A guide to developing Kirkley waterfront and a new ... · waterfront opportunity to regenerate the...

A guide to developing Kirkley waterfront and a newsustainable urban neighbourhood in LowestoSustainable Urban Neighbourhood and Kirkley Waterfront Development BriefSupplementary Planning Document (SPD): Adopted May 2013

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All maps in this document are reproduced from the Ordnance Survey mapping with the permission of the Controller

of Her Majesty’s Stationery Office (c) Crown Copyright. Unauthorised reproduction infringes Crown copyright and

may lead to prosecution or civil proceedings. Waveney District Council Licence No. 100042052, 2013

Sustainable Urban Neighbourhood and Kirkley Waterfront | Development Brief | May 2013 |

Employment

/

View the full draft outline masterplan on page 51

Housing

Open space

County

Wildlife Site

Housing

Housing

Pedestrian /

cycle bridge

Marina and

leisure

facilities

Retail

centre

Primary

school

Employment

What is thepurpose of this

document?

The Sustainable UrbanNeighbourhood and KirkleyWaterfront will be a largemixed-use development onthe south-side of Lake Lothingin Lowesto . This documentprovides prac cal informa onand development guidelinesto help implement this site.

Brooke Peninsula

Contents

1 Introduc on 11.1 Purpose of the Brief 21.2 Policy Context 2

2 Context 5

3 Vision And Objec ves 93.1 Vision 93.2 Objec ves 9

4 Land Use 13

5 Streets and Transport 21

6 Open Space and Biodiversity 29

7 Urban Design Guidance 37

8 Flood Risk Management 47

9 Outline Masterplan 51

10 Implementa on 5310.1 Infrastructure Requirements 5310.2 Strategic Phasing 57

11 Planning Applica on Requirements 61

Appendix 1 Site Analysis 65A1. Exis ng UsesA2. Constraints and Opportuni esA3. Local Character Appraisal

Appendix 2 Evidence Base 72

Appendix 3 Policy SSP3 from Lake Lothing 76and Outer Harbour Area Ac on Plan

Appendix 4 Energy and Water Policy from 81the Lake Lothing and Outer Harbour Area Ac on Plan

View north-west across the site

Sustainable Urban Neighbourhood and Kirkley Waterfront | Development Brief | May 2013 |

1Introduc on

Aerial view from Oulton Broad to Brooke Peninsula

1. Introduc on

1.1 The Sustainable Urban Neighbourhood and KirkleyWaterfront (SUN) will be a large mixed-usedevelopment on the south-side of Lake Lothing inLowesto . The 59.8 hectare site covers themajority of the southern shore of Lake Lothingstretching back from the shore to Victoria Roadand Waveney Drive. Figure 1.1 shows the loca onand area of the site. The site comprisespredominantly underu lised or unoccupiedbrownfield land and offers an unrivalledwaterfront opportunity to regenerate the south-side of Lake Lothing as a new employment areaand residen al community and to open up accessto the waterfront for the public.

0 300 600150 Metres

Victoria Road

Waveney Drive

Peto Way

Denmark Road

Dell Road

Bridge

Roa

d

Sustainable Urban Neighbourhood and Kirkley Waterfront | Development Brief | May 2013 | 1

0 1 20.5 Miles

Figure 1.1 Loca on of the Sustainable Urban Neighbourhood and Kirkley Waterfront

1. Purpose ofthe brief

Waterfront, Brooke Peninsula

Tom Cris

p Way

Horn Hill

Commercial Road

Kirkley Run

/

/

1.1 PURPOSE OF THE BRIEF

1.1.1 The Sustainable Urban Neighbourhood and KirkleyWaterfront (SUN) is allocated for a mixed-usedevelopment under Policy SSP3 of the LowestoLake Lothing and Outer Harbour Area Ac on Plan.Policy IMP4 of the Area Ac on Plan requires theprepara on of a Development Brief prior to thedetermina on of planning applica ons.

1.1.2 The purpose of this Development Brief is to set outa site-specific vision and objec ves for the deliveryof the SUN. It builds upon the detail set out in theArea Ac on Plan and seeks to ensure that acomprehensive approach to development isachieved. In summary, the brief sets out:

• the distribu on of land uses across the site,• high level street network and transport

proposals• open space and landscape principles• design principles• flood risk mi ga on requirements• implementa on strategy

1.2 POLICY CONTEXT

1.2.1 Policy CS05 of the Adopted Waveney Core Strategyiden fies Lake Lothing as an area for employmentled regenera on and the provision of 1,500 newhomes. Policy CS05 states that an Area Ac on Planfor the Lake Lothing area will be developed toprovide further guidance.

0 400 800200 Meters

Proposed Energy Related Employment (SSP1)

Proposed Retail, Leisure, Tourism and Port Related Ac vi es (SSP2).

Proposed Housing, Industrial and Community Facili es (SSP3).

Proposed East of England Park (SSP4)

Proposed Housing, Employment and Community Facili es (SSP5).

Proposed Mixed Use Regenera on (SSP6)

Proposed Housing and Community Facili es (SSP7)

Proposed Mixed Use Regenera on and Enhancement (SSP8).

Proposed Employment (SSP9)

Figure 1.2 AAP Alloca ons

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1.2.2 The Adopted Lowesto Lake Lothing and OuterHarbour Area Ac on Plan (AAP) sets out thedetailed policy framework for the Lake Lothingarea which includes the Sustainable UrbanNeighbourhood and Kirkley Waterfront site (SUN).Figure 1.2 shows how the SUN alloca on fits withother alloca ons in the AAP area. The documentcontains a number of area-wide policies whichhave been reflected in this document as well as asite-specific policy for the site. Policy SSP3 of theAAP sets out detailed proposals for thedevelopment of the SUN including:

• Approximately 1,380 dwellings and a poten alcon nuing care re rement community

• Open space (3 hectares, dependant on actualdensity) and re-provision of the Jeld-WenPlaying Fields

• 12 hectares of employment land to be sharedwith Kirkley Waterfront (majority to be on thewaterfront)

• Primary School

• Retail, restaurants, bars, cafes as ac ve groundfloor uses

• Marina facili es and moorings for historicvessels

• Hotel

1.2.3 Policy SSP3 is repeated in Appendix 2 forreference.

1.2.4 The Na onal Planning Policy Framework (NPPF)has been considered in the prepara on of thisbrief. The NPPF dis lled guidance from a largenumber of na onal Planning Policy Statementsand Planning Policy Guidance Notes whichinformed previous dra s of this brief.


2Context

Aerial view of the north eastern part of the site looking towards the North Sea

2. Context

2.1 Before it is possible to plan for the future of a siteit is necessary to understand the historical andpresent context of the site and its surroundings.Figure 2.2 analyses the exis ng physical context ofthe site and its surroundings and Figure 2.1analyses the exis ng social infrastructuresurrounding the site and the key connec ons toand from the site. A detailed analysis of exis nguses, constraints and opportuni es and localcharacter is found in Appendix 1 of this brief.

2.2 Figure 2.3 highlights the cons tuent parts of thesite that are referenced throughout the brief. Forreference, throughout this document theSustainable Urban Neighbourhood and KirkleyWaterfront will be abbreviated to SUN. Where thedocument refers to the western part of the SUN,it means the area west of the Jeld Wen Factorysite.

2. Context

View from seafront along Lake Lothing andtowards the Broads

0 200 400100 Meters0 200 400100 Meters

Figure 2.1 Social Infrastructure Context

Railway sta on

Health centre

High school

Shop l

Na onal Cycle Network

Regional Cycle Network

Main roads

Town centre area

cSHOP

/


0 200 400100 Meters0 200 400100 Meters

19th Century Housing Character

20th Century Housing Character

Port / Industry Character

Indica ve Flood Risk

Open space

Conserva on area

Broads Authority Area

Figure 2.2 Physical Context

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Figure 2.3 Cons tuent parts of the SUN


0 200 400100 Meters

Waveney Drive

Kimberley Road

Victoria Road

Harbour Road Denmark Road

Dell Road

Tom C

risp W

ay

/

HavenMarina

BrookeBusiness

Park

SCARecycling

WithamPaints

FormerSanyo

Factory

CountyWildlife

Site

Jeld WenPlayingFields

Former Jeld Wen Factory

Kirkley Waterfront

RiversideRoad

BrookePeninsula

3Vision AndObjec ves

Aerial view of SCA Recycling, Witham Paints, Sanyo, BrookeBusiness Park and Brooke Peninsula in context with north Lowesto

3. Vision and Objec ves

3.1 VISION

Development in the Sustainable UrbanNeighbourhood and Kirkley Waterfront willtransform an underu lised and una rac ve areainto a vibrant, inclusive community that isintegrated with adjacent areas and providesaccess to employment, services and facili es in ahigh quality environment.

Development will maximise the opportuni espresented by the waterfront, the central loca onof Lowesto and linkages to the town centre. Itwill be a place that will grow and develop in thefuture, where people take pride in where they liveand they feel part of the community.

3.2 OBJECTIVES

Objec ve 1: HousingApproximately 1380 new homes consis ng of amix of market and affordable housing will beprovided to meet local housing need. These willbe of different housing types, sizes and tenures toprovide for people of different ages, incomes andfamily sizes. New dwellings will be of high qualityand maximise the a ributes of the local areaincluding the waterfront, public open space,access to goods and services and connec ons withexis ng residen al areas.

Objec ve 2: EmploymentNew land available for employment uses along thewaterfront will enable businesses to takeadvantage of the opportuni es presented by thegrowing onshore and offshore renewable energysector, new port related ac vi es and an exis ngskilled work force. In conjunc on with thePowerPark and suppor ng business start-up units,the SUN development will assist with the crea onof 5000 new jobs in the area.

Objec ve 3: InfrastructureNew infrastructure will support new residents andbusinesses in the area. This will include a newprimary school, a pedestrian/cycle bridge overLake Lothing at Brooke Peninsula, a new road toaccess the site and measures to reduce the risk offlooding. New infrastructure will be delivered in acomprehensive and integrated fashion.

Objec ve 4: RetailSmall-scale retail facili es in the heart of the SUNwill provide goods and services for the localcommunity. These will reduce the need to travel,assist with the crea on of a focal point in theneighbourhood and complement the exis ngshopping areas of Kirkley, Oulton Broad andcentral Lowesto .

3. Vision andObjec ves

Waterfront, Copenhagen

Shops


Objec ve 5: Leisure and TourismNew residents and visitors to the SUN will supporta flourishing marina area and boa ng communitythat will encourage mari me related business andrecrea on. Supported by leisure and recrea onfacili es such as bars and restaurants this willcreate a focal point on the waterfront. Apedestrian and cycle route along the waterfrontwill improve connec ons between Lowesto ’sSouth Beach and Oulton Broad, support localtourism and encourage people to use the SUN.

Objec ve 6: Social InclusionThe Sustainable Urban Neighbourhood and KirkleyWaterfront will be a comprehensive developmentthat will provide housing to meet the needs ofpeople in the community, access to facili esneeded by people of different ages and incomesand spaces where people can interact andsocialise. Together these will contribute to a placethat has a local iden ty.

Objec ve 7: High Quality DesignHigh quality design will be instrumental toachieving the aspira ons of the SUN. Site layout,new buildings, public spaces and movementroutes will be designed to the highest calibre,highligh ng the se ng of the SUN between theBroads and the North Sea and will contribute toachieving a ‘Life me Neighbourhood’. The interiorof buildings will provide living and working spacesthat are adaptable to meet the needs of apopula on that may change over me andsupport a high quality of life.

Objec ve 8: Open Space and EnvironmentA network of open spaces will be designed tocreate a sense of openness and legibility withinthe neighbourhood. An a rac ve and interes ngpublic realm that contains a variety of usefulfacili es and spaces will encourage residents tobecome more physically ac ve, enjoy a healthierlifestyle and provide greater opportuni es forsocial interac on. A well connected network ofopen spaces will support biodiversity and provideopportuni es to improve connec ons with theexis ng community.

Objec ve 9: The WaterfrontA new path along the water for pedestrians andcyclists will increase access to the waterfront andsignificantly improve connec ons with other areassuch as Lowesto town centre, South Beach andOulton Broad. These connec ons will besupported with views and landmarks orientatedtowards Lake Lothing at Brooke Peninsula fromvarious vantage points. Public access to and alongthe waterfront will build upon the historical linksbetween the people of Lowesto and the sea.


Objec ve 10: Sustainable Transport A network of legible, a rac ve walkways andcycleways will enable convenient access to localfacili es and services. Supplemented by publictransport they will provide people with a choice oftransport modes to get to their des na on. Thiswill reduce the need to travel by private vehicle. Anew pedestrian/cycle bridge across Lake Lothingat Brooke Peninsula will improve access to localfacili es and benefit people living in both northand south Lowesto .

Objec ve 11: Flood RiskPeople and property in the SUN will be protectedfrom flooding. This may be achieved through newflood defences or measures to mi gate floodingsuch as building design and land raising. Acomprehensive surface water drainage system willbe built as part of the development to reduce therisk of surface water flooding. Addi onal floodprotec on may also benefit exis ng proper esproviding a more secure and safe environment forlocal residents and businesses.

Objec ve 12: Sustainable BuildingsNew buildings will be designed and built to beenergy and water efficient. As an exemplardevelopment, new buildings will show how bestprac ce can be achieved. The broader issuesrelated to sustainable buildings including; waste,ecology, surface water flooding as well as thewider construc on process will have beenconsidered. This together will have helpedcontribute to a Sustainable Urban Neighbourhood.


4Land Use

Aerial view of the north western part of the site

4. Land Use

4.1 The expecta on for the Sustainable UrbanNeighbourhood and Kirkley Waterfront (SUN) isthat it will be a thriving and diverse mixed-usedevelopment. Mixed-use developments helpprovide convenient access to services and facili esto help reduce the need to travel. They also helpcreate a sense of place that has life, feels safe andprovides a greater opportunity for socialinterac on. The mix of uses should blend andintegrate well together. The types and quantum ofeach use is outlined in Policy SSP3 of the Area

Ac on Plan. The broad distribu on of uses acrossthe site is set out in Figure 4.1. The distribu on ofland uses shown in Figure 4.1 reflect the keydevelopment objec ves and principles outlined inSec on 3. This distribu on creates a central focusto the development and ensures the keycommunity needs such as the primary school andlocal centre are accessible to the majority ofpeople in the SUN. The distribu on of uses hastaken into account the sequen al approach toflooding with housing focused in areas of no floodrisk or less hazardous flood risk. A land use budgetis shown in Table 4.1.

4. Land Use

Estuary Business Park, Merseyside

Land Use ApproximateArea (hectares)

Housing 24.5

Employment (new and exis ng) 20

Open Space 2

Primary School 2

County Wildlife Site 6.2

Exis ng Marina 2.4

Exis ng Residen al 2.2

Exis ng School 0.5

Total 59.8

New housing

New/exis ng employment

Marina

Primary School

Replacement open space

County Wildlife Site

Exis ng educa on

Exis ng residen al

Leisure focus

Local centre

Figure 4.1 Proposed Land Use

Table 4.1 Land Use Budget

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4.2 The boundaries between land-uses should notbeen seen as rigid zones of uses. A degree ofoverlap and blending of uses, both horizontallyand ver cally, may be acceptable in someloca ons of the site, subject to amenityconsidera ons.

Housing

Density and Quantum

4.3 Figure 4.1 shows the distribu on of housing acrossthe site. The majority of this housing is proposedto be located in the western part of the site inclose proximity to the key community facili esproposed in the area.

4.4 The waterfront loca on of the site is close to thegeographic centre of Lowesto . This, inconjunc on with the character of the surroundingresiden al area, means that the site naturallylends itself to higher densi es of residen aldevelopment. Policy SSP3 requires densi es ofbroadly between 50 and 90 dwellings per hectareacross the site. The policy provides scope for lowerand higher densi es where they are appropriate,considering site constraints and surrounding landuses. The land proposed for housing on the site forresiden al development is approximately 24.5hectares which indicates an average gross densityof 56 dwellings per hectare across the site is to beexpected.

4.5 Figure 4.2 shows how density should vary acrossthe site considering the character of surroundingareas and opportuni es provided by thewaterfront.

4.6 The waterfront areas of the site are moreappropriate for mul -storey apartments toprovide a landmark focus for the development.Addi onally, densi es should be higher nearer thelocal centre, where apartments can be providedabove shops and commercial units.

Area ApproximateNumber of Dwellings

Brooke Business Park Between 550 and 600

Former Sanyo FactorySite

Between 250 and 300

Jeld Wen Playing Fields Between 100 and 150

Former Jeld WenFactory Site

Between 250 and 300

SCA Recycling Site Between 80 and 100

Witham Paints Site Between 10 and 30

Figure 4.2 Indica ve Residen al Density

Dwellings per hectare

<50 65 90

Table 4.2 Quantum of housing developmentbased on density guidelines

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4.7 Proper es along Victoria Road to the immediatesouth of the SUN have an average density ofapproximately 40 dwellings per hectare despitehaving rela vely long back gardens. The averagedensi es of the area surrounding the westernsec on vary between 30-60 dwellings per hectare.Densi es on the southern parts of the westernsec on of the SUN should reflect this character.There will be scope within these areas fordensi es as low as 40 dwellings per hectare forsome blocks. There may also be poten al for alimited number of detached and semi-detachedstyle dwellings in this loca on.

4.8 The density of proper es facing Waveney Drive isapproximately 34 dwellings per hectare. Theeastern sec on of the SUN should create a highquality, residen al frontage along Waveney Driveof a similar density. As the development movescloser to the waterfront the density shouldincrease to over 50 dwellings per hectareconsis ng of mostly terrace and townhousetypologies.

