Design and Access Statement Contents

Introduction Purpose of the Document 01 Description of the Application 02 Site Location and Context 03 Background to the Application 04 Analysis Site Context 05 Site Constraints 05 Views of Site and Surrounding Area 07 Design Development Vision 12 Development Process 13 Development Options 14 Proposed Scheme 19 Illustrative Masterplan 20 Design Statement Use 22 Amount 22 Scale 22 Layout 23 Indicative Appearance and Materials 24 Infrastructure Landscaping 27 Sustainability 36 Access Statement 37 Proposed Development

Application Summary Plan 38

Design and Access Statement Page 03 Contents Purpose of the Document

This Design and Access Statement has been prepared on behalf of the applicant, Gateway 14 Limited, and Jaynic Properties Limited in support of a hybrid planning application for the development of the site known as Gateway 14, , .

This document considers the existing site analysis and site influences. It sets out the design development of the site, reviewing the options considered and the issues associated with the site that has led to the submitted scheme.

The issues considered in the document include the details of the proposed framework landscaping, road infrastructure and ground remodelling works, and scale parameters for future buildings. Detail site layouts, design of buildings, design of the on plot landscaping, appearance and materials will be subject to separate Reserved Matters applications. We have developed a separate Design Code document which indicates how these elements will be developed when specific plots are brought forward for planning permission.

Please note that although diagrams are included in the document, they are not to scale.

This statement accords with the national information requirements set out in the National Planning Practice Guidance and the form and content of Design and Access Statements which are prescribed by the Town & Country Planning (Development Management Procedure) () Order 2015.

Site Locality

Design and Access Statement Page 01 Introduction 0 25 50 100 200m

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Status PLANNING Description of the Application APPROVAL N 0 25 50 100 200m The Application is for part Full Planning Permission (with full details Scale 1 : 2500 Legend Status provided of ground remodelling, the installation of the framework Application boundary PLANNING Extent of outline application APPROVAL N landscaping and the road, cycleway and footpath network) and part Extent of detailed application Overlap of detailed and outline applications Outline Planning Permission (with all matters reserved except access). Legend Area subject to discussion with Network Rail Application boundary The description of the Proposed Development (the “Proposed Final route of footpath diversion and drain Extent of outline application Development”) is set out below: run to be subject to planning condition Extent of detailed application * Gateway signage - design to be subject to Overlap of detailed and outline applications planning condition Area subject to discussion with Network Rail Final route of footpath diversion and drain run to be subject to planning condition

* Gateway signage - design to be subject to Hybrid planning application for the phased 34employment-led f i s h i n g p o n d s planning condition redevelopment of Land at Mill Lane, Stowmarket (Gateway 14) including: 34 3 m high palisade f i s h i n g p o n d s fence to close off 35 underpass to A14 3 m high palisade 36 fence to close off 35 i) Full Planning Permission for Site Enabling Works Phase comprising underpass to A14 36 site enabling works, ground remodelling, utility diversions,37 installation 36 37 36 of framework landscaping,37 diversion of existing public38 rights of way 37 38

38 and creation of new footpath38 links, installation of primary substation, 39 39 f a r m l a n d f a r m l a n d 39 highways works including39 stopping up of Mill Lane, new all modes 40 40 link from the A1120 Cedars40 Link to Mill Lane, new footway/ cycleway 41 40 over the existing A112041 overbridge, installation of toucan crossing 42 f a r m l a n d

A 1 4 on the A1120 Cedars42 Link, footpath connection to the Gipping Valley 43 f a r m l a n d Way, foul and surface water drainage infrastructure and outfalls and A 1 4 associated works;43 44 45

ii) Outline Planning44 Permission with all matters reserved (except for Telegraph Pole access) for the erection of buildings comprising employment and 41 * * C l a m p F a r m B a r n Gateway Road 46 commercial 45use, open space and landscaping, car and cycle 40

