INTRODUCTION
10.1 The Deben Peninsula has a unique charm and varied natural beauty,
its coastal heathlands contrasting with the undulating farmland to the
west. Areas of forest and the parklands associated with historic houses
add to the richness and variety. The landscape quality of the area has
been recognised nationally by its designation by the Countryside Commission
as an Area of Outstanding Natural Beauty. Strategic policies, in line
with guidance from the Countryside Commission, preclude development which
would have a significant impact on the AONB unless the overriding national
need for such development in a particular location can be demonstrated
and no alternative site is available. The significance of the particularly
attractive landscape within the plan area is further recognised by the
Alde, Ore and Deben estuaries forming part of the Suffolk Heritage Coast
and the upper reaches of these river valleys being designated as Special
Landscape Areas.
10.2 The area is also important for nature conservation, particularly
the mudflats and saltings of the estuaries, with substantial parts of
the area being designated as Sites of Special Scientific Interest and
a National Nature Reserve.
10.3 There are also a number of archaeological sites, ranging in date
from the Palaeolithic through to the post-Medieval period. In addition,
22 sites are legally protected as Scheduled Ancient Monuments, including
the ship burial site at Sutton Hoo, and Orford Castle.
10.4 The settlements of the area vary greatly in size, form and character
from the very smallest of hamlets to the large village of Orford, with
its coastal setting. Maritime industries also played a significant role
in the development of other coastal parishes and those alongside the Rivers
Deben and Alde, for example, the Maltings in Tunstall Parish.
10.5 This combination of the high quality of the built and rural environments,
the character of the settlements, its landscape quality, and the possible
damaging effect of modern development pressures, make it imperative that
any new development is carried out to a high standard of design.
HOUSING
HOUSING REQUIREMENTS
10.6 The Structure Plan (Incorporating Alterations 1, 2 and 3) does not
include specific housing requirement figures for parts of the District
such as the Deben Peninsula. It is, therefore, not appropriate to identify
any specific strategic housing requirements for the Area (see para 3.9).
NEW HOUSING: SCALE AND LOCATION
10.7 Within the Deben Peninsula a number of settlements have been identified
as Villages. The scale of new development appropriate to each Village
will be dependent upon its individual scale and character. Applications
for new development within the Villages will be assessed against the following
policy:
POLICY AP157
Deben Peninsula: Residential Development in the Villages
In order to implement Policy AP27 the following settlements have been
identified as Villages, the appropriate scale of development being:
(i) |
Infilling only within the Villages of: |
|
Blaxhall |
Chillesford |
|
Boyton |
Shottisham |
|
Bromeswell |
Sudbourne |
|
Butley |
Sutton |
(ii) |
Infilling, or a group of dwellings well related
to their surroundings within the Villages of: |
|
Alderton |
Hollesley |
|
Bawdsey (East Lane) |
Orford |
|
Campsea Ashe (Station) |
Tunstall |
|
Eyke |
|
Rendlesham is also a Village but development proposals will be considered
in the context of Policies AP159 and AP160.
'Infilling' and 'Group' are defined earlier in para 3.5 (Part One). Specific
provision in excess of a group has been made in Rendlesham (see Policy
AP160).
10.8 The following parishes do not contain a settlement which meets the
criteria set out in para 3.19 and Policy AP30 will apply in respect of
new residential development.
|
Capel St Andrew |
Ramsholt |
|
Gedgrave |
Wantisden |
|
Iken |
|
HOLLESLEY BAY COLONY
10.9 As it currently appears unlikely that additional housing will be
required in connection with the Hollesley Bay Colony during the period
of this Plan, no specific allocation of land has been made. However, any
proposals for the development of further housing associated with the expansion
of the Colony will be considered in relation to the policy on Local Need
Housing, AP37, as set out in Part One.
MILITARY SITES
WOODBRIDGE BASE
10.10 Woodbridge Base, once occupied by the United States Airforce (see
Bentwaters below), is largely unused although not redundant. It is a military
establishment, at present transferred to the Army for its operational
role, and currently used by the 16th Air Assault Brigade. The
domestic part is mainly occupied by military personnel, although the Ministry
has disposed of its interest in 30 residential properties. The technical
part and airfield are used for flying and training purposes involving
fixed wing and rotary aircraft together with ground support troops. A
small number of buildings have been let for civilian storage use. These
lie outside the physical limits boundary.