4.9 Across the rest of the site, densi es shouldaverage 50 dwellings per hectare consis ng ofmostly terraced townhouse style dwellingsarranged in blocks1.

4.10 At present, the SUN is in mul ple ownerships andit is likely that development proposals will comeforward through a number of planningapplica ons. Table 4.2 gives an indica on of thequantum of housing development for each area ofthe SUN considering the above density guidance.

Mix of Housing

4.11 Central to the achievement of a sustainablecommunity will be housing with a mix of sizes,types and tenures of housing. Approximately 40%of the residen al units delivered on the site shouldbe smaller sized dwellings, typically 1-2 bedproper es, with the preference for 2 beddwellings. It is likely that a large propor on ofthese smaller units will be provided on thewaterfront in the form of apartments, however,there will need to be provision elsewhere in thedevelopment in the form of smaller terraces andapartments in corner blocks. This mix of dwellingsshould help meet district accommoda on needsas evidenced in the latest Strategic HousingMarket Assessment. Developers should alsoconsider housing need for people with disabili esand the elderly. Providing dwellings that includethe principles set out in the 'Life me Homes'standards is encouraged.

4.12 In the early phases of development, up to 2015,planning applica ons for development shouldinclude at least 20% affordable housing. Thispercentage requirement is expected to rise to 35%post 2015 when the achievement of this target islikely to be more viable. For planning applica onsin the SUN area that propose development thatwill take place before and a er 2015; phases thatwill be largely complete before 2015 will require20% affordable housing and later phases that willlargely complete a er 2015 will require 35%affordable housing.

4.13 An indica ve split of affordable housing tenure isgiven in Policy HC1 of the Area Ac on Plan as 90%social rented and 10% intermediate. The precisemix of tenure will need to reflect the most up todate Strategic Housing Market Assessment andhave regard to the viability of development.Advice from the Council’s Housing Officer will alsobe important to establish the tenure split.

4.14 Viability is a key issue with respect to thedevelopment of the SUN, especially given thelikely costs of site prepara on and infrastructure.Where viability becomes a concern, the approachto affordable housing delivery will need to beflexible. More detail on this approach to viabilityis included in Sec on 10.

Marram Green, Kessingland

1 See Sec on 3.5 on Design


4.15 The affordable housing provided on the siteshould be integrated with the market housing toavoid high concentra ons of single tenures in anyone loca on. Small clusters of affordable housingof between 5 and 10 units should be provided aspart of larger perimeter blocks which also containmarket housing. This approach encouragescommunity integra on but also makesmanagement easier. Figure 4.3 shows how this canbe achieved within a perimeter block.

4.16 Most affordable housing on the site should beprovided in the form of houses such as terraces ortownhouses rather than flats. Where affordableflats are provided these should be in corner blocksof terraces. Whilst there may be small differencesin the size of dwelling, ideally there should be nodiscernible differences in the appearance ofmarket and affordable units on the site. This willgenerally require consistency of design, materialsand detailing. This approach should also helpintegra on and at the same me reduce anyimpact on values of market housing.

4.17 The Affordable Housing Supplementary PlanningDocument (SPD) contains more detail onaffordable housing provision and the principles ofthat SPD should be applied in preparing detailedproposals for the SUN.

Employment

4.18 At least 12 hectares of new industrial land shouldbe provided as part of the development of theSustainable Urban Neighbourhood and KirkleyWaterfront (SUN) and should be broadlydistributed in accordance with Figure 4.1. Themajority of industrial land is proposed in theeastern part of the site where there is already acluster of opera onal employment uses and goodaccess to the quay for port related ac vi es.

4.19 The Great Yarmouth and Lowesto EnterpriseZone includes a 4.5 hectare por on of the SUN atRiverside Road. The focus of the Enterprise Zoneis to encourage employment development in theoffshore energy sector. New and expandingbusinesses se ng up in the Enterprise Zone willbenefit from a business rate discount and will alsopoten ally benefit from a simplified planningregime. In implemen ng a simplified planningregime the Council has introduced the RiversideRoad Local Development Order (LDO) which grantscondi onal planning permission for opera onalbusiness development in the ports, logis cs,offshore engineering and the energy sectors. TheLDO covers a larger area of land than theEnterprise Zone, covering most of theemployment area indicated in Figure 4.1. The LDOrequires development permi ed to be inaccordance with a Design Code. The Design Codefor the LDO in the SUN area has been prepared toensure consistency with this Development Brief.

Market housing

Affordable housing

Figure 4.3 Suggested Tenure Mix


4.20 Prior to 2020 it is envisaged that land on the Jeld-Wen Factory site iden fied for housing will beused temporarily for employment in connec onwith the energy industry. The LDO does not coverthis area. Temporary planning permissions (for theperiod up to 2020) for employment developmentwill be considered favourably in this area wherethe amenity of exis ng residents living alongWaveney Drive is not disturbed.

4.21 Figure 4.4 above shows the loca on of the LDOand the area of land where temporaryemployment uses will be considered.

4.22 In the longer-term (post 2020), carefulconsidera on will need to be given to theinterface between housing and employment onthe eastern part of the SUN. Uses such as officesand light industrial/research and development willcoexist be er with residen al uses and thisshould be reflected in proposals. Live-work units2

would also be suitable in this loca on. A blend ofuses in this loca on will help produce a moresustainable form of development that allowspeople to live close to where they work whilstrespec ng the amenity of residen al proper es.The Design Code for the LDO requires landscapingand more strict design controls in this area tominimise the impact on the planned adjacentresiden al community.

4.23 There may also be scope for addi onalemployment development as part of the mixed-use development proposed in the western partsof the site. This could be in the form of small scalepremises and live-work units. In these loca ons,where the majority of housing is proposed, carewill be needed to ensure the amenity of new andexis ng residents is not disturbed.

Area covered by Local DevelopmentOrder on Riverside Road and Jeld Wen

Figure 4.4 Local Development Order onRiverside Road and Jeld-Wen Factory Site

/

2 A live-work unit is property where the floorspace is sharedbetween domes c space and working space. Working spaceis normally provided on the ground floor with residencesabove.


4.24 There are a number of exis ng opera onalemployment uses within the SUN. These includeexis ng opera onal businesses at Riverside Roadand business units on Lowesto Enterprise Parkincluding Silkcu ers House and Quayside BusinessCentre. Figure 4.1 iden fies these areas foremployment and therefore these sites willcon nue to remain in their exis ng uses. There areother areas of the SUN where currentemployment ac vi es are iden fied for housingsuch as on Brooke Business Park, Witham Oil andPaints, SCA Recycling and Survitec-SD. Wherebusinesses need or choose to relocate they will beassisted by the Council. In an cipa on of this, areloca on strategy3 has been prepared whichiden fies poten al opportuni es for reloca on.Prior to reloca on and redevelopment it is likelythat business uses will con nue to operate on thesite.

Retail

4.25 A well located local retail centre in the SUN willprovide access to local goods, facili es andservices that will benefit people living in the localcommunity. A five minute walk (approximately400m) is commonly referenced as arecommended distance for people to have accessto their local facili es. This catchment area coversmost of the proposed development in the SUN.

4.26 The Retail Capacity Update4 undertaken in 2010stated that new provision should be of a scaleappropriate to the role and func on of the centre.The findings of the study suggest that the localcentre would likely benefit from a small anchorstore that could provide convenience goodssupported by a couple of small shops to provideother goods and services.

4.27 To support a small convenience retail outlet thatcan act as an anchor store, provision should bemade for premises with a gross floor area ofapproximately 300m2 with net sales area of about200m2. Two addi onal retail units, each with afloorspace of approximately 50-100m2 should beprovided to support small businesses.

Retail local centre by the central open space and primary school

3 1st East Reloca on Strategy For Brooke Peninsula – RocheChartered Surveyors (June 2010)

4 Waveney District Retail Capacity Update (DTZ, 2010)www.waveney.gov.uk/site/scripts/download_info.php?fileID=1202)

Shops


Marina and Leisure

4.28 The exis ng Haven Marina provides an importantrole in the func on and amenity of the area andwill be retained as part of the development of theSUN. However, it is currently ‘hidden’ from thegeneral public in an otherwise industrial area. Thedevelopment of the SUN provides an opportunityto open this area up and become a focal point ofthe development.

4.29 As part of the development, new marina facili esincluding a public slipway could be providedaround the Brooke Peninsula to enhance thetourism offer and exploit the waterfront loca onbetween the North Sea and the Broads. Newmoorings should be provided for private cra andthe poten al for moorings for historic vesselsshould be inves gated to enhance the culturalappeal of the area. Addi onally, waterfront spaceshould be reserved for a poten al water taxiservice. which could serve the area between theBascule bridge and Oulton Broad. This spaceshould be located adjacent to an area that ispublically accessible and should be designed intoany proposals. Any new marina development andnew moorings must not inhibit naviga on or theability to dredge Lake Lothing. It should be notedthat new moorings and marina facili es thatextend on to Lake Lothing will likely require alicense from the Marine ManagementOrganisa on. The Statutory Harbour Authorityshould also be consulted as part of any proposalfor addi onal moorings in Lake Lothing.

4.30 Figure 4.1 shows a leisure focus around thenorthern part of the exis ng Haven Marina. Newrestaurants, bars and cafes should be developedin this area to complement the exis ng offerassociated with the Marina. This developmentshould be reasonably small-scale so it does notcompete with Peto Square in the town centrewhere the main leisure focus of the AAP is beingchannelled. These uses should be orientatedtowards the west to maximise the views towardsOulton Broad and make the best out of thea ernoon/evening sun. Public ‘spill out’ spaceshould be provided in front of these uses, fron ngonto the waterfront.

Community Uses

4.31 The main community uses to be provided on thesite are a primary school and a network of openspaces. The network of open spaces is describedin detail in Sec on 6.

4.32 The level of development proposed will create theneed for a new primary school to serve the areaas the surrounding primary schools have nocapacity to accommodate the increased numberof children in the area resul ng from thedevelopment. For this scale of development aprimary school is essen al in crea ng asustainable form of development that encourageswalking and cycling. The primary school should belocated in the area shown on Figure 4.1. Thiscentral loca on, helps form a central focal point todevelopment in the SUN and should minimise carjourneys to the school.

4.33 The use of school buildings for community useshould be explored. School buildings can act asmee ng places for various groups outside ofschool hours and help make the facility the heartof the community. The District Council will workwith Suffolk County Council and any future schoolprovider to ensure that the school is designed insuch a way that facilitates community use.

4.34 In terms of other facili es, the SUN is in closeproximity to many services Lowesto and OultonBroad have to offer. New pedestrian links such asthe proposed pedestrian/cycle bridge over LakeLothing at Brooke Peninsula will provide goodaccess to secondary and further educa on andhealth and other community facili es in the area.

Haven Marina


5Streets andTransport

Looking towards former Jeld-Wen factory and Riverside Road

5. Streets and Transport

5.1 Figure 5.1 illustrates an indica ve movementframework for the site. The movement frameworkhas been designed to promote permeability andlegibility as well as maximise views of thewaterfront. The use of straight roads and anirregular grid reflects the planned nature of thesea front area of South Lowesto . The proposednetwork has considered links to exis ng areas anddes na ons across the town and should promotesustainable modes of transport.

5.2 Transport modelling undertaken to support theAAP found that the full development of all sitesallocated in the AAP would have a significantimpact on traffic flows in the town. Reducing caruse will be key to mi ga ng the nega ve impactstraffic has on the town and ensuring newdevelopment is truly ‘sustainable’. The proposalsand requirements in this sec on should help toimprove accessibility to modes of transport otherthan the car and therefore help produce a ‘modalshi ’. However, through transport assessmentsand travel plans, all applica ons for developmentwithin the SUN will need to include measureswhich secure a reduc on of at least 15% in trips

origina ng from the development by private carduring the morning peak hour, compared to a “do-nothing” scenario. A precise target will be agreedthrough the produc on of a Travel Plan andthrough discussions rela ng to parking provisionon site. In addi on there will need to be town-wide comprehensive sustainable transportini a ves to help reduce the impact ofdevelopment on traffic which developers in theSUN may be required to contribute to. Theproposed pedestrian and cycle bridge detailedbelow will be important in contribu ng to theseini a ves.

5. Streets andTransport

Cycle parking, London

Figure 5.1 Indica ve Movement Framework

New streets

Exis ng streets

Pedestrian and cycle network

/


Pedestrian and Cycle Network

5.3 Cri cal to ensuring the number of addi onal carjourneys associated with the development isminimised,will be the priori sa on of cycle andpedestrian friendly streets and a comprehensivenetwork of cycle and pedestrian routes. Theseroutes should be well defined, legible and enhancethe permeability of the development as well asproviding links with the exis ng community.

5.4 Within Lowesto there is an exis ng cycle networkand new cycle routes in the SUN should connectinto this. The development of cycle and pedestriannetworks should be considered at the same meas the development of road networks throughoutthe site. Figure 5.2 shows how cycle andpedestrian routes should be accommodated in theSUN.

5.5 All streets, in addi on to those shown on Figure5.2, within the SUN should be cycle and pedestrianfriendly. This can be achieved through innova veshared surface designs such as ‘Home Zones’5.

5.6 Pedestrian and cycle routes should be constructedwith high quality materials using the pale eestablished in the Lowesto Design Guide (2004).

Waterfront Pedestrian/Cycle Path

5.7 The development of the SUN should facilitate thecrea on of a con nual east-west pedestrian andcycle path along the waterfront as shown in Figure5.2. This will provide a much needed traffic-freelink on the south shore of Lake Lothing from theseafront to Oulton Broad.

5.8 The waterfront path should have a width of atleast 5m to accommodate shared uses(pedestrians and cyclists). There are someloca ons along the waterfront that will provideinteres ng views or support public ac vi es suchas the western side of Brooke Peninsula (includingthe marina area). In these loca ons the pathshould be widened to link into or incorporate apublic space. These areas should incorporatefacili es such as sea ng for people to enjoy theenvironment around them.

Figure 5.2 Indica ve Pedestrian and Cycle Network

Pedestrian / cycle bridge

Off-street cycle path

Waterfront pedestrian / cycle path

On-street cycle path

Exis ng cycle path

5 See Department for Transport Circular 02/2006

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5.9 Sea ng should also be provided at regularintervals along the waterfront to encouragegreater pedestrian use for those who may beunable to walk longer distances or those simplyintent on enjoying the view. The path should haveappropriate way-finding measures and points ofinterest along the route such as public art andpublic informa on boards detailing anyarchaeological remains found during theredevelopment. The path should have barriers toprovide safety for users but these should not beintrusive to the point of being detrimental to these ng. Considera on should also be given to theprovision of life saving equipment along the routewhere necessary. The Lowesto Design Guidecan provide guidance about appropriate use ofmaterials.

5.10 Where the path crosses parts of the waterfrontwhere new employment development is planned,care will need to be taken to ensure the twinobjec ves of both public and business access tothe waterfront can be achieved. If it isdemonstrated to the sa sfac on of the LocalPlanning Authority that the provision of thewaterfront path through the employment areason the east of the site would undermine safe andsecure business opera ons, the path may need tobe set back from the waterside in appropriateplaces. Similar care will need to be taken at theHaven Marina site. It will be important than anypath in this loca on does not create health andsafety issues for the opera on of the marina.Provision of the path in this loca on will be subjectto discussions with the Statutory Harbour

Authority to ensure that any path provided in thispart of the site maintains safety. Where the pathis away from the waterfront, the path should bephysically separated from any vehicular routes.This will create a route that is free from vehiclesalong the en re length of the SUN encouraginggreater use.

5.11 The path should be set back from the natural partof the shore which is designated as a CountyWildlife Site (CWS). A key feature of the CWS is thelinkage between the inter dal areas andscrubland. The path in this loca on may need tobe more informal in nature to be of consistentcharacter with the surroundings and to avoid anyunnecessary impact on the protected area. Thewidth of the path in this loca on could be reducedto 3 metres to lessen the impact.

Pedestrian and Cycle Bridge

5.12 A new pedestrian/cycle bridge over Lake Lothingat Brooke Peninsula will be required to providequick and easy access to Normanston Park, OultonBroad North Sta on, employment areas andfurther educa on facili es in the north of thetown. It will improve north-south connec onswithin the town which will benefit the en re townand should further reduce the need to travel bycar and therefore is essen al to minimise thetraffic impacts of the development on the localityand the wider town.

5.13 To minimise the impact on naviga on within theinner harbour, the bridge will need to be anopening bridge that is opera onal at short no ce,24 hours a day and 7 days a week, year round.Adequate signalling on the approach to the bridgewould also be required. In developing the detailedproposals for the pedestrian bridge, the Councilwill work closely with the users of Lake Lothing toensure naviga on is not compromised. Theconstruc on of the pedestrian and cycle bridgewill require a license and a Harbour Revision Orderfrom the Marine Management Organisa on.

5.14 In addi on to the crossing over the water there isalso a need for an improved crossing over therailway line on the north shore of Lake Lothing toimprove the accessibility of Normanston Park andbeyond.

Cycle Parking

5.15 Secure cycle parking should be provided in centralloca ons throughout the site. Ideally cycle parkingwill be sheltered and well overlooked to promotea greater sense of security. ‘Sheffield stands’which provide 2 cycle parking spaces are preferredas they allow both the frame and wheel of abicycle to be chained.

5.16 Suffolk County Council set standards for cycleparking stands in Suffolk. The latest standardspublished by Suffolk County Council should beadhered to in the development of the SUN.