R i v e r G i p p i n g

parking, highway works, and other associated works. Telegraph Pole 41 * C l a m p F a r m B a r n 39 * 38 47 Gateway Road 37 sub-station 46 36 The Application Summary Plan included opposite indicates the areas 35 34 40 Gateway Drive 33

which are the subject of the detailed and outline planning application. 32 R i v e r G i p p i n g There is an area of overlap which accommodates any temporary 39 31 38 30 47 47 29 earthworks required to support the infrastructure landscaping until the 37 sub-station 28 P05 APPLICATION OVERLAP ADDED 12/01/21 CAP P04 NOTES REVISED 06/01/21 CAP 27 P03 PLANNING BOUNDARY, APPLICATION 21/12/20 CAP 36 AREAS AND NOTES REVISED final development plateaus are established. P02 HATCHING ADDED TO CLARIFY EXTENT OF 14/12/20 CAP 35 26 APPLICATIONS 46 P01 LOGO UPDATED 21/10/20 DHW Gateway Boulevard 34 25 No Revision Date Inits Gateway Drive 33 r a i l w a y l i n e Job 45 The application is accompanied by an Environmental Statement. 32 31 44 Drawing APPLICATION SUMMARY PLAN 30* 47 4329 * 28 P05 APPLICATION OVERLAP ADDED 12/01/21 CAP Client 42 P04 NOTES REVISED 06/01/21 CAP 27 P03 PLANNING BOUNDARY, APPLICATION 21/12/20 CAP AREAS AND NOTES REVISED P02 HATCHING ADDED TO CLARIFY EXTENT OF 14/12/20 CAP 41 26 APPLICATIONS 46 P01 LOGO UPDATED 21/10/20 DHW Gateway Boulevard FRANK 25 No Revision Date Inits r e s i d e n t i a l r a i l w a y l i n e 40 Job 45 A 1 1 2 0 39 SHAW

38 44 r e t a i l 37 Drawing ASSOCIATES

36 APPLICATION SUMMARY PLAN * i n d u s t r i a l 43 LIMITED 35 * Client 34 42 A R C H I T E C T S 33 32 31 Penmore House Hasland Chesterfield Derbyshire S41 0SJ Tel 01246 233255 www.frankshawassociates.co.uk 41 30 29 Scale Drawn/Checked r a i l w a y l i n e 28 FRANK 1 : 2500@A1 KJL r e s i d e n t i a l Job No Date 20012 40 01/10/20 A 1 1 2 0 Drawing Number Rev 39 SHAW 20012-FSA-XX-XX-DR-A-0107 P05

38 Application Summary Plan

r e t a i l 37 ASSOCIATES

36 Design and Access Statement i n d u s t r i a l LIMITED 35 Page 02

34 Introduction A R C H I T E C T S 33 32 31 Penmore House Hasland Chesterfield Derbyshire S41 0SJ 30 Tel 01246 233255 www.frankshawassociates.co.uk 29 Scale Drawn/Checked r a i l w a y l i n e 28 1 : 2500@A1 KJL Job No Date 20012 01/10/20 Drawing Number Rev 20012-FSA-XX-XX-DR-A-0107 P05 Site Location and Context

The Gateway 14 site is situated approximately midway between and Bury St Edmunds, on the southeast edge of Stowmarket and falls in the Mid-Suffolk District Council area of Creeting Saint Peter (or West Creeting). The site is designated as employment land within the adopted Stowmarket Area Action Plan (2013). The Mill Lane Development Brief (2014) also provides detailed guidance on development of the site. Furthermore, the emerging Joint Local Plan also allocates the site for employment led development.

There have been two previous applications which are still valid ref 1582/17 and 0371-15. This is one coherent application for the whole site

The site currently consists of agricultural land, and is 67.13 ha, 165.9 acres in size, including existing roads.

There are a number of bus services passing near the site, the closest being located on Gun Cotton Way adjacent to Tesco, and on Needham Road (B1113). These link to Stowmarket towncentre, Ipswich and Bury St Edmunds and surrounding villages.

