INTRODUCTION
11.1 The Felixstowe Peninsula, as one would expect, is largely dominated
by the Town, Port and Resort of Felixstowe in terms of employment, shopping,
housing, traffic generation and even visually - the cranes on the Dock
are visible for some distance.
11.2 Therefore, the greater part of this chapter of the Plan is concerned
with Felixstowe and this follows general policies for the whole Peninsula
and, particularly, parts of it outside of Felixstowe - Newbourne and the
Trimleys for example.
11.3 The following topics are dealt with:
Felixstowe Peninsula : General Policies (paras 11.4 to 11.35)
• Housing, including the Villages
• Employment, including former Levington Research Centre
• Countryside
• Transport, including new roads
• Water Recreation
Felixstowe (paras 11.36 to 11.221)
Implementation (para 11.222)
FELIXSTOWE PENINSULA: GENERAL POLICIES
11.4 The Peninsula, particularly Felixstowe and the Trimleys, has experienced
large scale growth since major allocations of land for housing and employment
were made in the 1972 Town Map. This part of East Anglia is still under
intense growth pressures, but further large scale development would be
inappropriate because of the potential damage to the character of the
Peninsula and its settlements. The Orwell and Deben estuaries form part
of the Suffolk Coast and Heaths Area of Outstanding Natural Beauty and
the area in between is of high landscape value. There are also expansive
tracts of high quality agricultural land and areas of national importance
for wildlife. The Peninsula settlements have still retained their individual
character and identity, even though some, like the Trimleys, have absorbed
estate-scale housing development.
11.5 This Chapter of the Plan has been prepared with a view to striking
an appropriate balance between the need for growth and the need to conserve
the unique environment of the Peninsula. This Plan determines the scale
and location of any new development that may be necessary, which must
be of a high standard of design. That scale and location is identified
in policies and proposals for Felixstowe and the villages, including the
defining of the physical limits boundaries for each. The land outside
of these boundaries forms part of the countryside, where existing land
uses are intended to remain, for the most part, undisturbed.
HOUSING
HOUSING REQUIREMENTS
11.6 The Structure Plan (Incorporating Alterations 1, 2 and 3) does not
include specific housing requirement figures for the Felixstowe Area.
It is, therefore, not appropriate to identify any specific strategic housing
requirements for this Area or for the town of Felixstowe itself (see paragraph
3.9).
NEW HOUSING : SCALE AND LOCATION
Felixstowe
11.7 Policies and proposals for Felixstowe are contained later in paras
11.39 to 11.51.
Villages
11.8 Proposals for housing development will be considered in relation
to the scale and character of the village, the effect on the surrounding
countryside, highway safety, the availability of services and facilities,
and residential amenity.
11.9 Applications for new development within the Villages will be assessed
against Policy AP27 and the following:
POLICY AP167
Felixstowe Peninsula: Development in Villages
In order to implement Policy AP27 the following settlements are
defined as Villages, the appropriate scale of development being infilling
or a group of dwellings well related to their surroundings.
|
Bucklesham |
Newbourne |
|
Falkenham (Church) |
Trimley St Martin |
|
Kirton (with part of Falkenham) |
Trimley St Mary |
|
Levington |
Waldringfield |
'Infill ' and 'Group ' are defined in para 3.5.
11.10 As has already been recognised in Policy AP28 in Part One of the
Plan, there may be areas within the physical limits of settlements which
should be retained in their open, undeveloped form. These have been identified
as 'Areas to be Protected from Development' and on the Peninsula
these include:
• Bucklesham - the Old Rectory and grounds
• Kirton - the Old Rectory and grounds
• Newbourne - the Old Rectory, Churchyard and land to the north.
Within the Peninsula, particular considerations or policies will apply
to specific settlements and these are outlined below.
The Trimleys
11.11 Trimley St Martin and Trimley St Mary have been identified as Villages
for a number of reasons:
(i) to protect and recognise their individual character;
(ii) to allow a period of assimilation after two decades of rapid growth;
(iii) to maintain the open character of the land which separates them
from each other and from Felixstowe (see para 11.49).
11.12 Estate-scale development, therefore, will be strongly resisted.
Newbourne
11.13 Because of the special circumstances of Newbourne and the former
Land Settlement Association holdings, it is important to control changes
which may occur through replacement, or enlargement of dwellings. Applications
for development will be considered against the following policy:
POLICY AP168
Newbourne: Former Land Settlement Association Holdings
The District Council will encourage the retention in horticultural
or agricultural use of those parts of the former Land Settlement Association
holdings, shown on the Proposals Map, not used or required in connection
with residential curtilages, taking account of any physical features
which currently mark garden limits. The erection of new dwellings, or
extensions to existing dwellings or ancillary residential development
which would result in a major change of character of the former holdings
(where they are fundamentally contrary to the design guidelines contained
in Supplementary Planning Guidance), will be resisted.
