East Suffolk Council - Waveney Local Plan (Adopted March 2019)

Strategy for Bungay

New homes in Bungay

Total

Homes Built 2014-2017

30

Existing Housing Commitments8

42

Homes allocated in Local Plan expected to be delivered in plan period

485

Total Growth 2014-2036

557

8 Sites with planning permission which are expected to complete before 2036. Excludes land with planning permission for 150 homes within site WLP5.2

5.1 The strategy for Bungay allows for a modest level of growth which protects the sensitive landscape around the town which is well related to the Broads. New employment land has already been permitted to the south of the town as part of a mixed use development which will help improve the self-containment of the town.

5.2 The Local Plan allocates land for 485 new homes (of which 150 already have planning permission) in addition to the 72 on unallocated sites which already have permission or completed since the beginning of the plan period. New housing will help contribute funding towards the delivery of a new fit for purpose community centre for the town as well as support the shops and services of the town centre.

Infrastructure

5.3 To deliver and support the growth plans outlined within this section the following new and improved infrastructure will be required.

Transport

  • Improvements to the cycle network as identified in the Waveney Cycle Strategy

Education

  • Extension to Bungay High School Playing Fields and new bus/coach parking area
  • New pre-school setting on Land west of St Johns Road (Policy WLP5.2)
  • Explore options for the additional capacity needs of Bungay Primary School, such as the potential relocation to the former middle school site

Health Care

  • Extension/improvements to Bungay Medical Centre

Community Facilities

  • Improvements to library provision
  • New community centre on Old Grammar Lane

Green Infrastructure

  • New allotments on Land west of St Johns Road (Policy WLP5.2)
  • Provision of small 3G pitch at the Bungay and District Sports Association
  • New parks and play spaces on all development allocations

Utilities

  • Localised improvements to the sewerage network

Strategic Site Allocations

Figure 16 - Strategic site allocations in Bungay

figure 16

Policy

Location

Allocation

WLP5.1

Land east of St Johns Road, Bungay

Residential development

WLP5.2

Land west of St Johns Road, Bungay

Residential development and employment development

© Crown copyright [and database rights] 2019 OS100042052

Land East of St Johns Road, Bungay

View the location of this site on the map of planning policies


Residential development

5.4 The site (4.65 hectares) lies to the south of the built up area of Bungay and adjoins built development on the northwest and northeast edges. St Johns Road (A144) bounds the site on the southwest edge and fields adjoin the site to the south. The site is currently in agricultural use.

5.5 The site represents a natural extension to the south of the town with good access to the road network and public transport. The high school is within walking distance and a primary school is within 1 km. Local services and facilities are within walking distance. Vehicular access should be off St Johns Road.

5.6 A watercourse known as the Tin River bounds the site on the north eastern boundary and the eastern part of the site is at risk from flooding. As part of planning permission for a major mixed use development on the opposite side of St Johns Road a drainage attenuation pond has been approved on the eastern part of the site. The Tin River and the adjacent hedgerow also has some value as biodiversity habitat. These areas are not suitable for development and should be retained as land for drainage attenuation and public open space which is compatible with flood water. Adjoining houses should have their primary frontage facing on to this open area to create a strong and positive relationship including overlooking of the open space and an attractive urban edge.

5.7 To the south of the site lie open fields, along with the Grade II listed Dukes Farm and Barn, around 130 metres to the south. A substantial landscaping scheme will be required on the southern boundary to soften the development in views across the countryside and to help preserve the setting of the listed buildings. The landscaping should support biodiversity connectivity to and from the Tin River. Furthermore, built development and landscaping should be laid out on the site to maintain views of the listed buildings when leaving the town and travelling south on the A144.

5.8 The northwest edge of the site is used as an informal pedestrian/cycle way. Provision of a pedestrian and cycle route through the site would connect St Johns Hill and Kings Road with existing development to the east and north of the site, improving connections with the swimming pool and high school.

5.9 The site has a high potential for archaeology and any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

5.10 The site is in an area of high landscape sensitivity and moderate landscape value. To mitigate the impact in the landscape, buildings on the southeast edge of the site should not be greater than 1.5 storeys. The neighbouring properties on Fairfield Road and Kerrison Road to the northwest are either single or 1.5 storeys. Therefore buildings on the northwest edge of the site should not be greater than 1.5 storeys.

