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.