Beccles and Worlingham Garden Neighbourhood Masterplan Report

ProposedBECCLES Garden AND WORLINGHAMNeighbourhood Masterplan Report March 2018 Aerial photograph of Beccles and Worlingham

2 CONTENTS BECCLES AND 1.0 INTRODUCTION 5 WORLINGHAM Scope and Purpose 5 Proposed Garden 2.0 POLICY CONTEXT 7 The Importance of a Plan Led System 7 Neighbourhood National Planning Policy Framework 8 Promoting Sustainable Transport 8 Masterplan Report Garden City Principles 10

3.0 UNDERSTANDING THE ISSUES 13 The Site 13 Known Constraints 13 Consultation Review and Stakeholder Engagement 14 Emerging Masterplan Themes 14

4.0 OUTLINE MASTERLAN FOR THE GARDEN NEIGHBOURHOOD 17 Design Components 17 Homes and Community Facilities 19 Multi-Use Landscape Framework 21 Movement and Access 23

5.0 DELIVERY CONSIDERATIONS 25 From Policy to Implementation 25 Community Facilities 25 Site Access 26 Utilities 27

Proposed Garden Neighbourhood - Masterplan Report 3 BECCLES AND WORLINGHAM: Site viewed from south

4 1.0 Introduction

Scope and Purpose

1.1 This report has been prepared by David 1.2 The preparation of the local plan is being 1.4 This report includes sections on the context in Lock Associates (DLA) on behalf of Waveney overseen by a Local Plan Working Group which the masterplan has been prepared, the District Council. It sets out the process behind comprising elected members of the Council opportunities and constraints presented by the and preparation of an outline masterplan supported by officers. The Working Group site including the components of the outline for the Beccles and Worlingham Garden agreed the appointment of consultants to masterplan, and delivery considerations. Neighbourhood, a proposed allocation being provide urban design and masterplanning considered by Waveney District Council as expertise and progress the initial spatial diagram part of a new district-wide local plan. The accompanying the draft local plan policy into Garden Neighbourhood forms one of a number an outline masterplan. The intention is that it of proposed allocations to Beccles and will then form part of the next round of statutory Worlingham, but with a capacity of 1,250 homes consultation on the draft local plan. it is the largest. 1.3 The outline masterplan has been prepared in three main stages:

Stage 1: Background Analysis and Review. Stage 2: Stakeholder Engagement. Stage 3: Masterplan Drafting and Reporting.

Proposed Garden Neighbourhood - Masterplan Report 5 BECCLES AND WORLINGHAM: FigureFIGURE 14 1: from first Draft Local Plan

6 2.0 Policy Context

The Importance of a Plan Led System

2.1 Legislation places a statutory duty on decision »» Community centre (including pre-school) Views towards Beccles Church should be makers to determine planning applications »» Employment development (falling under use created through the layout of open space. in accordance with development plan unless classes B1, B2 and B8) (5 hectares) »» A landscaped buffer should separate the material considerations indicate otherwise. The The site should be developed in accordance employment land from housing. Beccles and Worlingham Garden Neighbourhood with the following site specific criteria: »» A landscaped strip a minimum of 10 metres is being considered as part of a new district wide »» The site will be developed at a density of wide should be provided along the southern local plan for Waveney, and is set out in a draft approximately 30 dwellings per hectare. edge of the site. policy (policy WLP3.1 from Waveney District »» Vehicular access should be from two points »» The woodland by the western edge of the site Council’s First Draft Local Plan, July 2017) and along the Beccles Southern Relief Road. should be retained and enhanced. accompanying diagram (seen here at Figure 1). »» A permeable and legible layout should be »» A Transport Assessment and Travel Plan should The policy states: prepared. Road layout and access should be submitted with any planning application. encourage traffic to travel into Beccles »» Any planning application is to be supported by westwards along the Southern Relief Road. the results of a programme of archaeological Policy WLP3.1 – Beccles and Worlingham evaluation, including appropriate fieldwork, Garden Neighbourhood »» Pedestrian and cycle links should be provided Land south of the built up areas of Beccles and to Bluebell Way, Cucumber Lane, Darby Road, and should demonstrate the impacts of Worlingham, between Ellough Road and M and H Nicholson Drive, Oak Lane and Cedar Drive. development on archaeological remains and proposals for managing those impacts. Plastics site, (89.80 hectares) as defined on the »» The retirement community should be provided Policies Map is allocated for a comprehensive in a central location on the site, close to the new mixed use development including: services and facilities. A detailed masterplan based on the indicative »» The country park including a cycle path should masterplan in Figure 1 above should be »» Up to 1,250 new dwellings be provided along the boundary of the site with prepared in consultation with the community »» Retirement community comprising a care home Ellough Road. and submitted as part of any planning / nursing home and extra care and/or sheltered »» A strategic landscaping scheme should application. dwellings. preserve existing and historic field boundaries »» Pre-school setting and aid in the creation of distinct character 2.2 The First Draft Local Plan has been subject »» 2 form entry primary school (2.2 hectares) areas within the development. to a public consultation. Comments received »» Country Park, indoor/outdoor sports facilities, »» Public rights of way on the site shall be in connection with the consultation have allotments, play areas and public open space (at preserved and enhanced. been assessed and analysed as part of the least 25 hectares) »» Natural features on the site such as ponds, preparation of an outline masterplan for the »» Local shops including a convenience store trees and hedgerows should be retained and Garden Neighbourhood, which is based on incorporated into the layout of the development. figure 14 referred to in the policy.