5.17 The provision of storage space for bicycles isimportant to encourage people to use alterna vemodes of transport than the car for local journeys.This is par cularly important for apartmentswhere there isn’t the op on of a garage or privategarden. In apartments, communal space should beset aside for indoor cycle storage. Alterna velysecure sheltered outdoor cycle parking should beprovided. New premises for commercial usesshould provide facili es such as secure cycleparking, showers and changing facili es toencourage ac ve travel such as walking andcycling.

Public Transport

5.18 Provision should be made for a bus route toservice the site. The route should make use of thenew access road in the western part of the SUNand ensure that all new dwellings in the SUN arewithin 400m of a bus service. Provision of frequentand accessible bus services improve access tofacili es and help reduce car use within thedevelopment. The bus service is expected to be acommercial opera on that is self-sustaining in thelonger-term. Such a service is likely to be as aminor extension to exis ng services rather than anew service. The final configura on of the busroute through the site will need to be confirmedwith the bus operator and have regard to exis ngservices in the area.

5.19 A central transport node situated close to theprimary school and retail uses should be includedin the development. This should provide shelteredbus wai ng facili es with real- me travelinforma on. The node should also includeprovision of secure cycle parking.

5.20 The provision of water taxis on Lake Lothingshould be facilitated by the development throughthe provision of mooring space on the waterfront.

Figure 5.4 Cross-sec on of a small street

Figure 5.3 Cross-sec on of an avenue


Vehicular Network

5.21 All roads within the SUN should be designed as‘streets’ that priori se pedestrian and cyclemovements, following the principles set out inManual for Streets6 (DfT, 2007) and Manual forStreets 27 (CIHT, 2010). A hierarchy of streetswithin the SUN should be developed thatintegrates well with exis ng streets and creates anenvironment that is permeable and legible,par cularly for cyclists and pedestrians. For theareas of the site designated forindustrial/employment use, the Suffolk “IndustrialEstate Roads: Notes for Guidance ofDevelopers”8should be referred to.

5.22 Figure 5.5 iden fies three different types ofvehicular street in the SUN. These being:

• Avenue: This should be a wide single carriageway street with deciduous tree plan ngalongside. There should be wide pavements ofapproximately 4m either side of the roadwhich accommodate a segregated cycle lane.Development should front on to these roads.Traffic speeds will need to be limited to 30mphand appropriate speed controls will need to beimplemented, par cularly on the main accessroad through the Jeld-Wen playing fields site.Figure 5.3 shows an indica ve cross sec on ofan avenue.

• Secondary Street: These will be smallerthrough routes connec ng different parts ofthe neighbourhood together. Traffic speedswill need to be lower on these roads withappropriate traffic calming measures.Secondary streets in industrial areas on theeastern part of the site should conform to theguidelines set out in the Suffolk “IndustrialEstate Roads: Notes for Guidance ofDevelopers”.7

• Small Streets: These will provide access tosmall blocks of residen al proper es and willexhibit ‘home zone’ principles and willgenerally have a shared surface design. Figure5.4 shows and indica ve cross sec on of asmall street.

Figure 5.5 Indica ve Vehicular Network

Avenue

Secondary street

Small street

Exis ng street

No through route for vehicles

New access point *


6 www.d .gov.uk/publica ons/manual-for-streets7 www.ciht.org.uk/en/publica ons/index.cfm/manual-for-streets-2--wider-applica on-of-the-principles-20108 Industrial Estate Roads: Notes for Guidance of Developers www.waveney.gov.uk/site/scripts/download_info.php?fileID=2436

5.23 Figure 5.5 iden fies a number of indica ve pointswhere through traffic (with the excep on of buses,pedestrians and cyclists) should be restricted. Thisis to ensure the majority of private vehicles accessthe western part of the SUN by the main avenuewhich connects to Waveney Drive through the JeldWen Playing Fields. In the short-term before thisaccess road is complete, some development canbe supported by the exis ng access points into thesite such as School Road and Heath Road. Oncethe access road and other through routes areconstructed the exis ng access points should thenbe blocked off to private vehicular traffic.

5.24 Developers should consider the long-termaspira on of the Council to secure a third vehicularcrossing over Lake Lothing. As such, avenuesthrough the eastern part of the site should be builtwithin a corridor that can accommodateupgrading to a specifica on to accommodate anyfuture proposal for a third road crossing over LakeLothing. Developer’s should speak to the HighwayAuthority to ascertain the standards required. Itwill be important that development of the SUNdoes not restrict future opportuni es to deliver athird river crossing.

Car Parking

5.25 Suffolk County Council set standards for carparking provision in Suffolk. Development in theSUN should adhere to the latest standardspublished by Suffolk County Council.

5.26 The manner in which car parking is arrangedacross the site is of fundamental importance tothe overall quality of development. Parked carsshould not dominate the public realm of thedevelopment and should not inconveniencepedestrians and cyclists by blocking desire lines orrestric ng lines of sight. A mix of both on-streetand off-street parking should be provided.

5.27 Where on-street parking is included it shouldideally be incorporated as short runs of parkingbays (up to a maximum of 5 bays). Spaces shouldbe integrated into the street scene byinterspersing them with features such as trees andspaces. On-street parking should help supporttraffic calming but not create a barrier topedestrian or cycle movement. As with all parkingprovision, on-street parking should be welloverlooked. Specific car parking bays located nearthe entrances of each workplace for people car-sharing is encouraged.

5.28 For both industrial/commercial and residen aldevelopment off-street parking should be withinwell designed, secure, rear courtyards withinperimeter blocks that are well overlooked. Forresiden al areas this can be achieved by designingspace within the rear cur lage of a dwelling andin spaces designated in communal parking courts.The Manual for Streets provides advice for designof these areas.

Example of ’Home Zone’ off St Margarets Road, Lowesto


5.29 Parking within the front cur lage should generallybe avoided as it breaks up the street frontage andrestricts informal surveillance. It also gives theappearance of a car dominated environment.Where parking is provided within the cur lage ofa dwelling and has direct access onto the street,this should be to the side and in betweendwellings, behind the building line. Integralgarages could also be used in dwelling types suchas mews and townhouses. However, they shouldbe used sparingly along a single frontage in orderto avoid 'dead' frontages.

5.30 Charging points for electrical vehicles should beprovided in the street for public use, (eg. in thehousing of a street sign) or connec on points canbe included in the design of domes c andcommercial buildings.

5.31 Electrical connec ons for vehicles use standardthree point connectors and can therefore beconnected easily to the grid. New residen albuildings that have off-street parking should bedesigned to include an outdoor electrical socketthat could support vehicle charging. The same isexpected for parking areas associated withcommercial buildings. It is uncertain how much ofan immediate demand there will be but providingconnec on points will future proof the buildingsfor future users.


6Open Space and

Biodiversity

Jeld-Wen playing fields and county wildlife site

6. Open Space and Biodiversity

6.1 Well designed and maintained open spaces thatrelate to their surroundings are an important partof a quality public realm. Green areas of openspace within the site, including private gardensand green roofs, can encourage a greater sense ofhealth and well-being, improve biodiversity andenhance the ecological network.

Open Space

6.2 A hierarchical network of open spaces thatperforms different func ons within thecommunity will contribute to a morecomprehensive development. Landscaping shouldprovide opportuni es to create a s mula ngoutdoor environment, improve local amenity andenhance the biodiversity of the area.

6.3 The design and form of the open spaces providedwill reflect the nature and character of the areathey will serve. This will vary from smallcommunity blocks to neighbourhoods. Openspace typologies in the SUN area will include:

• semi-natural (e.g. County Wildlife Site)• playing pitches (replacement playing fields)• play spaces (LAPs, LEAPs and NEAPs)9 and

parks• paved areas for community use• green corridors• pedestrian walkways and cycleways• private spaces and courtyards• landscaped areas in employment areas• hard surfaced areas along the waterfront

6.4 The role of an open space should be iden fied aspart of the design process to maximiseopportuni es presented by exis ng features suchas the waterfront, marina, slipways, CountyWildlife Site and the proximity of the Broads andNorth Sea. Open spaces need to be accessible toeveryone and well overlooked to create a greatersense of security for people using these areas.Open space and green infrastructure is a land usethat can contribute towards flood riskmanagement in areas of flood risk. These spacescan support vegeta on, provide visual amenityand useable open space, enhance biodiversity aswell as reducing peak water flow during rainfallevents and providing space to temporarily storeexcess water when required. Green infrastructureis also important for climate change adapta on. Itaids with air quality in sequestering pollutants(there are local issues with air quality) andcontributes towards mi ga ng the urban heatisland effect.

6. Open Space &Biodiversity

Biodiversity

9 Play space standards that need to be met are set out inSec on 7 of the Open Space SPD, Adopted January 2012

Kirkley Fen, Lowesto


Open Space Provision

6.5 Policy DM25 of the Development ManagementPolicies Development Plan Document and theOpen Space Supplementary Planning Document(SPD) require developers to provide anappropriate amount of public open space on site.For each new dwelling the amount of public openspace required is between 27m2 and 53m2

depending on the density of the development.Private open space, such as back gardens, do notcount towards mee ng these standards. Assumingthe total development of 1380 dwellings is builtout with an average density of 50dph, this willrequire approximately 4.4ha of new public openspace to be provided to serve the development.

6.6 The total amount of open space provision asrequired by policy will be difficult to achieve onthe site. Therefore, there will be a need to improveconnec ons to exis ng areas of open space in thelocality and make enhancements to exis ng openspace provision on the site.

6.7 Figure 6.1 shows the exis ng public open spacesin the Lake Lothing area. The geographicallyclosest open space to the parts of the SUNproposed predominantly for residen al isNormanston Park on the north side of LakeLothing.

Normanston Park provides facili es for a varietyof ac vi es including tennis courts, playingpitches, equipped play areas and a skate park. Thepark is also adjacent to the Local Nature Reserveof Leathes Ham which is accessible by the public.There are no similar sized open spaces in closeproximity to the site in South Lowesto whichprovide the same func ons as Normanston Park.The proposed pedestrian/cycle bridge will allowaccess to Normanston Park from the SUN and willtherefore assist in mi ga ng the shor all inprovision on site.

0 200 400100 Meters

Amenity greenspace

Facili es for young people and teenagers

Green corridor

Natural and semi-natural greenspace

Outdoor sports facili es

Parks and gardens

School playing field

Local area for play (LAP)

Local equipped area for play (LEAP) ..

Neighbourhood equipped area for play (NEAP)

Playing pitches

Tennis court .. ‘

Bowls

Skate park

l

#

Figure 6.1 Open Spaces Surrounding the SUN

/


6.8 In addi on to these measures, there will s ll be aneed for some new open space to be provided onthe site. This will be principally in the form of areasthat can be used for play and local amenity. Table6.1 sets out the level of on-site provision requiredand Figure 6.2 shows how these spaces could bedistributed across the site. The open spaces inFigure 6.2 are indica ve and the circlesrepresen ng play areas are not drawn to scale.These details should be finalised as part of adetailed planning applica on.

6.9 New open spaces are expected to haveappropriate facili es provided on site that meetthe quality standards set out in the Council’s OpenSpace Supplementary Planning Document.Facili es may include play equipment, low levelfencing, sea ng, rubbish and dog waste bins,ligh ng, sheltered areas, sport facili es (field orcourt related), landscape features and plan ng.Where rubbish bins are provided these should bedesigned to accept material can be recycled suchas paper waste as well as general waste.Facili eswill vary between spaces and will be dependanton the func on of the open space within theneighbourhood.

Local Area for Play (LAP) .

Local Equipped Area for Play (LEAP) .

Neighbourhood Equipped Area for Play (NEAP) .

Amenity greenspace .

School Playing Field .

County Wildlife Site .

Playing Pitch x#

l

Figure 6.2 Indica ve Open Space Network

Type of New Open Space Typical size of OpenSpace

Quan ty of Provision Approximate TotalArea of Open Spaceto be Provided

Local Area for Play (includingequipped area near Haven Marina)

100sqm 4 400sqm

Local Equipped Area for Play 400sqm 1 400sqm

Neighbourhood Equipped Area forPlay (will be on playing fields)

1000sqm 1 1000sqm

Total 6 1800sqm

Table 6.1 Open Space Provision On-Site

/


Playing Fields

6.10 The exis ng playing fields (2 hectares) located onWaveney Drive have been zoned for housing. Inaccordance with Policy SSP3, like for like replacement playing fields are required (in terms ofsize and quality) elsewhere in the SUN. Thereplacement playing fields will not be consideredas part of the open space provision needed tomeet the addi onal needs of the development asthis space is already located on the site. Figure 6.2shows the replacement playing fields will belocated in a central part of the site which will assistin crea ng a focal point for the community. Theywill also be an integral part of the wider openspace and green infrastructure network and thesustainable urban drainage system (SUDS) schemethat will need to be delivered on site.

6.11 The playing fields will need to include a footballpitch measuring approximately 90m by 60m andalso encompass a new Neighbourhood EquippedArea for Play (NEAP). The NEAP should be locatedto the east of the playing fields close to the localcentre and the new primary school. Figure 6.3gives an indica on of how the playing fields couldbe designed.

Play Spaces

6.12 A local equipped area for play, approximately40sqm in size is to be provided in the residen alarea in the eastern part of the SUN. Ideally, thisshould be located on a corner where it is welloverlooked and contributes to the openness of thearea. This space should be large enough to be usedfor sport and play for people of all ages.Landscaping should be used to provide play forsmall children. Facili es such as sea ng and binsshould be provided.

6.13 Other small open spaces should be designed aspocket parks and local areas for play that aregenerally unequipped. These spaces should be atleast 100m2 and be designed with landscaping,plan ng and facili es such as sea ng so theyprovide recrea onal value for local residents.Ideally located on street corners this will increasevisibility and natural surveillance. In theseloca ons, sensi ve boundary treatments shouldbe used to discourage the play area frombecoming a through route. Individual spacesshould be designed so they have differenta ributes and features to create and help foster asense of iden ty that reflects the role of the openspace in the community.

Children’s play area

Figure 6.3 Indica ve Playing Fields Plan

Footballpitch

EquippedPlay area


Hard Surfaced Public Spaces

6.14 A mul func onal, hard surfaced, open spaceshould be provided adjacent to the leisure area onthe waterfront. Incorporated into the watersidepath, it is a se ng that is conducive to leisureac vity and this site is likely to experience asignificant amount of use. A local area for playshould also be located in this area with provisionof an interac ve medium such as play equipmentor public art that can support interac ve use aswell as enhance the public realm.

6.15 A ered edge to the waterfront could be providedin this loca on to enable people to get closer tothe water. Lake Lothing is dal therefore accessbelow the high de mark is to be avoided. Apointed corner should also be avoided to so enthe visual effect on the path. This area could alsobe used for informal performing arts and otherstreet performers.

6.16 The open space should be created using the samepaving as used along the waterfront path. This willprovide con nuity in the development and makepublic spaces more recognisable to passers by.

Employment Areas

6.17 New employment areas are expected tocontribute posi vely to the public realm. Non-residen al development is not required to providenew open space. However, it is encouraged toprovide open space to create a higher qualityenvironment and improve the well-being ofemployees. Improving the amenity ofemployment areas will act as a ‘good neighbour’to residen al areas and reduce the likelihood ofan -social behaviour.

Primary School Playing Fields

6.18 The primary school will have playing fieldsassociated with it. Given the loca on of the schoolthere is an opportunity to incorporate part of theadjacent County Wildlife Site into the school site.This could provide a more varied outdoorenvironment and contribute towards outdooreduca on for young children. Dual use of theschool grounds between the primary school itselfand the public should be considered. This wouldprovide a greater range of facili es available to thepublic but with the primary school retainingpriority of use. Such an arrangement would needto be made with the school / educa on authoritya er the development is completed.

Indica ve sketch of hard surfaced open space area near marina and leisure focus


Biodiversity and Ecological Networks

6.19 The development of a network of green openspaces through the site will enhance the ecologicalnetworks and improve biodiversity. The SuffolkWildlife Trust Lowesto Wildlife Audit (2007)10

iden fied an ecological network of green spacesand links across Lowesto . This network is shownin Figure A1.5 in Appendix 1. The distribu on ofopen spaces and green corridors through the sitewill help enhance this network locally as shown inFigure 6.4 .

6.20 The most significant area for biodiversity on thesite in this network, as shown in Figure 6.4, is theCounty Wildlife Site (CWS). The CWS provideshabitat for species iden fied in the BiodiversityAc on Plan (BAP) including birds and rep les suchas the common lizard. The shoreline along theCWS is the only remaining natural shoreline alongthe southern edge of Lake Lothing and is to beprotected.

6.21 Protec ng and enhancing the CWS fromdevelopment whilst encouraging greater publicaccess is a key objec ve iden fied in the AreaAc on Plan and this Development Brief. Proposalsthat include greater access to the CWS should bediscussed and agreed with the County Councilecologist, Suffolk Wildlife Trust and the DistrictCouncil to ensure there is not an adverse impactof the biodiversity value of the CWS.

Sites of biological importance

Replacement playing field

School playing field

Green play areas / spaces . .

Poten al ecological corridors

Lake Lothing ecological corridor

Figure 6.4 Poten al Ecological Network through the site10www.waveney.gov.uk/site/scripts/download_info.php?dow

nloadID=110

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6.22 In addi on to the CWS, the other areas of greenopen space provided on the site will be of benefitto the ecological network. The centre of thewestern part of the SUN includes a large area ofgreen space encompassing the primary schoolplaying fields and the relocated Jeld-Wen playingfields. These should have direct connec ons to theCounty Wildlife Site and should includeappropriate flora such as deciduous trees andshrubs. Smaller areas of green space such aschildren’s play areas will also provide some benefitfor biodiversity.