10.11 The Base extends to 400 hectares and is entirely within the Suffolk
Coast and Heaths Area of Outstanding Natural Beauty. Large parts are a
County Wildlife Site and adjacent is the Sutton and Hollesley Heaths SSSI.
Access from the primary road network (in this case the A12) is via the
B1083 through Melton. Capacity at this connection is limited and will
be absorbed by future development, primarily of nearby former RAF Bentwaters
(see below).
10.12 Because of its nature and location it is well suited to military
use. In these circumstances Policy AP158 will apply. In the event of the
Ministry of Defence relinquishing the entire base, Policy CS9 of the Suffolk
County Structure Plan (incorporating Alterations 1, 2 and 3) will apply
to proposals to re-use redundant land and buildings at RAF Woodbridge.
The District Council will prepare a Planning Brief to interpret the development
policies if significant areas of the base are declared redundant.
POLICY AP158
Deben Peninsula : Woodbridge Base
All further non-operational development at the Woodbridge Base,
including the provision of residential accommodation, must be located
within the physical limits boundary, as defined on the Proposals Map.
If major in scale, such development must be to meet a proven national
need. Any redevelopment of buildings must maintain the character and
quality of the area.
FORMER BENTWATERS BASE
10.13 At their peak, some 13,000 military personnel and dependants were
based on the twin bases of Bentwaters and Woodbridge, together with about
700 civilians. Both bases lie within a Rural Development Area. Here the
employment structure is very weak and low quality jobs and lack of variety
makes the area even more vulnerable to increasing unemployment. The vacation
of the twin bases by the United States Air Force in 1993 had a major impact
on the local economy in terms of on-site civilian employment, military
and civilian spending in the community, and loss of business to local
firms.
10.14 The Domestic side of the former base lies within the parish of
Rendlesham and contains approximately 670 dwellings most of which began
to be occupied soon after closure. These create the core of a significant
community but one which lacks some essential facilities such as playing
fields, areas of open space and a primary school.
10.15 The Technical side lies within the parishes of Rendlesham, Tunstall
and Wantisden. It covers about 390 hectares and contains offices and workshops,
as well as the aviation facilities. The latter include the main runway
(2700 metres long), taxiways, cross runways, control tower, hangars, aircraft
shelters, etc. The Technical side lies entirely within the Suffolk Coast
and Heaths Area of Outstanding Natural Beauty. Part of it is also a County
Wildlife Site.
10.16 Connection
to the primary route network is via the A1152 through the settlements
of Eyke and Melton. Capacity is also restricted on this road and there
are constraints caused by junctions and a level crossing, as well as the
environmental impact of traffic to consider. The Council would encourage
realistic initiatives to improve the transport network serving the development,
in order to reduce the effect of increased road traffic on local communities.
10.17 The District Council's aims and objectives for any future development
of the former base are:
(i) to have full regard to the environment, notably the potential impact
on the landscape and ecology of the area;
(ii) to create a fully integrated and comprehensive development, particularly
avoiding an imbalance between residential and commercial elements;
(iii) to base this new community on existing buildings where possible,
particularly those which provide employment, but offering the scope
for the creation of new social and recreational facilities;
(iv) to provide employment to contribute to meeting the needs of the
Rural Development Area and compensate for the loss of the air bases;
(v) to reinstate the landscape, and ameliorate the impact of existing
buildings within the AONB;
(vi) to create a high quality environment for the community, for employment,
and for the area as a whole;
(vii) the creation of cycle links to the railway station at Campsea
Ashe (Wickham Market);
(viii) development of both the Domestic and the Technical base should
not be such as to necessitate the building of a link road from Rendlesham
to the A12.
10.18 These largely formed the basis of a planning consent granted to
the Ministry of Defence before the sale of the Base in 1997.
10.19 The Council supports the Structure Plan policy of a comprehensive
development and, in this respect, the following general policy will apply.
In terms of objective (ii) above, the Council is seeking to create a community
with the appropriate amount of social and community facilities and infrastructure.
Reference to •balance' also reflects the fact that the existing accommodation
is not typical of a rural settlement and development of a significantly
different character will be required. It also relates to the relationship
between housing and levels of employment or commercial activities such
as shops. The Council, through its development control powers, will seek
to prevent the development of one without commensurate development of
the other. This avoids excessive commuting (whether in or out) and assists
in the creation of a sustainable settlement.
