Site Specific Allocations

Adopted January 2011

BUN1 - Land to west of A144, St. John's Road, Bungay

Allocation: Industrial and Housing


4.23 This site is currently a large arable field, open in nature and raised from the road. The site is undulating with a pronounced slope downhill from north to south and west to east. Residential dwellings are located to the north and further agricultural land to the south and east. Bungay High School playing fields lie to the west. Bungay Pool and Gym is located adjacent and to the south-east of the site, set into the land.

4.24 Existing residential development has a vista over the site and an unofficial footpath has formed at the northern edge of the site joining St. John's Road and Ethel Mann Road. This site is located close to a bus stop and has a wide pavement in good condition to the east. This pavement currently provides access to the pool and gym.

Proposed Development
BUN1 Image 1.jpg4.25 While the site is greenfield and outside the built up area of Bungay it is consistent with Core Strategy Policy CS07: Employment. The policy identifies a need for approximately 5ha of industrial land for B1 (business and light industrial), B2 (general industrial) and B8 (storage/distribution) uses, but in particular B1 (light industrial). It also recognises that in some cases development will need to take place on greenfield land. The element of housing that has been allocated is to support the delivery of the industrial land and hence, should constitute a minor secondary role in the development.

4.26 A mix of small and medium sized units should be provided. To minimise traffic impact on the town centre, the majority of the site should accommodate B1 and B2 uses, as these types of uses are less likely to generate heavy goods traffic. B8 (storage and distribution) uses will only be acceptable subject to traffic generation considerations, including the potential impact on the town centre.

4.27 The site is adjacent to an existing residential development therefore to minimise impact on residents any new residential development should be located on the northern part of the site. To minimise impact on new residents the industrial development should be designed to ensure that only B1 business and light industrial uses are located closest to new housing. The potential for live-work units should be considered. Situated between the industrial and residential areas, these will act as a buffer between the two different land uses.

4.28 The traffic flows to Bungay and to surrounding areas is along the A144. There is an access from the A144 for the swimming pool and gym, however, this is too small to accommodate a new development. A Transport Assessment will be required to assess how traffic patterns may be affected by this development. A new access point will be required to accommodate local vehicular traffic. Any new road network should make use of the potential road connections in the existing residential area adjacent to the site.

4.29 Footpath and cycle links should be provided through the site and link to the existing network. In particular, direct links should be made between the existing residential development to the north and the swimming pool.

4.30 Anglian Water has confirmed there is capacity in the Bungay sewerage treatment works, however, improvements are required to the foul sewerage network.

4.31 The nature of industrial uses and the unintentional release of chemical pollutants is always a risk in terms of absorption into the ground and surface water runoff. To mitigate any potential risk to the environment, pollution control measures should be implemented.

4.32 A key consideration in developing this site is visual impact and impact on the landscape. It will be particularly important that the site is excavated to an appropriate level and that a structural landscaping scheme is prepared and implemented early in the development of the site. The quality of the overall design should also be of the highest standard and respect this sensitive landscape, including views across the river valley.

4.33 To protect the local environment, the hedge to the west of the site should be retained and potentially extended as part of any development. A dry pond is located at the southwest corner of the site. Ponds are a national and local Biodiversity Action Plan habitat, and future landscaping may offer the opportunity for restoring this feature. This pond will require a flood risk assessment to consider surface water disposal.

4.34 There is no known archaeology on the site, however a post-consent archaeological condition is required due to the size of the site, to allow for archaeological investigation.

Policy BUN1

Land west of St. John's Road, Bungay, (4.97ha), is allocated for industrial use and housing (about 35 units). The site will be developed in accordance with the following site specific criteria:
• The site should provide a mix of small and medium sized B1 (business and light industrial) and B2 (general industrial) units.
• B8 (storage and distribution) uses will only be acceptable subject to their generation of traffic (in particular heavy good vehicles) and the impact on the town centre.
• The number of dwellings on the site will be limited to that necessary to achieve the industrial use (about 35 units) at a density of approximately 35 dwellings per hectare.
• The housing development will need to include a mix of housing types and tenures that is in accordance with the requirements of the Development Management Policies.
• The housing development should be located at the north of the site, with industrial uses located to the south of the site.
• A suitable buffer should be provided between the residential area to the north and the industrial units. Delivery of the industrial land will be brought forward prior to or at the same time as the delivery of the residential land.
• Pollution control measures should be implemented wherever possible.
• Use of materials should be sensitive to the location.
• The site should be excavated to an appropriate level, to minimise impact of development in the landscape.
• Layout and design should be low rise to help contain development in the landscape and take into account the siting of the adjacent leisure facilities and residential developments.
• A structural landscaping scheme will be required, with early implementation, to limit the visual impact of development.
• A Transport Assessment is required and the main access should be off the A144.
• Provision should be made for pedestrian and cycle links through the site, including a direct link between the existing residential development, the swimming pool and new industrial units.
• A condition relating to archaeological investigation should be attached to any planning permission.
• Improvements to the foul water sewerage network will need to be completed to the satisfaction of Anglian Water.
• A Flood Risk Assessment should be prepared as part of the application process to assess and mitigate the risk of flooding from surface water drainage.

4.35 This site will be delivered by the landowner in conjunction with potential developers.

4.36 To bring the industrial land forward, a component of housing is required to enable the development. The level of housing on the site has been limited to that necessary to achieve the industrial use (about 35 units) to ensure consistency with the Core Strategy. To further assist in the provision of industrial land at site BUN1, grant funding opportunities will be investigated.

4.37 The site is expected to be developed throughout the plan period. However, delivery in the short-term is unlikely due to the current economic climate.