FORMER BACTON MIDDLE SCHOOL SITE DEVELOPMENT PROPOSAL - PUBLIC CONSULTATION Introduction Earlier in July we held an initial public consultation which outlined our emerging development proposals for the redundant school site and our early stage design scheme. Feedback received during this consultation process has been used to help us to further develop the scheme. We are proposing to submit a planning application to Mid Suffolk District Council in the near future and on our latest proposal along with your comments from the last consultation event will help us to finalise the proposed scheme before this planning application is made. About our Planning Application: We are currently proposing to submit an outline planning application for housing and community green space in October / November 2016. Next Steps: Our immediate next step will be to analyse the responses to the latest consultation and we encourage the community to complete the questionnaire which is available today and online via the web address on the Questionnaire board. Once the responses have been analysed we will review whether any adjustments need to be made to the proposed scheme and arrange a final briefing meeting with the council and its technical advisors before finalising the planning application. Our proposed timeline for planning determination and start on site is shown below: KEY FACTS • This scheme is an enabling development with 100% of any funds raised being invested to forward fund Suffolk County Council’s education strategy for new school places, unlike other speculative developments within the village. • The site is located in the parish of Wyverstone. • We are preparing an outline planning application for the site and as a result of previous consultation feedback we have reduced the previously presented 120 homes to 87 homes. • The Council has accepted the principle of a residential enabling development on this part-developed site during pre-application discussions. It does not currently have a required 5-year housing land supply and so this scheme will contribute positively towards housing need and demand, including affordable and for first-time buyers. • Comments received during this second phase consultation process will help us to formulate our final plans for the site. Aerial View of Site: Layout from previous public consultation: Welcome to our second public consultation event.
Transcript
FORMER BACTON MIDDLE SCHOOL SITEDEVELOPMENT PROPOSAL - PUBLIC CONSULTATION
Introduction
Earlier in July we held an initial public consultation which outlined our emerging development proposals for the redundant school site and our early stage design scheme. Feedback received during this consultation process has been used to help us to further develop the scheme.
We are proposing to submit a planning application to Mid Suffolk District Council in the near future and on our latest proposal along with your comments from the last consultation event will help us to finalise the proposed scheme before this planning application is made.
About our Planning Application:
We are currently proposing to submit an outline planning application for housing and community green space in October / November 2016.
Next Steps:
Our immediate next step will be to analyse the responses to the latest consultation and we encourage the community to complete the questionnaire which is available today and online via the web address on the Questionnaire board.
Once the responses have been analysed we will review whether any adjustments need to be made to the proposed scheme and arrange a final briefing meeting with the council and its technical advisors before finalising the planning application.
Our proposed timeline for planning determination and start on site is shown below:
KEY FACTS
• This scheme is an enabling development with 100% of any funds raised being invested to forward fund Suffolk County Council’s education strategy for new school places, unlike other speculative developments within the village.
• The site is located in the parish of Wyverstone.
• We are preparing an outline planning application for the site and as a result of previous consultation feedback we have reduced the previously presented 120 homes to 87 homes.
• The Council has accepted the principle of a residential enabling development on this part-developed site during pre-application discussions. It does not currently have a required 5-year housing land supply and so this scheme will contribute positively towards housing need and demand, including affordable and for first-time buyers.
• Comments received during this second phase consultation process will help us to formulate our final plans for the site.
Aerial View of Site:
Layout from previous public consultation:
Bacton School - Proposed Redevelopment120 Units | 28 Units per HectareDetached Mix: 30%
WYVERSTONE ROAD
Proposed realignment ofexisting Public Footpath
Community
Open space
Open
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Welcome to our second public consultation event.
You said... Our response
FORMER BACTON MIDDLE SCHOOL SITEDEVELOPMENT PROPOSAL - PUBLIC CONSULTATION
At our previous public exhibition, many of you accepted the principle of a housing development on the site, highlighting the benefits of providing affordable and first-time buyer housing.
However, there was also concern at how this might impact on local infrastructure/services. We will be required to pay a planning charge, or Community Infrastructure Levy (CIL), to help the Council deliver the infrastructure to support development in their areas.
Our response on some of the key points raised are highlighted here.
Highways and Parking
A number of concerns were raised at the last consultation event around the current highway infrastructure, capacity to cope with additional journeys from new developments and parking issues within Bacton generally.