6.23 The green corridors iden fied on Figure 6.4 arealso beneficial to the ecological network bycrea ng links between areas that will supportwildlife movement between sites. Green corridorsshould include deciduous street trees that canprovide habitat for birds, provide shelter andvisual corridors for pedestrians and cyclists. Thiswill enhance the appearance of the street sceneand reduce the visual and pollu on impact ofvehicular ac vity. Deciduous trees also provideshade in the summer whilst maximising sunlightreceipts in the winter months. Plan ng shouldreinforce the network of exis ng vegeta on.Exis ng mature trees should be retained wherepossible for their biodiversity benefits and theircontribu on to the amenity of the area.

6.24 Buildings, both residen al and commercial,provide an opportunity to support wildlife throughthe use of green/ brown roofs, balconies, privategardens and nest boxes for birds and bats. Carewill be needed to ensure such measures do notencourage pest species.

6.25 There are several designated areas for protec onnear the SUN which need to be considered.Poten al impact on these sites should beaddressed as part of a planning applica on. Theseareas include:

• Broads Special Area of Conserva on (SAC)• Broadland Special Protec on Area (SPA)• Broadland Ramsar• Sprat’s Water and Marshes Site of Scien fic

Interest• Broads Execu ve Area

6.26 Further informa on about these sites is availablein the Habitats Regula ons Screening Report forthis brief and from the Broads Authority andNatural England.

Leathes Ham, Lowesto


7Urban Design

Guidance

Haven Marina towards Oulton Broad

7. Urban Design Guidance

7.1 The Sustainable Urban Neighbourhood and KirkleyWaterfront (SUN) should be an example ofexcellent urban design and architecture. Principlesof urban design run throughout this DevelopmentBrief but this sec on focuses on the more genericdesign principles which should be applied acrossthe site.

Site-wide Design Principles

Urban Form and Structure

7.2 The SUN should be structured around a grid layoutconsis ng of straight streets that maximise viewsdown to the waterfront. The resul ng perimeterblock structure should create a legible form andallow for ease of movement. Blocks should ideallybe between 0.6 and 1 hectare in size although insome loca ons blocks may be smaller to beconsistent with the form of exis ng developmentor where constraints exist.

7.3 In residen al areas the perimeter blocks should becapable of accommoda ng all dwelling typesincluding apartments, terraces, townhouses anddetached proper es as well as other uses such assmall shops and workshops. The internal areas ofperimeter blocks should be u lised for privategardens for dwellings, communal garden space forapartments and secure rear parking courts.

7.4 The enclosed areas of commercial blocks can beused for outside storage and 'break out' areas forstaff. These internal areas can also provide spacefor parking to avoid large areas of surface parkingon the street. The issues should be consideredearly in the design phase of any proposal.

7.5 There can be many benefits associated with newindustrial and commercial buildings facing onto astreet giving them a ‘public face’:

• buildings can be used as a barrier to enclosesecure areas and can minimise the need forfencing along frontages. This can improve thequality of the public realm and improvesecurity. This approach is compa ble withmany of the principles of ‘Secured by Design’for commercial developments

• general security can be further enhancedwhere industrial buildings provide windows (tooffices, canteens, or other ac ve rooms) thatoverlook the public street and providesurveillance

• buildings can screen noise and otherdisturbances more effec vely than fences, andthus reduce poten al conflicts betweenneighbouring businesses and ac vi es

Nodes

7.6 At most crossroads, junc ons and corners ofblocks, buildings should be more dis nc vethrough their height, massing and design. This canimprove legibility and provide local focal points.Key junc ons and cross roads provide anopportunity for landmark buildings that helpdefine the character of the area. Figure 7.2iden fies poten al loca ons for key landmarkbuildings. Care should be taken to ensure all wallsof corner buildings that front onto the street haveac ve facades to ensure the building line turns thecorner effec vely.

7. Urban DesignGuidance

Galleons Reach Eco-Park, London

Perimeter Block


Amenity

7.7 An important considera on of development in allparts of the SUN is to ensure an acceptablestandard of amenity for residents. In the detaileddesign and layout of buildings, streets and blocks,care will be needed to ensure overlooking isminimised and privacy is maintained.

7.8 In areas close to exis ng and proposedemployment uses and the waterfront, the designof buildings and spaces will need to consider theimpacts of noise. Noise issues can be mi gatedthrough landscaping and vegeta on plan ng,glazing and posi oning of bedrooms withindwellings. A noise assessment will be required tosupport all planning applica ons to ensure this isnot an issue for residents and other users of thesite.

7.9 There are some exis ng residen al dwellingswhich could be nega vely affected by thedevelopment’s construc on. There is poten althat detrimental impacts could arise from noise,dust, vibra on, transport movements amongothers. Developers are encouraged to register withthe Considerate Constructors Scheme11 which is avoluntary scheme that aims to make construc onsites be er neighbours in the community.

Security

7.10 The design of streets, buildings and spaces shouldconsider the best ways to promote public safetyand deter crime. Ac ve frontages and goodsurveillance will be key to deterring crime. As partof the design process, considera on of theprinciples set out in ‘Secured By Design’ andcorrespondence with Suffolk Constabulary’sArchitectural Liaison Officer are encouraged.

Street Frontages and Movement Corridors

7.11 In residen al and commercial areas throughoutthe SUN ac ve frontages with regularly spacedwindows and doors will be encouraged. Ac vefrontages help animate the street and providenatural surveillance. The frequency of entrancesfrom buildings onto the street is of par cularimportance.

7.12 Streets and open spaces are o en the focus forcommunity ac vity and social interac on. Streetsand junc ons should be designed to encourageuse of the public realm rather than simply beingfunc onal routes for vehicular traffic. It isimportant to consider how facades of buildingscomplement their surroundings such as adjacentfootpaths and open spaces. Where it is necessaryto provide signage, this should be sympathe c tothe surroundings. For example, on a street it maybe appropriate to use metal signs, however, in apark or green space it will be more appropriate touse signage made of so er materials such aswood.

7.13 Many of the street frontages will consist ofresiden al dwellings. Where opportuni es arise,the space between the building and the footwaywill provide a buffer that may be grassed orseparated into a small private space.

7.14 Street calming measures and so boundaries thatseparate areas intended for pedestrian and vehicleuse are to be implemented in residen al areas.These should avoid crea ng a sense of clu er. Thismay include using items such as bollards insteadof fencing, sea ng, rubbish bins and plan ng tocreate a sense of separa on without physicalbarriers being put in place. In line with Policy EHC1of the Area Ac on Plan, the Public Realm Strategyin the Lowesto Design Guide should inform thedesign of public spaces.

Light corridors

7.15 Spaces that receive lots of light are more likely tobe used by the public for recrea onal purposes.Light corridors need to be considered to ensurebuilding design, layout of open spaces andmovement corridors do not result in areas that areshaded for significant parts of the day. This willreduce the poten al for spaces becoming devoidof ac vity over me.

7.16 Similar considera on needs to be given to theavoidance of crea ng wind tunnel effects. TheBrooke Peninsula is in an exposed loca on whenconsidering the regular easterly winds, par cularlyduring the winter months.

11www.ccscheme.org.uk


Character Areas

7.17 The general site layout lends itself to theforma on of several character areas based on thea ributes and opportuni es associated withdifferent parts of the site (Figure 7.1).Development will need to ensure the differentareas relate to one another to achieve the overallaspira ons of the SUN. New development shouldrespect and complement the natural and builtcharacter of the area without the constraint ofmirroring exis ng buildings.

7.18 The following paragraphs iden fy specific designissues for each character area iden fied in Figure7.1. Detailed design codes that cover ma ers suchas materials, massing, façade treatment andbuilding heights should be worked up for eachcharacter area to support detailed planningapplica ons.

Kirkley Extension Character Area

7.19 This area is a northward extension of theresiden al area (in the Kirkley and Whi on wards)south of Waveney Drive and Victoria Road. Thearea should be designed to connect into the builtform of the exis ng community. Developmentshould respect local vernacular but should not bea pas che of historic architectural styles.

7.20 Development in the vicinity of Victoria Roadshould reflect the exis ng fine grain urban form ofthis area. Residen al densi es should be similarto those found on School Road, Stanley Road andVictoria Road.

7.21 The main entrance to the development shouldexhibit two landmark buildings either side of theaccess road that welcome people into the site.These buildings should be designed to a higharchitectural quality and could be up 4 storeys inheight. As part of the main entrance to the site,landscaping should be used to create an a rac vese ng that leads the visitor into the SUN

7.22 A high quality residen al frontage should beprovided along Waveney Drive that reflects theexis ng residen al proper es on the south side ofWaveney Drive. Buildings should be set back fromthe road to provide space for small front gardens.There should be a clear demarca on betweenpublic and private space, however, this should notbe done in a way that will create significant visualbarriers to people using the public realm.

Figure 7.1 Character Areas

Waterfront character area

Neighbourhood centre character area

Employment character area

County wildlife site character area

Kirkley extension character area

/


7.23 The area of the site fron ng onto the replacementplaying fields in the central part of the SUN shouldexhibit innova ve architecture and provide astrong frontage that overlooks the public space.Building heights could be up to four storeys in thisloca on. The poten al for unique self-build plotsin this loca on should be explored.

7.24 Between Stanley Road and Heath Road an un-metalled alleyway runs behind proper es thatfront on to Victoria Road. Parts of the Sanyo siteand the SCA Recycling site back on to this alleyway.The best design response in this area would be fornew dwellings to back on to this alleyway withgarages to the rear. Garages could cover the en rerear frontage on to the alleyway to help improvesecurity. Extra ligh ng and an improvement to thesurface could also improve security.

Waterfront Character Area

7.25 This area should exhibit strong mari mecharacteris cs that reflect its waterfront loca on.Buildings and spaces should be designed to relateto the water and maximise views of the wider LakeLothing area. Key views into and out of the site willlink the built up area and the waterfront which willact to reinforce the connec ons within the widerSUN area. This area should showcase goodarchitecture and sustainable design.

7.26 Less regard to local vernacular is needed in thisloca on and the design of buildings and spacesshould be innova ve and contemporary. TheBrooke Peninsula provides an opportunity fortaller landmark buildings (up to 6 storeys). Thesetaller buildings should reflect their unique posi onin the heart of Lowesto and their proximity to theBroads. The only building of significant height inthe area is the grain silo located in the PortAuthority area on the north shore of Lake Lothingtherefore any proposal will be visually prominent.Design proposals will need to carefully considertheir contribu on and impact on their immediatesurroundings and other poten al effects fromfurther away. The exis ng slipways on thepeninsula should be maintained where possibleand should be used innova vely. The slipwayscould provide private access to the water for somedwellings but some public access should also beretained. Careful considera on should be given tothe design and layout of buildings to minimise thepoten al for permanent shading in some areas.

7.27

Careful considera on should be given to higherdensity areas so that buildings do notinadvertently create an unwelcoming environmentfor residents and visitors. The use of visual andphysical connec vity between buildings andsurrounding spaces, so furnishings andappropriate ligh ng should be used to encouragea greater sense of security.

7.28 This part of the SUN will provide the strongestvisual connec on between the new developmentand other areas around Lake Lothing because ofits prominent waterfront loca on and the higherbuilding heights. Visually s mula ng designshould be considered in the context of viewingareas of the SUN such as from Oulton Broad,Normanston Park and the area east along thewaterfront.

Indica ve sketch of entrance to the site from Waveney Drive Indica ve Sketch of Brooke Peninsula slipways


Employment Character Area

7.29 Most of this area is covered by a LocalDevelopment Order (LDO) through to at least 2017as described in Sec on 4. The LDO has a DesignCode a ached to it which iden fies specificcharacter areas within it, with strict design criteriathat development should adhere to. Proposals inthis area that do not meet the criteria set out inthe LDO, will s ll require planning permission. Inthese circumstances the principles of the DesignCode should apply in determining these planningapplica ons.

Neighbourhood Centre Character Area

7.30 This area provides the community facili es thatmake up the central focal point of thedevelopment. It encompass one of the largestareas of public open space on site, the primaryschool and the local retail centre. The openness ofthe area will provide views across the site but thiswill need to be complemented by a sense ofenclosure in some loca ons. This enclosure shouldbe achieved by high quality, taller (up to fourstoreys) buildings north and south of the centralopen space.

County Wildlife Site Character Area

7.31 The County Wildlife Site provides a ributes to thedevelopment that are dis nctly different fromthose surrounding it. The site supports asignificant amount of biodiversity andincorporates the only remaining natural shorelineon the south side of Lake Lothing. The site willprovide an open break between the proposedresiden al development in the SUN and theindustrial development in the Kirkley Waterfront.This open break, alongside the playing pitch andprimary school playing fields, will enhance thevisual amenity of the area.

7.32 The CWS supports a variety of flora and fauna andhas poten al to be an a rac ve space whichwould increase its importance in the localbiodiversity network. To achieve this a 'habitatmanagement plan' should be prepared whoseimplementa on would act to conserve andenhance the biodiversity value of the site. Accessshould be directed towards the least ecologicallysensi ve parts of the site.

7.33 Ar ficial ligh ng in the immediate vicinity of theCWS, such as along the waterfrontpedestrian/cycle path, is likely to have adetrimental impact on wildlife, their behaviourand their habitat. Any proposed ligh ng shouldhighlight the path but not create overspill into theadjacent CWS. Not using ligh ng during par cularhours of darkness could reduce the poten alimpact on the CWS and discourage use at mesthat could be deemed inappropriate.

Indica ve sketch of the Neighbourhood Centre Character Area


Key Views and Vistas and Landmarks

Views

7.34 Strategic views into and out of the developmentwill support the iden ty of the area by people wholive in the SUN and those who use the surroundingareas north and south of Lake Lothing. Vistaslooking out over Lake Lothing should beconsidered, par cularly from strategic points suchas public open space. Considera on should alsobe given to the views into the SUN from thewaterfront. A sense of isola on is likely todiscourage use through a sense of insecurity.

7.35 Important vantage points along the waterfrontinclude:

• the marina towards Oulton Broad• northern end of Brooke Peninsula across Lake

Lothing• vantage points through the slipways looking

east and west• line of sight from the access road intersec on

with Waveney Drive into the site

7.36 Figure 7.2 iden fies poten al key views and vistasthrough the site that should be designed into thedevelopment.

Landmarks and Public Art

7.37 Proposals should include landmarks such as welldesigned and architecturally dis nc ve buildings,open spaces and public art to be located atstrategic points in the development. This willcreate iden fiable loca ons for local people andcontribute to the character of the development.Poten al sites include key nodes, sites that will

receive significant public use and sites that providean important vantage point of the surroundingarea. Public art that is to be provided or fundedshould involve discussions with the Council.Selec ve use of interes ng features on buildingsthat reflect the history of the area and its futureaspira ons should be considered.

Key vistas Landmark building *

Figure 7.2 Views, Vistas and Landmarks

/


Sustainable Design

7.38 The Waveney Renewable Energy and SustainableConstruc on Study iden fies the area south ofLake Lothing as a loca on where newdevelopment could be designed and constructedto minimise energy demand, carbon emissionsand water use. This is due to the scale and densityof development proposed in the AAP area. As suchthe energy and water requirements for newbuildings in the SUN are higher than other areasof the District. How these requirements can beachieved will need to be considered early in thedesign process and alongside other planningrequirements. The energy requirements to beachieved in the SUN, are set out in Policy WEW1of the AAP and repeated in Appendix 3.

Energy Efficiency

7.39 The first priority for new development should bereducing energy demand. Considera on will needto be given to the layout and design of buildingsand building clusters to include passive designfeatures. The main orienta on of the site is east-west which will enable maximum solar gains onmany building frontages, including in the streetsthat front onto playing fields, but it may benecessary to incorporate shading measures tomi gate the risk of overhea ng in summer. At amore detailed design stage, high levels of buildingfabric energy efficiency, low air permeability andreduced thermal bridging should be incorporated.Two scenarios that need to be considered toachieve the energy requirements includeindividual building solu ons or larger scalecommunity hea ng schemes such as a districthea ng network in combina on with a combinedheat and power (CHP) system.

Individual Building Approach for Energy

7.40 An independent building approach will requirelimited investment or infrastructure planning andwill enable developers to adopt their ownapproach at different phases of the development.This will assist them to maximise the specificcharacteris cs of their site and use thetechnologies available. The downside to theindividual building approach is that as the site isdeveloped the benefits of scale are reduced.Ini ally, this will not be a significant issue,however, as 2016 approaches there will beconsiderable challenges placed on newdevelopment. The Government has set out a

metable for all new residen al dwellings to be'zero carbon' from 2016 and all new buildings tobe 'zero carbon' from 2019. To meet thesestandards, new dwellings will need to be designedand built to be much more energy efficient thanthey currently are. This will have cost implica onsfor new development. Costs per dwelling are likelyto be higher for an individual building approachcompared to a larger energy scheme that newbuildings can be connected to, however, upfrontcosts will be less.

Solar panels on BRE demonstra on homeGalleons Reach Eco-Park, London


7.41 If an individual building approach is adopted,considera on should be given to achievingPassivhaus standards, whereby space hea ngdemand is reduced to negligible levels. In addi onto passive design considera ons, building designshould incorporate exterior surfaces that couldpoten ally be used for solar PV and solar thermaltechnologies. During construc on, there is anopportunity for these technologies to beintegrated into the roof during construc on.

