Land south and east of Adastral Park Suffolk
Design and Access Statement (DAS)
March 2017 THE SITE
ADASTRAL BUSINESS PARK CONTENTS
1. INTRODUCTION 4. INVOLVEMENT AND EVALUATION 80 –– Secondary local centre 04 Introduction 50 Stakeholder and community engagement 82 –– A12 gateway 08 Site location 52 Masterplan response to the first consultation 84 –– Northern Quadrant node 56 Masterplan response to the second consultation 85 –– General guidelines 2. ASSESSMENT • ii. Edge Treatments 12 Historic context - evolution and growth 5. DESIGN AND PLACE-MAKING 86 –– Character banding plan 14 Landscape and visual context 60 Introduction to the section 87 –– Main green infrastructure edge 17 Ecological context 62 Illustrative Framework Plan a. Central b. Northern 18 Transport and movement context Green infrastructure c. Southern 22 Surrounding land uses 64 • i. Overall approach 24 Surrounding facilities 65 • ii. Play approach 90 –– North eastern edge 26 Surrounding facilities 66 • iii. Main green infrastructure area 91 –– South eastern corner 28 Townscape analysis 67 –– The lake 92 –– Ipswich Road edge 38 Density analysis 70 –– Lowland heath 93 –– Valley corridor 40 Site features 72 –– Woodland 94 –– Adastral Business Park 74 • iv. Heritage Park 3. VISION AND DESIGN PRINCIPLES Built form 6. ACCESS & MOVEMENT 44 Vision statement • i. The Boulevard 98 Access & Movement 46 Design principles 77 –– Character banding plan 78 –– Primary local centre
Land south and east of Adastral Park 3 Section 1 INTRODUCTION
This section sets out the description of the development, the purpose and structure of the document and an introduction to the site and its location.
4 Land south and east of Adastral Park Land south and east of Adastral Park 5 INTRODUCTION
BACKGROUND DEVELOPMENT DESCRIPTION CONTENTS AND STRUCTURE The proposal comprises an outline This Design and Access Statement has Land south and east of Adastral Park planning application for up to 2,000 been structured as follows: dwellings, an employment area of c0.6ha provides a significant opportunity to Section 2. Assessment - this provides an (use Class B1), primary local centre analysis of the strategic and site based deliver a new, sustainable and high quality (comprising use Classes A1, A2, A3, A4, context. residential led mixed use development. A5, B1, C3, D1 and D2), secondary centre (comprising possible use Classes A1, A3, Section 3. Vision and design principles A5 and D2), a school, green infrastructure - this section sets out CLL’s and CEG’s The area of the development site is identified in (including Suitable Accessible Natural vision for the site and the key design the Suffolk Coastal District Core Strategy and Green Space (SANGS), outdoor play areas, principles that convey how this vision can sports ground and allotments/community be delivered spatially. Development Management Policies Local Plan, orchards), public footpaths and cycleways, Section 4. Involvement and evaluation vehicle accesses and associated which was adopted in July 2013. The plan confirms - this provides an explanation of the infrastructure. that at least 7,900 new homes will be required consultation process, which has informed the design. across the District up to 2027, and states a “single DOCUMENT PURPOSE Section 5. Design and place-making - this This document comprises the Design and allocation of 2,000 new homes is identified east provides details of the design including Access Statement (DAS), one of a suite further information relating to the green of the A12 at Martlesham to the south and east of documents that has been submitted in infrastructure and the built form. of Adastral Park” (Strategic Policy SP20). support of the outline application for the site. It has been prepared for Carlyle Land Limited (CLL) and Commercial Estates Group (CEG) in close liaison with Suffolk Coastal District Council (SCDC). Throughout the process, CLL and CEG and their design / technical team have also liaised closely with key stakeholders, including the local community.
6 Land south and east of Adastral Park A134
A12 A143
A140
Bury St. Edmunds
A14
A134 Stowmarket A12
Needham Market
Woodbridge
Ipswich
Sudbury A12 River Deben A14
River Orwell Felixstowe A131 River Stow
A120 Harwick
Site location Colchester
Land south and east of Adastral Park 7 SITE LOCATION
The site is located to the east of the urban area SITE LOCATION SITE DESCRIPTION of Ipswich and the nearby neighbourhoods of The site lies to the east of the A12, which The site covers an area of approximately is a main north-south route. To the south, 113 hectares and comprises, in the main, a Martlesham Heath and Kesgrave. It also lies to the A12 joins the A14 which runs along quarry for sand and gravel extraction and the east of the A12 and directly adjacent to the BT the southern edge of Ipswich, providing agricultural fields. a key east to west route to the rest of The site itself is generally flat, with a Adastral Business Park. the UK, with good access to Colchester, number of man-made changes in level Chelmsford and the M25. due to its use as a mineral extraction To the immediate north and west of site. Around the central lake and valley Site location the site is the BT Adastral Business there are also discernible changes in level. Park. To the north west lies Martlesham Other than these areas, levels vary gently
A14 A12 Heath Business Park. To the east lies from heights of 23m above ordnance B1079 Witnesham agricultural land, woodland and the Moon datum (AOD) on the north western edge Melton and Sixpence Holiday Park. Beyond this to 27m on the south western edge, and a Claydon is the village of Waldringfield and the range of 21 to 25m along the north eastern B1077 Grundisburgh River Deben. The post war residential edge. Woodbridge community of Martlesham Heath is The site is surrounded and well screened located to the west, beyond the A12. Westerfield by mature tree belts, planting and B1113 River Deben vegetation, which runs along most of the Martlesham Martlesham site’s perimeter. Spratt’s Plantation is A1214 Heath located in the north of the site and is an attractive area of woodland planting. Kesgrave A1071 Derby Road Waldringfield There are three Scheduled Monuments Ipswich A12 within the site: two in Spratt’s plantation, and a third (including a pill box) to the A1156 Newbourne south west of the site. A14 More detailed information on the site River Orwell A14 features is covered later on in this document.
8 Land south and east of Adastral Park A12
Martlesham Heath
Newbourne Road The Site Adastral Business Park
A12
Foxhall Road
Site boundary Section 2 ASSESSMENT
This section comprises an assessment of the site and surrounding area including its historic evolution and growth, its landscape, transport links, surrounding land use context and a study of townscape and density. It concludes with a site analysis, illustrating its opportunities and constraints.
10 Land south and east of Adastral Park Land south and east of Adastral Park 11 HISTORIC CONTEXT 1889 EVOLUTION AND GROWTH
THE EVOLUTION • Linear expansion of Ipswich to the OF THE SURROUNDING AREA east, along what is now Foxhall Road. The plans (right) depict how the • Emergence of settlements such wider area has evolved over the years, Rushmere St Andrew, as suburbs based on available historic mapping. to the east of Ipswich town. Development followed a linear pattern • Small pockets of terraces in along Foxhall Road and Main Road. 1928 Kesgrave along the A1214 and Bell Subsequent growth has been focused Lane, presumably in part to house on distinct areas of post war growth, local workers of Kesgrave Hall. such as Grange Farm and Martlesham. Physical constraints and influences • Ribbon development along have informed this growth pattern. minor roads in Waldringfield. • Early development of Martlesham, with pockets of dwellings along the 1889 high street and at crossroads. During this time, the surrounding area 1957 comprised a disparate collection of smallholdings, agricultural dwellings The encroachment of Ipswich town and large manor houses such as towards the east is notable, as is the Newbourne Hall. The site was a heath, gradual expansion of housing along the 1957 with a number of Bronze Age barrows A1214. in the area. A small settlement • Village of Newbourne established. in Waldringfield is visible. • Significant expansion of linear 1928 development along Bell Lane, to the south of Kesgrave. Key At this point, housing is still dispersed, however, discrete pockets of growth • More notable extension 1889 have taken place throughout the area. of Waldringfield to the west 1928 along Cliff Road. • By now, RAF Martlesham Heath 1957 was established (it was active • Expansion of Ipswich to the south 1993 between 1917 and 1963). east, along Felixstowe Road. 2017
12 Land south and east of Adastral Park 1993
• In 1975 the Post Office Research 2017 Station relocated to Martlesham Heath Growth continued in the Kesgrave to create Adastral Business Park. area from 1990 onwards, with infill development occurring to the south of 1993 housing areas along the A1214. Significant residential expansion occurred • Kesgrave saw a population increase of up to this point, with a consolidation 2017 around 2,000 residents from 2001-2006. of the small pockets of development along To mark the millennium Kesgrave was the A1214, forming a linear corridor of Main Road declared a Town on 1 January 2000. residential development all the way up to the A12. • Coalescence between Kesgrave and Ipswich occurred to the east of • The 1960s saw the closure of the Rushmore Heath / Golf course. RAF site and proposal of a new community at Martlesham Heath. • Further extension of south 2,300 new homes were built on this east Ipswich along the railway Foxhall Road site from the 1970s onwards. corridor / Felixstowe Road. • By 1988 Kesgrave covered an area of In summary, the area surrounding more than 800 hundred acres, about the site has seen a considerable half of this being residential with an amount of growth in recent decades, estimated population of almost 5,000 providing both residential and residents. The fastest expansion the employment uses in the area. area has seen started in 1988 with the development of Grange Farm. The notable pattern of • Infill expansion of Martlesham village. development followed a • Significant expansion of Woodbridge. Key linear pattern along Main • Significant growth of Ipswich 1889 Road and Foxhall Road. eastwards, along main arterial routes. 1928 • Infill development in 1957 Bucklesham at crossroads. 1993 2017
Land south and east of Adastral Park 13 LANDSCAPE AND VISUAL CONTEXT
The combination of on-site ASSESSMENT OF THE • Medium to large scale field patterns, EXISTING CONTEXT with rectilinear field boundaries and off-site landscape features, resulting from planned enclosures; The site lies to the east of Martlesham built form and surrounding Heath and immediately south and • Settlement comprising landform results in the site east of Adastral Business Park. The nucleated villages surrounded site is situated within the Forested by estate farmlands; being heavily contained from Estate Sandlands regional Landscape • 18th and 19th-century parks, Type identified within Landscape East the surrounding landscape, ringed by shelterbelts; Landscape Character Assessment (2009- both physically and visually. 2011). Key characteristics of the Forested • Strong sense of isolation resulting from Estate Sandlands include the following: nucleated settlement, open heath and extensive plantation woodland; and • Gently rolling landform, predominantly comprising open arable farmland; • Blocky landscape structure creating strong visual contrast between • Extensive areas of conifer plantations, containment in forested areas shelterbelt plantings and pine lines; and wide expansive farmland. • Remnant heaths;
Gravel and sand extraction, quarry operations
14 Land south and east of Adastral Park The site consists a mosaic of different land The Landscape and Visual Impact uses and areas with distinct character. Assessment contained within Chapter These include areas of agricultural 11 of the Environmental Statement land, gravel and sand extraction, quarry includes a detailed site-specific landscape operations and associated infrastructure, character assessment that has enabled as well as areas of restored landscape to the identification of Local Landscape include a large central waterbody. Character Types within and surrounding the site. The individual areas identified The northern and western areas of the site include the following: are influenced by the urbanising effects of BT Adastral Business Park, including • Adastral Business Park - the dominant monolithic structure of the Industrial / Commercial; BT Orion building and Pegasus Tower • Martlesham Heath – Residential; and array of large satellite dishes to the western site boundary. The dishes and • Wooded arable farmlands; BT tower are prominent features and focal • Amenity; and BT tower, Adastral Business Park points in the local landscape. • Mineral extraction. The location of the site adjacent to Adastral Business Park and the degraded The more detailed understanding of nature of the landscape resulting the site and the local landscape context, from the gravel extraction operations, gained through this assessment, has combined with its enclosure from the enabled the proposals to respond to the wider landscape by mature woodland landscape and ensure suitable mitigation and tree belts, place it within an urban measures are incorporated within the edge character that is separated from the development. Forested Estate Sandlands Area.