COUNTRYSIDE
11.14 The Countryside is defined as all those areas outside the physical
limits boundaries of Felixstowe and the eight Villages. Applications for
development in the Countryside will be considered against Policy AP8 and
associated policies relating to agricultural workers' dwellings (Policies
AP32 and AP33) and development affecting existing dwellings (Policy AP34).
11.15 The conversion of redundant buildings in the Countryside may be
acceptable in certain circumstances, as provided for in Policy AP71.
11.16 There are a number of parishes within the Felixstowe Peninsula
area which do not contain a settlement which meets the criteria set out
in para 3.19. Stratton Hall and Hemley are such. Proposals for new residential
development within these parishes will be considered against Policy AP30.
EMPLOYMENT
INTRODUCTION
11.17 The major economic activity on the Peninsula takes place within
Felixstowe itself and this is discussed later in paras 11.52 to 11.87.
11.18 Outside of Felixstowe, there are a number of businesses, usually
small in nature, in Villages and the Countryside. A healthy rural economy
is certainly desirable. However, it must be set in a proper planning framework
in order to prevent undesirable development and the gradual erosion of
the open character and appearance of the area.
11.19 The only area on the Peninsula, outside of Felixstowe, to which
specific policies need apply is Levington Park (the former Levington Research
Centre), which is considered below:
LEVINGTON PARK
11.20 The District Council is concerned that this, the site of the former
agricultural research centre, is not allowed to become an employment area
in the Countryside, since there are many potential employment activities
which would be wholly unsuitable due to their adverse impact on the area.
The site is surrounded by open countryside which forms part of the Suffolk
Coast and Heaths AONB, the village of Levington is relatively close, and
the road is not suitable for accommodating any significant increase in
traffic, particularly HGVs.
11.21 The District Council acknowledges that existing users of buildings
may wish to expand and considers that this would be acceptable in principle,
provided any such expansion is modest, in scale relative to the existing
building, and meets the criteria set out in the policy below. Any proposals
for new buildings which do not relate to the redevelopment of an existing
building or to the modest expansion of an existing on-site use, will be
resisted in order to avoid any significant intensification of buildings
on this isolated rural site.
POLICY AP169
Felixstowe Peninsula: Levington Park
Although the principle of further development would normally be
resisted, the District Council would not object to the modest expansion
of existing on-site activities or to the rationalisation and redevelopment
of the existing buildings at the former Levington Agricultural Research
Centre, as shown on the Proposals Map, if this:
(i) secured the improved appearance of the site and buildings;
(ii) was not on a scale which would materially add to the impact
of the buildings on the landscape;
(iii) was accompanied by adequate landscaping and perimeter planting;
(iv) does not compromise highway safety or the free flow of traffic;
and
(v) does not result in a significant increase in traffic, particularly
heavy goods vehicles, to the site.
Any proposals for new building which do not constitute redevelopment
or relate to the modest expansion of an existing on-site use, will be
resisted in order to avoid any significant intensification of buildings
or activities on the site.
THE COUNTRYSIDE
THE LANDSCAPE
11.22 Part of the Felixstowe Peninsula lies within the Suffolk Coast
and Heaths Area of Outstanding Natural Beauty and a small part at the
mouth of the River Deben lies within a Heritage Coast. Policies for these
areas are contained in Chapter One of the Local Plan.
11.23 Similarly, policies for the Mill River Valley Special Landscape
Area are also contained in Chapter One.
NATURE CONSERVATION
11.24 The Orwell Estuary is of international importance for its wildlife
interest and has been identified as both a Special Protection Area and
a Wetland of International Importance (see paras 1.68 and 1.69 and in
Supplementary Planning Guidance) This reflects the importance of the area's
mudflats and saltings for over-wintering waders and wildfowl.
11.25 A number of sites within the Felixstowe Peninsula, including the
Rivers Orwell and Deben, are also recognised for their ecological or geological
importance in national terms, by their designation as Sites of Special
Scientific Interest (SSSI). These sites are listed in Supplementary Planning
Guidance.
11.26 Because of this importance for conservation, Policy AP14 after
para 1.74 in Chapter One, will be strictly applied.