Decentralised Energy Approach

7.42 The second approach is in the form of adecentralised energy network. An energy networkthat can distribute energy such as heat and/orelectricity to new buildings should be considered,par cularly with the pending 'zero carbon'standards. The site has two dis nc ve characterareas; residen al areas to the west (which willhave some mixed-uses) and industrialdevelopment to the east. The range of uses anddifferent pa erns of energy demand through theday could support district hea ng.

7.43 A decentralised energy network could source itsenergy from a single, large genera on unit orthrough several smaller genera on units withinthe SUN which could be installed in phases as thedevelopment comes forward. This energy couldthen be distributed to new dwellings and buildingsthrough a network of insulated pipes carrying lowtemperature water and electricity. In the futurethere is poten al for retrofi ng exis ng buildingswhich could increase the long-term viability ofsuch a scheme if the network is expanded.

7.44 If considering a decentralised hea ng networkthat is powered by biomass or biofuel that willresult in airborne emissions, the applicant shouldbe aware that current nitrogen dioxideconcentra ons at Belvedere Road, Mill Road andPier Terrace (i.e. in the vicinity of the BasculeBridge in Lowesto ) are only just below theNa onal Air Quality Strategy Objec ves(prescribed by the Air Quality Regula ons 2000 (asamended)). As such, the Council's EnvironmentalHealth Team should be consulted early on indeveloping such schemes.

7.45 Energy Service Companies (ESCos) provide anopportunity for developers to work with partnersto deliver energy infrastructure. ESCos haveexper se and may be able to assist with crea ngbusiness plans, financial support andimplementa on strategies to deliver an energyscheme that is appropriate for the development.This can include small-scale and community-scaletechnologies.

Allowable Solu ons

7.46 It has been recognised that achieving theGovernment’s zero carbon energy standards by2016 and the requirements set out in the AAP willbe challenging. Allowable solu ons have beenproposed by the Government as a means tomi gate carbon emissions that cannot be abatedon site. Simply put, developers will be required tomeet a certain level of carbon reduc on on siteand those who cannot go beyond this to meet thefull zero carbon standard will be required to makea payment to an allowable solu ons provider whowill take responsibility for ensuring that carbonsavings projects deliver the remaining requiredcarbon emissions reduc on. Poten ally, theCouncil could act as an allowable solu onsprovider where contribu ons can be used toinvest in carbon reduc on projects such asimproving the energy efficiency of the exis nghousing stock which would off-set carbonemissions created by the new development. Suchproposals, however, remain uncertain as theGovernment con nues to consider this approach.

7.47 To help meet the energy requirements furtherinforma on will be available in the RenewableEnergy and Sustainable Construc onSupplementary Planning Document currentlybeing prepared.


Achieving Water Efficiency Standards

7.48 A strategy se ng out how CfSH Level 5 andBREEAM ‘Excellent’ standards for water efficiencycan be delivered should be considered early in thedesign process. Water efficiency devices such aslow flow showers, aerated taps and water bu swill reduce water consump on and areencouraged. However, to achieve significant watersavings a larger strategy that implementsrainwater harves ng and grey water recycling maybe required to maximise the benefits of scale. Thiscan contribute towards non-potable water usesand reduce the amount of surface water run-off.Water can be collected from most forms of roofsurfaces. Water harves ng is compa ble withsolar technologies and combined these willcontribute to the sustainability of the building.Waterwise and the Environment Agency canprovide further informa on about reducing wateruse.

7.49 Achieving CfSH Level 5 and BREEAM ‘Excellent’standards for water efficiency will be challenging.Where a developer can demonstrate thatachieving these standards is not feasible or viablethen alterna ve op ons may be considered. Thismay include contribu ons towards waterefficiency off-site or financial contribu ons towater efficiency schemes elsewhere in the area ina similar manner as being considered for‘allowable solu ons’.

Waste Management

7.50 New developments generate considerableamounts of waste material, both during theconstruc on phase and throughout their life me.Waste is generated from the packaging of manyconstruc on products and cra based industriesof brickwork, plastering, carpentry and decora ng.

7.51 If parts of the development are to be cleared,levelled or excavated considera on should begiven to reusing the waste materials elsewhere onsite. There may be opportuni es, assuming anyexcavated land is not contaminated, for wastematerials to be reused to assist with mi ga ngflood risk.

7.52 Developers will be encouraged to submit a wastemanagement plan to show how they can reducewaste associated with their development. Creditsrelated to Construc on Waste Management of theCode for Sustainable Homes and BREEAMcer fica on schemes, or such issues or standardsas replace these, should be targeted. This willassist a developer with achieving compliance withPolicy DM04 'Sustainable Construc on' of theDevelopment Management Policies.

Delivery

7.53 The difficulty of achieving the energy and water(including drainage) requirements jus fy the needfor developers to work together to find a solu on.It is unreasonable to expect a developer todispropor onately invest in a community schemethat others may benefit from without contribu ngtheir fair share. Therefore a strategy should beprepared and agreed between developers todeliver new development that will comply at allphases of development.

7.54 Any planning applica on is expected to beaccompanied by an Energy Strategy that stateshow energy and water efficiency requirements willbe delivered on individual sites or on a communityscale. If requirements cannot be met the strategyshould jus fy why. Considera on should be givento the meframe of delivery and the increasingBuilding Regula ons requirements.


8Flood Risk

Management

View from North Sea along Lake :pthing and towards the Broads

8. Flood Risk Management

8.1 Within the life me of the development themajority of the Sustainable Urban Neighbourhoodand Kirkley Waterfront (SUN) will be at risk fromflooding. Some of the areas of the site are at riskfrom high hazard flooding involving dangerousdepths of water. The distribu on of land uses asshown in Figure 4.1 has considered the sequen alapproach to the development of the site wherepossible. Areas with lower flood risk have beenconsidered first for ‘more vulnerable’development such as new homes. Less vulnerableuses such as employment are proposed in areasof higher flood risk on the site. Water compa bleuses such as the playing fields are proposed in oneof the most hazardous areas of flood risk on theSUN.

8.2 However, to accommodate the proposed levels ofdevelopment it is necessary that somedevelopment classified as ‘more vulnerable’development will have to be located in flood riskzones. To take advantage of the quali es of thewaterfront the highest density residen aldevelopment has also been proposed in flood riskareas. Areas proposed for residen al developmentoutside of the flood zone are not suitable for highdensity housing given the character of thesurroundings. The challenge will be ensuring thisdevelopment is safe from flooding by designingflood resistant buildings, developing floodmi ga on measures such as land raising andensuring there are safe means of access andegress from the areas at risk.

8.3 Taking new development out of risk of floodingwill ensure proper es can get access to homeinsurance. The current commitment to provideflood insurance for domes c proper es at riskfrom flooding does not apply to any new propertybuilt a er 1st January 2009. Failure to obtaininsurance would mean it would be difficult to sellproper es on the site as new property ownerswould struggle to obtain mortgages onuninsurable property. The Government iscurrently nego a ng with the Associa on ofBri sh Insurers on the provision of flood riskinsurance in the future as the exis ngcommitment is due to expire in June 2013.

8.4 For informa on, Table 8.1 shows the Na onalPlanning Policy Framework (NPPF) TechnicalGuidance flood risk classifica ons for the types ofdevelopment that are likely to occur in the SUN.

8. Flood RiskManagement

SuDs / recrea on open space, Upton,Northampton

NPPF VulnerabilityClassifica on

Essen al Infrastructure WaterCompa ble

LessVulnerable

MoreVulnerable

Highly Vulnerable

Land Uses that mayoccur in SUN

Essen al transportinfrastructure (includingmass evacua on routes)which has to cross thearea at risk

Essen al u lityinfrastructure which hasto be located in a floodrisk area for opera onalreasons

Floodcontrols

Marinas,docks andwharves

Water basedrecrea on

Open Space

Shops andservices

Restaurants

Offices andIndustry

Care homes

Housing

Schools

Drinkingestablishments

Basement dwellings

Caravans, mobilehomes and parkhomes intended forpermanentresiden al use

Installa onsrequiring hazardoussubstances consent

Table 8.1 Flood Vulnerability Classifica ons


Flood Risk Assessment Requirements

8.5 Site-specific Flood Risk Assessments (FRA) willneed to be prepared to build on the detail of theStrategic Flood Risk Assessment and theCumula ve Land Raising Study (2008)12 toascertain the exact risk, depth and hazard offlooding throughout the area. The site surveyshould collect and u lise detailed topographicalground level data. The FRA should iden fy thenecessary defences and mi ga on measuresneeded to reduce risk to an acceptable level in linewith the NPPF. The FRA should also test whetherthe mi ga on measures proposed will increasethe risk of flooding elsewhere. Addi onally, theFRA should include a flood warning andevacua on plan that details access and egressarrangements and warning arrangements toensure people are safe by unaided movement toa place of safety. This plan will need to be to thesa sfac on of the Council’s emergency planners.

8.6 Allowances for climate change should be built intomodelling and these should be applied for a 100years from the date of modelling for residen aldevelopment. For industrial development andother development on the SUN, climate changeallowances should be applied for 75 years.

8.7 The Environment Agency have produced a newflood model for the Lake Lothing area. FRAs shouldmake use of this new model. The PPS25 Prac ceGuide13 provides detailed informa on on how tocarry out FRAs.

Flood Risk Mi ga on Requirements

8.8 It is important that all buildings on the site remainsafe from flood risk for the people within them.For ‘more vulnerable’ development, ground floorlevels of mul storey buildings should be 300mmabove the 1 in 200 year dal flood level (includingclimate change). First floor levels should providedry refuge 300mm above the 1 in 1000 yearannual probability flood level including climatechange. For single storey dwellings the groundfloor levels should ideally be 300mm above the 1in 1000 year dal flood level (including climatechange).

8.9 For less vulnerable development such ascommercial development, the floor levels shouldbe 300mm above the 1 in 20 year dal flood level(including climate change).

Figure 8.1 Poten al Flood Mi ga on Op on

12www.waveney.gov.uk/site/scripts/download_info.php?downloadID=116 and www.waveney.gov.uk/site/scripts/download_info.php?downloadID=112

13www.communi es.gov.uk/publica ons/planningandbuilding/pps25guideupdate


8.10 For all flood events up to the 1 in 1000 year annualprobability flood event including climate change,people should be safe by unaided movement to adry floor or refuge, or by other arrangements,such as a flood warning and evacua on.

8.11 It will also be important that buildings areconnected to roads or other pathways that arealso above the 1 in 200 year dal flood level toallow for access and egress in mes of flood andto enable emergency vehicles to get into the site.

8.12 The development should also incorporate floodresilient construc on up to the 1 in 1000 year dalflood level (including climate change), as requiredin PPS25 Prac ce Guide paragraph 6.31 fordevelopment with raised floor levels. This is toensure that if the building floods the damage willbe minimised and so will allow faster re-occupancyof the building. The flood resilient measuresshould be implemented in accordance with theCommuni es and Local Government document‘Improving the Flood Performance of NewBuildings: Flood Resilient Construc on’14.

8.13 These above requirements do not mean that allareas at risk from flooding need to be raised outof the flood zone. Back gardens and rear parkingcourts could be at a lower level. Waterfront andother pedestrian and cycle paths can also be at alower level if not needed for emergency accessand egress. Public open space and playing fieldsassociated with the primary school are ‘water-compa ble’ and therefore do not need to beraised or defended from flood risk. Figure 8.1shows an indica ve approach to flood riskmi ga on. Any flood mi ga on measuresproposed should not increase the risk of floodingelsewhere.

8.14 Lake Lothing is classified as a “Main River” forconsen ng purposes. Therefore, any structures in,under or over Lake Lothing will require a FloodDefence Consent from the Environment Agency.Addi onally, any erec ons or works within 9metres of the edge of the river will require consentunder the Anglian Region Land Drainage and SeaDefence Byelaws.

Surface Water Run-off Management

8.15 It is important for developments to integratesystems and techniques for managing surfacewater. A comprehensive water strategy thataddresses both water conserva on and surfacewater run-off should be prepared to mi gatethese water issues. This should reflect the phasednature of the site-wide development.

8.16 The SuDS (Sustainable Urban Drainage System)Management Train is a hierarchical approach tosustainable drainage design to manage surfacewater run-off from a site, both in terms ofreducing its volume and its rate. There areopportuni es for integra ng these principles intothe SUN site.

8.17 Suffolk County Council will be the SuDs ApprovalBody (SAB) once the relevant aspects of the Floodand Water Management Act 2010 have beenimplemented. At that point it will assumeresponsibili es for approving construc on workwhich has drainage implica ons, adop ng all SuDSschemes associated with surface water emana ngfrom developments of a certain scale and ensuringthat all adopted SuDS schemes are properlymaintained. It is therefore essen al that theCounty Council is involved in discussions to deliverthe most appropriate water drainage system forthe area. The Suffolk Local Flood RiskManagement Strategy15 should be referred to forguidance. Development will not be allowed tocommence un l a SuDS scheme is agreed with theCounty Council. The same applies for foul waterdrainage where a strategy will need to be agreedwith Anglian Water.

8.18 When considering design proposals for a SuDSscheme there is poten al to include open spaceand water features.

14www.communi es.gov.uk/publica ons/planningandbuilding/improvingflood

15www.suffolk.gov.uk/your-council/decision-making/consulta ons/flooding-are-you-prepared/


9Outline

Masterplan

Haven Marina, Quayside Business Centre and SCA Recycling

9. OutlineMasterplan

Accordia, Cambridge

New Housing

New / Exis ng Employment

Marina

Primary School

Leisure Focus

Local Centre

Playing Field


Exis ng Educa on

Exis ng Residen al

Pedestrian / Cycle Network

Street Network

Open Space

** Landmark building

New access point

/

*Sustainable Urban Neighbourhood and Kirkley Waterfront | Development Brief | May 2013 | 51

10Implementa on

View from former Jeld-Wen factory towards North Quay Retail Park and Barnards Meadow,

10. Implementa on

10.1 INFRASTRUCTURE REQUIREMENTS

10.1.1 The development of the Sustainable UrbanNeighbourhood and Kirkley Waterfront (SUN) isdependant on a number of items of infrastructure.In the absence of confirmed public sector fundingstreams, infrastructure delivery to supportdevelopment within the SUN will need to befunded almost en rely by development. TheCouncil will be exploring sources of public fundingto help deliver infrastructure in the Area Ac onPlan area and to facilitate the delivery of increasedlevels of affordable housing. However, thesesources of funding cannot be guaranteed atpresent.

10.1.2 The Council is planning to introduce a CommunityInfrastructure Levy (CIL) which will be a standardcharge applied across the District. It will bepossible to use some of the funds raised throughthe levy from wider developments to help deliverinfrastructure within the SUN and the wider AreaAc on Plan area. Similar to other public fundingCIL funds will not be used to subsidise developerson the SUN and to give them a commercialadvantage. CIL will not be used to fundinfrastructure where it will deliver developerprofits above normal levels or where it willsupport historic or higher than normal residualland values. CIL could be used to help unlockdevelopment sites where viability is a problem andwhere infrastructure on or near those sites bringswider benefits to other developments, such as theproposed pedestrian and cycle bridge over LakeLothing. However, the Council will need to ensurethat a balanced approach is taken to ensure thatinfrastructure across the District is funded anddelivered. Therefore, the majority of funding forinfrastructure on the site will s ll need to comefrom the developments within the site as this isthe largest development in the District andaccounts for over half of the planned housingdevelopment to 2025.

Shared Infrastructure

10.1.3 Ideally the site will be delivered by a singledeveloper or a consor um of developers workingin collabora on through a single planningapplica on. In this scenario all infrastructure itemscould be more easily secured through a singleplanning obliga on. However, it is more likely thatthe site will come forward through mul pleplanning applica ons rela ng to exis ng landownership. In this scenario the cost of providingshared infrastructure which is needed to supportthe development on all parts of the SUN will needto be fairly appor oned across the site whichreflects the amount and type of development oneach part of the site. There will need to be amechanism to ensure landowners who provideinfrastructure on-site will not be penalised fordoing so in terms of land value.

10.Implementa on

Flood resilient open space, Selby

Brooke Peninsula


10.1.4 One mechanism for achieving this as promoted bythe AAP is to ensure that where a piece ofinfrastructure is provided on a par cularlandowners land, that landowner will paycommensurately less contribu ons towardsinfrastructure requirements based on the landvalue lost. This value will need to be determinedby an independent valuer and should be based onthe benchmark land value used for viabilitytes ng. The value of land determined by theindependent valuer will need to be added to thetotal infrastructure bill to ensure there is not ashor all towards the physical costs of providinginfrastructure. This results in landowners who donot provide the infrastructure on their land payinga higher per dwelling tariff than landowners whodo provide infrastructure on-site.

10.1.5 This mechanism becomes more difficult whereviability is an issue and individual developmentparcels cannot afford to pay the full amount ofinfrastructure contribu ons required. By ensuringthat for viability tes ng the ‘benchmark landvalue’16 includes the value of land lost toinfrastructure, the landowners providinginfrastructure will not lose out. If this approach istaken there will be no further discounts from thetariff for those landowners as the land value lostfor providing the infrastructure would havealready been accounted for.

Primary School

10.1.6 The level of development proposed on the site willlikely create a need for a 1.5 forms of entryprimary school. The level of development will alsonecessitate addi onal pre-school provision. Theprimary school should therefore incorporate pre-school provision. To allow for future expansion,the primary school will require a 2 hectare site andwill need the core accommoda on of a 2 formentry school. The primary school will need to bedefended from the risk of flooding and as such thefinished floor levels will need to be 300mm above4.7m AOD. The cost of building a 1.5 form entryprimary school, including pre-school provision ina flood zone is es mated to be £7.68 million.