In our discussions with Suffolk County Council Highway Officers they have reviewed the latest plans for the scheme and have concluded that the current road network will cope with the additional housing we are proposing on this site. In broad terms, the housing traffic will not be dissimilar to the previous school traffic.
In terms of our development, we will be undertaking a speed survey and a full transport assessment including a travel plan for the site.
We will be providing visitor car parking at the Middle School site so that locals can drive and park when using the facilities. We are looking to enhance the public rights of way that run along the site to open these up to create a greater footway network through the site.
Sewage and Drainage
Concern was also raised regarding additional sewage and drainage which would be generated from the site. We can confirm that Anglian Water have stated that investment in the existing sewage infrastructure to deliver capacity for all new housing expansion will be funded by new customer entries. Therefore, investment to accommodate new housing will take place, facilitating these new schemes coming on line.
On-site drainage will be captured by a Sustainable Urban Drainage system (SUDs) which will be developed for the site and which will form part of our planning application. Where possible rainwater will be captured via swales, rainwater gardens and water harvesting. Therefore this site will not be placing any additional burden on the system than from its historic education use.
GP Surgery
A number of responses to the consultation questionnaire queried the ability of local services to cope with additional housing. In particular concern was raised over the Doctors surgery in Bacton.
We have met with the practice manager and the NHS Property Services Strategy Officer to understand the impact of additional homes on the current surgery in Bacton and the main Mendlesham surgery. They state that currently there is no capacity issues at Bacton or Mendlesham surgeries. Future growth will be captured by the CIL contributions from the Bacton Middle School site and other local developments and a plan is being developed to ensure that population growth is managed without impacting current client groups.
Bacton Primary School and Capacity
The current capacity of the Bacton Primary School, the constrained nature of the site and the lack of suitable car parking was a raised by a number of respondents.
We have looked at the pupil forecasting figures based on the number of possible housing schemes that have been identified for housing development in Bacton. Should all new housing schemes come on board the current primary school may need to expand to up to a 2 FE primary school.
Although the current site as a whole could facilitate this, SCC are looking at a number of options to facilitate this anticipated growth and further information will be released on this in due course. SCC will continue to work closely with Mid Suffolk to ensure that new housing growth (both delivered and planned) is captured within their forecasting plans.
Community Facilities
A high proportion of responses from the first consultation recommended that the form of community facility / benefit that should be delivered from the development of the site is that of dedicated public open space, with a flexible use to suit all ages and situated between the two villages on walking routes.
It was suggested that the space be dedicated to the community for use by families / residents to walk or play; a space that could be used for a variety of functions and not just sport; a space for dog walking etc. This space could also include improvements to running/walking routes and fitness equipment, landscaping for creative play, grass spaces, wildlife and garden areas. Your thoughts on this will be sought via the questionnaire.
We have amended the design to reflect this ‘green space’ which could have a number of functions. Board 5 depicts the type of activities that could be delivered from this space.
Whilst a high level of responses requested a new community hall, this space would be located in Wyverstone and would be in direct competition with the already successful Wyverstone Community Hall and as such we have not looked to incorporate an additional community space into the scheme.
Broadband
Broadband width and connectivity was also raised as a concern. We have made contact with Babergh and Mid Suffolk District Council and they have advised that part of the village (at Clay Lane and Blacksmiths lane) has already been upgraded. Bacton Green, Earls Green and Rectory Road are due for upgrade by March 2017. The remainder of Bacton and Wyverstone has no firm proposals for upgrading.
Please access the following Better Broadband for Suffolk link to check the status of your postcode upgrade timescale and to lobby for better broadband in your area:
http://www.betterbroadbandsuffolk.com
At our previous consultation...
FORMER BACTON MIDDLE SCHOOL SITEDEVELOPMENT PROPOSAL - PUBLIC CONSULTATION
KEY FACTS
• The current design reflects comments made regarding the layout of the housing and we have increased garden areas and green space.
• Increased footways are implemented throughout the site which can been seen with the existing and proposed new rights of way across the site proving linkages to bacton and Wyverstone.
The existing mature trees on site have played a key role in the development of the layout for the scheme, and as many as possible are to be retained throughout. Additional trees would be planted to provide character and integrate the scheme into its context.
A total of 26 car parking spaces have been allocated throughout the site for guests to the properties and visitors to the parks.
Bus stop located at the front of the site, in close proximity to main public open space, and easily accessible from housing/flats designed for the elderly.
We have implemented a Sustainable Urban Drainage Strategy (SUDs) for the scheme, including an attenuation pond at the lowest point in the terrain, which provides a feature for the public open space.