11.27 The only designated Statutory Local Nature Reserve on the Peninsula
is at Landguard. This is owned and designated by the County Council and
managed by the Suffolk Wildlife Trust. Non-Statutory Local Nature Reserves
include the Trimley Marshes, an important area managed by the Wildlife
Trust as one of their own reserves, Nacton Meadow (Levington) and Levington
Lagoon (Stratton Hall).
11.28 In addition, there are a number of sites which have been identified
as County Wildlife Sites. These are listed in Supplementary Planning Guidance
and the policy which relates to them is AP15 after para 1.74.
TRANSPORT
ROADS
11.29 Neither Suffolk County Council, as Highway Authority, nor the Department
of Transport currently have any major proposals for improving the road
network within the Felixstowe Peninsula.
11.30 However, there may be a need for a new road, or road access, to
Felixstowe Docks. The Docks are currently served by two access points
- Dock Gates 1 and 2 - from the trunk road network. The recent development
of the Trinity II Terminal, and the proposed further development of Trinity
III within the remainder of the Dock Act area, means that a third access
to the Docks may shortly be required. This issue is currently under consideration
by the Felixstowe Dock and Railway Company.
11.31 The District Council recognises the need for a new access but,
because of the high environmental value of the land which fringes Felixstowe,
considers that any new access road should not be located within open countryside,
especially the Area of Outstanding Natural Beauty. At the present time,
no proposal has been made and it is premature to illustrate any route
which could be achieved, although a number of options exist. The objective
of the District Council will be to resist any route which, in addition
to considerably altering the character of the area, would increase pressure
to open up new areas which would, in any event, be inappropriate for development.
These objectives are met by Policy AP172, which expressly precludes any
further development west of the Dock rail spur, other than that already
provided for within the 1988 Dock Act.
DRIVER FACILITIES
11.32 The large numbers of tourists, passengers to and from the port
and lorry drivers, generate a demand for roadside facilities. Along the
A14, on or close to the Felixstowe Peninsula, there are a number of existing
or proposed facilities which are short distances apart and meet recognised
standards (see para 5.10). There is no need, therefore, to further encroach
into the countryside for driver facilities.
11.33 There may, however, be a need to provide an area for lorry parking
and associated driver facilities. This is a direct consequence of the
number of container lorries to and from the Port. Ideally, what would
be required would be a site within, or adjacent to, the Port where cabs
or full loads can be parked, with a comprehensive range of leisure facilities
for drivers, including sleeping facilities and basic vehicle maintenance
services. The District Council considers that this facility should be
provided within, or in close proximity, to the Port. A requirement to
provide for this facility is, therefore, included within policy AP176
relating to the Clickett Hill industrial allocation.
WATER RECREATION
11.34 The vulnerability of the coastline and estuaries to water-based
recreational activities is considered in paras 7.47 to 7.52. This concluded
that new developments providing facilities for sailing and water recreation,
such as marinas, yacht harbours, launching facilities and moorings, should
not be permitted other than where specific provision is made in the Local
Plan.
11.35 There is already a marina on the Orwell estuary, at Levington
. This is within the Area of Outstanding Natural Beauty, adjacent to a
Site of Special Scientific Interest, and with restricted access. Further
extensions could, therefore, be damaging to the landscape, ecology and
highway safety. In addition, further recreational use of the River Orwell
could interfere with the commercial use of the channel and be to the detriment
of water safety. The western end of the marina, particularly the boat
storage area, although subject to a landscaping scheme, is likely because
of the landform, to remain a prominent, alien feature in the landscape.
Adjoining landowners are, therefore, being encouraged to undertake appropriate
tree planting schemes to soften its impact. Policy AP116 regulates the
provision of new facilities and extensions to existing ones.
FELIXSTOWE - GENERAL
11.36 This Section of the Plan is concerned with Felixstowe and deals
with a number of issues and pressures on the Town.
11.37 In particular, Felixstowe is assessed in respect of its four main
functions:
- as an Employment centre, although this tends to be dominated by the
Port, which is a major employer in its own right and also creates pressures
for additional facilities, such as offices, warehousing and container
services. It is considered desirable to widen the economic base of the
Town;
- as a Shopping Centre to serve the whole Peninsula, but which competes
with the nearby regional centre of Ipswich;
- as a Tourist Resort, where the appearance, vitality and range of
facilities, particularly along the seafront, require to be protected
and enhanced;
- as a Residential Area with pressures to extend the town outwards
into attractive countryside and the gap which separates it from the
Trimleys.
11.38 The following subjects are covered:
• Housing
• Employment, including the Port
• Retailing
• Town Centre
• Conservation
• Recreation
• Health Services
• Resort Activity and the Seafront.