10.1.7 In the early phases of development on the SUN,primary school pupils arising would have to beaccommodated in off-site schools, possibly intemporary accommoda on, prior to the openingof the new on-site school. Contribu ons may berequested from developers for the provision ofthis temporary accommoda on. Suffolk CountyCouncil es mate the cost of temporaryaccommoda on would be £468,480.

10.1.8 It is likely that the new school will be constructedin two phases: a 210 place (1 forms of entry)school by the comple on of 500 dwellings but onthe basis of being able to add addi onalclassrooms as development proceeds in later yearsas phase 2.

Pedestrian/Cycle Bridge over Lake Lothing

10.1.9 The pedestrian/cycle bridge over Lake Lothing onthe Brooke Peninsula is essen al to minimisetraffic impacts associated with new developmentplanned in Lowesto and to provide access toNormanston Park for new residents, whichaddresses the difficulty of providing adequateamounts of open space on the site.

10.1.10 Ideally, the bridge will need to be in place prior tothe comple on of all residen al units on the SUN.However, given the difficul es in funding thebridge as described below, this may not bepossible. The bridge will need to be funded partlyby developers on the SUN. There will also bepoten al for funds raised through the CommunityInfrastructure Levy from wider developments inLowesto to help pay for the bridge. The Councilwill also explore other public funding streams asand when they become available such as throughLocal Transport Plan funding.

10.1.11 A dra feasibility study established that a bridgewith a soffit level of 3.5m above ordnance datumwould have a capital cost of £4,810,382.

16Benchmark land value is the value that is determined to be a reasonable return to a landowner to enable them to release the site for development. This will be a func on of the current use value of the site plus anupli . Given that most of the Sustainable Urban Neighbourhood and Kirkley Waterfront site is of a similar nature it is likely that benchmark land values of all parts of the site will be similar. The CIL Viability Study(BNP Paribas Real Estate, 2012) valued the benchmark value at £300,000 a hectare. This value will need to be reviewed and updated at the me of any planning applica on by an independent valuer.


10.1.12 It is considered that the new pedestrian bridge willsupport all development in Lowesto as it willcontribute to town wide traffic reduc onmeasures as required to deliver the quantum ofdevelopment proposed in Lowesto . As 1,869units are proposed for Lowesto a reasonablecontribu on to the bridge from SUN developers,assuming no other public funding is availablewould be £3,551,806.

10.1.13 As stated in Sec on 5, a new pedestrian and cyclebridge over the railway line next to the abovecrossing over Lake Lothing will also be needed.However, developers in the SUN will not beexpected to contribute towards this as it is notneeded to mi gate the impacts of thisdevelopment.

Open Space

10.1.14 As per the strategy in Sec on 6, a playing field willneed to be provided in the central part of thedevelopment to compensate for the loss of theexis ng Jeld-Wen playing fields. This open spacewill need to accommodate a football pitch and beof approximately 2 hectares in size. The cost ises mated to be approximately £265,800. Thisfigure is calculated on the basis of £100,000 ofremedia on costs17 and a lay-out cost of£165,80018. There may be addi onal costs fordemoli on of exis ng buildings as well. This areaof open space should also include aNeighbourhood Equipped Area for Play as detailedin Sec on 6 of this Brief.

10.1.15 Open spaces are to be brought forward at thesame me as the part of the development theyare to serve.

10.1.16 As it is not possible to provide the full requirementof open space on site, developers should iden fyand implement opportuni es to improve the CWS.This includes the provision of the path traversingthe site and improving the quality of the habitatitself.

Access Road

10.1.17 Fundamental to the deliverability of most of thehousing proposed in the western half of the SUNis an access road that diverts traffic from thewestern part of the new development away fromVictoria Road and the minor access roads whichcurrently connect the site to it. This road will beessen al for western sec ons of the site to bedeveloped fully without crea ng an unacceptableimpact on the exis ng access junc ons andVictoria Road. An Access Study19 has beenprepared that has shown that 563 dwellings canbe developed using the exis ng access roadswhich connect on to Victoria Road before the newaccess road going through the Jeld Wen PlayingFields site is needed.

10.1.18 The Access Study found that the Waveney Drivejunc on could be a priority junc on with a ghostisland allowing right turns into the site fromWaveney Drive or a signalised junc on. Detailedspecifica on will need to be determined throughTransport Assessments in discussion with theHighways department at Suffolk County Council.

10.1.19 The new access road will traverse through areasiden fied for development and therefore shouldform part of the scheme and have buildingsfron ng onto it.

Waterfront Pedestrian and Cycle Path

10.1.20 This Development Brief requires the crea on of awaterfront pedestrian and cycle path along theen re length of the sites waterfront. As theredevelopment reaches the waterfront it will beexpected that the developer responsible willprovide their sec on of the waterfront path. AtKirkley Ham, redevelopment proposals will needto ensure land is reserved to enable a futurecrossing over the inlet to link to the exis ng pathrunning north of the Asda supermarket. Once thepath is needed in the area of the Haven Marina,the Council will discuss and nego ate withAssociated Bri sh Ports as to how public access tothe marina area could be safely provided to createa link between the Brooke Business Parkdevelopment and any new development on theSCA Recycling site.

17Based on assump ons in Best Prac ce Note 27 –Contamina on and Derelic on Remedia on Costs, EnglishPartnerships

18Based on the cost of local examples (Waveney Norse, 2011)

19Sustainable Urban Neighbourhood and Kirkley WaterfrontAccess Study, Lowesto (AECOM, 2012)


Off-Site Infrastructure

10.1.21 New development in the SUN will place addi onalpressures on libraries. There are plans to addressthis need in the AAP area by building a new,enhanced library in Oulton Broad on part of theOswald’s Boatyard site (allocated under PolicySSP7 of the AAP). Based on Suffolk County Councilstandards, the 1,380 units planned for the SUN willcreate an addi onal need for 91 sqm of libraryspace. Therefore the contribu on to the newlibrary from the SUN will need to be £273,000. Theproposed pedestrian/cycle bridge over LakeLothing at Brooke Peninsula will help provide quickaccess to the library.

Site Specific Infrastructure

10.1.22 In addi on to the shared infrastructure abovethere will be a need for some site-specificinfrastructure on each separate land holding.

10.1.23 As stated in Sec on 8, flood defences or landraising will be required across the site. This couldeither be delivered on a site-specific basis or on astrategic basis across the whole site. Sustainabledrainage systems will be required along withupgrades to the local sewerage network. It wouldbe beneficial for landowners to jointly commissiona site-wide strategic study to iden fy the most costeffec ve ways of delivering this type ofinfrastructure. In a similar situa on to the accessroad, it may be that some of the infrastructurebecomes shared infrastructure but due to itsnature it may best be delivered by developersrather than by contribu on to the Council.

10.1.24 Consulta on with other u lity providers will beneeded to ascertain whether any upgrades toother u lity infrastructure will be required.

10.1.25 Developers will be encouraged to ensure thedevelopment includes the provision of high-speedbroadband for residents and businesses.

Viability

10.1.26 It may be that the site cannot viably contribute tothe full costs of the infrastructure required tosupport development. If this scenario arises theCouncil will need to priori se infrastructuredelivery across the site and look for other sourcesof funding. The Council will be able to draw on CILreceipts from a wider area to help deliver some ofthe infrastructure as stated above. It will beimportant that the development delivers thecri cal items of infrastructure such as anynecessary flood protec on/mi ga on measuresand the access road. Without these types ofinfrastructure some parts of the developmentcannot proceed.

10.1.27 The CIL Viability Study (BNP Paribas, 2012)20

included a high-level viability assessment of thescheme. It concluded that in the current marketthere was limited poten al for any affordablehousing to be provided on the site and poten alfor only minimal contribu ons to infrastructure.However, the study iden fied that a small increasein sales values could deliver a quantum ofaffordable housing and a significant contribu ontowards the infrastructure required. A 10% rise insales values (above build cost infla on) couldallow the primary school and open space to beviably delivered on site plus 10% affordablehousing and a contribu on of £740,000 towardsthe pedestrian bridge.

10.1.28 It is likely therefore that in nego a ng sec on 106planning obliga ons for the site (or separate partsof the site) that a form of overage agreement, orcon ngent deferred contribu ons will be required.This will mean a small contribu on to sharedinfrastructure and affordable housing will besecured upfront that keeps the scheme viable.The agreement then allows for addi onal profits(as a result of increased sales values or lower thanexpected build costs), over what were expected(likely to be 20% of gross development value) tobe shared between the developer and the Councilup to the level of the original contribu onrequired (plus infla on).

10.1.29 Viability tes ng will be undertaken in accordancewith the methodology outlined in the AffordableHousing Supplementary Planning Document.

Aerial view south-west across site

20www.waveney.gov.uk/site/scripts/download.php?fileID=2676


10.2 STRATEGIC PHASING

10.2.1 The Sustainable Urban Neighbourhood and KirkleyWaterfront (SUN) is a large-scale developmentthat will take a significant period of me tocomplete. It is currently an cipated that thescheme will be complete by 2028. Thedevelopment is dependant on a number of keypieces of infrastructure as detailed above, the siteis also in a number of different land ownerships.As such, a careful approach to the phasing of thesite is required that takes into accountlandownership as well as infrastructure need.Table 10.1 summarises when each piece ofinfrastructure is required.

10.2.2 Some parts of the SUN are available and ready todevelop now and can form part of the first phaseof development.

10.2.3 The Riverside Road area of the site is alreadyserviced and can be developed at the present mefor employment purposes. Some parts of the SUNare ready to develop for residen al purposes. AnAccess Study has shown that the followingamounts of residen al development can takeplace off the following access roads before thenew access road going through the Jeld WenPlaying Fields site is needed.

• Heath Road = 176 new dwellings (involving theredevelopment of Brooke Business Park)

• School Road = 343 new dwellings (involvingthe redevelopment of the former SanyoFactory)

• Nelson’s Wharf = 24 new dwellings (involvingthe redevelopment of the SCA Recycling plant)

• Stanley Road = 20 new dwellings (involving theredevelopment of the Witham Paints Factory)

10.2.4 This means that a total of 563 new dwellings onthe western part of the SUN can be developedprior to the access road being put in place.

10.2.5 The Jeld Wen playing fields site is also ready todevelop and will involve the construc on of theaccess road connec ng to the Brooke BusinessPark site. The delivery of this part of the site willrequire the reloca on of the exis ng playing fields.The land use plan shown in Figure 4.1 earmarksthe northern part of the former Sanyo site forthese playing fields. Should the Jeld Wen PlayingFields come forward for development before theformer Sanyo factory is redeveloped the playingfields could be temporally relocated to the land setaside for the new primary school on the southernpart of the Brooke Business Park site.

Infrastructure Trigger Point

Primary School First phase complete following the comple on of 500 dwellings.

Pedestrian and Cycle Bridge Following the comple on of all residen al dwellings on the site

Open Space Playing fields to be relocated in tandem with development ofexis ng playing fields.

Access Road Comple on of 568 dwellings maximum

Waterfront Pedestrian and Cycle Path In tandem with the development of the waterfront parts of the site.

Table 10.1 Infrastructure Trigger Points


10.2.6 Before the comple on of 500 dwellings, a newprimary school will need to be provided within theSUN. Once this is in place and the access road, thefinal phase of residen al development on thewestern part of the site can move forward.

10.2.7 A large part of the eastern part of the sitecomprising of the former Jeld Wen Factory site isonly available for industrial uses under leaseagreements in the short term. It is likely that thesite will become fully available in the later parts ofthe plan period, post 2020. At this point,residen al development could come forward onthe southern part of the former factory site.

10.2.8 Figure 10.1 and the accompanying table belowshows an indica ve approach to phasing on thesite. Other approaches to phasing could take placeproviding they take into account the infrastructureconstraints and general principles referred toabove. Detailed phasing plans will need to bedeveloped as part of planning applica ons for thesite.

Figure 10.1 Indica ve Approach to Phasing

Phase 1: Residen al

Phase 1: Temporary Employment / Phase 3: Residen al

Phase 1: Employment

Phase 2: Residen al / Primary School

Phase 1: Temporary Employment / Phase 3: Employment

Phase 3: Residen al

Riverside Road and former Jeld-Wen factory

/


Phase 1

This phase would involve the residen aldevelopment of the former Sanyo factory, and theresiden al development of the Jeld Wen PlayingFields together with the reloca on of the playingfields to the northern part of the former Sanyosite.

The residen al development of the Jeld WenPlaying Fields would involve the crea on of theaccess road from Waveney Drive.

Using exis ng access off Stanley Road, WithamPaints could be redeveloped for housing in thisphase following reloca on of their business.

Residen al development would also occur on partof the Brooke Business Park site in this phase.Some parts of Brooke Business Park would likelyremain in employment use during this phase.

Approximately 500 new dwellings would bedelivered in this phase.

Phase 1 also involves the development of officeand industrial uses on the Riverside Road area ofthe site. Some of this development will likely takeadvantage of the exis ng Local DevelopmentOrder.

Employment development of a more temporarynature will likely take place on the en re formerJeld Wen Factory site.

Phase 2

Phase 2 would take place following the comple onof the new access road and would start with thecomple on of the first part of the new primaryschool.

Residen al development would follow on largeparts of the Brooke Business Park together withthe small scale retail facili es making up the localcentre. The Brooke Peninsula would likely remainin employment use during this phase.

Leisure facili es on the western part of the BrookeBusiness Park development would also bedelivered in this phase.

Following the comple on of the access road, andother adjoining roads , residen al development ofthe en re SCA Recycling site could take place inthis phase.

Parts of the waterfront pedestrian and cycle pathcovering the Brooke Business Park and SCARecycling water frontage would be completed inthis phase.

Phase 3

Phase 3 would see the development of the BrookePeninsula for residen al development.

Phase 3 would also involve the residen aldevelopment of the southern part of the formerJeld Wen Factory site and industrial/officedevelopment of a more permanent nature on thenorthern part of the site.

This phase would involve the comple on of thewaterfront cycle and pedestrian path and thecrea on of a pedestrian and cycle bridge over LakeLothing at Brooke Peninsula.

The primary school would be extended in thisphase to ensure it could accommodate pupils fromthe whole of the SUN.


11Planning

Applica onRequirements

View across Lake Lothing to Riverside Road

11. Planning Applica on Requirements

11.1 This sec on outlines the Council’s requirementsfor planning applica ons submi ed fordevelopment within the Sustainable UrbanNeighbourhood and Kirkley Waterfront site.

11.2 Although it is likely that the Sustainable UrbanNeighbourhood Development Brief will comeforward through mul ple planning applica ons,these planning applica ons will s ll beapplica ons for major development. To enable theCouncil to efficiently process and determineapplica ons it will be important that planningapplica ons submi ed are of an acceptablestandard. This means they are accompanied by thenecessary studies and documenta on and are inaccordance with policy stated in the AAP and theguidance in this Development Brief.

11.3 Pre-applica on discussions will be essen al toensuring acceptable planning applica ons aresubmi ed. Developers are encouraged to meetwith the Council and discuss their proposals wellin advance of submi ng an applica on. TheCouncil will be able to advise on thedocumenta on required, the studies required andthe scope of such studies. The Council will also beable to check that proposals are being worked upin accordance with the Development Brief andadopted planning policies. This will help save mein the long run and by working closer together ona project from the outset, developers and theCouncil can achieve be er outcomes and save oncosts. For the larger parts of the site the Councilwould like to engage with the Developer in acollabora ve approach to developing the planningapplica on and suppor ng studies. This will o eninvolve working groups consis ng of officers fromthe Council and representa ves of the Developer.

11.4 Applica ons for large scale developments in theSUN should consult with the community prior tosubmission of the applica on. Ideally developersshould discuss with the Council their plans forpublic engagement.

Outline Planning Applica onRequirements

11.5 It is likely that most applica ons that comeforward in the SUN area will be in the form of anOutline Applica on followed by Reserved Ma erApplica on or a series of Reserved Ma erApplica ons. It is crucial to establish certainparameters and design principles to developmentproposals in Outline Applica ons to give moreclarity to what is actually being proposed and whathas been assessed as part of the suppor ngstudies/documenta on such as Design & AccessStatements, Transport Assessments andEnvironmental Statements. Outline Applica onsshould include specific parameter plans as aformal part of the applica on material thatiden fy the following:

• Land Use: the building / site use or usesproposed for the development

• A phasing plan for within the site• Areas of poten al built development. This

should iden fy broad areas within the sitewithin which proposed buildings would belocated

• Building Heights. Plans should iden fy theupper and lower limits for height within theareas of built development

• Landscape & open space structure. This shouldiden fy strategic areas of open spaceindica ng the role & purpose of differentspaces, landscape and other facility (i.e. LEAP,NEAP) content

11. PlanningApplica on

Requirements

Solar panels on BRE demonstra on home

New development, Lowesto


• Access & movement: this should iden fyproposed access point/s, movement acrossthe site including strategic highway, pedestrianand cycle routes

11.6 In addi on to the above, a schedule ofdevelopment should also form part of the formalapplica on material. This should detail theamount of development proposed for each use,including the total gross square metres of builtdevelopment, numbers of residen al units (withtenure/size splits), and site areas. This should alsobe subdivided down to each iden fied phase asappropriate.