Spratt’s Plantation
Land south and east of Adastral Park 15 In summary, the site lies in an area which is enclosed and screened from the surrounding landscape by existing built development to the north, east and west. Existing mature vegetation will screen the proposed development from views from the wider landscape to the east, south and west. The combination of on-site and off- site landscape features, built form and surrounding landform results in the site being heavily contained from the surrounding landscape, both physically and visually. This limits the number of people who may see the development and the extent of impacts on their visual amenity. The proposed development will be of a scale and nature which can be successfully accommodated within the local landscape without any unacceptable landscape or visual effects in the longer term. Large central waterbody
16 Land south and east of Adastral Park ECOLOGICAL CONTEXT
The land south and east To establish the biodiversity value of the This comprehensive ecological To mitigate against any potential impacts site and assess potential effects from assessment has allowed a detailed on the nearby Special Protection Area of Adastral Park consists the proposed development, a suite of understanding of the site, with retention (SPA), the scheme shall provide Suitable of a variety of habitats ecological surveys have been undertaken of valuable habitats such as the central Alternative Natural Greenspace (SANGS) following best practise guidance. These lake and grassland areas, as well as the which will reduce to insignificant levels including a working surveys include: woodlands. any adverse effects (from increased disturbance) upon such ecologically quarry, woodland, • Extended phase one habitat survey; A mitigation strategy has been outlined sensitive designated sites in the wider to ensure protection of these valuable water bodies, grassland • Badger survey; landscape (Natura 2000 sites specifically). habitats, as well as protected species and arable land. • Bat activity/roosting survey; found on site and locally, through In summary, the proposed development measures such as buffering of sensitive will provide a significant network • Bird survey (breeding and wintering); areas through native plantings, sensitive of natural/semi-natural green space. • Botanical survey; lighting techniques, and translocation. Through the retention and enhancement of natural habitats on site such as • Great crested newt survey; The proposals will include the woodland, wildflower meadows and the enhancement of key green infrastructure • Invertebrate survey; creation of heathland, the proposals will through habitat creation (for example allow space for nature to flourish and • Otter survey; heathland), wildlife planting and improved provide local residents with a sense of management. This will have a significant • Reptiles survey; enjoyment and wellbeing. positive effect upon biodiversity and • Small mammals (hedgehog/ contribute to meeting biodiversity brown hare/harvest mouse); objectives that are set out by local and national planning policy. • Shadow Habitats Regulations Assessment; • Water vole survey.
Land south and east of Adastral Park 17 TRANSPORT AND MOVEMENT CONTEXT
HIGHWAYS – WIDER CONTEXT The site lies 8.5 km from the centre of Ipswich and directly to the east of the A12, which serves as an eastern bypass around the town. The A12 is a key connection Key between Lowestoft and Great Yarmouth to Boundary the north and Colchester and Chelmsford Major roads to the south west, as well as London (via A roads the M25). B roads The A14, located 4km to the south, is a Other roads major route linking Felixstowe to the rest Railway of the UK. The A1214 meets the A12 at National Cycle Martlesham and is the main east-west Route route towards Ipswich. Foxhall Road, to the south of Martlesham Heath (accessed from a roundabout at Newbourne Road) is an alternative route into the centre of Ipswich.
HIGHWAYS – LOCAL CONTEXT On a more local level, the road network in the area is well established and enables convenient access to most surrounding settlements. Generally, connectivity is good, with a clear hierarchy of routes. However, the local residential street network in areas such as Kesgrave and Martlesham Heath is characterised by a large number of cul-de-sacs, which Highways Wider Context results in less permeable and legible local connectivity.
18 Land south and east of Adastral Park Key
Boundary Major roads Little Bealings A roads Playford B roads Other roads Martlesham Residential streets River Deben A12 A12
Kesgrave A1214 Newbourne Road The Site
Martlesham Heath
Waldringfield Foxhall Road Foxhall Road
Newbourne A1189
A12
Bucklesham Road Anson Road / A12 Roundabout
Felixstowe Road Highways - Local Context
Land south and east of Adastral Park 19 WALKING AND CYCLING The wider area The quality of walking links in the area is generally good, with opportunities to walk north, east and south to a variety of destinations / attractions. Pedestrian links west, however, are limited to two crossings over the A12, which severs connectivity in this direction. There is a Key footbridge across the A12 that links Martlesham Key Heath with the Martlesham Heath Business Park, Boundary Little Bealings to the north of the Barrack Square roundabout. National Trail Playford A second link is via a subway to the north of the Bridleway/Byway Anson Road roundabout. Footpath Martlesham There is a good cycle network in the area, Cycle Network with National Cycle Route 1 running in an Open Access Land River Deben east-west direction from Ipswich, past the A12 site and northwards towards Martlesham and Kesgrave Woodbridge. Regional Route 41 passes the A1214 eastern edge of the site along Waldringfield The Site Newbourne Road Road, running north towards Martlesham, south towards Newbourne and beyond to the coast at Felixstowe.
Several local cycle paths feature in and around Martlesham Heath the localised area, passing through Kesgrave and Foxhall Road south along Barrack Square. This includes on- Waldringfield road and traffic free routes. The site Newbourne A number of paths and bridleways cross, or A1189 run directly adjacent to the application site. A central footpath runs in a north south direction A12 through the centre of the site from Ipswich Road to Spratt’s Plantation. In addition, there is a footpath along the eastern boundary and a Bucklesham Road bridleway along the southern boundary, running parallel with Ipswich Road. These connect into the wider footpath network that provides walking Felixstowe Road links to Martlesham, Waldringfield, Newbourne Walking and Cycling Network and Martlesham Heath.
20 Land south and east of Adastral Park PUBLIC TRANSPORT There are a number of bus routes in the surrounding area. These are as follows: • Bus route 66 and 67 is one of the closest routes to the site, with a number of stops being directly adjacent to the site, on Gloster Road and the A12. Route 67 has a stop at the Adastral Business Key Park reception. The service runs in a Key loop, linking Adastral Business Park Boundary Little Bealings with Martlesham Heath, Kesgrave, Railway Playford Grange Farm and the town centre. The Bus Services service runs 24 hours (daytime and 66, 67, H66, X66 evening frequencies of 15 minutes) Martlesham 63, 64, 65 and benefits from a guided service 76, 76A, 77, 77A River Deben through Kesgrave and Grange Farm A12 and various priority routes. 75 4 Kesgrave • Bus routes H66 and X66 also serves A1214 the site, with a stop at the Adastral The Site Newbourne Road Business Park reception and runs a service south west along the A14, serving the southern parts of Ipswich and back into the town centre. Martlesham Heath • Bus routes 63, 64 and 65 do not pass by Foxhall Road the edge of the site, but can be accessed Waldringfield at the Anson Road roundabout. These services run in a loop from Ipswich into Woodbridge and beyond towards Newbourne Saxmundham and Aldeburgh. A1189
A12
Bucklesham Road
Felixstowe Road Public Transport Network
Land south and east of Adastral Park 21 SURROUNDING LAND USES
The site is surrounded by EMPLOYMENT RESIDENTIAL AREAS a number of urban and Adastral Business Park is owned by BT and Originally a small agricultural settlement, Waldringfield Heath is a very small hamlet is located directly to the north and west Kesgrave is a residential suburb of Ipswich to the east of Newbourne Road, consisting rural land use influences. of the site. It is BT’s main research and which has expanded significantly since of a number of smallholdings set within The adjacent plan conveys development centre, accommodating a the 1970s. It benefits from a large co-ed large gardens. Other facilities include cluster of information and communications comprehensive school, as well as a large a Baptist Church, a golf course and the the spread of land uses technology (ICT) companies. It comprises local centre, which features various retail, Moon and Sixpence holiday home. a mix of utilitarian buildings arranged community, medical and leisure facilities. up to the eastern edge Waldringfield is a village originating in an ad hoc fashion. The most locally Martlesham Heath is a high quality, from 1st century along the banks of the of Ipswich town centre. recognisable of these buildings are the suburban residential community which River Deben. It is located within an Orion building and Pegasus tower. was constructed from the 1970s onwards. area classified as Suffolk Heritage Coast The key land uses Martlesham Heath Business Park is located It features a range of family housing, set Area of Outstanding Natural Beauty. within the immediate to the north of Adastral Business Park within a spacious, wooded landscape. It The village supports a primary school, and comprises predominantly industrial is well served by Martlesham Heath local a community hall, a sailing club and a vicinity of the site are uses, with a collection of low rise centre, which includes a wide variety of public house. warehouse units. There are a few eateries facilities and services such as a medical set out on this page. Newbourne is a village and civil parish serving local employees as well as a centre, a number of small shops, a church that sits to the south of the site. After nursery, tenpin bowling alley and car and a community hall. It is oriented an initiative in 1934 to get people back accident repair centre. around a central recreational ground/ into work, over 50 commercial–grade village green. greenhouses were built in the area, many RETAIL Martlesham is an older settlement, with of which survive today. This means Martlesham Heath Retail Park is located to Roman origins. It is located to the east there is very high concentration of plant the north of Martlesham Heath Business of the A12 and is largely linear in form, nurseries and small businesses in the Park and is accessed directly off the A12. It running in an east west direction. Its village. Newbourne has a good number includes a number of major retailers, such historic centre is traditional and has the of local services, such as a well equipped as Tesco, Next and Marks and Spencer. character of a compact Suffolk village. village hall with an adjacent playground, Other localised retail facilities are located and a public house. in Martlesham Heath and Kesgrave.
22 Land south and east of Adastral Park Playford Little Bealings
Martlesham
A12 River Deben
A1214
Newbourne Road Kesgrave The Site
Martlesham Heath
Waldringfield
Foxhall Road
Newbourne
A1189
A12
Key Key
Boundary Education Residential
Railway Community Park and ride Bucklesham Road Felixstowe Road Roads (Major) Hospital Caravan site
Roads (Minor) Retail Stadium/Show Ground
River Deben Employment/Industrial Police station Surrounding land uses Key SURROUNDING FACILITIES 1. Martlesham Heath 7. Rushmere Heath Parade • Community centre • Convenience store • Church • Takeaway / fast-food (2) • Pub / restaurant • Hair dresser • GP Surgery • Petrol station • Dental Practice • Bank / building society (2) • Post office • Other retail (Florist, baker, • Convenience store opticians, pharmacy, fabric shop) • Takeaway / Fast foot outlet The area surrounding the 8. Heath Road Parade site benefits from a wide 2. Martlesham Heath Retail Park • Post office • Petrol station • Hair salon range of facilities that • Takeaway / fast-food • Estate agents • Supermarket (2) • Takeaway / fast-food (2) serve existing residents • Big box retail (7) • Other retail (firework shop, golf shop, computer repairs shop, and visitors to the area. 3. Grange Business Centre cycle shop, white goods shop) • Vets It features a generous retail offer as well • Hair salon 9. Wareham Avenue Parade • Convenience store as a number of smaller local centres that • Estate agents • Supermarket Martlesham community hall serve residential catchments. • Gym • Hair salon / Spa (3) A number of key facilities, including 4. Kesgrave • Estate agents • Community centre schools, community centres, retail and • Takeaway/ fast-food (2) • Conference centre commercial uses, are within easy walking • Library 10. Felixstowe Road Parade • Vets and cycling distance of the site. The • Nursery • Takeaway / fast food (2) adjacent plan shows the range of locally • Medical centre • Hair salon and regionally important facilities and • Neighbourhood police centre • Dry cleaner services within a 400m and 800m distance • Supermarket of the site (equating to a 5 and 10-minute • Dry cleaner 11. Felixstowe Road Retail Park walk time respectively). • Hair salon Supermarket • Other retail (charity shop) • Big box retail (3) Martlesham Heath Retail Park Adjacent to the site, at the Eagle Way • Petrol station 5. Penzance Road Parade / Anson Road roundabout, is the • Convenience store 12. Ransomes Way Retail Park Martlesham Heath Retail Park, which • Post office • Supermarket includes a superstore and serves the • Hair salon • Takeaway / fast-food (4) existing settlement area through a range • Restaurant • Restaurant (5) of retail, cafe and convenience facilities. • Other retail (pharmacy, butcher) • Nursery • Bank / building society To the west of the site, but still within 6. Brendon Drive Parade • Hair salon walking distance (albeit the A12 forms • Community centre • Big box retail (14) a barrier to connectivity) is the • Nursery • Other retail (pharmacy) Martlesham Heath local centre, which • Convenience store features a wide variety of facilities and • Hair salon Martlesham Heath village green services. A comprehensive list of local • Restaurant • Takeaway / fast-food centre facilities is listed opposite.