Site Location

Design and Access Statement Page 03 Introduction Background to the Application

National Planning Policy An area of the site to the south east is within a Minerals Consultation The National Planning Policy Framework (2019) (NPPF) is a material Area as identified within the Suffolk Minerals and Waste Plan. consideration in the determination of planning applications. It sets out the Government’s overarching planning policies for England and how Emerging Development Plan they are to be applied. The NPPF was last updated in February 2019 Paragraph 48 of the revised NPPF (2019) states that decision makers and is supported by Planning Policy Guidance (PPG), which provides may give weight to relevant policies in emerging plans according to further detail, clarification and guidance on national policy contained the stage of preparation; the extent to which there are unresolved within the NPPF. objections to relevant policies; and the degree of consistency of the relevant policies to the NPPF. The Adopted Development Plan Section 38(6) of the Planning and Compulsory Purchase Act (2004) Draft Joint Local Plan outlines that planning applications should be determined in accordance Babergh and Mid-Suffolk Council are currently preparing a New Joint with the Development Plan unless material considerations indicate Local Plan. The Preferred Options iteration of the Plan underwent otherwise. Regulation 18 Consultation between 22nd July and 30th September 2019. The New Local Plan will supersede the SAAP and Mill Lane The adopted Development Plan for the Site comprises the following: Development Brief once adopted. Currently the Plan is at an early stage • Saved Policies of the Local Plan (1998) and carries limited weight in planning decision making. SAAP Adopted Area Allocation Phase 1 Site Location Plan • Mid Suffolk Core Strategy (2012) The Draft Local Plan was published for Regulation 19 Consultation on • Stowmarket Area Action Plan (SAAP) (2013) 12th November 2020 with the consultation running until 24th December 2020 and includes an updated site allocation for the site: The above Development Plan documents are supported by LA044 – Allocation: Land at Mill Lane, Stowmarket Size of site – 52ha A Supplementary Planning Documents (“SPDs”). SPD’s relevant to the combination of Employment, Open Space, Leisure and Recreation Land site include the Mill Lane Development Brief (2014) which provides Use (with associated infrastructure). detailed guidance on development of the Gateway 14 site. Planning History Site Designations The site benefits from two extant permissions to redevelop the site The Site benefits from a Site Allocation within the Stowmarket Area for employment development which are summarised below. These Action Plan (SAAP). Policy SAAP 7.9 is the adopted site allocation which permissions cover the full extent of the site and each relate to a part states: of the site; known as ‘Phase 1’ and ‘Phase 2’ which cover the southern “The site alongside the A1120 shown as the ‘Stowmarket Business and and northern area of the site respectively. Enterprise Park’ in Map 7.2 and 7.3, is allocated for employment use (expected to be predominantly port related as indicated below), and Phase 1 Consent: open space, leisure and recreation. Other uses including Sui Generis The Phase 1 site comprises 58 ha of agricultural land. It is bounded by Use and those within Use Class D commonly found on business parks the A1120 to the east, Mill Lane to the north, Mill Lane and Clamp Farm will be considered.” to the east and the London to Norwich railway line to the south, and is the subject of a hybrid planning permission (ref: 0371/15) granted on 20 Phase 2 Site Location Plan SAAP Policy 7.10 requires a Development Brief to be prepared for June 2018. the site. As such the Mill Lane Development Brief (DB) for the Site was prepared and adopted in 2014. The Development Brief contains Phase 2 Consent: detailed guidance regarding the development of the Site for employment The Phase 2 Site comprises circa 23 ha of agricultural land. It is bounded development in accordance with the SAAP policies. by the A14 to the north, the A1120 to the west and Mill Lane to the south, and is the subject of an outline planning permission (ref.1582/17) The Areas of the Site to the east and south are within Flood Zone 3. Phase 1 site lies to the south.

The Site is not within a Conservation Area however, there are a number of heritage assets in the vicinity.

Design and Access Statement Page 04 Introduction Site Context

Gateway 14 consists primarily of agricultural land and is bounded by the A14 trunk road to the north-east, the Clamp Farm Barn properties to the south-east, the London to Norwich railway line to the south-west and the A1120 to the north-west.

Beyond its immediate context the site is bounded by the main body of Stowmarket to the north-west (a mix of residential, commercial/ industrial and amenity uses), further agricultural land to the north-east and south-east and industrial use (Muntons) to the south-west.

The A14 trunk road links the Midlands with the Suffolk port of Felixstowe approximately 35 km away. The A1120 links the site to the A14 and various roads in to Stowmarket. The railway line is served by inter city (London to Norwich) and local services, with Stowmarket station approximately 2.5 km from the site.

Site Constraints

There are a number of constraints on the site, these are detailed on the drawing 20012-FSA-XX-ZZ-DR-A-0102, Existing Site Constraints Plan, included within the application. These constraints include:

Highways and Footpaths Mill Lane runs through the site in an approximately south-east direction through the site. To the west this links to the residential area via a bridge over the A1120. To the east Mill Lane leads to the Clamp Farm Barn properties. A private road leads off Mill Lane to Creeting lakes fisheries. A public footpath runs from Mill Lane to the north-east corner of the Gateway 14 site, where it then continues along the side of the A14.

Infrastructure Services The site is crossed by above ground HV power cables running north/ south. A water main runs east/west through the site. Other services run along Mill Lane.