10.20 In terms of aims/objectives (iv) and (vi), the District
Council would welcome innovative and imaginative proposals to provide
good quality employment to serve the settlement and the local area. Such
proposals should respect and, indeed, could enhance this sensitive and
attractive location.
10.21 In applying policies AP159, AP160 and AP161 to the former Base,
the District Council has divided it into distinct areas, as shown on the
Proposals Map. These are:
Area 1 (Former Domestic Base) - this is the area where the military
personnel lived, along with social, community and recreational facilities.
The area includes two adjacent agricultural fields for reasons set out
in 10.22 below.
Area 2 (Employment Area) - this is that distinctive part of the
Technical Base consisting of workshops, offices, laboratories and storage
buildings. It also includes fuel storage facilities and the former operations
buildings (eg control tower and terminal) immediately adjacent and not
prominent in external views, particularly from the north. The area is
reasonably compact, screened from most directions by adjacent woodland,
and does not intrude into the exposed parts of the site.
Area 3 (Former Aviation Area) - this consists of the former airfield
and associated buildings. It includes:
(i) the runways, taxiways and aprons;
(ii) the complex of small hangars, and workshops adjacent and close to
Wantisden Church, a grade I listed building;
(iii) the area south of the runway. In the central part are large, scattered
buildings formerly used for aviation purposes, including substantial hardened
shelters for the storage of aircraft. Such buildings are prominent in
the landscape when viewed from the south east and north west. Immediately
adjacent is the former ammunition compound. Wrapped around the south and
south western perimeter is an area where aircraft were stored in the open
in a dispersed manner. This retains its former character as forest and
heathland. Part (to the south) has been identified as a County Wildlife
Site;
(iv) the area to the north east of the runway comprising scattered buildings,
both of an operations (eg fire station) and recreational nature (eg gun
club). These buildings are particularly prominent in the landscape when
viewed from Tunstall, as is the perimeter fence.
POLICY AP159
Rendlesham/Wantisden (Former Base): General Principles
The development and re-use of the former Base at Rendlesham/ Wantisden
will be restricted to the areas shown on the Proposals Map. Proposals
must conform with Structure Plan Policy CS8, be of a high quality in
terms of design and construction, respect the rural setting, and make
appropriate provision for connections to public transport facilities.
Development proposals must accord with a detailed Master Plan and
be accompanied by an Environmental Management Plan, Environmental Statement,
Traffic Impact Assessment and a strategic landscaping scheme of the
highest quality. They will be assessed against the above factors and
Policies AP160 and AP161.
Footnote: Policy CS8
of the Suffolk Structure Plan (Incorporating Alterations 1, 2 and 3)
states:
"The re-use of appropriate redundant land and
buildings at RAF Bentwaters will be supported through the development
of a comprehensive community involving integrated proposals for existing
housing, administrative and operational buildings, and community facilities.
The new community should be approximately 1200 dwellings including new
development. The development is to be the subject of a detailed Master
Plan, which will take full account of policies for the Area of Outstanding
Natural Beauty and the Countryside and which will set out:-
a) The proposed uses;
b) The phasing of proposals;
c) The intended rationalisation and clearance of existing
installations and appropriate restoration of damaged land, particularly
within the AONB;
d) The intended provision of new or improved infrastructure,
education and community facilities;
e) Access arrangements and highway improvements appropriate
to the site's countryside setting;
f) A strategic landscaping scheme.
Proposals for development on hitherto open or undeveloped
land will not normally be acceptable unless essential elements of the
new community cannot be achieved within the currently developed area."
BENTWATERS - FORMER DOMESTIC BASE
10.22 For the former Domestic Base, there is the opportunity
for the creation of a comprehensive new community. In order to minimise
the impact on the environment the starting point for this new community
is the existing developed area. The exceptional circumstances of allowing
some "greenfield" development are considered justified if:
- it enables a comprehensive range of social and community facilities
to be provided to meet the needs of the whole settlement;
- it creates an optimum size of settlement to support a school and
other facilities. This is considered to be approximately 1,200 dwellings
and no more than 1220, as formed part of a planning application granted
permission in 1997;
- a range of house sizes and types is achieved;
- a network of foot and cycleways in and around the village is achieved;
- all of the above cannot be achieved within the existing developed
area.