Proposed Garden Neighbourhood - Masterplan Report 7 BECCLES AND WORLINGHAM: National Planning Policy Framework Promoting sustainable transport

2.3 As the local plan moves forward into a 2.5 The National Planning Policy Framework 2.6 The NPPF states that Local Authorities are second round of public consultation it gains (NPPF) outlines the purpose and role of encouraged to exploit opportunities for the greater ‘weight’ as a material consideration the planning system and places a strong use of sustainable transport modes with in determining planning applications. This is emphasis on the importance of plan-led, developments located and designed, where particularly important in the case of the Garden sustainable development. The principle of practical, to encourage efficient movement of Neighbourhood where a mix and disposition sustainable development is defined across people and goods and encourage the use of of land uses have been carefully considered 13 policy themes. In respect of the Garden public transport (para.35). through evidence gathering and a consultation Neighbourhood a number of these themes are process and evolved and tested through the considered highly relevant to the design and 2.7 The Garden Neighbourhood will support existing outline masterplan. layout of the outline masterplan. public transport routes through increased patronage, and the layout can incorporate a 2.4 In this way the most advantageous locations bus gate to extend bus routing through the site. for key uses, including the primary school and The layout will incorporate extensive green and local centre, have been determined to best open spaces with pedestrian and cycle routes serve local need. In particular accessibility, provided that link into existing footpath and including pedestrian and cycle routes, have led cycle networks. to a central location to serve not only the new community of the Garden Neighbourhood but also the existing communities in Beccles and Worlingham. Alternative locations if proposed through submission of a future planning application will need to be fully justified and supported in terms of the proper delivery of the whole Garden Neighbourhood.

8 2.8 It has also been designed in accordance with the ten principles of ‘Active Design’, produced by Sport England, which comprise:

1. Active for all – the residential parcels, facilities and open space are accessible to all users. 2. Walkable communities - new footpaths and cycle routes provide links through open spaces to facilities and homes. 3. Connected walking and cycling routes – new footpaths and cycle routes connect to existing routes through and around the site. 4. Co-location of community facilities – the local centre, school and community playing fields are located together in a central location. 5. Network of multifunctional open space – a variety of facilities can be provided for sport, recreation and play in accessible and prominent locations. 6. High quality streets and spaces – the streets are identified as tree lined places rather than traffic conduits. 7. Appropriate infrastructure – facilitating participation in everyday activity. 8. Active buildings. 9. Management and maintenance. 10. Activity promotion can be considered further at a more detail design stage.

Proposed Garden Neighbourhood - Masterplan Report 9 BECCLES AND WORLINGHAM: Delivering a wide choice of high quality homes Promoting healthy communities Garden City Principles