24 Land south and east of Adastral Park Key
Medical Facility 1 Martlesham Heath High School 2 Martlesham Heath Retail Park Higher Education 3 Grange Business Centre Primary School/Nursery 4 Kesgrave Police Station 5 Penzance Road Parade Retail 6 Brendon Drive Parade Community Facility 7 Rushmere Heath Parade Restaurant/Eatery 8 Heath Road Parade Leisure/Recreation 9 Wareham Avenue Parade Settlement 10 Felixstowe Road Parade Bridleway 11 Felixstowe Road Retail Park Footpath 12 Ransomes Way Retail Park
A1214
5 MIN WALK 10 MIN WALK
Local facilities
Land south and east of Adastral Park 25 SURROUNDING GREEN INFRASTRUCTURE NETWORK
The adjacent plan GREEN SPACES AND RECREATION ENVIRONMENTAL illustrates the rich The surrounding landscape provides a Kesgrave is well served by a network of The Deben Estuary is designated as a wide range of opportunities for active smaller landscaped parks that incorporate Site of Special Scientific Interest (SSSI) variety of natural recreation and the enjoyment of nature. play areas for a variety of age groups. and Special Protection Area (SPA) under green infrastructure These green spaces include areas of The community centre located towards the Ramsar International Convention woodland, heathland, parks, open green the centre of the village includes a on Wetlands and as part of the Suffolk and recreational space and formal recreational facilities. comprehensive range of sports facilities; Coasts and Heaths Area of Outstanding tennis courts, cricket pitch, football Natural Beauty (AONB). It is a low-lying facilities which are The central village green in Martlesham pitches and a bowling green. coastal landscape featuring marshland Heath, to the west of the site, is an located within the habitat that is important for its wintering important community resource; the open There are a number of golf courses found wading and water birds. surrounding landscape. green space here incorporates football and in the wider area; Ipswich Golf Club cricket pitches. and Rushmere Golf Course are located The western edge of Martlesham Heath is on the eastern edge of Ipswich with an area of lowland heathland designated Children’s play facilities, a football pitch Waldringfield Heath Golf Course located a SSSI which provides important habitat and bowling green are found within the directly to the east of the development space for animal and plant species. recreation ground in Martlesham (2.5km to site. the north of the site). Newbourne Springs is a small nature Waldringfield contains a small village reserve and SSSI on the edge of green with children’s play facilities and Newbourne village. It is composed of a tennis courts. range of habitats, primarily broadleaved and mixed woodland with some areas of marsh, fen and heathland.
26 Land south and east of Adastral Park Playford Little Bealings
Martlesham
A12 River Deben
A1214
Newbourne Road Kesgrave The Site
Martlesham Heath
Waldringfield
Foxhall Road
Newbourne
A1189
A12
Key
Boundary Sites of Special Scientific Interest (SSSIs) Railway Area of Outstanding Roads (Major) Natural Beauty (AONB) Felixstowe Road Bucklesham Road Roads (Minor) Woodland
River Deben Open Space - Informal
Heathland Open Space - Formal Surrounding land uses
Land south and east of Adastral Park 27 TOWNSCAPE ANALYSIS
An understanding of the surrounding townscape and density is important in ensuring that the development proposals are appropriate, distinct A12 and strongly rooted to its local setting. The following pages examine a couple of recent residential developments as well as examples of density from across the local area. A14
Martlesham Heath
The Site
A12 Waldringfield
Ravenswood
Settlement location plan
28 Land south and east of Adastral Park STUDY AREAS APPROACH
Southwold The surrounding settlement pattern The focus here is on the micro scale as in Suffolk is diverse and the result of a opposed to settlement wide analysis. It variety of natural and historical factors. highlights qualitative and quantitative As such, towns and villages differ in terms elements which contribute to a particular of their character and typology. Some sense of place. The character analysis is settlements have maintained their historic organised under the following categories: nature while others have experienced –– Urban Form - Block composition, extensive expansion. frontages, density. This section seeks to assess urban –– Buildings and Plots - Building character and built form in the local area. scale, typology, boundary A number are in close proximity to the treatment and curtilage. proposed development site although it is also appropriate to consider relevant –– Public Realm - Elements of street examples from further afield within the character and landscaping. Suffolk region in order to gain an in-depth –– Parking - Assesses the variety of insight into overall residential character. public and private parking provision. The following areas considered here –– Details and Materials - Analysis (shown on the plan, left) have been of traditional architectural features chosen as relevant precedents due to and patterns of facing materials. the high quality of their built form, spatial composition, focal spaces and –– Relevance to design - How architectural character. the precedent can inform proposals for the site. Areas within the following settlements have been chosen for further study; –– Positive aspects - A broadbrush qualitative assessment 1. Martlesham Heath of the precedent. 2. Waldringfield –– Points to consider - A summary of key 3. Ravenswood lessons learned from the precedent. 4. Southwold The study will focus on areas which are relevant to potential proposals for the site. Analysis of Martlesham Heath will focus on its high quality local centre. Ravenswood is a benchmark for high quality contemporary development. Tibby’s Triangle in Southwold has also been included for its attractive local centre and design quality, creating a successful combination of contemporary and traditional architectural features.
Land south and east of Adastral Park 29 TOWNSCAPE ANALYSIS MARTLESHAM HEATH
Martlesham Heath is a thriving community developed as a ‘new village’ in the 1970s. It embodies many of the design principles and patterns found in traditional villages and is notable for the prevalence of green space within the village including a central green.
Urban Form Public realm Relevance to design • Building density is generally low to • Soft boundary treatment and • Martlesham Heath provides a number medium; typically between 20-30 dph. street planting gives public of useful cues for potential design, realm a soft appearance. particularly the successful, well- • The layout is quite loose, defined used village core which mixes retail, by cul-de-sacs opening off a central • Footpaths are wide and often separated community and recreational facilities. vehicular spine (Eagle Way). from the carriageway by a grass verge. • Public open space is centrally located Positive aspects Buildings and plots and semi-enclosed by built form. • The local centre is central to the • Residential dwellings are 2-2.5 storeys development and is easily accessible although built form around the retail • Dense woodland and tree planting by car, for pedestrians and cyclists. centre is up to 3 storeys in height. maintains a rural character and screens residential development. • Variations in building type and • Mostly detached and semi-detached architectural detailing. with occasional runs of terraces (flats). Parking Location plan • Softness of streetscape. • Plots are wide with large, well planted • Mainly on plot parking. rear gardens usually delineated • Good levels of natural surveillance. • Occasional grouping of shared Valiant Road with brick walls or hedges. garages and rear parking courtyards. • Well integrated car parking. • Front gardens tend to be 3-5m in depth. Boundary treatment s are low hedges Details and Materials Points to consider A12 and shrub planting giving the street • Within the local centre, architectural • Create a clearer street network and a sense of openness between plots. character of built form contains a reduce prevalence of cul-de-sac form. diverse range of vernacular features. • Semi-continuous frontage along • Increase the variety of architecture main thoroughfare through • Predominance of brick with in residential areas which is Eagle Way village centre (Valiant Road). occasional white render and often typical of many post-war black weatherboarding. suburban housing development. Martlesham Heath aerial • Varied roof pitch and orientation.
30 Adastral Park Woodland provides soft Built form is well backdrop to open space screened Built form semi- Birchwood enclosed open space Primary School
Gently curving road adds interest Cricket Martlesham to streetscape Pitch Heath Pavilion
Church over villageKey view green
Valiant Rd Well landscaped public realm
Distinctive landmark Varied scale buildings of built form
38m 7.2m
Central retail facilities and village square Large scale built form denotes gateway area
4.8m
Cycle path
Sketch view of Martlesham Heath
A diverse mix of architectural styles are evident. Attractive village square at the heart of the local centre. Houses front onto open space allowing natural surveillance while tree planting softens the edge of the built form.
Land south and east of Adastral Park 31 TOWNSCAPE ANALYSIS CLIFF ROAD, WALDRINGFIELD
Waldringfield is a linear settlement with an attractive streetscape. It is a well confined village and sits within the Suffolk Coast and Heaths AONB on the western bank of the River Deben.
Urban Form Public realm • Mix of curtilage treatments with • Linear settlement defined by • There is no defined footpath along low walls, fencing, trees and a gently curving central street Cliff Road or along side streets. mature hedgerows utilized. (Cliff Road) enclosed by semi- • There is an absence of street continuous building frontage on Relevance to design planting although mature hedgerows either side. Narrow rural lanes run • Waldringfield provides a useful and trees within front gardens perpendicular to this central spine. cue for potential future design create a green streetscape. particularly where medium density • Village contains a range of densities housing is envisaged. The varied Parking from as low as 10 dph on the western nature and scale of built form along edge of the settlement to around 40dph • Due to narrow width of streets Cliff Road is also of interest. at the eastern end of Cliff Road. parking is predominantly on plot with some rear courtyard provision. Positive aspects Buildings and plots • Large car park to the rear of Cliff • Variety in streetscape. • Dwellings are mainly 2-2.5 storeys Location plan Road terraces accommodating in height although some 1 and 3 • Green boundary treatment softens visitors to Maybush Inn and Deben Ln storey elements are present. streetscape and settlement edge. Waldringfield Sailing Club. • Varied built form includes terraced • Good levels of natural surveillance. R. Deben cottages, bungalows, converted Details and Materials • On-plot parking provision agricultural buildings, detached and • Predominant use of red brick and tiles reducing impact on street. large semi-detached rural villas. with occasional coloured render and weatherboarding (white/black) on • Community facility (public Maybush Inn • Set back ranges from 5m (terraced front elevations or ancillary buildings. house) interacts positively with cottages) to a depth of around natural feature (River Deben). 16m (detached rural villas). • Eclectic mix of vernacular and Cliff Rd • Plots vary in dimensions; all more contemporary architectural Points to consider properties have large rear gardens. styles evident in built form, • Potential to integrate clearly Waldringfield aerial creating a streetscape with a defined footpaths to create a more strong sense of character. pedestrian friendly environment. 32 Land south and east of Adastral Park Village is surrounded by open agricultural fields Large detached rural villas in spacious Cliff Road gardens
Varied setback of built form Planting softens the edge of the village and screens built form
The narrow width of the road and soft boundary treatment Diverse mix of combines to create a distinctly rural streetscape. architectural styles Semi-detached Soft boundary brick cottages treatment
Semi-continuous run of cottages creates a sense of enclosure
Deben Lane
20m
Cliff Road
18m
Varied architectural styles are evident while a prevalence of red brick, timber and render creates visual unity. 2.8m
Maybush Inn
Large formal, 3 storey house in prominent location overlooking River Deben The Maybush pub, a popular community facility in an attractive setting with views overlooking the River Deben. Sketch view west along Cliff Road
Land south and east of Adastral Park 33 TOWNSCAPE ANALYSIS HAVERGATE ROAD, RAVENSWOOD
This recent development successfully combines many traditional elements and contemporary urban design best practice to create a distinctive character.
Urban Form Public realm Relevance to design • Medium density organic • Defined footpaths on both sides • Havergate Road and Ravenswood as a arrangement of perimeter blocks of the road (1.5m in width). whole are a useful study. They contain with gardens at the core. a number of character areas which offer • Traffic calming and shared cues for medium density areas within • Winding street form creates surfaces a prominent feature. this masterplan. A key lesson here visual interest. Built form is • Reduced priority given to vehicles. is the interface between green space used to terminate views. and the approaches to car parking. • Pockets of green space with play • Set back is minimal (2-3m), properties areas (LAP) well integrated. front onto street enhancing sense Positive aspects of enclosure and echoing the Parking • An enclosed and secluded setting tight form of country lanes. where natural surveillance is offered • Mainly on plot or in rear courtyards with good interplay between the • Continuous street frontage, with few (with drive through access) which built form and green spaces. gaps allowing natural surveillance. reduces impact on the street. Location plan • A variety of streetscapes with Buildings and plots Details and Materials clear legibility and hierarchy • Dwellings are mainly 2-2.5 storeys with • Predominant use of brick and white has been achieved. occasional 3 storey high elements at render with slate roofs with occasional • Built form clearly defines the key junctions and enclosing open space. use of muted pink and blue render. Havergate Rd streetscape and provides a Minsmere Rd • A majority of detached and • Varied roofline with facing gables backdrop to open space. semi-detached dwellings, with and dormers are common features. Mansbrook Blvd some mews terraces. Points to consider • Little variation in windows and front • Plots tend to be narrow, rear gardens doors, thus a sense of aesthetic unity. • Introduction of street trees to enable are varied in shape and dimensions. more variety and soften the streetscape. • Curtilages are defined by black railings and low planting, brick walls • Potential for more variety in Ravenswood aerial to the rear of properties provide materials and colour palette. much more defined separation. 34 Land south and east of Adastral Park Curved built form draws in the eye
To Mansbrook Blvd Mansbrook To 5.5m Rear courtyard parking Havergate Rd
Symmetry and order of terraced mews
Open space contrasts with enclosed streetscape
Large 3 storey property Key view 30m addresses open space
Focal building encloses view
Strong enclosure defines back gardens
5.5m
Minsmere Rd
Sketch view of Havergate and Minsmere Road
Large focal building at key nodal points. Rear courtyard parking with drive through access. Varied roof planes and colour adds interest to street scene. Built form tightly encloses open space
Land south and east of Adastral Park 35 TOWNSCAPE ANALYSIS TIBBY’S TRIANGLE, SOUTHWOLD
Tibby’s triangle is a contemporary, mixed-use development, sensitive to its setting. Its high density and informal arrangement of built form and courtyards create an attractive streetscape.