10.23 Two "greenfields" have been identified as being the most
appropriate were a case to be made for their development. These are included
within Area 1 as shown on the Proposals Map and their release will not
be approved until the District Council is convinced that one or both is
necessary in order to achieve the above. Overall, the following policy
will apply:
POLICY AP160
Rendlesham (Former Domestic Base): Creation of a New Community
The development and re-use of the former Domestic Base at Rendlesham,
as shown on the Proposals Map, shall include all the following:
(a) the creation of a community of a maximum 1220 dwellings (including
existing dwellings which remain) of varied size and type within the
physical limits as shown on the Proposals Map (Area 1);
(b) the retention
of buildings which could provide a local employment base for this new
community;
(c) within or abutting Area 1, the provision of new or improved
infrastructure and social/community facilities, including:
(i) a full serviced site for a primary school within Area 1;
(ii) playing fields (north of the A1152) and play areas to meet
the Council's standards (see Policy AP102);
(iii) a Community Centre;
(iv) a network of facilities for pedestrians and cyclists, linked
to public transport infrastructure;
(d) the creation of a Village Centre consisting of, at least, shops,
recreation and facilities/services;
(e) all new development to be of the highest quality in terms of
such factors as design, layout, materials, landscaping etc;
(f) the implementation of the general principles contained in Policy
AP159.
The exceptional circumstances of permitting, within Area 1, the
development of "greenfield" land adjacent to the former Domestic
Base are only considered to be justified if the redevelopment or reuse
of the existing built up area would not:
(i) enable essential social/community facilities to be provided
to meet the needs of the whole settlement, or
(ii) achieve a comprehensive community.
Consent will not be granted for residential development on 'greenfield'
land until the District Council has agreed a phasing plan for the entire
development and is satisfied that facilities outlined in c) i) - iv)
and d) above have or will be provided. In addition, it will be a requirement
that such 'greenfield' development should contribute towards school
needs.
BENTWATERS
- FORMER TECHNICAL BASE
10.24 The former
Technical Base retains the aviation facilities, including the main runway
(2,700 metres long), taxiways, cross runways, control tower, hangars,
aircraft shelters, administrative buildings, etc. As stated earlier in
para 10.17, the Council's objectives for the development of the former
base include the provision of employment. Its location within the AONB,
limited access, and the presence of a large number of buildings suitable
for conversion mean that new development cannot be justified other than
in exceptional circumstances. Reuse and rationalisation of buildings north
of the runway could create something in the order of 30,000m2
of floorspace having regard to the condition and appearance of the buildings,
as well as the appropriate balance between housing and employment on the
former Base. This will be restricted to B1 and B2 uses primarily. In order
to prevent the significant generation of lorry movements and potentially
obtrusive open storage, B8 uses will be restricted to 7000m2.
Security and other lighting need not be a significant issue within Area
2 if carefully designed, including exploiting the landform and natural
features.
10.25 High pressure underground oil pipelines run across the area, to
which access for maintenance must be afforded at all times. Any works,
including landscaping, tipping, or raising or lowering of ground levels,
that are proposed within 10 feet of the pipeline (as shown on the G.P.S.S.
location maps) will require the consent of the Secretary of State.
10.26 Elsewhere on the former Technical Base, there are opportunities
for recreational activities. These and other uses will be considered against
such factors as the impact on the AONB and in terms of the likely generation
of traffic. Overall, a high level of restoration and landscape enhancement
will be required, both to achieve the environmental objectives set out
in para. 10.17 and to assist in creating the best conditions for attracting
the investment and employment needed to meet the economic objectives.
The particular problems of demolishing the hardened shelters are recognised,
and the requirement to remove them will be considered on its merits in
the context of a programme of clearance and restoration to be agreed by
the District Council. The following policy will apply:
POLICY AP161
Rendlesham/Wantisden (Former Technical Base)
In respect of each area, the development and re-use of the former
Technical Base at Rendlesham/Wantisden, as shown on the Proposals Map,
will be permitted only in accordance with general policy AP159 and subject
to the following criteria:
(a) within Area 2 (Employment Area), the creation of an
Employment Area of high quality design within a high quality setting,
based on the re-use of existing land and buildings;
(b) within Area 2, a restriction of employment floorspace
to 30,000 square metres within Use Classes B1, B2 and B8, including
a maximum of 7,000 square metres for Class B8 (Storage and Distribution)
uses;
(c) around the perimeter of the Technical Base, the provision
of a continuous route for pedestrians, cyclists and
horse-riders linked into the existing access network. Other routes
shall be provided across the Technical Base, subject to there being
no conflict with safety or security considerations for other users
of the site;
(d) within Area 3, the re-use of existing land and buildings
for recreational uses or other purposes which are consistent with
local and national policy objectives for the Suffolk Coast and Heaths
AONB, and with other policies of the Local Plan. In applying such
policies, the open and exposed parts of the site are considered to
be the runway and area around the former fire station;
(e) within Areas 2 and 3, as part of a comprehensive package
of proposals to re-use some existing buildings and land, the implementation
of measures to remove, clear and restore other derelict and disused
buildings, structures and land, in accordance with a phased programme
of works to be approved by the District Council;
(f) as a first priority, within the area close to Wantisden
Church, the implementation of measures to remove all buildings and
structures, and restore the land to unimproved grassland/heathland
in accordance with a phased programme of works to be approved by the
District Council;
(g) within the south-western corner of the site, the implementation
of measures to protect the County Wildlife Site;
(h) within the Technical Base in general, floodlighting
must not be of an intensity and direction so as to have a material
adverse impact on the countryside, particularly the AONB.