2.9 Boosting the supply of housing is the 2.11 Paragraph 69 of the NPPF states that planning 2.13 In addition to national and local planning policy fundamental requirement of the NPPF. Local decisions should aim to achieve places which and guidance, there is a wealth of further design Planning Authorities are also required to create promote safe and accessible developments, guidance available. Of particular relevance to sustainable, inclusive and mixed communities containing clear and legible pedestrian routes, the Garden Neighbourhood are the ten Garden through delivering a mixture of both market and high quality public space, which encourage City Principles that have been produced by the and affordable housing. The Garden the continual use of public areas. The outline Town and Country Planning Association (TCPA). Neighbourhood will provide around 1,250 new masterplan will accommodate a range of local homes at an average density of 30 dwellings per facilities including a primary school and shops, 2.14 The Garden City Principles are a distillation of hectare. The outline masterplan is capable of together with an interlinked network of open the key elements that the TCPA believe have accommodating a range of different dwellings spaces, cycle routes and footpaths providing made the Garden City model of development types and tenures to meet local need. healthier and more sustainable options for so successful, articulated for a 21st century moving around. context. Taken together, the TCPA believe that Requiring good design the principles form a framework for the delivery 2.12 The Government’s National Planning Practice of high-quality places. 2.10 Paragraph 56 of the NPPF outlines the adds further context to the National Guidance importance which the Government attaches to Planning Policy Framework (NPPF) and it is the design of the built environment. It states intended that the two documents should be that good design is a key aspect of sustainable read together. The guidance covers 48 areas development and should contribute positively and reinforces the importance of creating to making places better for people. The outline places, buildings, or spaces that work well for masterplan, allied to a robust draft local plan everyone, look good, last well, and will adapt to policy, has an important role to play in securing the needs of future generations. design quality for the Garden Neighbourhood.

10 2.15 The Garden City Principle comprise:

» » Land value capture for the benefit of the community. » » Strong vision, leadership and community engagement. » » Long-term stewardship of assets. » » Mixed-tenure homes and housing types that are genuinely affordable for everyone. » » Robust range of employment opportunities with a variety of jobs within easy commuting distance from homes. » » Beautiful and imaginatively designed homes with gardens, combining the very best of town and country living. » » Development which enhances the natural environment. » » Strong local cultural, recreational and shopping facilities in walkable neighbourhoods. » » Integrated and accessible transport systems. » » A strategic approach, part of meeting the nation’s housing need.

2.16 In this context they provide a useful frame of reference for considering the design and subsequent delivery of the Garden Neighbourhood.

Proposed Garden Neighbourhood - Masterplan Report 11 BECCLES AND WORLINGHAM: InitialFIGURE Constraints 2: Plan

12 3.0 Understanding the Issues

The Site Known Constraints

3.1 The site of the proposed Beccles and 3.3 Through an analysis of the background 3.4 Nevertheless, there are several local issues and Worlingham Garden Neighbourhood is documentation supporting the First Draft Local site features which have been taken account as located to the immediate south of the town of Plan, discussions with officers and stakeholders, part of the outline masterplan. Beccles and the western part of the village of and available mapping information it is evident » – taking Worlingham. It is almost 90 hectares in size and that the proposed Garden Neighbourhood is » Noise and local infrastructure currently used for mainly agricultural purposes. relatively unconstrained in nature particularly account of potential noise generation from existing local industries, setting noise sensitive The site is bounded to the north by houses in terms of statutory designations. It is not uses including housing and the primary school in Beccles and Worlingham, which principally within the active floodplain, does not comprise away from these, and designing around local ‘back’ onto the site. To the east the site is agricultural land of a high quality, and there are infrastructure including the Southern Relief Road bounded by Ellough Road, with a large number no heritage assets or wildlife designations within and a fresh water pipeline that runs across the of industrial premises located in the Ellough the site. site. Industrial estate to the south east of the site. » – ensuring that » Footpaths and rights of way these connect into the proposed footpath 3.2 The Southern Relief Road, currently under and cycle network across the site and link into construction, defines the southern boundary existing points of access at the settlement with open agricultural land beyond. The western edges of Beccles and Worlingham. boundary of the site is defined by a block of » – maintaining » Hedges and areas of woodland woodland with industrial premises and London these important existing site features as Road beyond. Cucumber Lane and Oak Lane part of the wider landscape and open space broadly bisect the site, linking into the existing framework. settlement edge of Beccles. » – taking account » Topography and local views of the topography of the site which has a high point at the south eastern corner before dropping north to the existing settlement edges. » – the site is largely formed » Ground conditions of heavy clay resulting in localised areas of standing surface water. » – to maintain a clear definition » Parish boundary between Beccles and Worlingham.