Surface Water Drainage There are a number of drainage ditches on the site, these run to the River Gipping or the brook along the north-east boundary.

The Railway There is a 10 m wide service easement relating to the railway, running along the south-west boundary.

Site Context Analysis

Design and Access Statement Page 05 Analysis 0 25 50 100 200m

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Status FOR INFORMATION N

Illustrative only -

NOT for approval 0 25 50 100 200m Historic Environment Scale 1 : 2500 Legend Status HV electrical cable There are some indications of historic archaeologically sensitivedrainage ditch FOR Water main INFORMATION N areas, that will need to be identified and recorded, please see the BT cable submitted Heritage Impact Assessment and archaeology section of Flood zone 2 Flood zone 3 Illustrative only - thef i s h i nEnvironmental g p o n d s Statement for more details. Adopted highway The Site is not within a Conservation Area however, there are a Archaeological investigation area NOT for approval w o o d l a n d Existing public footpath Legend number of heritage assets in the vicinity including The Clamp (Clamp Proposed public footpath HV electrical cable drainage ditch Farmhouse) (Grade II), Clamp Cottages (Howe Farm) (Grade II), Willow Listed building Water main Contours denote +/- 500 mm change in level BT cable Green Farmhouse, PoundE Road, Creeting St Peter (Grade II), Glebe Flood zone 2 Flood zone 3 House, The Lane, CreetingUnderpass Stto A14 Peter (Grade II), St Peter’s Church, f i s h i n g p o n d s Adopted highway blocked up and 3m high Archaeological investigation area

security fence installed w o o d l a n d Creeting St Peter (Grade I), Creeting Hall, Mill Lane (Grade II*), Badley Existing public footpath water easement f a r m l a n d Proposed public footpath Mill House, Stowmarket Road (Grade II), The Woodlands (Woodlands Listed building Contours denote +/- 500 mm change in level Farm), Stowmarket Road (Grade II), Sheepcote Hall, Creeting Road E f a r m l a n d Underpass to A14 blocked up and 3m high East (Grade II) and Badley Church Green Conservation Area. ditch drainage security fence installed

water easement f a r m l a n d f a r m l a n d f a r m l a n d

TopographyA 1 4 drainage ditch f a r m l a n d drainage ditch drainage

f a r m l a n d The levels vary by circa 20 m across the site; formation of development f a r m l a n d public footpath

plateaus will allow economic development of the site. This will create A 1 4 drainage ditch Vehicle access required landscaped embankments around the site for visual and ecological via adopted road. public footpath Maximum 100m from BT service A1120 to this point Vehicle access required enhancement. Drainage channel (arrow D via adopted road. indicates flow direction) Maximum 100m from BT service A1120 to this point

Telegraph Pole Drainage channel (arrow D * C l a m p F a r m B a r n indicates flow direction) Telegraph Pole C l a m p F a r m B a r n Flood Risk M I L L L A N E * The southeast part of the site is within the River Gipping flood plain, this M I L L L A N E

R i v e r G i p p i n g

area will be undeveloped. R i v e r G i p p i n g HV overhead power lines HV overhead power lines f a r m l a n d f a r m l a n d Drainage channel (arrow f a r m l a n d indicates flow direction) Drainage channel (arrow Proposed mound to Ecology f a r shieldm l a sensitive n d views indicates flow direction) Proposed mound to from listed buildings An ecological assessment of the site will be carried out, with the shield sensitive views M I L L L A N E towards development site from listed buildings HV overhead power lines aspiration that a 10% biodiversity improvementM I L L L A N E will be achieved on the towards development site Proposed public footpath

HV overhead power lines completed development. Proposed public footpath P03 ECOLOGY CLEARANCE ZONE OMITTED 12/01/21 CAP P02 PLANNING BOUNDARY ADDED, NOTES 21/12/20 CAP C REVISED P01 STATUS REVISED, NOTE AND ADDITIONAL 14/12/20 CAP B ARCHAEOLOGICAL INVESTIGATION AREAS Drainage channel (arrow ADDED, OWNERSHIP BOUNDARY COLOUR All of the above issues are discussed in more detail in the relevant REVISED indicates flow direction) No Revision Date Inits Exact location of footpath P03 ECOLOGY CLEARANCE ZONE OMITTED 12/01/21 CAP / access TBC P02 PLANNINGr a i l w a y BOUNDARY l i n e ADDED, NOTES 21/12/20 CAP Job supporting documents that are submitted with this application. C REVISED A P01 STATUS REVISED, NOTE AND ADDITIONAL 14/12/20 CAP B f a r m l a n d ARCHAEOLOGICAL INVESTIGATION AREAS ADDED, OWNERSHIP BOUNDARY COLOUR Drawing Drainage channel (arrow REVISED indicates flow direction) No Revision Date Inits EXISTING SITE CONSTRAINTS PLAN Exact location of footpath / access TBC r a i l w a y l i n e Job Client A railway easement (shown hatched) f a r m l a n d Drawing EXISTING SITE CONSTRAINTS PLAN FRANK r e s i d e n t i a l

