposes of significant layers of planting to break this exercise. up the impact of development on the slope and create a varied and interesting horizon line.

Development Site River Gipping valley floor Development adjacent to Stowupland Road Diapers Farm Ashes Farm

Stowupland Newton Road Road

Section running from Newton Road to Stowupland Road through the northern part of the site

Ashes Farm, Stowmarket Development Brief & Delivery Framework 23 Extent of Development

Zone 2: part infill of cordon sanitaire

• The majority of the cordon sanitare is in-filled with development, part of the area is retained as strategic open space to maintain the view from Stowmarket Town Centre.

• Restricted development of low density with considerable layers of planting is sited adjacent to open space and connects through to Zone One development.

• The large part of the cordon sanitaire area is development that is screened by existing trees / hedges or those with the opportunity for reinforcing. This development connects through to Zone One development of a similar type.

• The extent of development edges ensure that the views from Stowmarket to the ridge by Mount Pleasant Farm are preserved.

Design Opportunities - Zone Two

Ashes Farm, Stowmarket Development Brief & Delivery Framework 24 4.0 VIABILITY APPRAISAL

4.1 Delivery Framework remain in operation while zones 1 and 2 of 30-50 dwellings per Hectare. The final site. Although there are significant areas of development. This has been considered are delivered, a “cordon sanitaire” should densities will be the subject of further public open space within the development, in the calculation for the approximate Introduction be determined. This has been discussed discussions, but the proposal appears these tend to be at the upper contours of development potential. In order to develop a Delivery Framework with Environmental Protection officers. consistent with planning policy and other the site and it is therefore not beneficial a new development concept has been It appears that there are no records of recent developments in the locality. to locate the surface water attenuation in Integrated Development proposed. This is the outcome of the compaints about noise or odour from the Account has been taken of the areas these areas. Whilst the Development Brief demonstrates studies and assessments contained within chicken farm. It is therefore considered required for the landscape buffers and how the Ashes Farm site can be delivered this document. appropriate to establish a cordon sanitaire surface water drainage attenuation swales. Approximately 12,550m² of surface water in individual zones, it is expected that an that would restrict future development attenuation swales is likely to be required integrated approach is taken to the delivery The proposed Delivery Framework takes to take place no closer than existing The later section in this document identifies for the development as a whole. Roughly of the zones to ensure the provision of a account of the various land ownerships properties adjacent to the farm buildings. the proposed drainage strategy. Surface 4,500m² of this can be sited west of coordinated development, as shown on and access constraints. It will also permit These properties are approximately 60m water attenuation will require careful Newton Road. The remaining 8,050m² will Plan TBC. the site to be developed in zones with the from the farm buildings, so this dimension consideration due to the contours of the be mostly in areas of the site identified for chicken farm remaining in operation until has been used to establish the cordon the final phase of development. sanitaire.

Zoning Development Strategy The site could be developed in three The design opportunities section of this zones. The diagram adjacent indicated document sets out the guidelines for the suggested zones. potential development of the site. It clearly defines the sensitive areas that should be Zone 1 includes the land to the west. It retained as open space to protect the views fronts the A14 to the north, Newton Road from the town and surrounding areas. and the allotments to the west, the Daiper It also identifies how the development land to the north east and access road to densities should be handled within the site the rear of properties fronting Stowupland to assist with minimising the impact of the Road to the southeast. This zone skirts proposals. Ashes Farm. The site area is approx. 9.2Ha (excluding the allotments at 0.8Ha The areas of the site at the higher elevation and land to the west of Newton Road at i.e. adjacent to the A14 and northern end of 3.3Ha). Stowupland Road are most sensitive and should be retained as public open space. Zone 2 is to the east of zone 1, it extends to The landscape has matured somewhat roughly 6.6Ha. The northern extent faces and there has been recent development the A14; the eastern side fronts Stowupland south east of Stowupland Road since the Road and the southern boundary skirts the earlier 2009 MSDC Concept Statement. land currently in use by the chicken farm. This has had a slight impact on these areas but development should still be restricted. Zone 3 comprises the land currently in active use by the chicken farm. It is approx. Development Density 2.6Ha in area. In order that flexibility is For the purposes of this report, we have created to enable the chicken farm to assumed a nominal development density

Ashes Farm, Stowmarket Development Brief & Delivery Framework 25 Zone 1 It should be possible to construct a new road into zone 1 from Newton Road, north of Ashes Farm. This will take the form of a loop road through this zone. Subject to various constraints listed in the highway section of this report, no further highway access would be required to serve this zone. A footpath/cycleway link would be provided to the access road to the rear of propertied fronting Stowupland Road. It would also be preferable to provide a footpath/ cycle link through zones 2 and 3 to Stowupland Road. This however may not be essential.