Proposed Garden Neighbourhood - Masterplan Report 13 BECCLES AND WORLINGHAM: Consultation Review and Stakeholder Engagement Emerging Masterplan Themes

3.5 An important focus for the preparation of the 3.7 From the review and engagement process 3.8 From the key issues it is possible to identify outline masterplan was a review of consultation a number of key issues were identified and several emerging masterplan themes which responses received in connection with the subsequently reported back and supported by have been used to shape the outline masterplan First Draft Local Plan, specifically those relating the Local Plan Working Group: for the site. The masterplan themes comprise: to Beccles and Worlingham. A total of 104 responses were received. These comprised » – this covers highway » onto the new southern » Infrastructure capacity » Importance of access 34 responses to the Strategy for Beccles access, drainage and flooding, utilities, and relief road and existing highway network and Worlingham, 2 responses to Beccles and community provision. providing a sustainable movement network. Worlingham Strategic Site Allocations and 68 » – permeability from existing » within » Access » Establish a clear ‘community hub’ responses to Beccles and Worlingham Garden communities to the north, especially the Garden Neighbourhood to accommodate Neighbourhood (policy WLP 3.1). pedestrians, cyclists and bus routes. not only the primary school and local retail » – integration of the Garden but also space for sheltered and retirement » Edge conditions 3.6 In addition, meetings were held with key Neighbourhood with Beccles and Worlingham, accommodation, healthcare, community hall, stakeholders to better understand issues, providing clear leisure and green linkages and small workshop or business space. addressing residential amenity. » concerns and aspirations regarding » Provide a diverse landscape framework » – from employment uses. across the whole Garden Neighbourhood, with the proposed Garden Neighbourhood. » Noise » – provision and delivery opportunities for sustainable drainage provision, Stakeholders included: » Landscape framework of an attractive, usable, multi-function sequence contributing to a green, leafy and spacious character. »» Suffolk County Council – education and of open spaces. » of the Garden highways » – a meaningful focus for » Carefully integrating the edges » Community hub Neighbourhood through a landscape framework, »» Beccles Town Council new and existing community with co-located facilities and retail provision to serve the south offsetting development and using the space to »» Worlingham Parish Council of Beccles and Worlingham. accommodate planting, systainable drainage »» Landowners systems and informal recreation routes. » – between Worlingham »» Developers with an interest » Settlement identity » and Beccles, taking account of the parish » Acknowledging the key design elements »» Neighbourhood Plan working groups boundary. of the outline masterplan – character areas, principal streets, landscape and open space »» Local Ward Members » – bringing the site forward in a » Delivery network. »» The Beccles Society comprehensive way. Viability of development to provide required facilities. » – ensuring that the » Character and quality design and layout of the Garden Neighbourhood is of an appropriately high standard.

14 High quality development within a multi-use landscape setting Proposed Garden Neighbourhood - Masterplan Report 15 BECCLES AND WORLINGHAM: Housing fronting onto and overlooking a street and SUDs feature 16 4.0 Outline Masterplan for the Garden Neighbourhood

Design Components

4.1 The design proposals for the outline masterplan 4.3 The outline masterplan for the Garden have been shaped by the review, engagement Neighbourhood comprises three interlocking and analysis set out in this report. The outline design components: masterplan is very much an evolution of figure 14 that accompanied the first draft local plan » » Homes and facilities to support a diverse policy, shaped to take account of the review, community. engagement and analysis process. » » Landscape and multi-use open space framework that is rich and varied. 4.2 The core aspiration of the first draft local » plan policy is to establish a high quality, » Easy, safe and convenient access and movement. accessible and sustainable mixed-use Garden Neighbourhood, served by a primary school and other community facilities including local retail, 4.4 Each component is described on the following and incorporating open space and parkland pages. provision. This also underpins the design proposals for the outline masterplan.

Habitat creation as part of a wider landscape framework

Proposed Garden Neighbourhood - Masterplan Report 17 BECCLES AND WORLINGHAM: Residential Neighbourhood

Employment

Primary School

Community Hub

Structural Landscaping

Country Park

Parish boundary

Walking isochrones

OutlineFIGURE Masterplan 3:

All information is copyright protected and may not be used or reproduced without prior permission. Do not scale. © Crown copyright and database right 2018. All rights reserved. Ordnance Survey Licence number 100019980