HOUSING
INTRODUCTION
11.39 Felixstowe lies between the estuaries of the Orwell and Deben,
both designated as Areas of Outstanding Natural Beauty and, therefore,
of national importance in landscape terms. The area immediately outside
the town is of significant landscape value as well and also consists of
high quality agricultural land, mainly grades 1 and 2. The Orwell estuary
is also of national importance for nature conservation.
11.40 The Felixstowe Town Map was approved by the Secretary of State
for the Environment in July 1972. This made considerable residential allocations
in Felixstowe and the Trimleys totalling 508 ha (1255 acres). Largely,
as a result of these allocations, Felixstowe and the Trimleys have seen
a considerable increase in the number of dwellings built over the last
25 years, as indicated in the following Table.
Table 3: Housing Stock - Felixstowe and the Trimleys, 1971 to 1996
| YEAR
|
FELIXSTOWE
|
TRIMLEY ST MARTIN
|
TRIMLEY ST MARY
|
TOTAL
|
| 1971
1981
1991
1996
1971-96
|
7203
8741
10440
10968
3765
|
445
510
826
838
393
|
634
941
1518
1520
886
|
8282
10192
12784
13326
5044
|
| 71-96
|
52.3%
|
88.3%
|
139.7%
|
60.9%
|
11.41 The above Table shows that, over the 25 year period 1971 to 1996,
the housing stock in Felixstowe has increased by 52%, whilst Trimley St
Martin and Trimley St Mary have seen increases of 88% and 140% respectively.
These rates of growth reflect the ready availability of large land allocations
made in the 1970s. They also represent a faster rate of take-up than was
necessary to fulfil Structure Plan estimates of annual need in the light
of the identified physical constraints on the growth of the built-up area.
This high growth rate was also influenced by the fact that the main areas
of housing growth in the Ipswich area were on the opposite side of Ipswich,
in the Belstead area, and even when the major Ipswich Eastern Fringe sites
were allocated, they were very slow to influence the established market
trend of house purchase in Felixstowe and the Trimleys by those working
in the Ipswich area.
HOUSING STRATEGY
11.42 It is against this background of a considerable amount of land
allocated for housing, and a consistently high level of growth, that the
1979 County Structure Plan included a policy of constraint for future
growth in Felixstowe and the Trimleys. This policy of constraint was retained
in Alterations 1 and 2.
11.43 Structure Plan Alteration No 2 included specific policies for the
Felixstowe Policy Area. These sought to restrain population and housing
growth within the area, with development taking place on land already
with consent, or on small sites within Felixstowe and the Trimleys. The
Policy concludes that there is some development potential on small sites,
but current policies of restraint are well justified, especially as provision
has been made in the Ipswich Policy Area to accommodate pressures for
larger scale development on sites better related to Ipswich. These policies
were deleted from Alteration No 3, along with the specific housing requirement
figures. Such detail was a matter for Local Plans, rather than the strategic
policies of the Structure Plan.
11.44 Housing completions in Felixstowe over the 10 year period 1981-1991
averaged about 190 dwellings per year. This has dropped to an average
of about 84 per year over the last four years to 1996. With planning consents
and Local Plan allocations totalling only 192 units, this completion rate
is likely to continue to fall. New sites will, however, still continue
to be brought forward for development on non-allocated sites. These sites,
referred to in the Local Plan as 'windfall sites', are, by definition,
sites which cannot be identified in advance. New windfall sites are being
approved in Felixstowe at a rate of about 45 per year, mostly on small
sites for 1 to 10 dwellings. Whilst these windfall sites must have a finite
limit, there is undoubtedly a considerable potential for further sites
to continue being brought forward over the next few years.
11.45 Apart from these small windfall sites, Felixstowe is a sufficiently
large Town for some large windfall sites to be produced from time to time,
including those sites not currently in residential use, which would be
acceptable in principle for housing, were the existing uses to terminate.
11.46 The restraint policies for Felixstowe, which have been adopted
policy for many years, certainly since the original 1979 Structure Plan,
have already been described. Until now, however, it has not been possible
to implement these constraint policies, due to the continuing unrestrained
availability of the allocations made in the 1972 Town Map. Now that these
have been brought forward and, in effect, developed ahead of time, a positive
decision not to release further land is the only effective way that this
policy of constraint can actually be implemented.