11.7 A number of suppor ng documents will also berequired at the outline stage:

• A planning statement se ng out how theproposal accords with planning policy and theguidance in this Development Brief

• A Design and Access statement• Sec on 106 heads of terms • An Environmental Statement (if an

Environmental Impact Assessment is required)• For larger sites, a detailed masterplan which

demonstrates spa ally how the principles ofthis Development Brief have beenincorporated into the applica on

• Design Statement/Code for character areas

• Consulta on Statement. This briefly outlinesthe community engagement ac vi esundertaken prior to the submission of theapplica on and a summary of the mainconcerns raised and how they have beenaddressed in the applica on.

11.8 A number of suppor ng studies will also berequired to support the applica on these arediscussed below.

Types of Suppor ng Studies Requiredfor Outline / Full Applica ons

11.9 A number of studies will be required to support anapplica on in the SUN site. The list below gives anindica on of the likely studies required. It is notexhaus ve. Similarly it may be that in some casesnot all studies are needed. All of the studies willbe required at the outline stage. However, it maybe that only desk studies are needed as part of theOutline Applica on with more detailed studiessecured as condi ons or as parts of reservedma ers. This will need to be discussed with theCouncil in pre-applica on discussions. The overallscope of all studies should be discussed with theCouncil prior to the submission of a planningapplica on. Addi onally it would be helpful for thestudies prepared to have the support of relevantstatutory organisa ons prior to submission of aplanning applica on.

i. Flood Risk Assessment incorpora ng adefence and risk management/evacua onstrategy.

ii. Detailed site-specific Transport Assessmentwhich includes public transport strategy andtravel plan. The scope of the transportassessment will need to be discussed with theHighway Authority.

iii. Contaminated Land Survey. In most cases anintrusive study will be required at the OutlineApplica on stage given the previouslydeveloped nature of the site.

iv. Noise Assessment.v. Archaeological Survey.vi. Energy and water efficiency strategy which

demonstrates how energy and waterefficiency will be achieved up to a standardsequivalent to Code level 5 of the Code forSustainable Homes or BREEAM 'Excellent' asappropriate.

vii. Landscape/ Townscape Assessment.viii. Ecological Assessment. In par cular this will

need to examine the impact on the CountyWildlife Site and iden fy a programme ofmi ga on / enhancement works. This willneed to include a Habitat Management Planse ng out how the site will be managed andwho will be responsible for this.

ix. Air Quality Assessment.x. Health Impact Assessment.

11.10 The studies listed above for individual planningapplica ons should consider the development ofthe en re SUN and other developments allocatedin the AAP area.



Appendices

Brooke Peninsula

Appendix 1 Site Analysis

A1. EXISTING USES

A1.1 The land upon which the Sustainable UrbanNeighbourhood and Kirkley Waterfront will bebuilt was previously used for industry. A smallpropor on of the site is s ll occupied by a numberof businesses. Most of the site is occupied byunderu lised or unoccupied industrial units. Thesite consists of:

• Brooke Business Park which used to be a boatbuilding factory

• The former Sanyo electronics factory• The former Jeld-Wen factory• SCA Recycling• Survitec-SD premises• Witham Oil and Paints• Playing fields associated with Jeld-Wen factory• County Wildlife Site• Haven Marina• Businesses on Riverside Road

Appendix 1Site Analysis


Figure A1.1 Exis ng Uses

Vacant

Industry

Marina

Educa on Centre

Open Space


/


A1.2 There are a number of residen al proper eswithin the site area. These proper es will beretained as part of any redevelopment.

A1.3 Figure A1.1 shows the exis ng uses on the site.

A1.4 To the immediate south of the site is a line ofresiden al proper es along Victoria Road andWaveney Drive. To the west of the site areresiden al proper es fron ng Stanley Road andLake View Road. To the east of the site is an inlet,beyond which is an ASDA Supermarket. AcrossLake Lothing to the north of the site are industrialunits along Harbour Road and port facili es offCommercial Road.

A1.5 The exis ng residen al areas surrounding the siterange from low density to medium density with amix of terraces and semi-detached homes alongVictoria Road, School Road, Stanley Road andHeath Road.

A2. CONSTRAINTS AND OPPORTUNITIES

Transport Issues

A2.1 The Sustainable Urban Neighbourhood and KirkleyWaterfront (SUN) site is near the geographiccentre of Lowesto , close to the town centre andPowerPark and about 1.5km from the shoppingarea at Oulton Broad. As part of the widerregenera on of the Lake Lothing area, the site willbe close to new leisure and retail development atPeto Square (see Figure 1.2).

Access

A2.2 Despite the central loca on of the site, physicalaccess to parts of the site is problema c. TheBrooke Peninsula and Sanyo parts of the site arecurrently accessed by School Road and HeathRoad and the more western part of the site can beaccessed from Nelson’s Wharf and Stanley Road.Conges on is already a problem on Victoria Roadand further development could exacerbate theissue. Therefore the parts of the SUN west of theJeld-Wen Factory will require a new access on toWaveney Drive. An Access Study18 has beenprepared which established that 563 units couldbe accommodated off exis ng access roadsconnec ng to Victoria Road.

Wider Traffic Issues

A2.3 Transport modelling undertaken to support theArea Ac on Plan found the full development of allsites within the Lake Lothing Area would have asignificant impact on traffic flows in the town.Even when taking the exis ng Travel Smartini a ve into considera on alongside strong travelplanning and sustainable transport ini a ves only80% of the growth proposed in the Lake Lothingarea can be accommodated without havingsignificant implica ons on the exis ng roadnetwork. Therefore, town-wide traffic reduc onmeasures will need to be explored andimplemented. Failure to address addi onal trafficpressures arising from the development couldpoten ally have significant effects not only on theenvironment of the immediate areas but also onbusinesses and residents elsewhere in the town.

Crossings

A2.4 A key considera on in the development of this areawill be to ensure future op ons for a third roadcrossing of Lake Lothing are not jeopardised.

A2.5 The development of the SUN presents anopportunity to deliver a new pedestrian/cycle bridgeacross Lake Lothing at Brooke Peninsula, linking thedevelopment to Normanston Park, Harbour Roadand the wider area. However, Lake Lothing in thisloca on is navigated by a number of different vesselsincluding dredgers and sail boats. It is important thatthe construc on and use of a bridge does not restrictnaviga on along this stretch of Lake Lothing.

Aerial view west across Lowesto and towards Oulton Broad


Flood Risk

A2.6 In the context of the wider AAP area the SUN is, inflood risk terms, sequen ally preferable for ‘morevulnerable’ development (such as housing) thanother strategic sites. However, flooding doesremain a major constraint to development on thesite. The Strategic Flood Risk Assessment21 (2008)(SFRA) shows that when considering climatechange, most of the site lies within Flood Zone 3.Figure A1.2 shows the extent of the Flood Zonesacross the site. The difference between the SUNand other areas of Lake Lothing such as PetoSquare and the Outer Harbour PowerPark area isthat the depth and hazard of flood risk issignificantly less. Figures A1.3 and A1.4 show thedepth and hazard modelling from the StrategicFlood Risk Assessment for the 1 in 200 year event(Flood Zone 3a, taking into account climatechange).

A2.7 The Cumula ve Land Raising Study (2008)illustrated that the northern part of the site, theBrooke Business Park, could be raised fromapproximately 3.3m AOD to 4.7m AOD, taking thesite out of risk from flooding without increasingrisk elsewhere. The study also concluded that thearea of the site at Riverside Road where theWaveney Campus was once proposed could alsobe raised without increasing risk elsewhere.However, the Cumula ve Land Raising Study didnot look at other parts of the SUN at risk fromflooding which include the main Sanyo buildings,the Jeld-Wen site and the northern p of the SCApaper recycling plant. It is likely that these areascan be raised as well without causing increasedflood risk although this will need to be furthertested as part of site-specific Flood RiskAssessments. However, there is concern that thenorthern part of the Sanyo site, which the SFRAshows as being subject to high hazard flooding,could act as a conveyance route in mes of floodand therefore if this area was to be raised ordefended from flood risk it could increase floodrisk elsewhere.

Figure A1.2 Flood Zones with Climate ChangeAllowance (From SFRA (2008))

Figure A1.4 Flood Hazard Map in 1 in 200 Year Event with Climate ChangeAllowance (Flood Zone 3a) (Adapted from SFRA (2008))

Figure A1.3 Flood Depths in 1 in 200 Year Event with Climate Change Allowance(Flood Zone 3a) (Adapted from SFRA (2008))

21www.waveney.gov.uk/site/scripts/download_info.php?downloadID=116


A2.8 The development of this site does present someopportuni es to reduce flood risk in the area. TheCumula ve Land Raising Study22 showed thatraising land on Brooke Peninsula and RiversideRoad did not have a nega ve effect on flood levelsor the speed at which flooding would occur.Addi onally, new defences incorporated as part ofthe development may help protect exis ngproper es from flooding.

Ecology and County Wildlife Site

A2.9 Part of the SUN area is taken up by the BrookeYachts and Jeld-Wen Mosaic County Wildlife Site(CWS). The CWS is a semi-natural environmentconsis ng of an open mosaic of habitats onpreviously developed land and a natural coastlineincluding a small area of inter dal mudflat whichlinks to scrubland to the south.

A2.10 The site is of high wildlife value and provides ahabitat for rep les such as the common lizard,birds including the song thrush and linnet andsmall mammals. The structural diversity of the siteis very good with a mix of grassland, thick scruband woodland.

Figure A1.5 Ecological networks in Lowesto

Allotments and Open Space

Common Land and Village Greens

Ancient Woodland

County Wildlife Sites

Local Nature Reserve

Site of Special Scien fic Interest

Special Protec on Area and Special Areas of Conserva on

22Waveney strategic Flood Risk Assessment Cumula ve LandRaising Study www.waveney.gov.uk/site/scripts/download_info.php?downloadID=112

/


A2.11 The CWS is considered to be a valuable piece ofnature in an urban se ng and will need a level ofprotec on from development. However, theloca on of the County Wildlife Site in the centreof the site could poten ally restrict theconnec vity between the western and easternparts of the site. The CWS is also a constraint todelivering a new access road to service thewestern part of the site. Any loss of CountyWildlife Site to improve accessibility will need tobe mi gated with appropriately compensatorymeasures taken.

A2.12 The SUN development provides someopportuni es for the enhancement of the CWSthrough extension of exis ng habitats and thecrea on of new ecological network linkages acrossthe site and improving access to local nature andecology for community enjoyment.

A2.13 Lowesto has more designated areas associatedwith it than any other town in Suffolk, many ofwhich support Biodiversity Ac on Plan habitatsand species. The Suffolk Wildlife Trust LowestoWildlife Audit (2007)23 iden fied an ecologicalnetwork of green spaces and links acrossLowesto . This network has been reproduced inFigure A1.5. There is an opportunity for thisnetwork to be enhanced by the provision of newopen spaces and linkages within the SUN.

Ground Condi ons and PhysicalStructures

A2.14 Given the past industrial use of the site it is likelythere could be issues with ground contamina on.Further inves ga on work will be required toascertain the level and nature of any possiblecontamina on on the site. Contamina on studieswill also need to iden fy required remedia onsolu ons. Parts of the site, par cularly around theBrooke Peninsula consist of ‘made’ groundassociated with the construc on of the boatbuilding business in the mid 20th Century.

A2.15 Parts of the site have derelict or vacant buildings(some of which may contain asbestos) which willneed to be removed prior to commencement ofdevelopment.

Amenity

A2.16 The shores of Lake Lothing are s ll home to anumber of industrial ac vi es including the portopera ons on the opposite side of the river to theSUN. Noise travels well over open water thereforenoise generated by port opera ons and otherindustries across Lake Lothing could bedetrimental to the amenity of new residents. It islikely that conflic ng land uses may be adjacent orin close proximity to each other therefore carefulconsidera on of poten al impacts on amenity willneed to be made. This is par cularly importantwhere residen al and outdoor public use areas inthe vicinity of employment areas are proposed.Noise assessments will need to be prepared aspart of planning applica ons. The SUN will be amixed-use community and therefore regard willneed to be had to compa bility of adjacent futureuses.

A2.17 Whilst air quality is not a par cular issue withinthe SUN itself, traffic emana ng from theproposed development could have an impact onair quality elsewhere in the town, par cularlyaround the Bascule Bridge. The poten al impactsof this should be considered when preparingplanning applica ons and suppor ng studies suchas transport assessments.

A2.18 The development of the site represents anopportunity to improve the visual amenity of thearea through the removal of derelict buildings,a rac ve design and plan ng.

Brooke Peninsula23www.waveney.gov.uk/site/scripts/download_info.php?downl

oadID=110


A3. LOCAL CHARACTER APPRAISAL

A3.1 The purpose of this sec on is to briefly highlightthe character of the built environment both on thesite, immediately around it and in Lowesto ingeneral. It is important to consider key features oflocal character that relate to the SUN area duringthe planning and design stages of thedevelopment.

A3.2 The exis ng character of the SUN is predominantly20th Century industrial. Most of the site is coveredby opera onal and vacant/derelict industrialbuildings. Prior to the industrial development ofthe site the area was predominantly undevelopedconsis ng of open fields and marshland aroundLake Lothing.

A3.3 The Lake Lothing and Outer Harbour Area Ac onPlan Cultural Heritage Assessment (2006) notedfew of the buildings on the site have anyarchitectural or historical interest.

A3.4 The ABP Haven Marina is located within the siteand contributes to the wider mari me characterof the area. This is complemented by a strongmari me character on the northern shore of LakeLothing at the western end of the site.

Figure A1.6 Lowesto Character Areas (from Cultural Heritage Assessment (2006))

/


A3.5 To the south of the site is a predominantly 20thCentury residen al area with some older housesalong Victoria Road. The area is characterised bystraight roads and crescents in a distorted gridformat crea ng a rela vely legible and permeablestreet pa ern. The majority of the houses onVictoria Road are 19th Century terraced houses.Behind Victoria Road there is a mixture of semi-detached houses and bungalows which is mixedwith some local authority semi-detached andterraced housing. The area around Waveney Driveconsists of predominantly mid 20th Century semi-detached houses.

A3.6 Figure A1.6 is an extract from the LowestoDesign Guide (2004) and iden fies 17 widercharacter areas in Lowesto . A key feature ofSouth Lowesto is the resort town built by SirSamuel Morton Peto in the mid-19th Century.Centred around London Road South andWellington Esplanade, these two long straightroads which are lined with large Victoriantownhouse terraces are a defining feature of thearea.

A3.7 North Lowesto is home to the historic core ofLowesto which is focused around the High Street.The High Street consists of buildings da ng fromthe 15th to 19th centuries. A key feature of thischaracter area are the narrow alleyways that linkthe High Street to the North Denes area ofLowesto which used to be home to the town’sfishing industry. These alleyways, known locally as‘scores’, provide vantage points of the sea fromthe historic core of the town.


Community Infrastructure Levy

Waveney Community Infrastructure Levy Viability StudyBNP Paribas Real Estate, March 2012This report tests the ability of a range ofdevelopment types throughout the District ofWaveney to yield contribu ons to infrastructurerequirements through the CommunityInfrastructure Levy (CIL).www.waveney.gov.uk/site/scripts/download_info.php?fileID=2676

Waveney Infrastructure Study 2012 - 2025Waveney District Council, March 2012The purpose of this study is to provide evidenceto jus fy the need for a Community InfrastructureLevy in Waveney.www.waveney.gov.uk/site/scripts/download_info.php?fileID=2675

Employment

Employment Land Evidence Base ReportDTZ, October 2009This report presents the employment landevidence base underpinning the Lowesto andGreat Yarmouth Area Ac on Plans (AAPs). www.waveney.gov.uk/site/scripts/download_info.php?fileID=358

Employment Land StudyBone Wells and Associates, January 2006Assessing future employment land needs for GreatYarmouth Borough Council and Waveney DistrictCouncil, and employment land policy for the subregion as a whole.www.waveney.gov.uk/site/scripts/download_info.php?fileID=218

Outline Inspec on of Quay Walls at Lowesto Halcrow, February 2006An overview of quay walls within the areadesignated for regenera on at Lowesto as partof a baseline analysis to support the developmentof the URC master plan for Great Yarmouth andLowesto .www.waveney.gov.uk/site/scripts/download_info.php?downloadID=173

Reloca on Strategies: Brooke Peninsula Roche Chartered Surveyors, March/October 2010Reloca on op ons for Brooke Peninsula area.www.waveney.gov.uk/site/scripts/download_info.php?fileID=1199

Flood Risk Management

Cumula ve Land Raising StudySco Wilson, June 2008Addendum to the Strategic Flood Risk Assessment.An analysis of poten al impacts on the dal floodcell of Lake Lothing, Lowesto as a result ofproposed land raising scenarios for severalregenera on sites.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=112

Strategic Flood Risk AssessmentSco Wilson, February 2008The purpose of the Strategic Flood RiskAssessment is to enable a more detailedunderstand of flood risk and iden fy areasvulnerable to flooding.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=116

Housing

Affordable Housing Viability StudyLevvel, September 2009A study of the economic viability of affordablehousing provision.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=117

Appendix 2Evidence Base

Biodiversity


Social Infrastructure RequirementAecom, October 2010Inves ga ng the level of social infrastructurerequired to support growth projec ons in the AreaAc on Plan, determining the scale ofinfrastructure needed and where and when it isrequired.www.waveney.gov.uk/site/scripts/download_info.php?fileID=1205

Open Space and Biodiversity

Suffolk Biodiversity Ac on PlansSuffolk Wildlife Partnership, ongoingConserving, enhancing and restoring the naturalcondi on of habitats through ac on plans.www.suffolkbiodiversity.org/biodiversity-ac on-plans.aspx

Open Space Needs AssessmentWaveney District Council, July 2006Provides informa on about exis ng communityneeds and aspira ons in rela on to parks andgreen spaces, plus a set of local standards.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=114