Urban Form public square which hosts weekly Relevance to design • High density development farmers markets. It is well used by • The local centre (shop, cafe and (around 86 dph) located close residents and wider community. adjoining square) is an attractive public to the centre of Southwold. • Generally hard surfaces with a space. The scale and arrangement of built form creates a strong visual • Small, informal blocks grouped around small amount of street planting. link with the neighbouring church, a central residential street and a • Shared space (Tibby’s Way) similar treatment may be appropriate network of small yards and open spaces. runs through the centre of the for the BT Tower adjacent to the • The organic orientation and site ensuring development is proposed development site. enclosed nature of the central street permeable and accessible to all. • The scale and design of built form creates an attractive streetscape. Parking adjoining open space may also provide Buildings and plots • Courtyard parking for residents. lessons for potential future design. Parking bays adjacent to • Buildings are 2-3 storeys in Positive aspects Location plan height although they vary in shops for visitors. • The development integrates well scale and architectural styles with its surroundings in terms of the creating a mixed streetscape. Details and Materials • Architectural form mirrors urban form and architectural detailing, Tibby’s Way • Larger scale properties local vernacular with some and successfully incorporates the overlooking open space. contemporary features. existing character of Southwold. • Houses are a mix of terraces • Pantiled, pitched roofs. and town houses. Points to consider • Flat roofed buildings with roof gardens • Due the constraints of the location and • Few properties have front gardens with create a distinctive development. high density nature of development, the majority fronting straight onto the Station Rd the amount of private public • Brick (buff or painted white and street. Rear gardens are limited in size. space and gardens is limited. black) is the primary material. Public realm Tibby’s Triangle aerial • Boundary walls are brick and • Development includes a multi-purpose flint, paving material incorporates 36 Land south and east of Adastral Park local Suffolk pebbles. High Street
Varied scale and roofline of Built form encloses existing built form courtyard creating an intimate space
Key view Gentle curvature of toward church street mirrors traditional high street form
Visually distinct landmark buildings Varied scale, roof pitch, orientation and architectural enclose views detailing creates an interesting and diverse streetscape.
Straight, formal buildings line addresses open space
40m
Key view
The courtyard is an important and lively public space with high quality views toward St. Edmund’s Church.
5.5m
Open space is Tibby’s Green overlooked by built form Tibby’s Way
3 storey townhouses front onto open space and create a strong edge to the settlement. Sketch view along Tibby’s Way
Land south and east of Adastral Park 37 DENSITY ANALYSIS
An assessment of density in the surrounding settlements provides an understanding of local character and built form ensuring that site proposals are responsive to and in keeping with the existing urban context. Analysis shows that there are a variety of residential densities within neighbouring areas. The aim should be to provide a mix of densities to create a sustainable and well balanced community on the site.
SCHOOL ROAD, WALDRINGFIELD • Mix of detached and semi detached 2 storey 12 dph houses, well spaced with a straight building line • Elevated above street level, set back from the street Very Low density with a mix of hard and soft boundary treatments • On plot parking and long rear plots
PARKERS PL, MARTLESHAM HEATH • Detached properties of varying age and 20 dph style, 2 storey with occasional bungalows • Cul-de-sac layout and lack of strong boundary Low density treatment, some street planting and grass verges • On plot parking and large irregular rear plots
PEASEY GARDENS, KESGRAVE • Mix of 2-3 storey contemporary terraced, 24 dph detached and semi-detached properties • Minimal set back with soft boundary treatment Low density • Rear courtyard and on plot parking, rear gardens vary in dimension due to shape of block
38 Land south and east of Adastral Park FARRIERS CL, MARTLESHAM HEATH • 2 storey terraced and semi-detached properties 30 dph • Set back and boundary treatment varies, front gardens are well planted, Medium density brick walls enclose rear gardens • Parking on plot and in rear courtyard
MARTINET GREEN, RAVENSWOOD • Large 2-3 storey semi-detached and detached 32 dph townhouses with a semi-continuous building line • Parking is on plot (driveways/garage) Medium density • Minimal set back, iron railings, hedgerows and grass verges are main form of boundary treatment
CLIFF ROAD, WALDRINGFIELD • 2 storey terraced properties with minimal set 39dph back and a lack of vertical boundary treatment • Continuous building line creates High density a sense of enclosure • Long, narrow rear plots
ST JOHN’S STREET, WOODBRIDGE • 2/3 storey Victorian terraces, properties 64dph front directly on to the street, continuous building line creates sense of enclosure Very high density • On street parking and long, narrow rear plots with strong boundary treatments
Land south and east of Adastral Park 39 SITE FEATURES The site appraisal undertaken has identified key site features, as shown on the adjacent plan. These key features will inform the concept and masterplan for the site.
TOPOGRAPHY ECOLOGY AND LANDSCAPE and skylarks, to the north of the lake A further non-designated heritage asset on the sandy shore. This area could be in the south west of the site, a possible The site is generally flat, with a number A number of notable habitats are incorporated into low disturbance areas WWII light anti-aircraft gunpost, is to be of man-made changes in level due to its present on-site: within the SANGS to ensure that the removed, as agreed during pre-application use as a mineral extraction site. Around • Open Mosaic Habitat on species are not in conflict with discussions. It is not possible to find a the central lake and valley there are Previously Developed Land public access. meaningful use for the gunpost which poses also discernible changes in level. Other a health and safety risk with metal sections than these areas, levels vary gently from • Lowland Mixed Deciduous Woodland There is existing mature vegetation sticking out of the ground. The asset is of heights of 23m above ordnance datum both within the site and along the site • Open Standing Water low significance and it will be recorded (AOD) on the north western edge to 27m boundaries, including Spratt’s Plantation. prior to removal. on the south western edge, and a range There are several areas of semi Planting also exists around the edge of 21 to 25m along the north eastern improved grassland, dense and scattered of the lake. Loss of boundary vegetation SERVICES/GROUND CONDITIONS edge. A new development platform will scrub habitats on the site. In addition, will be limited to that required for access. be established which will restore a more seven notable and/or rare plant species The proposed development will provide There are a number of minor services natural lie of the land, which has been are present on site within the open a significant network of natural/semi- within the site, including a foul sewer, artificially altered in recent years by the mosaic habitats. The main lake on the site natural green space to accommodate the an electricity cable and a water main. The mineral extraction operations. provides a habitat for nesting nightingales retention and enhancement of natural electricity cables can be undergrounded habitats on site such as woodland, and worked into a masterplan design. Bunds wildflower meadows and the creation of There is a geological SSSI within the site, 27m heathland. which shall be retained. 26m 25m HERITAGE The following potential geotechnical 24m constraints have been identified There are three Scheduled Monuments 23m within the site, including: within the site: two in Spratt’s plantation, 22m and a third (including a pill box) to the • Significant and varying depths of Made 21m south west of the site. Ground (from depths of 0.05 up to 15.2m) 20m 19m There are two non-designated heritage • Local softening and low density horizons 18m assets (WWII pill boxes and gun and variability in the Made Ground emplacements) in the same area as the 17m • Localised shallow instability third Scheduled Monument. These 16m in excavations from depths will be retained and designed into the 15m of up to 0.20m to 2.50m in 11 masterplan. 14m locations across the site.
40 Land south and east of Adastral Park In summary, the development offers opportunities to provide enhanced habitats for various species, mitigate the noise effects of the A12, and provide a new development platform. The site includes a mixture of attractive features which could be retained and enhanced to create an attractive setting for the future community (such as the lake and heritage assets).
FOOTPATH/BRIDLEWAYS Key Boundary A number of paths and bridleways cross, or run directly adjacent to the site. A central Northern Quadrant SSSI footpath runs in a north south direction The Site through the middle of the site, from Ipswich Scheduled Monument and Road to Spratt’s Plantation, and along the Martlesham Heath associated 15m buffer eastern boundary of the Adastral Business Non-designated heritage Newbourne Road Park site. In addition, there is a footpath asset and associated 3m along the eastern boundary and a bridleway buffer along the southern boundary, running Waterbody parallel with Ipswich Road. These connect Inert Landfill into the wider footpath network that provides A12 walking links to Martlesham, Waldringfield, Testing range (available in Newbourne and Martlesham Heath. 2022) AONB There is an opportunity to retain and enhance the existing footpath network Ecology: Semi-improved grassland and integrate it within the new access and movement strategy. Ecology: Dense scrub
Ipswich Road Soak away NOISE Footpath
A narrow section along the western site Bridleway boundary, that abuts the A12, has acoustic Category A and B Trees levels of over 55 decibels. This will be mitigated against with suitable acoustic Foxhall Road Category C Trees attenuation (e.g. bund / acoustic fence). Noise Level > 55dB (A)
OTHER BUILDINGS There is a testing range located in the north of the site. This comprises mown grass and a building. This will not need to be retained within the masterplan and is available for Site Features Plan development post 2022. Land south and east of Adastral Park 41 Section 3 VISION & DESIGN PRINCIPLES
Having understood the site and surrounding context, this section sets out the vision for the site. Furthermore, it sets out a series of design principles that will deliver the vision spatially.
42 Land south and east of Adastral Park Land south and east of Adastral Park 43 44 Land south and east of Adastral Park VISION STATEMENT
“The land to the south and east of Adastral Park will be transformed into a thriving, sustainable and mixed use community centred around a wonderful, natural and connected green park.
The centre piece of the development will be the lakeland park, which will be used by the new community, the existing residents in the surrounding area and of course the local wildlife. Its multi-functional nature and excellent foot and cycle connectivity will ensure that it becomes a major recreational and ecological asset for the area.
The lakeland park will help to connect Spratt’s Plantation in the north of the site and the Heritage Park to the west. Both these important areas of the site contain Scheduled Monuments, and the lakeland park provides the opportunity to deliver a strong connection between them.
A new community will evolve around the lakeland park, living in high quality, well designed and contemporary new homes, including those for families, younger and older people. The new residents will be within easy walking distance of the new facilities and services, including local shops, community facilities, healthcare, play space for children and adults alike and local employment.
High quality new walking, cycling and public transport links will ensure that the future residents and visitors are well connected to the surrounding area, open countryside and key local destinations, creating a highly sustainable development that is not reliant on the private car.
The land to the south and east of Adastral Park will become an exemplar development set within a wonderful green landscape and home to a new thriving community.”
Land south and east of Adastral Park 45 DESIGN PRINCIPLES HERITAGE • The three Scheduled Monuments within the site (two in Spratt’s plantation, and a third to the south west of the site) are Having established a vision for the site, a a key asset for the new community. • The Green Infrastructure strategy series of design principles have been prepared has been designed to connect these to translate the vision into spatial elements important heritage features. that will guide the masterplan layout. • A new Heritage Park will be created in the south west of the site.
CENTRAL PARK GREEN CORRIDORS
• A central green park will form the • Linking into the green spaces will be centre piece of the development. a series of green routeways. These will run through and around the site • This space, located around the lake, will offering a range of enjoyable walks be easily accessible, enabling existing and and opportunities for recreation. new residents to connect with nature and participate in informal and formal recreation. • This will enhance the existing pedestrian/cycle network to the north and south of the site. • It will also serve to enhance the site’s environmental and ecological attributes.
CONNECTED RECREATION STRATEGY GREEN SPACES • Within the site’s green spaces will be • The central park is supported by a comprehensive range of leisure and a series of connected spaces. recreation facilities, which will cater to the needs of a wide range of users. • These will provide a range of open space, ecological and recreational • These will include formal and informal play typologies including the lake, heathland, equipment for a range of age groups. scrubland, woodland, sports pitches, Heritage Park, natural play areas and allotments / community orchards.
46 Land south and east of Adastral Park PEDESTRIAN ACCESS WALKABLE FACILITIES
• Pedestrian/cycle entry points will provide safe • Two new walkable local centres will be created. access to the site for those on foot and bicycle. • A main local centre will be provided adjacent • They will also ensure residents have to the lake whilst another smaller hub will be access to existing amenities and located in the south west corner of the site. the surrounding countryside. • These will ensure that nearly all housing is within a short walking distance of key services and facilities.
VEHICULAR ACCESS WIDER CONNECTIONS
• There will be four vehicular points • The masterplan seeks to create a of access into the site. development which is well connected with neighbouring settlements and local • These include the A12 (south west corner), facilities in the wider local area. two points of access off of Ipswich Road and a further point of access from Adastral • These can be accessed via foot and cycle links. Business Park (in the north west of the site).
BOULEVARD SETTLEMENT INTERFACE
• A central street will run through • The eastern development edge will be set the new community, providing a back from the boundary and feature new convenient link to the A12. planting to soften views of the development and provide a transitional buffer with • This will be designed as a green the wider landscape and AONB. boulevard, providing an attractive gateway into the residential areas. • The western settlement edge will be a mix of hard and soft treatment which responds to the urban nature of the adjacent land.
Land south and east of Adastral Park 47 Chapter 4 Involvement and Evaluation
This section briefly explains the consultation that was undertaken and how this fed into the evolution of the masterplan.
