SITE NAME:  Between railway junction and Hadleigh Rd (former ref no:              S080)

SITE AREA:               7.57 ha


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This site has been identified and put forward via the public consultation in June and July 2006 on Issues and Options for the Ipswich Local Development Framework. The site is located in GIPPING ward.

PREFERRED OPTION

USE(S)	% OF SITE	DENSITY OF HOUSING (HIGH, MEDIUM, LOW)	INDICATIVE CAPACITY (HOMES)
EMPLOYMENT	100
TRANSPORT (Development to allow for retention of proposed railway line)

CONSTRAINTS

Yes	Within Flood Plain
	Within Conservation Area
	Listed Building on-site or adjacent
Yes	Tree Preservation Order(s) on-site or nearby
	Within Area of Archaeological Importance
	Within Air Quality Management Area
Yes	Other constraints (part within landfill consultation zone)

Summary of Issues and Options – Additional sites consultation results

• Nineteen representations were received. Of those who expressed a preference five preferred no development, four supported development and one supported partial development.
• EDF Energy stated that there is a 132kv tower line into Ipswich Grid which crosses the site, this is a major supply to Ipswich.
• Suffolk Wildlife Trust agrees to partial development of the site.  100’s of slow worms and common lizards translocated by ecological consultants to a refuse area bordering the river Gipping.  The strip of land boarding the river should be excluded for development.
• Babergh DC does not wish to see the site developed, but retained for existing uses.  The site lies within the flood plain.  Hard surface development would restrict the area of the flood plain and potentially cause flooding elsewhere.
• Network Rail has no objection to development, but would object to designation for open space next to railway.  This is due to increased risk of trespass on the railway and vandalism, plus potential danger to children and others.  If open space were allocated, Network Rail would look to the Council to pay for and maintain necessary fencing.
• Inland Waterways Association stated Rivers Orwell and Gipping are undervalued assets to Ipswich.  Ensure access to river retained in any future use of site.  Association aspires to make river Gipping navigable and proposed bridge over the river should allow a minimum headroom of 2.7 m for navigation.     
• Natural England state slow worm records near to site.  Adjacent to an area designated as a County Wildlife Site.
• Ipswich Society suggests employment land – Ipswich Buses depot and associated uses.  Link to British sugar site for transport link across river.
• Environment Agency state that the site falls within flood zones 2 and 3.  Flood Risk Assessment would be required under PPS25.  Within minor aquifer HU zone, important for recharging of the minor aquifer.  Within Ground Water Source Protection Zone 2.  Within 250m buffer zone of 2 landfill sites.  Investigation required assessing possibility of landfill gas mitigating towards the development.
• Suffolk CC stated need to protect site from future development for possible construction of a connection between railway lines to facilitate freight movement form Felixstowe towards the Midlands.  Consider the need to the rail chord prior to allocation for development.
• Anglian Water Services state that the water resource treatment works at capacity.  Off-site infrastructure works are required for water supply networks and sewage treatment works.  Phasing of development should be in consultation with Anglian Water.  Foul sewage network at capacity.   

Suggested Approach

Our suggested approach is to allocate the site for the full range of employment use (B1,B2 & B8). Development will need to allow for the provision of a new rail chord linking the railway lines at the northern end of the site. Opportunities will also be sought to open up the river frontage on the northern edge of the site for public access including the provision of a foot/cyclebridge.

Justification for Suggested Approach

The site is currently disused, but was previously used as a bacon factory. It is bounded on all sides by established employment uses and could accommodate the noisier B2 industrial type use as well B1 office and B8 distribution uses.

The site is well located, having direct access to Hadleigh Rd and bounded by railway lines on both sides. Development of the site will have to allow for a connection to the rail chord to facilitate freight movement from Felixstowe towards the Midlands.

An area of land closest to the river will not be allocated for development to allow a margin for the protection of wildlife and to open it up for public access, including a . There will need to be adequate fencing to deter access onto the railway line.

However there are flooding issues that need to be addressed. The site falls within the flood zones 2 and 3. Flood Risk Assessment would therefore be required. The site also falls within a groundwater source protection zone 2

Comments on other Possible Approaches

The site is bounded by industrial/business uses and the railway line so would not be suitable for residential