SOCIAL AND COMMUNITY FACILITIES
THE FORMER BUTLEY MIDDLE SCHOOL
10.27 Development of the former Middle School site, Butley will be considered
on its merits against the policies of this Local Plan. In particular,
regard will be had to the location within the AONB and close proximity
to residential properties. Development for residential purposes would
not normally be permitted in accordance with Policy AP30. Affordable housing
would be considered against Policy AP37. Given its location it is considered
appropriate that Suffolk County Council be encouraged to remove the remaining
foundations/hardstanding and return the whole area to its original agricultural
use.
CONSERVATION AREAS
10.28 Within the Deben Peninsula the following Conservation Areas are
currently designated:
Orford
Snape Maltings (Tunstall Parish)
Shottisham
The boundaries of these Conservation Areas are shown on the Proposals
Map and the Conservation and other policies of Part One will apply.
POSITIVE SCHEMES OF ENHANCEMENT
10.29 Generally, the District Council has, and will continue to support,
improvement schemes which are aimed at positively enhancing a locality,
particularly the Conservation Areas. Such schemes can be wide-ranging
and could include paving, re-surfacing, landscaping, the removal of overhead
wires, and the introduction of seating. General work of tidying up and
improving the amenity and visual quality of particular sites, which could
either be in public or private ownership, will also be encouraged.
10.30 Whilst it is difficult to predict at this stage where such schemes
might be implemented or what form they will take, particular areas within
the Deben Peninsula, which the District Council recognises would benefit
from an improvement in the local environment, are described below, although
others may arise during the Plan period:
Orford
10.31 The Market Square of Orford forms the central focal point of the
Conservation Area. It is considered that an improvement scheme of the
car parking arrangements on the Square, including for example, different
surface treatments between the circulation routes around the Square and
that part used for car parking, could only further enhance the attractiveness
of this area. The District Council will, therefore, encourage the County
Council - the Market Square being part of the highway - to carry out suitable
surfacing works.
10.32 Congestion occurs at the Castle, due to the inadequacy of the car
parking provision there, and visitors tend to use the Market Square to
the detriment of local shoppers. The District Council would encourage
initiatives to avoid this problem, such as the greater use of the Town
Marsh car park.
10.33 An improvement scheme aimed at enhancing the Town Marsh car park
along Quay Street, including further landscape planting near to the road
frontage, could provide the opportunity to increase its general attractiveness
as a visitors' car park and its relationship with the traditional qualities
of the town. Again, the District Council would support any endeavours
by the owners (the Town Trust) to carry out improvements and would consider
the possibility of making a contribution as part of the Parish Tree Planting
Scheme.
POLICY AP162
Deben Peninsula: Enhancement Schemes
The District Council will seek to enhance the appearance of the
following areas, as shown on the Proposals Map, by encouraging the landowners
to carry out improvement measures and raising the overall standard of
the environment of these areas through the control of development:
(i) Market Square, Orford
(ii) Town Marsh car park, Orford.
Snape Maltings
10.34 Improvements here are discussed later under Recreation (see para
10.52).
ARCHAEOLOGY
SUTTON HOO
10.35 One of the most important archaeological sites in Britain is at
Sutton Hoo, where a group of low, grassy burial mounds, when excavated
in 1939, unearthed treasure thought to be that of Raedwald, and now one
of the principal attractions at the British Museum.