48 Land south and east of Adastral Park Land south and east of Adastral Park 49 STAKEHOLDER AND COMMUNITY ENGAGEMENT
COMMUNITY CONSULTATION EVENT
Key to the design process has been KEY STAKEHOLDERS LOCATIONS: Martlesham and Waldringfield the engagement with key stakeholders Throughout the process, we have engaged and the local community which has with key stakeholders including: DATES: 1st and 6th December 2016 • Officers at Suffolk Coastal Almost 400 people attended these two helped shape the masterplan. District Council exhibitions and a total of 47 people provided • Officers at Suffolk County Council formal feedback by completing the exhibition Full details of the consultation questionnaire document either at the events, by • Local Parish Councils process are set out in the Statement post, on the website or via email. • Kesgrave High School It is important to note that these events took of Community Involvement (SCI), • NHS England / NHS Property Services place before any masterplan had been produced. The exhibition comprised a series of boards which accompanies this planning • Natural England asking people for their views on issues such as: application. However, this section • Historic England • Design and character provides a brief overview and highlights • Environment Agency • Community infrastructure the issues raised before showing how In addition, a number of public exhibitions • The design of new housing the design has responded to them. were held with the local community to understand what they wanted to see from • Green spaces the development. Leaflets were sent to Key feedback gleaned from these events, over 3,000 households and the first of relating to the design and place-making issues these events were held in December 2016 (we have not covered transport in this section) with an exhibition in Martlesham Heath are set out opposite. on 1st December and in Waldringfield on 6th December. A second round of consultation was held in Martlesham and Waldringfield on the 6th and 8th February respectively. A summary of these events is set out on the following pages.
50 Land south and east of Adastral Park CHARACTER & PLACEMAKING GREEN INFRASTRUCTURE
Key comments included: Key comments included: • A desire for green landscaping, • A desire for play areas, walking / trees and hedgerows cycling / bridle routes, trim trails, sports pitches and allotments • High quality architecture with interesting features and landscaping • Protection and enhancement of ecology and heathland • The need for all the surrounding villages to retain a separate identity from the • Requirement to keep green development and no urban sprawl spaces between the development and Waldringfield • Development to be hidden by landscaping and buffers / bund • Retain mature trees • Gradual transition between the Suggestions for the lake area included: urban / countryside edges • Peaceful setting, a cafe, ecological • Green corridors within the development space for wildlife, walking / cycling / fishing / boating / sailing / watersports • Design out crime where possible and nature trails / bird watching
HOUSING TYPES AND DENSITIES
COMMUNITY INFRASTRUCTURE Key comments included: • No high rise development • Desire for feature buildings Key comments included a desire for: • A desire to see a full mix of houses • A new primary school, a new secondary including starter and affordable homes school, healthcare / community centre facilities, local shops and employment • 81% stated that they would like to see lower density edges to the development • A place where the new community can meet and socialise • Gardens for each home
Land south and east of Adastral Park 51 MASTERPLAN RESPONSE TO THE FIRST CONSULTATION
The two events held in December COMMUNITY CONSULTATION • A secondary local centre, so that all residents can walk to a local shop provided excellent feedback in EVENT 2 • A new all-through school, catering LOCATIONS: for children ages 3-18 (in response to terms of what people wanted to see Martlesham and Waldringfield from the development proposals. the community’s feedback and also to DATES: 6th and 8th February 2017 ensure delivery of the requirements of the Education Authority) Around 165 people attended these This was taken on board by the design two exhibitions. A handout document • A new healthcare facility and feedback comment form was team and then used to shape the • A community centre available for every attendee to take a masterplan proposals that were copy and complete either on the day, • Small extension to the Brightwell Barns presented to the community at the or to post, email or complete on the employment area for local businesses second set of events in February 2017. dedicated website. • A variety of walking and cycling routes At these events, an indicative masterplan including those for dog walkers (the was presented as well as a green longest of the on-site routes is 7km) infrastructure strategy and details of local • Generous buffer planting around northern highway improvements. / eastern / southern edges to screen The indicative masterplan (shown, right) new development and protect views illustrated the following: and setting of surrounding landscape • A range of up to 2,000 new homes • 34 hectares of green space, including playing pitches, woodland, grassland, • A primary local centre, centrally heathland, beach and picnic area, play located and overlooking the areas for all ages and trim trail lake, including a range of shops, community, food and drink uses • Allotments / community orchards
52 Land south and east of Adastral Park Land south and east of Adastral Park 53 The masterplan responded to the DESIGN, CHARACTER, PLACE-MAKING HOUSING TYPES AND DENSITIES community’s inputs (highlighted earlier) in a number of ways. In response to the community’s comments: Key comments included: • The masterplan protects a number of • The masterplan does not include any high-rise An in-depth summary is existing hedgerows and trees, particularly development. The majority of the site is two contained in the SCI with a around the edges of the site. Any loss to storeys with some areas rising to three along boundary vegetation will be to facilitate the Boulevard and around the local centres. brief overview provided here. access and replanting would take place Heights should generally fall from west to east. to strengthen site containment. • Very occasionally, some taller (four storey) • Although not covering architectural style per landmark buildings should be provided in se there is a desire for interesting architectural appropriate locations to add architectural interest styles (contemporary and traditional), as well as assisting in way-finding across the site. reflecting the local vernacular and landmark • A range of densities will be provided across buildings throughout the development. the site, thus catering for larger family housing • Given the degree of separation between and smaller accommodation for younger the proposed development edge and the and older people, as well as down-sizing. surrounding villages, the masterplan provides • A full range of densities are proposed from 20-50 an appropriate transition and buffer to minimise dwellings per hectare. An assessment of density any affect in landscape and visual terms. in surrounding settlements has been undertaken • Although not specifically shown on the to inform this approach, and to ensure the site masterplan, the intention is that low density, proposals are responsive and in-keeping. These two-storey housing set in large plots and creating studies have shown a mix of local densities a loose, permeable edge to the site, is located in the same range as proposed for this site. in the east of the site, thus creating a gradual • To the east of the site, where development transition between the urban and rural areas. fronts the open countryside, low density, • The masterplan shows large amounts of open two-storey development will provide a more space, connected by a number of strong green appropriate scale and character as well as corridors, both through and around the site. transition with the adjacent open countryside. • Crime will be designed out through the provision • All houses will have gardens and there of a perimeter block structure ensuring active will be significant open space around frontages onto the street and public spaces. the site to complement this.
54 Land south and east of Adastral Park GREEN INFRASTRUCTURE COMMUNITY INFRASTRUCTURE
In response to the community’s comments: In response to the community’s comments: • The masterplan provides 34 hectares of formal • The masterplan provides a local centre at • Just under eight hectares of sports pitches and informal open space including woodland, the heart of the site. This could include are proposed on the site - in accordance with meadows, grassland, a variety of play areas, local shops, community spaces, café / the required standards. There may also be an a trim trail, a variety of circular walks, sports restaurants and the all-through school. opportunity for community access to additional facilities, allotments and ecological areas. playing field, sports pitches and facilities as • A smaller local hub is proposed to the west to part of the proposed all-through school. • The masterplan protects existing mature include local shops for easy pedestrian access. landscaping, including Spratt’s Plantation • Further areas of public open space for socialising • The community expressed a desire for healthcare and woodland along the boundary as well as are proposed, including the lake area with and education facilities. The option for a healthcare establishing new planting. This will include a beach, boardwalks and picnic areas. facility is provided subject to further discussions native species designed to thrive in this location. with the Council, NHS, and Clinical Commissioning • The masterplan provides the full range of • Any loss of boundary vegetation would be to Group. We are also liaising with the Education services and facilities within a short walk. facilitate access and there would be replanting Authority with regards to providing an all- • This includes schools, local shops, healthcare to re-establish and strengthen site containment. through school (primary through to secondary facilities and community facilities. education). The masterplan shows an all-through • The masterplan also retains and school adjacent to the primary local centre. enhances the lake as a central focal point and protects the archaeological • The all-through school could create an features within areas of open space. exceptional nursery, primary and secondary learning environment with sports, recreation, • We are proposing lowland heath as a low library, hall and other community facilities. disturbance area with a focus on wildlife. This would have low level public access. • The open agricultural land between the site and Waldringfield will be retained, preserving the landscape character and wider views.
Land south and east of Adastral Park 55 MASTERPLAN RESPONSE TO THE SECOND CONSULTATION
The second community consultation event also provided excellent feedback. The key points are set out here, as well as the design response.
Overall, the feedback on the masterplan shown at the second consultation event was positive.
56 Land south and east of Adastral Park DESIGN, CHARACTER, PLACE-MAKING GREEN INFRASTRUCTURE COMMUNITY INFRASTRUCTURE
Key points of clarification / responses include: Key points of clarification / responses include: Key points of clarification / responses include: • Clarification on taller buildings • Encourage meadow and heathland and • The size of the school and need for protect it from increased access secondary provision was queried Response - We expect there will be only a few • Response - The masterplan creates heathland and buildings taller than three storeys. These are likely Response - We are engaging with the County • the strategy will control access. The masterplan to be around the primary local centre or at key Council as Education Authority and Kesgrave High will provide an ecological area as part of the lake nodes within the site to act as landmarks and way- • School. The masterplan proposes a two-three form proposals. The proposals seek to create new habitat finders. This is not a high rise development. primary and four form secondary provision as opportunities well beyond the existing mineral part of an all-through school. • A12 noise/improved bunding was extraction environment. highlighted as important • There is a shortage of allotments in the area • The majority of respondents agreed with the proposals for two local centres. Some Response - A new bund and • acoustic fence are proposed. Response - The masterplan provides new allotment queried the potential for a pub or swimming provision in two locations within the site. pool as well. One request for the school to be close to the A12 was raised.
HOUSING TYPES AND DENSITIES • More green space is needed in the south east corner Response - A cafe is included in the masterplan proposals, within the local centre. The site does not Key points of clarification / responses include: Response - The masterplan proposals for this area offer capacity for a swimming pool. have been designed in consultation with the AONB • Requirement for bungalows and unit and Suffolk Coastal District Council. two / three bed homes
Response - The masterplan allows flexibility for homes which are suitable for all members of the community, including the elderly. It may be possible to incorporate bungalows. Further consultation regarding this would take place at the reserved matters planning application stage.
Land south and east of Adastral Park 57 Chapter 5 Design and placemaking
This section of the document provides details of the design of the scheme. It focuses largely on the key spaces within the scheme including the green spaces, the central Boulevard and the edges. It should be read in conjunction with the separate application drawings.
58 Land south and east of Adastral Park Land south and east of Adastral Park 59 INTRODUCTION TO THE SECTION
HOW TO USE THIS SECTION INTRODUCTION This chapter should be read in This section of the report focuses on Additionally, the design strategy set conjunction with the following drawings design and placemaking and is broken out to incorporate the site’s perimeter that are submitted as part of this outline down into the following sections: tree belts and paths into the concept planning application. masterplan to provide attractive circular • Illustrative framework masterplan routes which connect the site’s key assets –– 02 Environmental Statement • Green infrastructure (including and provide a range of experiences and Parameter Plan 1 Land Use overall green infrastructure recreational opportunities. The location –– 03 Environmental Statement approach, play space approach within this framework of the built aspects Parameter Plan 2 Building Heights and information covering the of community infrastructure e.g. the all- main green infrastructure area). through school, shops, formal recreation, –– 04 Environmental Statement healthcare facilities etc. evolved through Parameter Plan 3 Residential Density • Heritage Park (with a focus on the stakeholder engagement and the aim to Scheduled Monument and heritage –– 05 Environmental Statement create a community with a distinct sense assets within the western area). Parameter Plan 4 of place. Movement & Access • Built form (including character The illustrative framework masterplan guidelines and illustrative material for –– 06 Site Features Plan (submitted in support of the planning the key interfaces of the scheme: the application as a separate drawing) and –– 09 Green Infrastructure Boulevard and the development edges). the character banding plan (contained –– 10 Play Approach The design strategy underpinning the within this DAS and provided as a development proposed is to provide separate drawing) provide the visual –– 11 Main Green Infrastructure Area strong linkages between the site’s key representations of the design strategy. –– 12 Heritage Park existing assets of Spratt’s Plantation, This chapter of the DAS provides the lake and the heritage assets at the character guidelines to inform the –– 08 Illustrative Framework Masterplan western side of the site. The creation interpretation of these plans. The table (opposite) sets out the contents and enhancement of the green corridors of this chapter and identifies what is between these assets, and a focus on provided in each section. the features and the areas immediately surrounding them provided the framework from which the proposed development evolved.