Considering the areas identified for the higher and lower density in this zone, approx. 225 units in the higher density area and approx. 75 in the lower should be possible. The remaining land is retained as public open space. This will be a lower density than 30-50 DHA, however the limiting factor is likely to be the 300 units maximum suggested by SCC Highways for a single access development.

Potential noise polution from the A14 has been considered. Following discussions with Environmental Protection officers, it is logical to assume the environment is similar to that which exists east of the site adjacent to the A14 at Woodlark Drive. It is therefore considered practical to build close to the A14 with suitable noise attenuation measures agreed at design stage.

Surface water drainage is discussed on following pages, but a swale of approx. 4,500m² should be provided west of Newton Road and a swale of approx. 1,250m² to the east and south of Ashes Farm.

It will be important that the design of each zone is undertaken in consideration of the development of the zones adjacent. This can be controlled through the pre-application advice stage in due course. Zone 1 Concept Plan

Ashes Farm, Stowmarket Development Brief & Delivery Framework 26 Zone 2 It is likely that the development of zones 2 and 3 could be brought forward via two possible options.Option one would require the construction of a new spine road to link zone 1 with Stowupland Road. This road could follow the boundary of zone 3, skirting the chicken farm. SCC (Highways have suggested this may be suitable for a bus route in due course). If, however, zone 1 is not developed first, it should be possible to bring forward zones 2 and 3 independently. Assuming only one adopted site entrance road is possible from Stowupland Road, it is highly likely that SCC Highways will require a loop road to be constructed within the site (for similar reasons to those noted for zone 1). The development numbers are also likely to be restricted to about 300 for zones 2 and 3 as being the maximum for a single site entrance. Developing zones 2 and 3 in isolation of zone 1 may also have implications for the design of the drainage installation. This is explored later in this report.

The Landscape Impact Assessment on the previous pages provides a balanced opinion of the sensitivity of the site and how development could impact on this. Any planning application will be expected to strike a balance between preserving the landscape setting of the site and maximising the development potential of the site. The proposals for delivery identify opportunities where development could potentially be located and which whilst potentially impacting on the landscape would replicate development to the south of Stowupland Road and create a “gateway” into the town.

It is therefore considered that there is additional development potential in zone 2 than that suggested in the Landscape Impact Assessment earlier in this report.

Approximately 140 units may be possible in the higher density areas plus roughly 39 within the lower density area.

An area of roughly 5000m² will be required for surface water swales within this zone. This could be largely accommodated in one landscaped swale feature north of the spine road, with a smaller swale towards the south and east of this zone.

A reasonable amount of public open space is located within Zone 1 & 2 Concept Plan this zone. This goes some way to equalising the open space provision between land in the John Wilson Trust ownership and that owned by the Diaper Family.

Ashes Farm, Stowmarket Development Brief & Delivery Framework 27 Zone 3 Once the chicken farm has relocated zone 3 could be developed. The majority of this zone is suitable for higher density development and should yield about 66 units. Approx. 27 units should be possible in the lower density areas. Approximately 1800m² surface water swales will be required, and this will be located at the southern extent of this zone.

Zone 1, 2 & 3 Concept Plan

Ashes Farm, Stowmarket Development Brief & Delivery Framework 28 4.2 Development Concept Capacity Study

Consideration has been given to policy 6.14 of the SAAP in the preparation of the concept strategy as follows:

SAAP 6.14 1. Important visual nature of the area, and retain This has been reassessed in preparation of the distant views to and from the site; current proposals and the assessment forms part of this report. 2. Need for appropriate structural landscaping and This has been identified in the report and screening across the site; incorporated within the proposals. 3. Need to protect, or as a minimum soften, the Enhanced landscape proposals are included within impact of development on the skyline; the proposals. 4. Provision of open space to the top of the site; This has been reassessed and provisions made in the development proposals. 5. Land to the far west of the site, bounded by This has been considered as unsuitable for Newton Road, Spring Row and the A14, which is development and will be set aside for open space. designated for open space uses; A surface water drainage swale for the site will be located in this area. This is not in conflict with the proposed recreational use. 6. Retention of existing hedgerows and mature The existing trees and hedgerows have been trees; assessed and will be incorporated within any development proposals. 7. ‘gateway’ to Stowmarket on the Stowupland The visual impact assessment has identified the Road; need to retain the open views over the site when approaching from Stowupland Road from the north east. New frontage development is proposed along Stowupland Road south of the potential new site entrance. The design of buildings in this location will help form the ‘gateway’ to the town. 8. Part of the site within Flood Zone 3b; The report contains a flood risk assessment and strategy for surface water designs for the development. 9. Areas affected by flood risk must be of a use As above. compatible with the NPPF Technical guidance (page 6); 10. Presence of Biodiversity Action Plan (BAP) No formal reports and surveys have been habitats and species. commissioned to date. This can be done at any time, but it would be advisable to undertake this work before development proposals are taken to the next stage.