Housing is to take on the massing and form of the traditional Suffolk barn vernacular, providing a response to local materials, textures, and colour palettes, whilst bearing in mind contemporary living requirements.
Smaller plots including 2-bed flats and semi-detached houses cater for first-time buyers with shared ownership options available in addition to affordable rent tenure.
The main point of access is to be taken from the existing school entrance along Wyverstone Road, with ‘home zones’ spurring off the adopted highway. These will implement a slow-pace, family friendly shared surface.
Single storey almshouses and ground floor flats with smaller, more easily maintained plots cater for the retired / downsizer market.
How our latest design has evolved
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Proposed Public Rights of Way Links through the site.
Our Latest Design
FORMER BACTON MIDDLE SCHOOL SITEDEVELOPMENT PROPOSAL - PUBLIC CONSULTATION
Pictured is our latest illustrative design for the Bacton site which shows how the homes could be arranged along with the community green space with informal play and sporting facilities and how the highways could be delivered.
This layout is not final and we will seek to incorporate the feedback received from this public consultation in preparing our planning application. We welcome your comments on this illustrative design.
Heritage and Context
Built Heritage Consultancy have been appointed to carry out a heritage assessment, ensuring that the emerging redevelopment of the Bacton site is fully informed by an in-depth understanding and appreciation of Bacton’s historic development and local character. Furthermore, this work will assess the potential impact of the development upon the historic setting of nearby listed buildings and other heritage assets.
KEY FACTS
• Nos of new homes are have been redesigned at 87 units, a reduction of 33 from the original design presented at our last consultation.
• 10,370 Sqm area of public green space not including the tennis courts which we are looking to retain for public use.
• We are retaining the existing access points to the site and incorporating these within the design.
• We have integrated links with existing public rights of ways (PROW), which can be seen clearly marked on the site plan, to open up footways through the sites and providing connectivity between the villages.
• We will be adopting a sustainable urban drainage system (SUDs) for the site and incorporating on site water harvesting solutions. Anglian water have confirmed that capacity will be increased in the existing sewage system in line with housing expansion and paid for via its water charges.
Sketch Impression over Public open space
Historic map of Bacton/Wyverstone (1905):
Shot of vernacular style Bacton streetscape:
Sketch Impression over ‘Village Green’
Proposed Public Rights of Way Links through the site.
Dedicated Public Open Space Options What would you like to see in this space?
FORMER BACTON MIDDLE SCHOOL SITEDEVELOPMENT PROPOSAL - PUBLIC CONSULTATION
Overall, the area of public open space has been increased on our latest proposals significantly, compromising of approximately 10,370 Square Metres, or 2.5 acres of Green space. We are also currently looking to retain and renew the 1,114 Square Metre tennis courts on site, providing a hardstanding recreational facility.
This space has been designed to reflect the comments made at the last public consultation event. Public access to this space can be by car, as parking has been provided; by foot via the footpath and public rights of way network (as shown below) and via public transport.
Cornerstone Assets45 Great Peter StreetLondonSW1P 3LT
Other useful links:
My Weebly: http://www.bactonwyverstone.weebly.com
Better Broadband for Suffolk: https://www.betterboardbandsuffolk.com
Q1.The last public consultation event revealed a majority consensus of opinion supporting the need for a new open space to meet currently unmet recreational needs. We have therefore revised our plans for the future housing development of this site to incorporate a large public open space area. Do you think this is a good idea?
Q4.The proposed development must also pay a Community Infrastructure Levy to the Council which is required to be spent on improving local infrastructure. Do you support this element of the scheme?
Q2.Do you agree that a dedicated community owned public open space would meet the needs of the local communities and that the proposed position at the front of the site is the best location?
Q5.In terms of the look and feel for the dedicated green space that we are proposing as part of the Bacton Middle School’s latest design, which of the following uses do you feel the space should support? Please rank in order of preference with 1 being the most preferred.
1. Formal ball court (hoops/netball/tennis)2. Informal kick about space3. Marquee / event space for occasional use4. Trim trail 5. Running / walking routes connecting Wyverstone and Bacton via the linkages through the site)6. Formal planted area7. Wildlife / wild flower area8. Adventure play area9. Other
Q3.We have reduced the number of dwellings to 87 to incorporate a greater level of public open space. The houses will be a mix of unit sizes and include affordable housing to meet local identified need and provide opportunity for first-time buyers. Do you support this element of the scheme?
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