60 Land south and east of Adastral Park Section Sub-section Illustrative material in the DAS
Illustrative Framework Masterplan Illustrative Framework Masterplan Description Character Banding Plan Character Banding Plan Description and illustrative plans
Overall approach Description
Play approach Description Green Infrastructure Main green infrastructure area Description and illustrative plans
Heritage Park Description and edge treatment character guidelines
Primary local centre Character guidelines, illustrative plan and section
Secondary local centre Character guidelines and sections
The Boulevard A12 gateway Character guidelines, 3D sketch and sections
Northern Quadrant gateway Character guidelines and sections
Valley node Character guidelines and sections
Main Green Infrastructure central area Character guidelines and sections
Built form Main Green Infrastructure northern area Character guidelines and sections
Main Green Infrastructure southern area Character guidelines and sections
North eastern area Character guidelines and sections Edge treatments South eastern area Character guidelines and sections
Ipswich Road edge Character guidelines and sections
Valley corridor Character guidelines and sections
Adastral Business Park Character guidelines and sections
Land south and east of Adastral Park 61 Key
Main green infrastructure area The Boulevard The Heritage Park Edge treatments: Main green infrastructure area edges (central, north and south) North eastern edge South eastern corner Ipswich road edge Valley corridor edges Character Banding Plan Adastral Business Park edge
62 Land south and east of Adastral Park ILLUSTRATIVE FRAMEWORK MASTERPLAN
ILLUSTRATIVE CHARACTER BANDING PLAN FRAMEWORK MASTERPLAN The illustrative framework masterplan The character banding plan (left) The illustrative framework masterplan is (submitted as a separate plan) forms the highlights the following areas: provided as a separate application plan basis of a number of character banding 1. The main green infrastructure area submitted in support of the planning areas within the site that are the particular application (reference no. 08 Illustrative focus of this section of the DAS. 2. The Heritage Park Framework Masterplan) These character banding areas were 3. The Boulevard The illustrative framework masterplan selected as they are considered to be of The edge treatments including: shows: key importance in terms of establishing the character and placemaking elements 4. The main green infrastructure area • Up to 2,000 new homes of the scheme. Guidelines, sections and, edges (central, north and south) • A primary local centre where necessary, sketches are provided 5. The north eastern edge in this document in order to guide • A secondary local centre developers in the preparation of their 6. The south eastern corner • An all-through school reserved matters applications. 7. Ipswich Road edge • Main green infrastructure 8. The valley corridor edges area and green corridors 9. The Adastral Business Park edge • Formal recreation (playing fields) Each area is examined in detail later in • Allotments / community orchard this section. • Archaeological features • Heritage park • Vehicular access points • Central Boulevard • Proposed and existing footpaths and cycleways
Land south and east of Adastral Park 63 GREEN INFRASTRUCTURE OVERALL APPROACH
The proposed green infrastructure Key elements of the green infrastructure This SANGS link will be characterised • Formal sports provision. This approach is illustrated on a free-standing approach include: by a green corridor with homes facing is located towards the south east application plan (reference no. 09 Green the space either side served by low of the site on an area of flat land • A Suitable Alternative Natural Green Infrastructure). speed, traffic-calmed roads. Careful adjacent to the all-through school, Space (SANGS). This is provided to planting and landscaping, as well as offering the potential for dual use. The green infrastructure strategy is the mitigate the impact of the development a different colour road surface (e.g. a key element of the masterplan and was the on the Deben Estuary Special Protection • Equipped playgrounds and casual/ sandy brown tarmac), minimal line starting point of the whole design process. Area (SPA). The SANGS comprises informal playing space. These painting and a reduction in the usual It takes into consideration: a main area, centred on the existing are dispersed throughout the urban street furniture, will contribute lake, which stretches northwards areas contributing to the green • existing site assets / features; to creating an informal naturalistic towards Spratt’s Plantation in the north infrastructure and are described setting for the thoroughfare. • ecological features / further of the site and southwards down to in the following section. ecological mitigation; Ipswich Road, through the existing • The SANGS also contains areas of • Footpath and cycle connections. valley. It incorporates a number of woodland / vegetation, play areas • heritage assets and their setting; As stated previously, the green existing Public Rights of Way. The (see play approach section) and historic infrastructure provides a network • existing public footpath and bridleway main area enables circular walks to assets including Scheduled Monuments. of paths, cycle links and bridleways. routes both across the site and beyond; be undertaken within the SANGS. • Heritage Park. Providing a setting to These link into a wider network of • the surrounding green • Additional elements of the SANGS the Scheduled Monument and heritage paths and routes stretching to the north infrastructure network; comprise a network of green links features located in the western area (towards the Martlesham Heath Retail predominantly around the outer of the site, and contributing in part to Park), south (towards Newbourne), • green buffers around the edges; and perimeter of the site. These help to the SANGS link. Creating a sequence east (towards Waldringfield) and • additional open space required to provide longer circular walks including of varied spaces throughout the west (towards Martlesham Heath). serve the needs of the development. a figure of 8 loop that extends to c. development assists in establishing a • Habitat creation (such as heathland), 7km. Details of the outer perimeter sense of place and provides interest wildlife planting and improved edge treatment around the site is and a range of different recreational management. This will have a significant provided later in this chapter. choices and experiences. positive effect upon biodiversity. • A small stretch of the circular walk will • Allotments. These are provided in two Overall, this approach creates an be provided within the development: locations, one to the south west of the abundance of high quality, well connected an important green link connecting site (in close proximity to the secondary and safe green open spaces that link the the Heritage Park to the west of the local centre), and the other to the east. site into the surrounding area, create development, through the main green These are not only a recreational asset, attractive spaces and protect the site’s infrastructure area surrounding the but also provide a community focus. ecological habitats. lake, and north to Spratt’s Plantation.
64 Land south and east of Adastral Park GREEN INFRASTRUCTURE PLAY APPROACH
Examples of natural play areas The proposed approach to play is • Best positioned beside a Whilst there is no standard as to the illustrated on a separate plan submitted pedestrian route distance between pieces of equipment on in support of the planning application a trim trail to cater for both younger and • Occupies well drained (reference no. 10 Play Approach). older children, the following is proposed: imaginatively landscaped site The approach is to incorporate two open • Older children - larger pieces of • May have little or no equipment space typologies into the masterplan. equipment at 240m centres, but is imaginatively designed These are: and contoured using, as far as • Younger and older children - larger • Local Landscape Areas of Play possible, natural materials such pieces at 240m interspersed with as logs or boulders, which create smaller pieces at 60m centres. • Trim Trails an attractive setting for play These can be arranged as circular routes Local Landscape Areas of Play: • Recommended minimum within areas of open space and / or linear Within the guidance document ‘Planning area of 900 sqm trim trails within green corridors. and Design for Outdoor Sport and Play’, • Designed to provide a suitable The core areas for these would be circa: Fields in Trust (FiT) provide Local mix of areas for physical activity Landscaped Areas for Play (LLAP) as an • Large equipment: 464 sqm and areas for relatively calm alternative to local equipped areas of play relaxation and social interaction • Small equipment: 246.3 sqm (LEAPs). It is considered that the LLAPs could be located within the green open Trim Trails: Application plan reference no.10 entitled spaces and SANGS, whilst still enabling Play Approach illustrates the intended It is proposed that any “equipped” play these areas to perform their function. approach to play which distributes areas are to be in the form of naturalistic / throughout the SANGS a variety of Requirements for LLAPs are set out in the timber play equipment and that these are outdoor equipped playgrounds and casual FiT guidance (2008) and comprise: laid out as trim trails, again, within areas or informal playing space. of open space / SANGS. These may be • Use by children and young people alike the equivalent of LEAP provision, and are Discussions with Natural England and • Should be within 5 minutes required to be provided within 5 minutes SCDC have confirmed that this approach walking time of the child’s home walk of homes. is considered to be acceptable and a way of creating a high quality, connected and safe play strategy for the site.
Land south and east of Adastral Park 65 GREEN INFRASTRUCTURE MAIN GREEN INFRASTRUCTURE AREA
The main green infrastructure area is focussed on Spratt’s Plantation in the north and the centrally located lake. These two existing site features provide the opportunity to connect two distinct habitats. The lake and the area surrounding it provide the additional opportunity to create an area of lowland heathland habitat extending north from the lake to provide a continuous link to
Spratt’s Plantation. View of the lake A number of reports submitted in support of the planning application identify and evaluate the habitat and features which currently exist. The proposals are based on input from a range of disciplines (e.g. ecology, arboriculture, archaeology and heritage and recreation and access) and seek where possible to provide net gains in respect of all the elements. Character Banding Plan
The main green infrastructure area is View of the existing area of grassland north of the lake broken down into three zoned subareas. These are identified in the application drawing reference no. 11 Main Green Infrastructure Area, submitted as part of the planning application and comprise: • Lake • Lowland Heath • Woodland
View of Spratt’s Plantation
66 Land south and east of Adastral Park THE LAKE 2. Quiet zone The central parts of this area will comprise To seek to balance the requirements of the “quiet zone”. This will be a low and benefits to biodiversity and recreation, disturbance area with a wildlife focus. the southern most part of the area, around It will have very limited public access, the lake, is subdivided into a number controlled through fencing to demarcate of zones of activity. These comprise the and separate accessible areas. Mown following: 3 grass footpaths will enable low key, low disturbance public access in limited areas. 1. Active zone The active zone is located along the south 3. Transitional zone eastern side of the lake. It is designed to be an area that can withstand high levels The western edge (along the edge of 2 of public access (particularly given its the Adastral Business Park site) and the close proximity to the main local centre - eastern edge (adjacent to the housing see later in this section). The intention is areas within the site) are identified as for this zone to be dedicated to informal transitional zones. These will be publically and passive recreation with some informal accessible areas and be host to equipped equipped play areas, semi-surfaced play areas. They will accommodate semi- footpaths and potentially boardwalks into surfaced footpaths linking through to the the lake for fishing. wider network of routes across the site. 3 1
Semi-surfaced footpath Example of natural play area
Land south and east of Adastral Park 67 THE LAKE The design concept for the lake is that it should be the key focal point of activity and a destination for the residents of the development. It should also comprise heathland and informal green space. The plan (below) shows potential activities, ecological areas and planting within this area. The illustration (on the opposite page) provides an impression of what this area could look like.
The lake: existing view 10 12
1 5 6 4 7
8 11 9
1. Housing frontage 2. Timber boardwalks 3. Semi-aquatic wetland edge Example of planting along the lake edge 9 2 4. Sandmartin nesting habitat 5. Nightingale habitat 3 6. Footpath VIEWPOINT 7. Local centre 8. Public square 9. Beach/picnic area 10 10. Play areas 11. Existing tree planting
12. Proposed tree planting Timber boardwalk
68 Land south and east of Adastral Park The lake: proposed view
Land south and east of Adastral Park 69 LOWLAND HEATH The design concept for the lowland heath area is that it is an area of high value landscape and should be managed carefully and in perpetuity. The plan (below) shows potential activities, ecological areas and planting within this area. The illustration (on the opposite page) provides an impression of what this area could look like.
1. Lowland heath 2. Defined access paths within areas of open access 3. Existing and
proposed peripheral Existing view of grassland area woodland / scrub 4. Amenity grassland (mown) 2 VIEWPOINT 5. Structural screening 5 6. Play areas
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Heathland landscape
Heathland landscape
70 Land south and east of Adastral Park Lowland heath: proposed view
Land south and east of Adastral Park 71 WOODLAND
The design concept for this area is that it should remain wooded in character and respect the heritage features within it. The woodland will be included within the landscape management strategy for the development to ensure that excessive debris is removed from the woodland floor and woodland plant species are encouraged. The public right of way should be retained and enhanced. The plan (below) shows potential activities, ecological areas and heritage features within this area, whilst the illustration (on the opposite page) provides an impression of what the footpath links could look like.
Woodland: existing view
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5
SETTING OF THE HERITAGE ASSETS The two Bowl Barrows (Scheduled Monuments) in Spratt’s 1 Plantation will continue to enjoy a similar setting to that at present, as the woodland will be preserved. Existing trees growing on the Scheduled Monuments will be removed to reduce the risk of damage in the future. These works will be subject to a separate Scheduled Monument Consent. Low wooden railings round the bottom of the barrows will deter 5 bikes and other potentially damaging activities and act as a subtle signifier to the public to treat the barrows with respect.
6 1. Public Right of Way VIEWPOINT 2. Heath 6 3. Defined access paths within 3 areas of open access 4. Amenity grassland (mown) 5. Play areas 6. Scheduled Monument (SM) 2 Spratt’s Plantation Bowl Barrow
72 Land south and east of Adastral Park Woodland: proposed view
Land south and east of Adastral Park 73 HERITAGE PARK The layout for the site seeks to incorporate the existing heritage constraints and celebrate their presence as important assets that reflect the site’s history.