5.11 An indicative masterplan has been prepared as shown in Figure 17. Development proposals should have regard to this masterplan.

Figure 17 Land east of St Johns Road, Bungay indicative masterplan

 figure 17

Policy WLP5.1 - Land East of St Johns Road, Bungay

Land east of St Johns Road, Bungay (4.65 hectares) as identified on the Policies Map is allocated for approximately 85 dwellings.

The site should be developed in accordance with the following site specific criteria:

    • The site should be developed at a density of approximately 30 dwellings per hectare.
    • Vehicular access should be from St Johns Road.
    • A landscaped strip a minimum of five metres wide should be planted along the southeast boundary of the site. This planting should support biodiversity connectivity to and from the watercourse known as Tin River.
    • Houses and landscaping adjacent to St Johns Road should be laid out and developed in a manner that does not obscure views of the listed Dukes Farm and Barn from St Johns Road.
    • Land adjacent to the Tin River should be retained as land for drainage attenuation and public open space, as shown on the masterplan in Figure 17. Houses adjacent to this area should have their primary frontage facing the Tin River.
    • The hedgerow on the north eastern boundary of the site by the Tin River should be retained.
    • A pedestrian and cycle route should be provided through the site, linking St Johns Road to Kerrison Road and Meadow Road. The links should be constructed up to the edge of the site and support onward connections.
    • A completed ecological assessment undertaken by a suitably qualified person will be required as part of any planning application.
    • A flood risk assessment demonstrating the development is safe and does not increase flooding outside of the developed part of the site will be required as part of any planning application.
    • A Transport Assessment and Travel Plan should be submitted with any planning application.
    • Any planning application is to be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

Land West of St Johns Road, Bungay

View the location of this site on the map of planning policies


Residential
and employment development

5.12 The site (21 hectares) lies to the south of the built up area of Bungay. Bungay High School adjoins the site at the northwest corner and immediately to the east lies the swimming pool. The site is currently in agricultural use. Open countryside lies to the east, south and west. The eastern part of the site was originally allocated under Policy BUN1 in the Site Specific Allocations Development Plan Document (2011). This land now has outline planning permission for a mixed use development including up to 150 dwellings, open space, 3 hectares of employment land and associated infrastructure. It has been included as part of this allocation to ensure it is delivered in a comprehensive way with land to the west allocated under this policy which does not currently have the benefit of planning permission.

5.13 The site forms an extension to the built up area of Bungay. The site lacks distinctive landscape features and its landscape sensitivity and value is not high. There is good access to local services, facilities and employment land. The allocation includes a parking and turning area for school buses which will alleviate school traffic in the roads to the north of the high school. As the development of the site will effectively 'land-lock' the Bungay High School, land should be reserved on the site for a possible extension to the school playing field in order to future-proof the growth of the school.

5.14 Vehicular access to the site should be via the A144. The site provides an opportunity to provide a more suitable access for school buses to the high school. Therefore a turning area and drop-off for buses should be provided on the site.

5.15 Existing boundary hedges provide biodiversity value and should be retained. There is a Grade II listed building around 300 metres to the south of the site. Cycle connectivity should be provided across the site to serve the development and allow for future cycle links to be developed to the west. Pedestrian and cycle links should also be included between the existing residential development, the swimming pool and new industrial units.

5.16 Residential development will facilitate the delivery of employment land, for instance by providing necessary services and infrastructure to serve the employment land. To minimise traffic impact on the town centre, the majority of the units should be B1 and B2 uses. B8 (storage and distribution) uses will only be acceptable subject to traffic generation considerations, including the potential impact on the town centre. The employment land should be located near the southern edge of the site, to reduce conflict with residential uses. The employment uses should be delivered prior to or at the same time as the residential development.

5.17 A new pre-school setting is required within Bungay to serve the population growth. The provision of employment premises on this site, together with the sites close relationship to the Bungay High School means it is a suitable location for a new setting.