Multi Use Games Area

Ellough Road Country

Green Buffer Between Housing Park

Primary School

Sports and Neighbourhood Community Leisure Employment Equipped Area Hub for Play

Allotments

m 400

m 800

18 Homes and Community Facilities

4.5 The outline masterplan has been designed to 4.8 The local centre will also be well related and accommodate a range of different housing within easy walking and cycling distance types to meet different needs. This will include from the proposed employment area located family housing, smaller houses for first time at the south east corner of the Garden buyers and people wishing to downsize, as well Neighbourhood. This is a location that is as space for a retirement community. Different subject to noise impact from the existing character areas can be established to make the Ellough Industrial Estate making it unsuitable for Garden Neighbourhood an attractive and varied residential development or the primary school. environment. 4.9 There is potential to access the employment 4.6 Housing will be designed to front onto and area from Ellough Road utilising an access point address streets and open space to provide for being constructed for the Southern Relief Road Housing focused around a play space a safe and well overlooked environment. The construction compound. This has the benefit of housing parcels have been carefully positioned separating delivery access for the employment to also avoid privacy and amenity concerns from area from the residential streets in the main part existing residents in Beccles and Worlingham of the Garden Neighbourhood. who will adjoin the Garden Neighbourhood. 4.10 In summary: 4.7 A centrally located local centre will maximise access for existing and future residents, »» Residential led Garden Neighbourhood. providing cycling and walking access as well »» Range of different dwelling types can be as vehicular access from the Southern Relief accommodated. Road. The local centre retail will be visible and »» Opportunities for different character areas. accessible from the Southern Relief Road, »» Careful integration – edge conditions. making it more commercially viable, and will be »» Local centre and community facilities. co-located with the primary school, retirement »» Grouped around main street and playing fields. community, and the formal playing pitches. Care »» Retail element repositioned – commercial must be taken to ensure that delivery access viability. Variety of housing types overlooking an informal area and servicing for the local centre does not for play »» Primary school retained in central locations. impact on the residential amenity of adjoining occupiers through parking problems, noise and »» Employment area co-located with other disturbance. employment areas at Ellough Road.

Proposed Garden Neighbourhood - Masterplan Report 19 BECCLES AND WORLINGHAM: Green Routes

Structural Landscaping

Country Park

Parish boundary

Walking isochrones

LandscapeFIGURE 4: Framework

Multi Use Games Area

Ellough Road Country

Green Buffer Between Housing Park

Primary School

Sports and Neighbourhood Community Leisure Employment Equipped Area Hub for Play

Allotments

m 400

m 800

20 Multi-Use Landscape Framework

4.11 Of equal importance to the provision of homes 4.14 The landscape framework also has a strong role and community facilities will be the landscape to play in providing opportunities for surface framework within which development of the water and sustainable urban drainage to be Garden Neighbourhood will sit. Rather than incorporated, which in turn helps establish a rich pockets of sterile, mown grass a rich, varied range of habitats improving the biodiversity of and interconnected landscape framework the site. will be established across the whole Garden Neighbourhood site making it a green and leafy 4.15 In summary: place. It will also provide formal and informal recreation facilities for existing communities »» Rich and varied Landscape Framework. adjoining the Garden Neighbourhood as well as »» Integrated, cross-site approach. future residents. »» Garden Neighbourhood with a leafy character. Drainage pond forming part of a wider SUDs network »» Safe and well overlooked, protecting amenity. 4.12 An integrated, cross-site approach has been »» Key site features retained and enhanced. adopted for the outline masterplan ensuring a »» Oak Lane, Cucumber Lane, parish boundary and good distribution of open spaces and landscape trees and hedgerows. across the Garden Neighbourhood. The close »» Green links for walking and cycling. relationship between the landscape framework and proposed residential parcels will ensure that »» Local connections to promote healthy choices and support activity. spaces are fronted by development and well overlooked and safer as a result. »» Tree lined streets, spaces and places. »» Formal and informal recreation provision. 4.13 Key site features, hedgerows, watercourses »» Integrated SUDs with drainage provision. and woodland will be retained as part of »» Biodiversity and habitat creation. the landscape framework. This includes a meaningful recognition of the parish boundary Larger play space forming part of a linear park fronted which is incorporated as part of a linear park. by housing The interconnected framework provides looped walking and cycle routes around the Garden Neighbourhood, contributing to a healthier lifestyle through facilitating opportunities to walk and cycle.