The creation of a park focused on the heritage assets in the western part of the site, provides the opportunity to deliver a series of connected spaces along one of the main circular walks. Each space has its own identity (woodland, lowland heath and heritage) adding variety and character to the development. The Bowl Barrow (Scheduled Monument) and pill box 450m north west of Sheep Drift Location Plan Farm provide the focus of this heritage park. The proposed layout is designed to celebrate the presence of these important assets and to seek to broaden the community’s understanding of the site’s history. Drawing 12 Heritage Park shows how the setting of the heritage assets should be accommodated within the development as explained in this section. This plan shows how visual links between the assets, and between the Scheduled Monument and BT tower in Adastral Business Park will be retained. View toward Adastral Business Park and BT Tower with Scheduled Monument in the foreground.
74 Land south and east of Adastral Park A minimum 15m buffer will be provided conversion of the scheduled pill box to a bat by homes (see images below, middle and to the rear of properties, to minimise their around the Bowl Barrow with considerably roost will be subject to a separate application right, showing potential traditional and visual impact to the setting of the heritage more space to the east. A narrower buffer of for Scheduled Monument Consent. contemporary edge treatment approaches). assets. 3m will be provided around the pill box and There is the opportunity to create more of a The octagonal brick structure will be At reserved matters stage, information on the eight sided brick built base to radio mast. formal park setting here, in contrast to the restored and may be covered by a light- type, design, height and mass of buildings The buffer around the heritage assets was more naturalistic environments provided weight roof to prevent people from climbing in this area will be provided. At this stage, increased in response to pre-application elsewhere in the site. A footpath adjacent inside it, and to shed rain water from the a high standard of design will be required feedback from heritage consultees to to the Scheduled Monument will be part of brickwork. The perimeter of the structure aimed at enhancing and preserving the incorporate all three assets. the circular walk envisaged for the green could be planted with ornamental plants, landscape character and historical value infrastructure. Low wooden railings round the bottom of the e.g. climbing roses. There could also be of the site, in accordance with Policy SP15 barrow will be provided in a similar fashion public benches around the perimeter, facing Roads along the perimeter of the open space of Suffolk Coastal District Local Plan Core to the ones in Spratt’s Plantation (see image outwards. will be reduced and changed in colour to Strategy and Development Management below middle left). create an informal setting (see images below, Policies (2013). A generous open space, characterised by middle and right). Bins and parking facilities It is proposed that the pill boxes be high quality landscape, will be provided for homes facing the park will be provided converted into / used as bat roosts. The around the heritage assets, overlooked
Eight sided brick built base to radio mast Railings round the barrow at Wash Common in Newbury Informal edge treatment with varied traditional typologies - Informal edge treatment with varied contemporary typologies - Poundbury, Dorchester Hewhall, Harlow
Land south and east of Adastral Park 75 View of the primary local centre
76 Land south and east of Adastral Park BUILT FORM THE BOULEVARD
CHARACTER BANDING PLAN following key nodes and uses along the route will be described in more detail in The primary road through the site is a key this section: route which will contribute significantly to the identity and character of the 1. Primary local centre development. It will be designed as a tree 2. Secondary local centre lined boulevard with building frontages overlooking and activating the streetscape. 3. A12 gateway Higher density and massing, as well as 4. Northern Quadrant node key mixed uses, will be located along the route to ensure maximum accessibility, 5. General guidelines and provide a sense of enclosure typical of traditional main streets in Suffolk. The
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Character Banding Plan
Land south and east of Adastral Park 77 Characteristics Placemaking • A linear high street arrangement • The lake will provide an attractive natural of shops along the north setting with play facilities nearby. This western side of the street. will be particularly evocative in the evenings when the sun setting behind • A gateway square creating a sense the lake could be enjoyed from outdoor of arrival, welcoming visitors seating in the gateway square café. into the primary local centre. PRIMARY LOCAL CENTRE • A linear high street character will be • An all-through school providing created, spanning the gateway square Strategically located in close proximity educational facilities for both and the node to the north east where the to the lake and at the heart of the primary and secondary students. Boulevard bends towards the Northern development, the primary local centre will • A parking square enclosed Quadrant. This node is marked by a become the focus of the new community. and overlooked by buildings healthcare facility (Land Use no. 7 on A number of recreational, community and providing opportunities for the opposite plan) framing views from shopping facilities will be located here to other uses such as markets or the Boulevard in both directions. create a vibrant place for residents and festivals on special occasions. Other visitors. The close proximity of these • Nearby recreational facilities facilities is designed to encourage walking Flexible mobility strategy designed to provide: Location Plan contributing vibrancy and activity and cycling to the primary local centre to the primary local centre. • Convenient bus stops in close and promote synergies between uses. proximity to the school and shops; • Community and healthcare facilities providing mixed uses to the north • Cycle parking facilities; eastern node of the Boulevard. • Convenient parking and drop-off Land Use facilities for the school to avoid congestion at peak times; • High density residential in close proximity to mixed uses and facilities. • Dual use of parking within the market square and formal recreation area (the Building heights illustrative scheme shown opposite provides • 3-4 storeys with feature buildings approximately 120 car parking spaces within in key corners / nodes to create these two parking areas, thus providing a good sense of enclosure. around 75% of that required by the Suffolk Guidance for Parking (November 2015) Building frontage for the retail, food store and café elements • Continuous and active building shown. However, the intention here is that frontages with ground floor mixed it is a walkable centre and a high quality uses activating the street. place not dominated by car parking.
• North eastern parking area screened by existing trees to minimise visual impact. Station Place, Letchworth Garden City Parking/ events square, Bolnore Village, West Sussex
78 Land south and east of Adastral Park Public Realm
1. Lake 1
2. Main green infrastructure area 7 3. Beach areas 4. Natural play facilities 5. Gateway square 6. Recreation green / potential cricket ground 10 5 7. Parking square - occasionally used as a market square
9
Land Uses 7
1. All-through school 5 6 2. Café with outdoor seating overlooking the lake 4 6 3. Local shops 4. Food store anchor to the north of retail strip 4 5. Community centre 6
6. Potential cricket pavilion / changing rooms 3
7. Healthcare facility 3 7
2 2 3 Mobility 5
2 1 1. Boulevard (Primary Road) 3 2. Cycle parking facilities within gateway square 4 3. Bus stops 4. Disabled parking bays in front of food store 1 5. Service yard behind food store 1 6. Residential Parking for flats above shops 3 7. School parking with access/egress providing queuing space to avoid traffic along primary road 8. School staff parking 4 9. Parking square - occasionally used as market square 10. Parking area screened by existing trees
Land south and east of Adastral Park 79 SECONDARY LOCAL CENTRE Land Use Placemaking The secondary local centre should be • High density residential • The secondary local centre should designed to provide a complementary in close proximity to the form a key node along the Boulevard, local facility within walking distance of the secondary local centre. and provide a key visual link to western part of the site. BT tower on the Adastral Business Building heights This could be shaped around a small Park site (see precedent below). square with on-street parking providing • 3-4 storeys feature building • A landmark building should convenient access to this facility. with ground floor retail. accommodate this facility at ground
Location Plan Building frontage floor with residential above. • Continuous building frontages activating the square in front of the secondary local centre.
Precedents below: Tibby’s Triangle (Southwold, Suffolk)
Feature corner building Importance of retaining views of nearby landmark from public square / space
80 Land south and east of Adastral Park 1 Public Realm
1. Visual link to BT Tower 2. Small square
Land Uses 1 2 1. Secondary centre 2
Mobility 1
1. Boulevard (Primary Road) 2. Parking bays in front of store
Road and built form are aligned -to frame views of BT Tower
Land south and east of Adastral Park 81 A12 GATEWAY Characteristics This feature will consist of a high The A12 gateway can be seen as the quality landscaped bund / fence. • Key arrival and access front door to the development and the point into the site. • In proximity to the A12 first impression that many people will junction and the access point experience of the site. It is, therefore, • Noise attenuation landscape to the Boulevard, this landscape important that the setting creates a treatment along the A12 to treatment will be opened up and welcoming and high quality environment create a gateway feature. treated as a gateway entrance for visitors and residents. Land Use feature with signage welcoming people to the development. Location Plan • High density residential buildings in response to the nearby scale and • Beyond this, landmark residential massing of Adastral Business Park. buildings will frame the entrance to the tree-lined Boulevard. Building heights • A green corridor will be provided to • 3-4 storey landmark the east of the bund / acoustic fence. gateway buildings located This will form part of the SANGS at the node between the A12 green infrastructure network, and junction and Boulevard. include a circular walk footpath to • Up to 3 storeys along the Boulevard. the north and south of the Boulevard. Building frontage Other • Active frontages with narrow • Further details on the noise
Feature buildings creating a sense of arrival - Severalls, Essex setbacks along the Boulevard to attenuation can be found create a good sense of enclosure. within the Noise Impact Assessment, completed by Placemaking Brookbanks Consulting. • A landscape feature along the • Further details on the design of the length of the A12, in this part of A12 junction can be found within the the site, will provide the necessary Transport Assessment, completed noise attenuation to create a by Brookbanks Consulting. comfortable environment in proximity to the A12 corridor.
Examples of acoustic perimeter fencing which integrates planting
82 Land south and east of Adastral Park Secondary local centre
Noise Attenuation feature Feature gateway building Boulevard Feature gateway building Noise Attenuation feature
A12
Sketch view of the A12 gateway Bound Bound A12 North Bound A12 South Feature Attenuation Noise Footpath Corridor Green Surface Shared Front Garden Boundary Highway
NB: Measurements shown in the section above are approximate and for illustrative purposes only Land south and east of Adastral Park 83 NORTHERN GATEWAY NODE Land Use Building frontage The access into the site from the northern • High density residential buildings • Active residential frontages gateway will be an important secondary along the Boulevard with medium along the Boulevard to create node within the Boulevard. In this density to the north and south. a good sense of enclosure. location the Boulevard interfaces with the main green infrastructure area. Building heights Placemaking Therefore, it is important that pedestrians • 2-2.5 storey landmark gateway • Treatments including a slight and cyclists have priority in this area. buildings located at the node chicane in the road alignment and This should be achieved through traffic between the Boulevard and the shared surfaces, will be designed calming measures such as shared surfaces, Location Plan main green infrastructure area. to ensure that vehicular speeds changes to road alignment and tree are reduced through the section of planting (see Placemaking section to the • Up to 2.5 storeys along the Boulevard green infrastructure to accommodate right). beyond corner landmark buildings. safe pedestrian crossings. This will Past this area of lowland heath to the also ensure vehicular speeds are east, feature corner buildings will frame traffic-calmed before entering the the Boulevard and provide a memorable northern residential part of the site. arrival into the northern residential area.
Tree-lined boulevard - Great Notley, Essex
84 Land south and east of Adastral Park 85
Privacy Strip Privacy Strip Shared Footpath / Surface Cycleway Land south and east of Adastral Park Park Adastral and east of south Land Verge Parking Verge Parking
Carriageway Carriageway
Verge Parking Verge Parking
Footpath Footpath Privacy Strip Privacy Strip NB: Measurements shown in the sections above are approximate and for illustrative purposes only purposes illustrative for and approximate are above sections in the shown NB: Measurements Type B Type Type A Type GENERAL GUIDELINES GENERAL not Boulevard, of the sections Other important also are previously, addressed for environment a high quality in creating development. the or shared / footways cycleways Wider predominantly be provided could surfaces side of the facing or west south on the in cycling and walking encourage to street sunlight. the roads of these role important the Given off primary parking traffic, in channelling Consequently, be restricted. should roads be could roads of primary types two (right). sections in the shown as provided A) (Type Boulevard be used could section street A narrower facilities and centres local to in proximity of enclosure. a good sense create to be provided should parking Residential in the of blocks back the at predominantly courts. parking of small form B) (Type Boulevard a shared for will allow sections Wider residential to access provide to surface side of properties. the to parking Type B precedent with shared surface with shared B precedent Type Type A precedent with footpath / cycleway with footpath A precedent Type Location Plan Location BUILT FORM EDGE TREATMENTS
CHARACTER BANDING PLAN The site’s edge treatments will also be important as they interface with a number of surroundings areas of differing character and function. These edges include the harder edges such as the Adastral Business Park site and more rural edges found to the east of the site. Internal edges, around the main green infrastructure area and Heritage Park are also important. The following are addressed in this section: • Main Green Infrastructure Area edges (central, northern and southern) • North eastern edge • South eastern corner Character Banding Plan • Ipswich Road edge
Key • Valley Corridor edges
Main green infrastructure area • Adastral Business Park edge edges (central, north and south) North Eastern edge South Eastern corner Ipswich Road edge Valley corridor edges Adastral Business Park edge
86 Land south and east of Adastral Park Land Use Building frontage Boundary treatments • Predominantly medium • Homes should overlook the • A high quality shared surface density residential use. attractive setting of the lowland should serve homes along this heath and lake within the main edge to create a pedestrian friendly • High density residential use in close green infrastructure area. Structural environment with minimal traffic proximity to the primary local centre planting should be provided to in proximity to the central park and and along the Boulevard to the north. screen homes and ensure the core associated ecological features. Building heights of the open space feels naturalistic and is not dominated by built form. Location Plan • 2-2.5 storeys residential buildings.