Pitch and Non-Pitch AssessmentKnight, Kavanagh & Page, March 2002Assessing the supply of, and demand for, pitch andnon-pitch sports provision in Waveney.www.waveney.gov.uk/site/scripts/download_info.php?fileID=220

Lowesto Biodiversity Audits Part 1Suffolk Wildlife Trust, December 2007Audit of biodiversity in Lowesto . www.waveney.gov.uk/site/scripts/download_info.php?fileID=702

Lowesto Biodiversity Audits Part 2Suffolk Wildlife Trust, December 2007Audit of biodiversity in Lowesto . www.waveney.gov.uk/site/scripts/download_info.php?fileID=703

Retail

Retail and Leisure StudyDTZ, August 2006This study assesses the vitality and viability of themain shopping areas in Waveney and GreatYarmouth. It provides an indica on of the likelyfuture capacity and demand for addi onalfloorspace.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=115

Retail Capacity UpdateDTZ, September 2010Update of the 2006 retail capacity forecasts, a keypart of the evidence base, par cularly in the lightof changed economic condi ons.www.waveney.gov.uk/site/scripts/download_info.php?fileID=1202

Streets and Transport

Lowesto Transport StrategySuffolk County Council, June 2011Sets out the County Council's ambi ons andobjec ves for transport in Lowesto .www.suffolk.gov.uk/assets/suffolk.gov.uk/Environment%20and%20Transport/Planning/2011-06-29%20Lowesto %20Transport%20Strategy.pdf

Sustainable Urban Neighbourhood and Kirkley Waterfront Access Study, LowestoAecom, December 2012An assessment of the access proposals to servethe Sustainable Urban Neighbourhood.www.consult.waveney.gov.uk/gf2. /f/334338/8826437.1/PDF/-/SUN%20Access%20Study%20LOWRES.pdf

A12 Lowesto Study - Lake Lothing Third Crossing Feasibility StudyFaber Maunsell Ltd / Highways Agency, February 2009Preliminary work to help to determine whether athird river crossing and allied infrastructureiden fied in the Lowesto Infrastructure Reviewhave the poten al to be progressed.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=167


Technical Note 1 - Lowesto AAP Traffic Modelling Assump onsAecom, June 2010Outlines the assump ons in undertaking thetraffic modelling for the Area Ac on Plan (AAP).This note details how the modelling will beupdated to a 2025 forecast.www.waveney.gov.uk/site/scripts/download_info.php?fileID=1207

Technical Note 2 - Traffic ForecastsAecom, August 2010Detailing the outcomes from traffic modellingundertaken for the Area Ac on Plan. This TechnicalNote is a follow up to Technical Note 1 whichdescribed the modelling assump ons that were tobe used.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=443

Transport Evalua on for 1st East Regenera on Sites in Lowesto - Stage 1 Report: Exis ng Situa on and Scoping NoteAtkins, January 2010Assessment of transport issues associated withfour key Interven on Areas in Lowesto .www.waveney.gov.uk/site/scripts/download_info.php?fileID=368

Urban Design and Sustainable Construc on

Lowesto Design GuideWaveney District Council, 2004This design guide aims to improve and reinforcethe iden ty of the town by promo ng good urbandesign and developing a robust pale e ofmaterials, from surfacing and signage to bollardsand benches.www.waveney.gov.uk/site/scripts/download_info.php?downloadID=158

Baseline Report Lowesto Ground Condi onsHalcrow, December 2005The study aims to iden fy the ground condi onsthat may exist at the site of the URCredevelopment along the corridor of Lake Lothingand surrounding environment.www.waveney.gov.uk/site/scripts/download_info.php?fileID=380

Renewable Energy and Sustainable Construc onStudyAecom, November 2009Informing sustainable construc on & renewableenergy policies to ensure that core strategyobjec ves can be delivered in a sustainable,carbon efficient way. www.waveney.gov.uk/site/scripts/download_info.php?fileID=226

Water Cycle Strategy - Scoping StudySco Wilson, March 2009Ensuring development is constructed in asustainable manner with respect to waterenvironment and water infrastructure.www.waveney.gov.uk/site/scripts/download_info.php?fileID=225

Other Planning and Suppor ng Documents

Na onal Planning Policy FrameworkCLG, March 2012Sets out the Government’s planning policies forEngland and how these are expected to beapplied.www.gov.uk/government/uploads/system/uploads/a achment_data/file/6077/2116950.pdf

Na onal Planning Policy Framework: Technical GuidanceCLG, March 2012Provides addi onal guidance to local planningauthori es to ensure the effec ve implementa onof the planning policy set out in the Na onalPlanning Policy Framework on development inareas at risk of flooding and in rela on to mineralextrac on.www.gov.uk/government/publica ons/na onal-planning-policy-framework-technical-guidance


Suffolk Waste Core Strategy Development Plan Document Suffolk County Council, Adopted March 2011Establishes the overarching principles and policydirec on for determining waste planningapplica ons within Suffolk during this period. Italso iden fies strategic waste management sitesacross the County.www.suffolk.gov.uk/environment-and-transport/planning-and-buildings/minerals-and-waste-development-framework/waste-core-strategy-dpd/

Suffolk Local Flood Risk Management StrategySuffolk County Council, Adopted January 2012The main aim of the strategy is to reduce the riskof flooding and the misery and economic damagethat flooding causes. The ac on plan outlines arange of ac ons, from small-scale local ac vi esto long-term major plans and where possibleiden fied who will be involved, when things mighthappen and how they might be paid for.

www.suffolk.gov.uk/assets/suffolk.gov.uk/Emergency%20and%20Safety/Civil%20Emergencies/2012-12%20Suffolk%20%20Flood%20Risk%20Strategy.pdf

Core Strategy Development Plan DocumentWaveney District Council, Adopted January 2009The document sets out the vision, objec ves,spa al strategy and core policies that will guidedevelopment un l to 2021 (2025 for housing). www.waveney.gov.uk/site/scripts/documents_inf

o.php?documentID=100&categoryID=856&pageNumber=1

Development Management Policies Development Plan DocumentWaveney District Council, Adopted January 2011Sets out detailed policies to guide planningdecisions to deliver the vision set out in the CoreStrategy.

www.waveney.gov.uk/site/scripts/download_info.php?downloadID=497

Lowesto Lake Lothing and Outer Harbour Area Ac on Plan Development Plan DocumentWaveney District Council, Adopted January 2012The Area Ac on Plan helps to guide developmentin the area surrounding Lake Lothing and theOuter Harbour in Lowesto .www.waveney.gov.uk/site/scripts/documents_info.php?documentID=117&categoryID=200140&pageNumber=1

Raising funds for infrastructure delivery: Dra Charging ScheduleWaveney District Council, Submi ed December 2012To support new development the proposedCommunity Infrastructure Levy will be payable bydevelopers undertaking new building projects inan area to fund new infrastructure. The charge isset out in the Community Infrastructure LevyCharging Schedule.www.waveney.gov.uk/site/scripts/documents_info.php?documentID=610&categoryID=200074&pageNumber=1


Appendix 2 Policy SSP3 from LakeLothing and Outer Harbour AreaAc on Plan

Appendix 3Policy SSP3

Riverside Business Centre

SSP3 - Kirkley Waterfront and Sustainable Urban Neighbourhood

The Council and developers will work in partnership with other relevant stakeholders to deliver acomprehensive approach to the development of Kirkley Waterfront and Sustainable UrbanNeighbourhood (59.8ha). The following uses will be permi ed within this area:

i. Approximately 1,380 residen al units will be developed to densi es of broadly between 50 and90 units/hectare. Lower and higher average densi es will also be considered, taking account of siteconstraints and characteris cs, and surrounding land uses which may limit the development area;and the comprehensive masterplanning of the area. This density range will ensure the provision ofa wide range of residen al accommoda on for individuals, couples and families including terraces,mews and townhouse typologies semi and detached houses, and apartments;

ii. Approximately 12 ha of reconfigured employment land comprising: Predominantly B1 officefloorspace, research and development and workshop space in the area surrounding Riverside Roadand adjacent to residen al areas;

iii. Waterfront industry to provide dock and mooring facili es and ancillary uses. (EMP1-4);

iv. A minimum of 3 ha of Open Space (depending upon density), plus reten on/reprovision of theexis ng playing fields adjacent to the Jeld Wen site (or a like-for-like provision in areas at higher riskof flood);

v. Southern Access Routes;

vi. Con nuing care re rement community;

vii. Primary School (1.7ha);

viii. Marina facili es with the poten al to provide permanent moorings for historic vessels;

ix. Retail, restaurants, bars, cafes as ac ve ground floor uses;


SSP3 - Kirkley Waterfront and Sustainable Urban Neighbourhood (con nued)

x. Hotel.

xi. The site will be developed in accordance with the principles below and illustrated in Figure 4.3.3:

xii. Development of the site should seek to ensure that current employment ac vi es within theBrooke Business Park can be relocated on site as far as prac cable (EMP1);

xiii. Development should retain the exis ng business facili es and marina facili es on School Road(EMP1);

xiv. The full development of the site will require the construc on of a series of new access routes.The Jeld-Wen Playing Fields provides an opportunity for a new access to the site from WaveneyDrive to serve the en re Sustainable Urban Neighbourhood. Access arrangements will be primarilyfunded by the sites to which the access serves.

xv. The site should be configured around a legible street pa ern that incorporates key views andprovides good quality walking and cycling environments, using high quality materials consistent withthe wider town. All residen al streets will be designed in accordance with Manual for Streetsprinciples and be integrated with exis ng neighbourhoods (EHC1, TML2, TML5);

xvi. New streets should be integrated with exis ng roads, in par cular Heath Road, School Road,Nelson Wharf and Stanley Road. (EHC1, TML5);

xvii. Connec ons within the site should be designed to provide quick, safe and a rac ve access bybus, on foot and by cycle to the railway sta ons, town centre and employment sites. A centraltransport “node” should provide convenient access from and to the site. This will benefit fromsheltered bus wai ng facili es with real- me informa on, secure cycle parking and parking spacefor a poten al car club (TML1,2,3, EHC1);



xviii. Development should respect and connect with the exis ng residen al community to the southand provide a high quality residen al frontage along Waveney Drive (EHC1);

xix. Buildings should seek to provide ac ve and a rac ve frontages along Waveney Drive and anyaccess route facilita ng development (EHC1);

xx. Large areas of surface car parking should be avoided if possible (TML6);

xxi. The area should provide appropriate wayfinding measures to assist in moving visitors betweenthe seafront and Broads area (EHC1);

xxii. Employment development should consider neighbouring residen al uses and should includeappropriate landscaping and screening. Surface car parking should be appropriately screenedthrough high quality site landscaping (EHC1);

xxiii. Development should not preclude a poten al third crossing which could be constructed in thefuture and new vehicular routes should take into considera on poten al for future widening;

xxiv. Development should provide ac vity along the waterfront. This may include the provision ofparks, squares, play areas and ac ve frontages such as cafes, shops and workspace (EHC1);

xxv. A community hub should be created at the heart of the development with primary school, localshops, community facili es and other residen al ameni es to which all development within the siteshould contribute. This should be accessible to new and exis ng residents living south of LakeLothing. This should provide an ac vity focus at the centre of the site (HC3, RLT1);

xxvi. A new primary school should be included within the scheme to provide a central focus fordevelopment. The school should front the main access route and provide appropriate space forse ng down/picking up. The school should be designed to enable out-of-hours ac vi es.Appropriate play space should be provided in a secure area to the rear. All development will beexpected to contribute to development of the school (HC3);



xxvii. New open spaces should be included to provide a network linked to the waterfront and otherareas of green space. This may be as part of a Sustainable Drainage System (SuDS) for the site (EHC3);

xxviii. Appropriate green infrastructure should provide structure to the detailed site masterplanningin accordance with principles set out in Figure 4.3.4. The open space adjacent to Jeld Wen shouldbe retained, either in situ, or as a like-for-like provision in parts of the site at greater flood risk (EHC3);

xxix. The area provides poten al to become a hub for tourism and should include hotel, restaurants,bars and marina to exploit the loca on between the North Sea and the Broads; LT2);

xxx. The construc on of new access routes may affect the Brooke Yachts and Jeld Wen MosaicCounty Wildlife Site. Construc on of any new routes must minimise any loss of Wildlife sites, includeappropriate mi ga on of impacts and ensure like-for-like reprovision for any habitat loss within theStrategic Site. Development should include provision to encourage wildlife habitats such asgreen/brown roofs and natural areas within green spaces (EHC4);

xxxi. All development should contribute to the construc on of a new pedestrian/cycle bridge to linkBrooke Peninsula to the north of Lake Lothing (TML2);

xxxii. Secure cycle parking must be included throughout the site (TML2);

xxxiii. All new buildings will be designed to ensure energy, water and waste efficiency (WEW 1-3);

xxxiv. Where feasible buildings and streets should be orientated towards the south to maximise solargain and energy efficiency (WEW1);

xxxv. Development must address sewage network capacity restric ons at Lowesto Heath RoadPumping Sta on, Lowesto Sunnyfield Pumping Sta on and Lowesto Bridge Pumping Sta on.



All new development will be subject to a site specific Flood Risk Assessment. A flood evacua on plan anddetails of appropriate mi ga on measures must be submi ed to the sa sfac on of the Council’semergency planners. Residen al and other ‘more vulnerable’ uses on site must be designed to ensureflood risk is mi gated with a safe means of escape. More vulnerable uses proposed on the site shouldbe, as far as possible, located outside Flood Zone 3 or in areas of least flood risk. The design of buildingsshould promote resilience during flood events through appropriate use of materials and situa on ofhabitable uses above the flood level. Development will be protected through measures such as landraising, incorpora on of secondary defences and SuDS. Future pedestrian and vehicular access routesmay offer poten al to act as a further mode of defence. SuDS will be considered as part of thecomprehensive development of the site, poten ally including swales, green/brown roofs and living wallsintegrated within a wider network of open spaces/habitats, including the Brooke Yachts and Jeld WenMosaic County Wildlife Site.

The following items of infrastructure will be required to support the development of the site:

i. New primary school;ii. Southern access routes;iii. New pedestrian and cycle routes and facili es;iv. Public transport improvements;v. Pedestrian and cycle bridge link;vi. Flood defences;vii. Remedia on of contaminated areas in accordance with PPS23;viii. On site renewable energy systems.


Appendix 3 Energy and WaterPolicy from the Lake Lothing andOuter Harbour Area Ac on Plan

Appendix 4Policy WEW1 &

WEW2

SuDs, Greenwich Millennium Village, London

WEW1 – Energy Requirements within the AAP Area

Within the main strategic sites (Kirkley Waterfront / Sustainable Urban Neighbourhood /Peto Square/PowerPark) developers must deliver the equivalent of the energy requirements of Code for SustainableHomes Level 5 (in residen al buildings) and BREEAM excellent (in other buildings) unless thesetechnologies can be proven technically unsuitable or commercially unviable. Inves ga ons should bebased on opportuni es iden fied in the Renewable Energy and Sustainable Construc on Study.

Within the strategic sites opportuni es should be sought to provide linked district hea ng networks toserve development sites within the AAP area. These will be designed to take advantage of the diversityof energy loads from the different proposed building uses. This process will be supported by WaveneyDistrict Council. Where a CHP system is delivered on-site, all buildings are required to connect. These maybe provided as self-contained systems on site, or link into a wider network incorpora ng other parts ofthe AAP area and beyond.

Smaller sites within the AAP should seek to integrate into new or exis ng networks, or provide self-contained on-site energy genera on.

An energy strategy and delivery plan must be submi ed alongside any planning applica on fordevelopment within the AAP area outlining expected carbon reduc ons and the viability of exceedingdistrict-wide energy targets on-site.


WEW2 – Water Efficiency and Quality

Developers must explore the poten al to implement water recycling measures on a building or site-widescale to significantly reduce mains water demand as part of all new development within the AAP.

Within the main strategic sites (Kirkley Waterfront/Sustainable Urban Neighbourhood/PetoSquare/PowerPark) developers must deliver infrastructure to reduce mains water consump on to theequivalent requirement of Code for Sustainable Homes Level 5 (in residen al buildings) and BREEAMexcellent (in other buildings) unless these strategies can be proven technically unsuitable or commerciallyunviable. Inves ga ons should be based on opportuni es iden fied in the area-wide Water Strategy forthe AAP.

Opportuni es should be sought to link together development within the AAP with site-wide recycledwater networks, taking advantage of the diversity of water sources and uses on-site. This process will besupported by Waveney District Council. Where a recycled water network is delivered on-site, all buildingsare required to connect.

All development must also consider implica ons upon the sewage network in Lowesto , ensuring thatcapacity is sufficient. Where this is not the case, appropriate contribu ons will be required to upgradethe network. Development must ensure that no deteriora on in water quality occurs and where possiblean improvement will be sought.

A water strategy and delivery plan should be submi ed alongside any planning applica on fordevelopment within the AAP area outlining expected mains water demand reduc ons and the viabilityof exceeding District-wide water targets on-site.


All maps reproduced from the Ordnance Survey mapping withthe permission of the Controller of Her Majesty’s Sta oneryOffice (c) Crown Copyright. Unauthorised reproduc on infringesCrown copyright and may lead to prosecu on or civil proceedings.Waveney District Council Licence No. 100042052, 2012

Waveney District Council Planning Policy TeamTown Hall, High Street, Lowesto , Suffolk NR32 1HS

01502 [email protected]

If you would like a copy or a summary of this document in an alternative language orformat please ask an English speaking friend to contact us at the address below.

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