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Development Concepts
Planning policy requires investigation of all possible employment uses upon the site. Four potential employment options are reviewed within this Development Brief. Following the Appeal decision and discussions with Babergh District Council, these are considered to be the most likely forms of development for the site.
1) Container storage and handling facility (with direct rail connection)
This proposal is based upon existing interest in the site from an operator wishing to use it to store containers in association with freight operations at the port of Felixstowe. This option would provide;
- Storage for approximately 7,000 containers stacked up to four containers high;
- Parking for 305 cars and 230 lorries;
10,000 sq m of storage (B8);
- 1,100 sq m of office and administration space (B1);
- An HGV maintenance facility;
- A rail link incorporated into the site with the majority of movements to and from the mainline overnight, between the hours of 7pm and 6am;
- A 550m railway siding with access from the southbound line (northbound trains to turn at Ipswich Goods Yard);
- Up to four trains loaded or unloaded on the siding per day during off-peak hours;
24 hour operation;
- 1,200 -1,600 HGV movements per day with the majority during off-peak hours;
- 180 car and 130 HGV vehicle movements during peak hours;
- High level of security including being a ‘closed’ site;
- An embankment surrounding the site to protect residential areas.
2) Container storage and handling facility (without rail connection)
The interest received in the site for the storage of containers is not dependant upon the provision of a rail connection. This option therefore investigates the use of the whole site for container storage without a railway linkage. It is likely that such a scenario would be run by more than one operator. This proposal would provide all the features as outlined in Option 1, with the following differences;
- Storage for approximately 9000 containers stacked four containers high;
- 15,000 sq m of storage and warehousing (B8);
- 1,650 sq m of office and administration space (B1);
- At least 413 car and 300 lorry parking spaces;
- 1,800 - 2,400 HGV movements per day with the majority during night and off-peak hours;
- 5,252 total vehicle movements per day;
- 270 car and 200 HGV vehicle movements during peak hours.
3) Major manufacturing facility (Use Class B2)
This scenario is intended to test the suitability of the site for a single major manufacturing plant (use class B2). In the absence of a specific proposal it is difficult to identify precise requirements but the following assumptions have been made;
A single large building of some 144,000 sq m and 12m in height;
- A single large building of some 144,000 sq m and 12m in height;
- Chimneys, flues and other large operational features may well be required outside the building envelope;
- External servicing, parking, storage and expansion capability (dependant upon requirements);
- 24 hour operation;
- 375 car and 45 HGV movements during morning peak hours;
- 315 car and 20 HGV movements during afternoon peak hours;
- Approximately 450 daily HGV movements and 4,000 daily vehicle movements;
- High level of security including being a ‘closed’ site;
- Improved pedestrian and cycle paths through the site;
- On site provision of landscaping and green spaces is anticipated;
- Screening to hide the blank facades of a large building from the surrounding area;
- Noise control and light pollution measures.
4) Mixed industrial estate (Use Classes B2 and B8: general industry and storage or distribution)
This option is similar to the numerous industrial estates to be found across the country. Features would include;
- Around 144,000 sq m of floor space, which would be masterplanned so that it could be provided as flexibly as possible to suit future occupier demand;
- A primary infrastructure of roads to allow a phased development of individual buildings;
- Buildings ranging from 500 sq m to 4,000 sq m and from 6m – 12m high;
- Option for much larger facilities to be provided, if occupier demand exists;
- 20% of space for B2 (general industrial) uses and 80% for B8 (storage and distribution) uses;
- Estimated to be approximately 1,600 daily HGV movements;
- Estimated to be approximately 8,500 daily vehicle movements;
- 500 car movements and 110 HGV movements during am peak hours;
- 500 car movements and 100 HGV movements during pm peak hours;
- A network of roads and footpaths to serve the estate;
- Increased opportunities to generate areas of public realm;
- Local employment opportunities;
- Connectivity to adjoining local area and into the town centre;
- Landscaping and screening to address the visual impact from the surrounding areas, especially from the Gipping Valley;
- Light control measures.
The next stage...
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