MAIN GREEN INFRASTRUCTURE EDGE - CENTRAL
The edge to the central main green infrastructure area spans the Northern Quadrant gateway to the north and the primary local centre to the south. Large residential typologies suitable for families (such as detached and semi- detached) may be predominantly located in the northern part of this edge. The southern end will be characterised by the café and retail around the primary Footpath Infrastructure Main Green Planting Structural Surface Shared Front Garden
local centre gateway square, with green infrastructure development and Boundary between residential above. In proximity to these uses, higher density residential typologies may be accommodated within walking distance to the primary local centre uses.
NB: Measurements shown in the section above are approximate and for illustrative purposes only Land south and east of Adastral Park 87 Front Garden
Shared Surface Boundary between development and green infrastructure A high quality shared surface surface shared A high quality this along homes serve should friendly a pedestrian create edge to traffic with minimal environment and woodland the to in proximity features. ecological associated Low landscaped bunds could the from homes screen partially and area infrastructure main ensure to walk circular associated is and naturalistic feels route the form. built by dominated not
Boundary treatments treatments Boundary • •
Low Landscaped Mound
Footpath NB: Measurements shown in the section above are approximate and for illustrative purposes only purposes illustrative for and approximate are above section in the shown NB: Measurements Spratt’s
Predominantly medium medium Predominantly use. residential density in close use residential density Low edge. eastern north the to proximity Boulevard. the along High density buildings. residential 2-2.5 storeys attractive the overlook should Homes within the woodland of the setting area. infrastructure green main Plantation
Building heights Building frontage Building Land Use Land • • • • • MAIN GREEN INFRASTRUCTURE MAIN GREEN INFRASTRUCTURE EDGE - NORTHERN an attractive will create Plantation Spratt’s of part northern in the homes for outlook below). section edge (see this by will be separated homes south, Further commercial the to buffer green a generous Park. Business within Adastral uses Land south and east of Adastral Park Adastral and east of south Land 88 Location Plan Location Homes partially screened by bunds in Martlesham Heath bunds in Martlesham by partially screened Homes MAIN GREEN INFRASTRUCTURE EDGE - SOUTHERN Land Use Boundary treatments • Medium density residential use along • The tree-lined Boulevard should serve The southern edge to the main infrastructure the Boulevard in the south eastern edge. homes along the south eastern edge. area will be characterised by homes overlooking the attractive setting of the lake. • Low density residential use along • In the south western edge, a high They will be located on higher ground which the south western edge. quality shared surface will serve will allow for expansive long views into the homes, to create a pedestrian friendly Building heights open space. environment with minimum traffic • 2-2.5 storeys residential buildings. in proximity to the open space and The south eastern edge will be characterised associated ecological features. Location Plan by homes along the Boulevard (see section Building frontage below), whilst the south western edge will • Safety features to prevent drivers • Homes should front onto the accommodate lower density family homes and cyclists from running off the attractive setting of the lake within served by informal shared surfaces. road on the slope will be included the main green infrastructure area. as part of detailed proposals. • Homes should be substantially screened by the proposed topography to ensure the core of the open space feels naturalistic and is not dominated by built form. Front Garden Surface Shared Primary Road Footpath green infrastructure development and Boundary between Footpath
Lake
NB: Measurements shown in the section above are approximate and for illustrative purposes only Land south and east of Adastral Park 89 A high quality shared surface surface shared A high quality and homes will serve treatment friendly a pedestrian create traffic with minimal environment buffer. green the to in proximity
Boundary treatments treatments Boundary •
Site Boundary
Footpath
Boundary between development and
Low density residential buildings. buildings. residential density Low buildings. residential 2 storeys to Up buffer green the front should Homes of the overlooking some provide to environment. a safe create and space green infrastructure
Building heights Building frontage Building Land Use Land • • • Shared Surface
Front Garden NB: Measurements shown in the section above are approximate and for illustrative purposes only purposes illustrative for and approximate are above section in the shown NB: Measurements NORTH EASTERN EDGE EASTERN NORTH the to close edge is eastern north The Beauty Outstanding of Natural Area site of the east the lies to which (AONB) A thick Deben Estuary. the includes and the will screen trees belt of existing linear boundary site the beyond development to will be provided buffer a green and A development. the edge to a soft create of the part as will be incorporated footpath the around walks circular enable to buffer development. of the perimeter Land south and east of Adastral Park Adastral and east of south Land 90 Location Plan Location Land Use • Low density residential buildings. Building heights • Up to 2 storeys residential buildings. Building frontage • Homes will face onto the SOUTH EASTERN CORNER green buffer to provide overlooking of the space and The south eastern corner of the site will loose arrangement set amongst trees, will create a safe environment. be defined by native hedgerows and create a characteristic rural settlement hedgerow trees forming a backdrop to edge fronting the open countryside. Boundary treatments views across the arable fields from the • A high quality shared surface Rather than screening views into the site east. Beyond these, an area of informal treatment will serve homes to with continuous tree belts, there is an open space incorporating areas of create a pedestrian friendly opportunity to create a soft transition with grassland and wildflower meadow will environment with minimal glimpsed views between hedgerow trees, provide a transition to the development traffic in close proximity to the reflecting the rural village character that edge. Here, low density development green buffer and associated Location Plan is typical of the local area, whilst retaining comprising two storey houses set in a ecological features. outward views across the countryside. rn Garden Front Surface Shared Meadows Wildflower Grassland/ Footpath Natural Play Meadows Wildflower Grassland/ Footpath Corridor Green Boundary Site green infrastructure development and Boundary between
NB: Measurements shown in the section above are approximate and for illustrative purposes only Land south and east of Adastral Park 91 Boundary between development and green infrastructure Shared Surface
Front Garden
Ipswich Road Site Boundary
Bridleway A high quality shared surface surface shared A high quality create to homes will serve treatment environment friendly a pedestrian in close traffic with minimal and buffer green the to proximity features. ecological associated
Boundary treatments treatments Boundary • Green Corridor
Boundary between development and green infrastructure Shared Surface
Front Garden NB: Measurements shown in the section above are approximate and for illustrative purposes only purposes illustrative for and approximate are above section in the shown NB: Measurements Up to 2 storeys residential buildings. residential 2 storeys to Up green the onto will face Homes of the overlooking provide to buffer environment. a safe create and space Low density residential buildings. buildings. residential density Low adjacent buildings Commercial Barns. Brightwell to
Building frontage Building Building heights Building • • Land Use Land • • Land south and east of Adastral Park Adastral and east of south Land The Ipswich Road edge is characterised characterised is edge Road Ipswich The road. side of the either trees existing by bridleway existing an these, Beyond the to connects and east-west runs site. the beyond wider network be provided should buffer A green edge the and bridleway the between will also This development. of the in levels change the accommodate slope. a gentle along site) (within the IPSWICH ROAD EDGE ROAD IPSWICH 92 Location Plan Location VALLEY CORRIDOR Land Use Boundary treatments The edges to the Valley Corridor should • Low density residential buildings. • A high quality shared surface provide a soft transition between the treatment will serve homes to create green infrastructure and development. Building heights a pedestrian friendly environment • Up to 2 storeys residential buildings. with minimal traffic in close This generous open space, which connects proximity to the green buffer and Building frontage the green infrastructure area within the associated ecological features. site, with the wider footpath network links • Homes should face onto the green outside of the site (south of Ipswich Road) buffer to provide overlooking of the will accommodate a gentle slope and space and create a safe environment. Location Plan natural play facilities. In this location the Boulevard interfaces with the main green infrastructure area. Therefore, it is important that pedestrian and cyclist priority is designed into detailed proposals for the area. Planting Structural Footpath Natural Play Planting Structural Footpath Surface Shared Front Garden
NB: Measurements shown in the section above are approximate and for illustrative purposes only Land south and east of Adastral Park 93 ADASTRAL BUSINESS PARK Land Use • Homes will face into the site The Adastral Business Park edges will be along open edges to Adastral • High density residential buildings. designed to respond to the adjacent context Business Park buildings (see of the business park. Where the edges are Building heights section B to the right, below). characterised by woodland and existing • Up to 3 storeys residential buildings. Boundary treatments trees, a shared surface should serve homes that face outwards towards this edge. Building frontage • A high quality shared surface Where the development edge overlooks treatment will serve homes to create • Homes will be overlooking the Adastral Business Park buildings, a pedestrian friendly environment existing trees and woodland (see residential development should be with minimal traffic when facing Location Plan section A to the right, above). characterised by buildings of a larger scale existing trees and woodland. and massing backing onto the business park, with no public access along the edge.
Main Green BT Adastral Infrastructure Business Park Area A12
Martlesham Heath Lake
Section A-A Section B-B Section A-A
Aerial view highlighting where sections A-A and B-B will be applied to the edge treatment to BT Adastral Business Park
94 Land south and east of Adastral Park Back Garden Front Garden Surface Shared Section A-A Boundary Site
BT Building
Parking court Garden Communal Private Front Court Section B-B Boundary Site
NB: Measurements shown in the sections above are approximate and for illustrative purposes only Land south and east of Adastral Park 95 Section 6 ACCESS & MOVEMENT
This section addresses the access and movement elements of the development proposals for the site
96 Land south and east of Adastral Park Land south and east of Adastral Park 97 ACCESS & MOVEMENT
A comprehensive VEHICULAR ACCESSES THE STREET HIERARCHY approach to the A new junction is proposed to access the site All access points into the site have been The street hierarchy shall be designed to: from the existing A12 dual carriageway, to designed in accordance with the Design 1. Provide a legible and permeable access and movement the west. This will be via a signal-controlled Manual for Roads and Bridges (DMRB) framework for development; strategy will ensure junction which shall include pedestrian standards. They will be subject to robust crossings to provide better connectivity safety checks prior to implementation. 2. Ensure that vehicle and pedestrian routes that proposals between the development and the existing are both well overlooked and busy; Further details are included in the community. A robust, multi-use pedestrian / provide transport separate application plan reference no. 05 3. Design in and manage traffic horse crossing will be provided at this access Environmental Statement Parameter Plan speeds through traffic calming; benefits to the wider point across the A12 dual carriageway to 4 Movement & Access, as well as in the accommodate the existing bridleway that 4. Accommodate a certain amount of on community, as well Transport Assessment. runs from east to west across the south of street parking, which brings activity to the as accommodating the site. A speed limit reduction to 50 mph street-scene and helps traffic calming; the needs of the new is proposed along the A12 dual carriageway PEDESTRIANS AND CYCLISTS 5. As well as providing access, designed between the Martlesham Heath Roundabout to reinforce legibility and the contrast development. and the Newbourme Road Roundabout, to A network of footpaths and cycle paths between character areas; accommodate this. will afford the most efficient and direct routes to Martlesham Heath, Martlesham 6. Reflect the importance of routes according Two more vehicular accesses are proposed to and Kesgrave, as well as to surrounding to the level of anticipated pedestrian, cycle the east of the site along Ipswich Road, both villages and to facilities within the and vehicular flow and the requirements of which will be simple priority junctions. A development. Existing footpaths are of accessibility for servicing, refuse, speed limit reduction to 40 mph is proposed integrated within the structure of the emergency access and bus routing. along Ipswich Road to the south of the site to layout. incorporate these. The detailed design of the streets and space, Cycle routes are key features of the will be determined at the reserved matters stage. A fourth access to the north of the site is masterplan that can reduce the need to Attention to materials, space and planting used in proposed across the existing BT Adastral travel by car. To support the integration of streets and at junctions will not only influence the Business Park, through the Northern cycling into daily life, secure (communal final character of a place, but movement patterns Quadrant. This will include a shared or private) provision will also be made for and priorities by mode of travel. pedestrian / cycleway and will connect into cycle parking at key destinations, such Gloster Road immediately to the north of the The layout will incorporate design features that as at the employment area, local centres, Adastral Business Park Roundabout via a allow for safe access and movement of service recreational areas, school and at the larger priority junction. vehicles through the site, and also act to influence play areas. safe movement through the development, whether people are on foot, bicycle, car or bus.
98 Land south and east of Adastral Park KeyKey Boundary Pedestrian Access Point
Vehicular Access Point
National Trail
Bridleway/ Byway
Footpath
Cycle-way
A12
A1214
Local roads
Martlesham Heath Roundabout
Newbourme Road Roundabout
Pedestrian and vehicular access and movement strategy
Land south and east of Adastral Park 99 Andrew McCloy Recreation Consultant
Land south and east of Adastral Park