5.18 The Green Infrastructure Strategy identifies there is a shortfall of allotments and space for informal ball games in Bungay. 1.2 hectares of open space should be provided on the allocation, including a Neighbourhood Equipped Area for Play (NEAP). Applying the recommended standard for allotments in the Waveney Open Space Needs Assessment (2015), this allocation would require 0.25 hectares of allotment space to meet its needs.

5.19 The site slopes toward St Johns Road and drainage of the site will require careful management. The outline planning permission on the site includes drainage attenuation measures on the opposite side of St Johns Road. Policy WLP5.1 has been designed to accommodate this drainage attenuation. Any planning application on this site should be accompanied by a surface water drainage strategy.

5.20 The site has potential for archaeology and any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

5.21 The sloping nature of the site means that the development must be carefully designed and landscaped in order to avoid an intrusive appearance in the landscape and help integrate development into its surroundings. A landscape strategy should be provided which takes account of the topography of the site and planting. This could involve low-rise buildings on parts of the site. A landscaped buffer should be provided on the southern edge of the site to soften the appearance of the development and help preserve the setting of the Grade II Listed Manor Farm.

5.22 The site is within a Minerals Consultation Area and Minerals Safeguarding Area as defined by Suffolk County Council as the Minerals Planning Authority. As such the County Council will need to be consulted on the planning application. Therefore, any planning application should be supported by evidence which assesses the quality and quantity of sand and gravel resources on site in order to help judge whether on-site resources should be used on-site during development. This may help reduce the amount of material transported on and off the site.

Policy WLP5.2 - Land West of St Johns Road, Bungay

Land west of St Johns Road, Bungay (21 hectares) as identified on the Policies Map is allocated for a comprehensive development of approximately 400 dwellings, 3 hectares of employment land, a pre-school setting and open space.

The site should be developed in accordance with the following site specific criteria:

  • The site will be developed at a density of approximately 30 dwellings per hectare. Lower density development will be appropriate where it is adjacent to the southern edge of the site.
  • The employment land should provide a mix of small and medium sized B1 (business and light industrial) and B2 (general industrial) units. B8 uses will only be acceptable where it is demonstrated that the traffic impact (in particular heavy goods vehicles will not have an adverse impact on the town centre).
  • The employment land shall be facilitated at the same time, or in advance of, the residential development.
  • The employment land should be located to the south of the site. A suitable buffer should be provided between the employment land and the residences to safeguard residential amenity.
  • Vehicular access should be from St Johns Road.
  • A parking and turning area for buses should be provided adjacent to the High School.
  • 2.75 hectares of land bordering the Bungay High School should be reserved to allow the school to expand.
  • 0.09 hectares of land on the site should be made available for a new pre-school setting. The pre-school setting should be secured and funded through a Section 106 planning obligation.
  • 1.2 hectares of open space should be provided on site, including a neighbourhood equipped area for play and a levelled area for informal ball games.
  • 0.25 hectares of allotment land should be provided on site.
  • Natural features on the site such as trees and hedgerows should be retained and incorporated into the layout of the development.
  • A 10 metre wide landscape belt should be provided along the southern edge of the site.
  • Any planning application should be supported by a landscape strategy which demonstrates how the development is integrated in to the landscape through the design of the buildings and use of landscaping.
  • Pedestrian and cycle routes should be provided up to the edge of the site which connect to the swimming pool; the employment land; existing residential development to the north; public rights of way immediately to the south and west of the site; and allow for onward connections to the west of the site.
  • A Transport Assessment and Travel Plan should be submitted with any planning application.
  • Any planning application is to be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.
  • A completed ecological assessment undertaken by a suitably qualified person will be required as part of any planning application.
  • Any planning application is to be accompanied by a drainage strategy incorporating sustainable drainage principles.
  • A heritage impact assessment undertaken by a suitably qualified person will be required as part of any planning application.
  • The landscape strategy must demonstrate how it will preserve the setting of the Grade II listed Manor Farm.
  • Any planning application should be supported by evidence which assesses the quantity and quality of sand and gravel resources within the site in order to determine whether it is practical to make use of resources on site, in accordance with the Suffolk Minerals and Waste Local Plan.
  • A detailed masterplan, informed by ongoing engagement with the community and any existing planning consents for the site, should be prepared and submitted as part of any full or outline planning application.