10.36 The fragile nature of the finds at Sutton Hoo suggest that the
site is unlikely to become a major visitor attraction, particularly as
the access to it is on private land. However, once the current campaign
of excavation is complete there may be opportunities to provide additional
interpretative facilities, which may more appropriately be located in
Woodbridge.
10.37 This archaeological site, along with the other numerous sites within
the Deben Peninsula, is protected by Policy AP7 in Part One.
THE COUNTRYSIDE
LANDSCAPE
10.38 The Deben Peninsula consists of extremely attractive landscape
which is almost entirely within the Area of Outstanding Natural Beauty,
or a Special Landscape Area, policies for which are contained in Part
One of the Plan.
NATURE CONSERVATION
10.39 The whole of the coastline from the southern boundary of Aldeburgh
to the site of the wartime gun emplacements at East Lane, Bawdsey and
extending up the Butley River, has been designated by English Nature as
a Site of Special Scientific Interest. This designation recognises the
importance of the area, not only for its geological and geomorphological
interest, but also because of its enormous botanical and ornithological
importance, and for the invertebrates found there. Elsewhere, there are
other such designations (see Supplementary Planning Guidance).
10.40 Within the area covered by this particular Site of Special Scientific
Interest, Havergate Island and the southern tip of the spit which is known
as Orford Beach, have been designated as a National Nature Reserve by
English Nature and a Special Protection Area by the Secretary of State
for the Environment. Havergate Island is owned by the Royal Society for
the Protection of Birds and is of outstanding value for migrating birds,
wintering waterfowl and for its nesting colony of Avocets. Policy AP15
in Chapter One will apply to these areas.
Orfordness and Havergate Island
10.41 Orfordness is ecologically an extremely sensitive area, and although
a variety of military uses over the years has had an adverse impact on
some parts of the area, the military presence has effectively safeguarded
the majority of the site from public access. As the military requirements
for the area have diminished this has resulted in an increase in public
access and interest, which can cause irreparable damage. Ultimately, it
is hoped that the area can be taken over by a conservation body to ensure
that it is effectively managed. In the event of this happening, it may
be possible to accept some public access, but the primary objective must
be to safeguard the unique wildlife attributes of the area.
10.42 The review of the Heritage Coast/AONB Management Plan (see para
1.51) will provide the opportunity to co-ordinate the management of this
area with the remainder of the AONB, although Havergate Island is already
effectively controlled by the RSPB.
POLICY AP163
Deben Peninsula: Orfordness and Havergate Island
The District Council will resist all proposals for development on
Orfordness and Havergate Island because of their paramount ecological,
geological and landscape importance. Measures to increase public access
will only be supported where they are wholly compatible with conservation
objectives and increase public awareness of the importance of the area,
do not have an adverse impact on landscape, local communities or highways,
and are compatible with the objectives of the Heritage Coast/AONB Management
Plan.
10.43 Elsewhere there are a number of County Wildlife Sites, the appropriate
policy being AP15 in Chaper 1. These are listed in Supplementary Planning
Guidance.
COASTAL EROSION
10.44 The issue of Coastal Erosion is discussed in paragraphs 6.33 to
6.45 of Chapter 6.
10.45 Although the Shoreline Management Plan has concluded that the historical
erosional trend at Bawdsey Manor may be expected to continue at an accelerated
rate, in consequence of predicted sea level rise and reorientation of
the coast, the uncertain influences of nearby features at the River Deben
entrance and the promontory at East Lane, Bawdsey, are such as to preclude
predictions of that rate being made with any accuracy.
10.46 In view of this, no recommendation for a shoreline management strategy
can be sensibly made until further studies of coastal processes have been
undertaken. Meanwhile, a policy of holding the existing coastline until
such studies have been carried out, will be implemented and a policy which
generally prohibits development within the limits indicated on the Proposals
Map adopted.
10.47 However, it is likely that at least some intervention may be possible
in order to significantly extend the life of the Manor beyond that which
it would otherwise have. It would therefore be appropriate to consider
any proposals seen as being of benefit to the Manor, as a listed building
of merit, in the light of all information available at the time, and to
permit them, if it can be demonstrated that the risk to benefit ratio
is acceptable.
POLICY AP164
Deben Peninsula: Coastal Instability, Bawdsey Manor
Within the area of Bawdsey Manor, as shown on the Proposals Map,
proposals may come forward which are consistent with other policies
of the Local Plan. An appropriate coastal protection strategy has not
yet been identified for Bawdsey and, until it has, such proposals will
need to be accompanied by an Assessment of the Risk from coastal instability.