A 1 1 2 0 Client SHAW

railway easement (shown hatched) r e t a i l ASSOCIATES HV overhead power lines i n d u s t r i a l FRANK LIMITED r e s i d e n t i a l HV overhead power lines A R C H I T E C T S A 1 1 2 0

SHAW Penmore House Hasland Chesterfield Derbyshire S41 0SJ Tel 01246 233255 www.frankshawassociates.co.uk

Scale Drawn/Checked r a i l w a y l i n e 1 : 2500@A1 CAP Job No Date r e t a i l railway easement (shown hatched) ASSOCIATES 20012 27/11/20 Drawing Number Rev i n d u s t r i a l HV overhead power lines 20012-FSA-XX-XX-DR-A-0102 P03 Existing Site Constraints Plan LIMITED HV overhead power lines A R C H I T E C T S

Penmore House Hasland Chesterfield Derbyshire S41 0SJ Design and Access Statement Tel 01246 233255 www.frankshawassociates.co.uk PageScale 06 Drawn/Checked r a i l w a y l i n e Analysis 1 : 2500@A1 CAP railway easement (shown hatched) Job No Date 20012 27/11/20 Drawing Number Rev 20012-FSA-XX-XX-DR-A-0102 P03 Views of Site and Surrounding Area

Aerial view from the north looking towards the River Gipping and Muntons Aerial view from the east looking towards Stowmarket

Aerial view from the south looking towards Stowmarket and Creeting St Peter Aerial view from the west looking towards the Clamp Farm Barn properties

Design and Access Statement Page 07 Analysis Views of Site and Surrounding Area

View across site from A1120 railway bridge towards Clamp Farm Barn properties View 4 - View towards the site from roundabout on A1120

View across site from A1120, south-west of roundabout, towards Clamp Farm Barn properties View 5 - View towards the retail park from roundabout on A1120

View along Mill Land towards Clamp Farm Barn properties

Design and Access Statement Page 08 Analysis Views of Site and Surrounding Area

View across site from Mill Lane towards Muntons View 9 - View from roundabout along A1120 towards A14

View across site from Mill Lane towards A14 View 10 - View from roundabout along A1120 away from A14

View across site from north-east corner towards Stowmarket

Design and Access Statement Page 09 Analysis Views of Site and Surrounding Area

View across site from north-east corner towards Muntons View 14 - View from Mill Lane road bridge along A1120 towards A14

View across site from Clamp Farm Barn properties towards Muntons View 15 - View from Mill Lane road bridge along A1120 towards roundabout

View along railway and south-west boundary and across site

Design and Access Statement Page 10 Analysis Views of Site and Surrounding Area

View 16 - View along field boundary with the Clamp Farm Barn properties View 19 - View over flood plain and River Gipping View 21 - View along Mill Lane towards the site

View 17 - View from railway line towards the Clamp Farm Barn properties View 20 - View towards Muntons View 22 - View along Mill Lane towards Stowmarket

View 18 - Panorama across site from northern boundary

Design and Access Statement Page 11 Analysis Vision

Following the context and site analysis, and consideration for the Client’s aspirations for the site, a series of design goals were established for the masterplan:

Opportunity To create a Business and Enterprise park with a mix of uses including business, logistics and commercial accommodation, including an ‘Innovation Centre’ focused on research and development uses, and encourage significant investment into the area.

Employment To generate significant employment for the locality. It is estimated that approximately 3,000 direct full time equivalent jobs and a further 1,500 ‘indirect’ jobs could be created as a result of the development.

Identity Create an attractive and legible layout with high quality buildings and features to create a unique sense of place and pleasant working environment.

Movement Enhance the permeability and accessibility of the site though a new pedestrian and cycle route from Cedars Park across the A1120 to the site and eventually to Gipping Valley Way, and the addition of a Toucan crossing south of the roundabout on Gun Cotton Way.