Proposed Garden Neighbourhood - Masterplan Report 21 BECCLES AND WORLINGHAM: Beccles Southern Relief Road

Primary Street

Secondary Street

Access to employment

Possible bus gate

Existing Cucumber Lane retained

Existing Oak Tree Lane retained

Green Routes

Public Rights of Way

Existing Cycle routes

Walking isochrones

MovementFIGURE 5: and Access

Ellough Road Country

Green Buffer Between Housing Park

Primary School

Sports and Neighbourhood Community Leisure Employment Equipped Area Hub for Play

Allotments

m 400

m 800

22 Movement and Access

4.16 Easy and convenient movement and access 4.19 There is potential for a bus gate to be introduced to and around the Garden Neighbourhood will at Cucumber Lane to allow an extension of also make it an attractive and usable place. existing services through the site, but preventing All vehicular access to the residential parcels general vehicular access. and mixed-use local centre will be taken from the Southern Relief Road. A primary street 4.20 In summary: will be established through the site, along Trees planted along a primary street the easement of the water pipe that runs »» Easy, safe and convenient access and through the site. It is not possible to construct movement will be a feature of the Garden development over the waterpipe easement, but Neighbourhood. a street would still allow unfettered maintenance »» Primary Street – primary access from southern access as required. relief road aligned along the waterpipe easement. 4.17 The primary street will be designed to »» Secondary streets – local access to residential accommodate street tree planting, wide parcels. footpaths and cycleways, as well as potential »» Green linkages for pedestrians and cyclists to bus stops. It will be a multi-use street and not link into surrounding networks. just a tarmacked traffic conduit. Secondary »» Bus gate potential with extra patronage residential streets and lanes will link into the supporting existing bus services. primary street giving access to the residential »» Importance of streets as tree lined spaces, not Carefully detailed secondary street parcels. traffic conduits. »» Streets, green linkages, cycleways and 4.18 Footpaths and cycleways will be a key feature of footpaths will be fronted onto and overlooked by the layout of the Garden Neighbourhood linking adjoining development. into the surrounding network of footpaths and rights of way. This will provide a choice of different modes for people wanting to access the primary school and other local facilities rather than being reliant on the car only. The central location of these facilities will be critical to the design and layout of the Garden Neighbourhood. On-street parking provided as part of the wider street scene

Proposed Garden Neighbourhood - Masterplan Report 23 BECCLES AND WORLINGHAM: Cucumber Lane looking north

24 5.0 Delivery Considerations

Community Facilities From Policy to Implementation

5.1 The implementation phase of the strategy for 5.4 The Local Planning Authority has to address 5.6 In order for the whole new community to be this site is potentially the most complex part and a series of issues in its negotiations with the sustainable and to avoid undue pressures the stage at which the aspirations for the design land owners on the form and content of any on existing facilities and their dependent and layout of the Garden Neighbourhood may planning applications and must be robust communities, the new development must not be achieved. in defence of those that are necessary to include a range of new services and facilities the proper planning and development of the that will include: 5.2 The draft policy and reasoned justification for Garden Neighbourhood. This will require direct the Garden Neighbourhood shows a desire involvement in the negotiation of aspects »» Primary school for a comprehensive design that places the of the development before and during the »» Employment land components of development in the optimum determination of any planning applications and »» Local centre subsequent S106 and other similar agreements. locations for their social and economic »» Pre-school(s) sustainability, ensures the most appropriate »» Formal sports and play facilities network of connections with the existing urban 5.5 In the main, these issues relate to the need »» Wider landscape and open space framework area and aims to realise benefits not only for the for each ownership parcel of land to support new residents and employees but also for the the development of the others, and to avoid wider community. These aims are articulated unreasonable prejudice to the development of 5.7 These must be placed in locations and on through the outline masterplan for the Garden the whole. The key areas in need of particular land that are most advantageous for their Neighbourhood. consideration are: requirements and be accessible to both the new community of the Garden Neighbourhood » including the primary and existing communities in Beccles and 5.3 Delivery of this vision is made complex by the » Community facilities division of the site into different land ownerships, school, employment land, local centre, formal Worlingham. sports and play provision and wider landscape and with owners’ different levels of commitment framework. to integrated and comprehensive development, 5.8 For the Primary School, the site should be at » for public transport, pedestrians, least 2.2 hectares in area, be a regular shape, and with land parcels that have different access » Access cyclists, car drivers and other vehicles. and timing potential. be unencumbered by wayleaves for utilities » – gas, water, foul or public rights of way, and be accessible to » Utilities and services and surface water drainage, broadband and the whole of the new community such that electricity. trips to and from school are not reliant on cars, and promote active modes (walking and cycling) using safe, segregated routes. These Cucumber Lane looking north requirements place significant limitations on location and configuration.