Ashes Farm, Stowmarket Development Brief & Delivery Framework 29 essential) to provide a pedestrian and cycle path will be a mix of adoptable roads, minor access ways out at a later stage, but these initial comments 4.3 Highway Strategy through zones 2 and 3 to link with Stowupland Road and private drives all as set out in the manual for should provide a useful basis for progressing design to provide ease of access to pedestrian and cyclists streets and Suffolk Design Guide. proposals. in that direction. This could be constructed on the line Following discussions with Transport Strategy at of the proposed spine road. SCC Highways appear The lower density parts of the development are Suffolk County Council, an indicative approach to satisfied that up to 300 units could be developed on likely to require the use of greenswards with street the highway and transportation design has been zone 1, subject to the comments above. trees and landscaping. agreed.

Zones 2 & 3 The detail designs of the highways will be carried On the basis of the 3 zone development proposed in Two possible options exist for the development of this document, the strategy is as follows: zones 2 and 3.

Zone 1 A single vehicular access from Newton Road north Option 1 of Ashes Farm is likely to be acceptable (subject to Zone 2 a stage one safety audit and agreement with the To facilitate the development of zone 2, the spine emergency planners). A loop road to adoptable road would be extended to Stowupland Road. The standards will be required within zone 1. The spine likely junction layout and location to Stowupland road through the site should be a “local distributor” Road has been established and is indicated on the as defined in the Suffolk Design Guide and should adjacent drawing. be a minimum of 14.7m wide. The loop road within zone 1 will minimise the risk of access for emergency Zone 2 could be developed with the chicken farm vehicles being blocked by parked cars. The length remaining in operation. Vehicular access to the of highway between Newton Road and the loop chicken farm could remain as existing or a new should therefore be as short as possible. access provided from the spine road if required.

Due to the contours of the land, the gradient of Zone 3 the highways will require careful consideration, If the above sequence is followed, the spine road particularly the entrance from Newton Road. This will already be in place ready to serve zone 3. would be considered further at detail design stage but it is likely that a maximum gradient of 1 in 15 will Option 2 be required, but 1 in 40 for the first 15m of the spine As noted on p.27, to achieve greatest flexibility, it may road from Newton Road. be possible to develop zones 2 and 3 independently to zone 1. Should this be required, a loop road Pedestrian and cycle access will be required from would be incorporated within zones 2 and 3 using zone 1 to the south of the allotments linking to the same design criteria as zone 1. This may be led Newton Road. Use can be made of the existing than ideal within zone 2 in isolation, but is feasible minor access road to the rear of properties fronting if zones 2 and 3 were developed in one phase, i.e. Stowupland Road in this area. This should be with the relocation of the chicken farm. retained as a permanent feature. Secondary Roads Proposed site entrance from Stowupland Road It would also be preferable (though possibly not It is likely that the secondary roads within the site