Landscape Establish a strong landscape and ecological framework across the site with buildings set within boundaries of native planting with ornamental features.

Sustainability Create flexible building plots within a high quality employment environment. Sustainability to be achieved through improved biodiversity and the use of sustainable drainage, together with low carbon technologies to create an exemplar site.

Design and Access Statement Page 12 Design Development Development Process

The development concept for the site has evolved over time, through a design process that has sought to consider and respond to property agent advice, and the views of the Client and their technical team.

A regular series of meetings have been held with Mid-Suffolk District Council, as well as engagement with Suffolk County Council and Highways England. A process of community consultation has also been carried out which has involved writing to local residents and a range of stakeholders, running an online consultation, issuing information to the local media, and holding online/ in person meetings with Stowmarket Town Council, Creeting St Peter Parish Council, local residents and immediate neighbours to the site. Please see the statement of Community Consultation prepared by Yellobelly for more details.

The development process began with a detailed study of the site and its surroundings in order to determine the constraints as outlined above and the development of the Masterplan Concept Diagram.

This led to a series of masterplan iterations, each being informed by the input received at each stage in the information gathering and evaluation process. In this way, it has been ensured that the indicative masterplan proposals have always been as robust as possible at each point in the process.

Masterplan Concept Diagram

Design and Access Statement Page 13 Design Development Development Options

Preliminary consideration of the commercial aspirations for Gateway 14 added to initial site analysis led to the development of the first masterplan for the site, see Development Diagram 1. The key aspects of this first pass at a masterplan are: • Two access points off the A1120, both providing an in/ out for vehicles • A new road route to the Clamp Farm Barn properties • Maintain a footpath to the Clamp Farm Barn properties and to the footpath in the north-east corner • Create a road layout which allows areas to be sub-divided; allowing the developments to accommodate a range of building sizes • Provide a significant amount of landscaping around the perimeter of the site to mitigate the impact of the development on views across the site • Identify the area south of the Clamp Farm Barn properties as the zone for ponds/ water features which will facilitate sustainable drainage • Consider the impact of the development on the area of meadows to the south and in particular the fact that a significant part of this area floods • Mitigate impacts on the Clamp Farm Barn properties by introducing a no-build zone • Protect and enhance identified areas of ecological interest

Development Diagram 1

Design and Access Statement Page 14 Design Development Development Options

The masterplan developed gradually. Development Diagram 2, starts to identify how the site may be zoned for different uses. The areas coloured light blue are industrial and logistic employment zones. The pink area is the Innovation Hub (office type buildings promoting laboratory and R and D companies), while the yellow area was proposed as a roadside/ retail/ amenity area for the rest of the site.

Development Diagram 2

Design and Access Statement Page 15 Design Development Development Options

The masterplan continued to evolve in small considered steps as a result of consultation with the planning department and Suffolk County Council highways, as technical issues were identified and resolved, and in response to public consultation. Development Diagram 3, illustrates this evolution, with the key changes being: • Simplification of the new road network, with a more direct connection to the Clamp Farm Barn properties • Provision of a footpath link to the River Gipping • Evolved design for the ponds/ water features south of the Clamp Farm Barn properties. • Location of the Innovation Hub as the gateway area on arriving at the Park off the A1120 • Location of the roadside/ retail/ amenity area adjacent to the A14 junction • Modification of the vehicle access to the roadside/ retail/ amenity area such that it is vehicles in only

Development Diagram 3

Design and Access Statement Page 16 Design Development Development Options

To test how well this developing masterplan works in terms of providing flexibility for a range of different building types and sizes two indicative masterplans were developed: Development Diagram 4 (opposite) and Development Diagram 5 (on the following page). These layouts confirm that this stage of the Gateway 14 masterplan has the flexibility to accommodate industrial and logistics units ranging from 30,000 sq ft up to 1,000,000 sq ft. In addition, it provides 180,000 sq ft of office space plus a range of amenity uses such as drive-thrus and a public house. These two Indicative masterplans were the layouts presented during the public consultation process. The key feature of Development Diagram 4 is that it illustrates how two large logistics units could be accommodated on the site.

Development Diagram 4

Design and Access Statement Page 17 Design Development Development Options

Development Diagram 5 is a more balanced solution with a single large logistics unit and a variety of small to medium size industrial/ logistics units. This iteration shows the retail offer being significantly increased.

Development Diagram 5

Design and Access Statement Page 18 Design Development