Broadmeadow development, Ipswich UK, J G Land & Estates

Why has the name Broadmeadow been chosen?

The name reflects a part of the site's heritage. The island site encircled by the River Gipping, was originally known as Great Broad Meadow. Hence our selection of a name with a strong local association.

Who are JG Land & Estates and have they done any similar projects?

JG Land & Estates specialise in the acquisition, promotion, regeneration and development of land and property. The team is made up of highly experienced individuals who fully understand every facet of property development. They specialise in delivering integrated mixed use developments and complex brownfield regeneration projects.

What is the site going to be used for?

Following extensive public consultation, the proposal submitted to the local planning authority was based upon creating a new residential led mixed use community with a mix of types, size and tenure of homes, together with other community facilities.

Why do you feel residential is more applicable to this site than employment generating use?

Housing will allow us to make the most of natural assets like the river corridor and cultivate a nature reserve, all of which contributes to an improved quality of life. Other factors in favour of housing are good public transport, walking and cycling facilities to Ipswich and vehicle access through the A14, in addition to an adjacent superstore to the east. Although our proposal includes developing the land for housing, it will also include retail and employment related uses.

When will it be submitted for planning?

What is happening to the former silos?

The silos will be demolished, together with the rest of the factory complex. The resulting reinforced concrete debris will be recycled on site and the material used for the construction of the new development infrastructure. This recycling has major environmental benefits.

What effect will the development have on the surrounding areas?

The proposed investment in the area will have a positive impact by re-creating lost jobs and improving and adding to the local infrastructure and amenities. In addition, the plans include maintaining and improving natural assets like the Chantry Cut, river walk, and the 'Island' which is to be developed as a nature reserve.

How will the local community be involved?

We are fully committed to involving and informing the local community and extensive public consultation was undertaken in advance of a planning application being submitted, including a Public Exhibition held on site. The importance of building public support for our proposals from within the heart of the local community is fully appreciated.

What are your plans for the potential traffic increase?

How will your overall plans be assessed in terms of the impact on the environment?

It is our intention to mitigate the impact on the environment by following Government guidelines in the development of 'Sustainable Communities'. The fact that this site is brownfield means that it will have less of an impact on the environment of Babergh than the development of greenfield land proposed elsewhere in the borough. A full Environmental Assessment has been carried out.

Will the housing be affordable to local people?

A full range of housing types would be provided as part of the development of the site. Affordable housing will be provided in accordance with local and national government policy. The mix and tenure will be negotiated with the Local Authority to ensure provision in accordance with local needs.

What measures will be undertaken to protect any existing wildlife habitat areas?

The Secretary of State agrees that our proposals would be capable of creating conditions which would ensure an appropriate future for the Gipping Island site and maximise the ecological potential of the developed area. (P25)

Will the proposed development avoid areas prone to flooding?

The area of the site to be developed lies above the flood plain level.

When will the project be completed?

Assuming planning permission is received, it is likely the scheme would take up to 6 years to complete.

What is a Development Brief?

A Development Brief investigates the suitability of the development of a site in the context of planning policy. The brief intends to engage all stakeholders (including local residents) with the aim of all parties agreeing what is an appropriate future for the site.

Why is JG Land & Estates preparing a Development Brief?

The Development Brief will enable us to look at the proposed future use of this important site in close detail. This should ensure the proposal maximises the potential of the site, creating a development that provides a reasonable and realistic return for all stakeholders including the local community.

What type of use will JG Land & Estates be promoting as part of the Development Brief?

In order to address the Secretary of State’s concerns, the Development Brief will look solely at the possibility of developing the site purely for employment purposes. In planning terms, ‘employment’ largely refers to the provision of offices, industrial premises or warehouse / distribution facilities. The suitability of the site for many of these uses was debated at length during the Appeal.

Babergh Council’s Appeal case was based on providing container storage facilities and other ancillary uses associated with the expansion of the Port of Felixstowe and this will form a major part of our investigations. To ensure a comprehensive investigation other alternatives will also be considered and the four proposals that are to be tested and commented on are:

1. A container storage and handling facility (with direct rail connection)
2. A container storage and handling facility (without rail connection)
3. A major manufacturing facility (Use Class B2: general industrial use)
4. A ‘traditional’ mixed industrial estate (Use Classes B2 and B8: general industry and storage or distribution)

Each of these scenarios will be explored in full, taking into consideration the operational factors and impact that could be anticipated for each.

What factors do you expect to address in the Development Brief?

Who will be involved in creating a Development Brief?

We would like to involve all stakeholders to help us create an accurate and realistic Development Brief. We have already approached Babergh District Council, Sproughton Parish Council, Ipswich Borough Council and the East of England Development Agency for their input as well as contacting container shippers and Hutchinson Ports, who operate the Port of Felixstowe. In addition, we propose to engage with the Environment Agency, Greenways Countryside Project and the Gipping Valley Countryside Project as well as local residents.

Will Broadmeadow be used as a ‘dry port’ for container storage as mentioned within Babergh Matters (Issue 20, Winter 2008)?

There is a requirement for further land in the region for container storage, and the location of the Broadmeadow site next to a railway and the A14 superficially makes the site appear attractive for such a use; however, during our planning appeal the Inspector accepted that rail access was unlikely to happen due to the Council's own estimate of cost.

Babergh District Council has been making the case for the use of the site for container storage for a couple of years now, and this was the sole proposal put to the Inspector as evidence of a viable use in the planning appeal by the council. Even using the score provided by Babergh, the site was considered to be the least attractive of those sites highlighted as having potential for container use in the draft Felixstowe Ports Logistic Study. However, the published version does include the former British Sugar site, amongst others, as a possible location for container storage.

However, viability including the cost of rail access and the potential effect upon neighbours, raises serious question marks over the potential for such a use. This is why we are investigating the various options for commercial development and their implications through the preparation of the development brief.

Will Broadmeadow be used as a site for future waste management and possible a waste incinerator?

There has been much speculation in the press regarding possible sites for a waste incinerator. Suffolk County Council has now revealed five possible locations as part of its review of its current waste management strategy within its document Waste Core Strategy Issues and Option Sites. As the land owner of Broadmeadow, we will be consulted by the Council but until that time are not aware of the exact details of the proposals although we have requested these in writing from the Waste Policy Manager for Suffolk County Council.

We have highlighted the proximity of residential homes to the site and would encourage you to take part in the Councils consultation exercise which will run until the end of January.