Proposed Garden Neighbourhood - Masterplan Report 25 BECCLES AND WORLINGHAM: Site Access

5.9 Employment land must be accessible from the 5.12 General open space must serve the needs of a 5.14 Despite the current investment in a new relief main road network and will gain commercial diverse range of users and will include informal road to the south of the development area, advantage from proximity to other employment and incidental areas of open space within access to the proposed development site is areas where business services and supply residential areas, play areas (with varying levels constrained: chains may already be in place. of play equipment), allotments, formal parks, and extended green routes for exercise and • Access from Ellough Road must not lead to 5.10 The Local Centre must be accessible to the dog-walking. General requirements and quanta significant additional traffic impacts on existing new community and could serve the local are determined by existing adopted policies and communities and the town centre. requirements of existing residents in a part of other national and local standards. • Connection points to the new relief road will be the urban area poorly served at present. At the limited in number and are made more complex same time, and for sound commercial reasons, 5.13 In each case, care has been taken through by the elevated nature of the road, set some 3m it is advantageous for the Local Centre to be assessment of needs and consideration of above existing land levels. accessible to and visible to passing trade on location, configuration, access and connection • All other accesses will be restricted to walking the new relief road, and well located in relation to identify the optimum location for each within and cycling. to existing and future areas of employment the overall development area. There is a full because it is most likely to be workers who will justification for these locations and they are 5.15 It is imperative therefore that the street support any local centre facilities during the shown clearly in the outline masterplan. As a network within the whole development area working day. result, any variation that is sought must be fully is interconnected and that this is achieved justified, not only in terms of the particular use, without prejudice to land ownership or to 5.11 Sports facilities, particularly outdoor areas, have but in terms of the relationship with all other development timing. Landowners will be similar needs to the Primary School in terms of elements of the overall development: expected to enter into an agreement with the configuration, but less frequent use means that Local Planning Authority to make provision their locational requirements are less precise »» Land use relationships for connections across boundaries, to do so and they may be more peripheral to the main »» Configuration and topography without seeking commercial gain (since all such development area. »» Landscape access connections are considered by the »» Access Local Planning Authority to be reciprocal), and to not seek to frustrate such provision during the »» Connections implementation process. This will be expected »» Timing of delivery to be agreed in parallel to any S106 agreement that will accompany a planning permission.

26 Utilities

5.16 All planning permissions for development 5.18 A similar position pertains in respect of utilities. 5.20 It is recognised that provision for the of the land will include “Grampian-style” On the basis of current knowledge, the main whole development area may require early conditions that will require access across point of connection with existing electricity, development to make provision for greater development land to adjoining boundaries gas, potable water and sewerage is in Ellough capacity than any one land parcel may require by date or by a development threshold of Road at the southern extent of the existing built and may therefore incur additional cost. The units occupied. This is necessary to meet up area. The most efficient and cost-effective Local Planning Authority will expect landowners the accessibility requirements of the non- way of servicing all of the development on the to work together to agree the apportionment of residential components of the new community whole site is to make connections to existing costs. In the event that this does not occur, the set out above, and for the integrated and infrastructure in this location. This will require Local Planning Authority will seek independent comprehensive development of the new connections across boundaries to serve one cost advice and will thereafter apportion costs, community as a whole. land parcel across another. including the costs of obtaining advice and administering the process, in subsequent S106 5.17 Failure to include such provision may result 5.19 Landowners will be expected to enter into Agreements. in a refusal of planning permission, and any an agreement with the Local Planning frustration of delivery will be taken into account Authority to make provision for connections 5.21 All planning permissions for development of the in the determination of subsequent Reserved across boundaries, to do so without seeking land will include “Grampian-style” conditions Matters approvals. commercial gain, and to not seek to frustrate that will require utility routes and connections such provision during the implementation across development land to adjoining process. This will be expected to be agreed in boundaries by date or by a development principle in parallel to any S106 agreement that threshold of units occupied. This is necessary will accompany a planning permission. to meet the servicing requirements of the whole development, and for the integrated and comprehensive development of the new community as a whole.

Proposed Garden Neighbourhood - Masterplan Report 27 BECCLES AND WORLINGHAM: davidlock.com