In relation to instability, the Assessment will need to consider
the predicted life of the development against the benefits to Bawdsey
Manor (a listed building) and its setting.
RECREATION
INFORMAL
RECREATION
10.48 Small scale recreational facilities, including picnic sites and
small car parks, nature trails or signposted walks, and unobtrusive information
material can often be accommodated in the Countryside without any significant
impact on the area. An example of this is the facility at Sutton Heath,
or those which the Forestry Commission provide in Rendlesham and Tunstall
Forests. However, such uses may not be appropriate in areas already heavily
used for recreational purposes. Policy AP106 will apply to such small
scale recreational uses in the Countryside:
EAST LANE, BAWDSEY
10.49 Where East Lane, Bawdsey meets the sea, and for a short distance
along the coastline, there is a unique collection of structures representative
of coastal defences in the last two centuries or so. These include Martello
Towers, Second World War Pillboxes, Gun Battery, Fire Control Searchlight,
and Anti-Aircraft Gun emplacements. They are all in private ownership
and are already a visitor attraction, creating some problems associated
with vehicles turning and parking.
10.50 The collection is, perhaps unique and has the potential to become
an historical and educational feature of the Heritage Coast. A properly
defined circular walk, with an interpretative centre, would be supported.
POLICY AP165
Deben Peninsula: East Lane, Bawdsey
The District Council will support and encourage initiatives to accommodate
at East Lane, Bawdsey, as shown on the Proposals Map, a small-scale
interpretative centre based on the unique collection of military defences.
Any proposals will need to make adequate provision for a suitably screened
and landscaped car park and the creation of appropriate footpaths.
10.51 Both Rendlesham and Tunstall Forests, occupying large areas within
the Deben Peninsula, provide valuable areas for informal recreation pursuits.
Enhanced bridleway provision, for example, currently exists within Rendlesham
Forest. Further public access into the forest, after storm clearance,
is also being encouraged by the Forestry Commission.
SNAPE MALTINGS
10.52 Snape Maltings covers some 23 acres and are considered to be the
largest maltings complex in Suffolk. They are within the AONB and the
Heritage Coast, have been designated a Conservation Area, and the buildings
are included on the Statutory List of Buildings of Architectural or Historic
Interest. Overall, the site is of architectural historical and landscape
significance.
10.53 Part of the complex was converted to a Concert Hall and School
of Music. Other uses, primarily related to the tourist attraction of the
site, have also developed but there remains an enormous untapped potential.
The bulk of the complex is unused. The complex attracts approximately
500,000 visitors a year.
10.54 Various attempts have been made over a number of years to agree
a comprehensive plan for the future development of the site with the owner.
This has never materialised and there must be concern over the condition
and appearance of the unused part of the complex.
10.55 Access to the site is from the B1069 and traffic circulation through
the site detracts from the visitor enjoyment of the buildings, is haphazard
and also leads to conflict at the road frontage, where visibility is extremely
restricted.
10.56 Although the network of buildings offers considerable potential
for further development, a prerequisite must, therefore, be the resolution
of access and circulation difficulties. The opportunity should also be
taken to improve the overall appearance of not only the Maltings complex
itself, but also, the whole of the Conservation Area. This would take
the form of better floorscaping, seating, picnic areas and landscaping.
POLICY AP166
Deben Peninsula: Snape Maltings
The District Council will support the further use of Snape Maltings,
as shown on the Proposals Map, for arts, recreation, and tourism-related
uses with associated retail and craft activities and accommodation.
This must follow the preparation of a comprehensive scheme for the future
development and enhancement of the Conservation Area, which shall make
provision for:
(i) improved vehicular access to the site, together with measures
to reduce car parking and points of vehicular entry/egress on the
site frontage;
(ii) measures to rationalise parking and regulate vehicular movements
within the site;
(iii) the provision of enhanced pedestrian links with the adjoining
footpath network.
(iv) environmental enhancement measures, including surfacing and
landscaping.
Proposals for the site shall respect the character of the Listed
buildings and the Conservation Area and shall be of a high standard
of design.
IMPLEMENTATION
10.57 Within this Section on the Deben Peninsula are a number of proposals
which are site or area specific. These are listed in the following schedule,
together with an indication of the implementing agency and the likely
timing. Please note that the timing is only an estimate and will be influenced
by a number of factors, notably market forces or the availability of finance.