Ashes Farm, Stowmarket Development Brief & Delivery Framework 30 marked as 4,500m2. the new soft screening is proposed which would be which will need a piped connection to run northeast 4.4 Drainage Strategy Working on the basis of no infiltration to assume the connected to the swale running between the low/ then southwest along the site boundary to outfall worst case scenario, approx. 900m3 of attenuation high density zone one. The soft screening provided into the swale at the southern corner of the section will be required for every 1Ha of built and drained in this zone should be a landscaped swale with of zone 2 development, again with a similar area per The diagram adjacent indicates the drainage development (areas of adoptable road, private drive, suitable planting to create the screen required whilst Ha impermeable space. strategy. All proposed attenuation features are and dwelling/garage roofs). As basins that would be allowing this to provide attenuation for the section highlighted in blue while the underground system publicly accessible should be no more than 0.5m of zone 2 development shaded green. An additional As noted on p.28, it may be possible to bring forward of control structures connecting them is shown as a deep this means that an area of about 1800m2 to area of attenuation is likely to be required near zones 2 and 3 in advance of zone 1. Subject to series of red arrows. 2000m2 will be required per Ha of impermeable the proposed site entrance to serve the northern further on site testing, infiltration may be possible development. Some reduction will be possible due development area. All of the above attenuation for surface water drainage. If this proves not to be Zone 1 to the attenuation provided beneath permeable areas are likely to need separate control structures. the case, a pumped solution may be required to As the zone 1 development is on the lowest part shared surfaces and private drives. facilitate connection into existing sewers in Starling of the site it will need attenuation at a lower level Zone 3 Way. than the built development which means either the It would be useful if a swale could run between The zone 3 development will require attenuation western section of this part of the site or the eastern the higher and lower density section of zone 1 in the lower southwestern corner area of this land section of land on the western side of the road that development as this would provide a connection lies outside of Flood Zone 3. point for the zone 2 and zone 3 development. (It would also be useful if the public open space could Two separate attenuation features will be required be located somewhere other than the highest along the western side the high density development point of the zone 1 development. However, it is to take drainage from this area of zone one. These acknowledged that the location of the public open areas are shaded in blue on the adjecent plan and space is pre-determined by visual impact and measure approx. 500m2 and 750m2.These two landscape considerations). attenuation features should involve balancing ponds and to minimise areas/volumes required the new As shown, the narrow swale running between the soft screening could be designed as planted swales low and high density development areas of zone to store/convey water between them. one will discharge via a control structure and taken northeast then north and west around Ashes Farm The reason separate areas are required is beacause at a restricted discharge rate and then on in to the the north western part of the development which is largest attenuation area. Due to level differences the lowest, is also the steepest and therefore all several control structures will be required in total. attenuation cannot be located in this area (ideally as little as absolutely necessary). The detailed level Zone 2 design in raising one side and lowering the other It is recommended that a balancing pond/basin is to create ponded areas is not realistic. It would be provided in the public open space between the two preferable if an attenuation pond could be created sections of zone 2 development to take attenuation on the northern part of the land on the western side from the northern section of development shaded of Newton Road on land currently above 30m AOD red – again an area of about 1800m2 to 2000m2 will which is the approximate extent of Flood Zone on Attenuation Plan be required, subject to reduction by the attenuation this land as this is much flatter and earth moving provided in permeable paving. This would then works would be minimised. This swale is also connect to the zone 1 drainage via a swale around shaded in blue on the adjacent plan and the area the southern section of zone 2 development where

Ashes Farm, Stowmarket Development Brief & Delivery Framework 31 4.5 Viability Appraisal Executive Approach to Market Appraisal Summary We have applied market knowledge to produce likely housing mixes to inform high level appraisals of the indicated dwellings, in order to assess the Location potential viability of the scheme. Affordable housing Stowmarket is located approximately mid-way is proposed in accordance with the policy contained between the County town of Suffolk, Ipswich 19.3km within the Council’s Core Strategy (35%). (12 miles) to the south east and the market town of Bury St Edmunds 22.5km (14 miles) to the west. We have valued the property using the residual It has a population estimated to be about 19,000 method of valuation upon the Special Assumption people (2009 figures) but serves a hinterland in planning consent has been granted for residential excess of 35,000 people. development. Our opinion of the Gross Development Value of the proposed development has been arrived The Site is situated to the north-east of Stowmarket at using the comparable method of valuation. town centre and Stowmarket rail station is within 10 minutes walking distance. To the north of the site is the A14 trunk road and to the west of the site a short Appraisal Results distance away is the Norwich to London mainline We have assessed a residual land value for the site railway. of £7,500,000 which suggests that the scheme is viable based on the high-level assumptions made within our appraisals. Description The subject site has a steep sloping nature, rising from west to east and incorporates two primary ownerships. The site to the west is known as Ashes Farm, and extends to approximately 8.5 Hectares (21 acres). The area to the east is the Diapers’ Farm which extends to approximately 9.1 hectares (22½ acres). The total site area therefore extends to approx. 17.6 Ha (43½ acres).

Planning Ashes Farm site is one of the key potential Greenfield residential development sites in Stowmarket proposed in the Core Strategy document and MSDC are focused on driving the deliverability of the site.

Initial studies have shown that the site could potentially provide 572 dwellings over several zones.

Ashes Farm, Stowmarket Development Brief & Delivery Framework 32 Billericay 10 Lake Meadows Business Park Woodbrook Crescent Billericay Essex CM12 0EQ T: 01277 637 800 F: 01277 637 829

Cambridge Compass House Vision Park Chivers Way Histon Cambridge CB24 9AD T: 01223 965200

Colchester 874 The Crescent Colchester Business Park Colchester Essex CO4 9YQ T: 01206 224 270 F: 01206 843 715

London 1 Alie Street London E1 8DE T: 020 7680 4400 F: 020 7680 9200

Norwich 8 Whiting Road Norwich Business Park Norwich Norfolk NR4 6DN T: 01603 666 847

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