11.47 The reasons for adopting this restraint policy, namely the need
to protect the landscape, particularly the AONB, to conserve high quality
agricultural land, the need to retain the separate identities of Felixstowe
and the two Trimleys, and the need to allow a period of time for consolidation
after 2 decades of rapid growth, are still as valid today as they were
when they were first adopted. Furthermore, with the likelihood of further
small and some large windfall sites, the continuing development of substantial
areas of land for development on the Ipswich Eastern Fringe and the recent
availability of the former USAF dwellings, there is no justification for
breaching the existing policy of restraint at the present time.
11.48 Therefore, in respect of Felixstowe, the following policy will
apply:
POLICY AP170
Felixstowe: Restraint
The strategic policy of restraint on new housing development in
Felixstowe will continue to be applied through the retention of the
physical limits boundary, as defined on the Proposals Map. New housing
development will, therefore, consist of infilling, groups or small scale
developments, subject to the following:
a) no material adverse impact on the Conservation Areas or Listed
Buildings;
b) no material adverse impact on the
urban fringe or setting of the Town (see also Policy AP208);
c) the avoidance of the loss of areas which are important components
of the street scene, character of the Town, or Townscape, eg open
spaces or woodland;
d) access and highway considerations;
e) other policies of the Local Plan and related Supplementary
Planning Guidance;
f) the avoidance of locations vulnerable to landslip and coastal
erosion.
11.49 A further opportunity to reconsider this policy will arise in the
next Review of the Local Plan. This will be in the context of the next
Review of the Suffolk Structure Plan, when any change to the strategic
policies for development in the County as a whole may make a change to
the specific policies for Towns, particularly Felixstowe, desirable.
POLICY AP171
Felixstowe Peninsula: Separation of Felixstowe from the Trimleys
The District Council will protect the open character of the land
which separates the physical limits of Felixstowe from those of Trimley
St Mary, and the physical limits of Trimley St Mary (including a small
part of the parish of Trimley St Martin) from those of Trimley St Martin.
11.50 Therefore, the area of Felixstowe which the District Council considers
should be defined as 'Town', to which Policy AP26 will apply, is that
part which is included within the physical limits boundary, as shown on
the Proposals Map. This draws a clear distinction between those large
areas which may be regarded as predominantly built up, and both the open
land beyond, to which the Countryside policies will apply, and those areas
which maintain the open character of the land which separates Felixstowe
from Trimley St Mary, and Trimley St Mary from Trimley St Martin for the
reasons stated above.
11.51 The area of Felixstowe identified as Town encompasses a wide range
of land use areas, including Dock, industry, recreation, tourism/leisure,
town centre and residential. Other sections of this Plan include policies
for these various specific areas.
EMPLOYMENT
INTRODUCTION
11.52 As stated earlier, the major economic activity on the Peninsula
takes place within Felixstowe itself, which is an employment centre providing
jobs in the following:
(i) the Port and associated activities;
(ii) manufacturing and service industry;
(iii) Town Centre commerce;
(iv) tourism.
11.53 The Port is, of course, a major employer providing some 2000 jobs
directly. In addition it generates jobs for other related businesses -
haulage companies, shipping agents, etc, and is a major source of income
to the local economy.
11.54 However, whilst recognising the importance of the port it may be
desirable to stimulate other activity in the Town so that it is not totally
dependent on that one source. Other forms of industry and employment are
restricted at the moment and activities on the two main industrial estates
- Carr Road and Trinity Avenue - tend to be port-related predominantly.
11.55 Therefore, although there may be a buoyant local economy, it will
still be important to create jobs, particularly through small businesses
and where there is scope, provision should be made for new employment-generating
development. This concept is in accordance with the Council's adopted
Economic Strategy, one of the main objectives being both the diversification
and consolidation of the local economy by way of small business development.
It is also desirable to reduce the amount of commuting from Felixstowe
to the Regional Centre of Ipswich.
11.56 The importance of the Town Centre to the local economy is discussed
separately. It will be important to ensure that retail/commercial development
does not occur which would have an adverse impact on the Town centre by
drawing excessive trade away.
11.57 Tourism is, of course, of major importance to the Town. It brings
in spending power in the form of visitors, and creates employment through
hotels, restaurants, transport, amusement parks, etc.
FELIXSTOWE PORT
11.58 The development of Felixstowe Port is provided for by Acts of Parliament.
These give powers to the Dock and Railway Company to develop land, within
a specified area, for port-related development without, subject to certain
clauses and restrictions, the need to obtain planning permission from
the local planning authority. The area to which the Acts apply is shown
on the Proposals Map.
11.59 The most recent Act received the Royal Assent in 1988. That gave
powers to the Company to develop land for the construction of quays and
related port development, while requiring the prior approval of the Secretaries
of State for the Environment and Transport, for any phased implementation
on land and mudflats designated as both an Area of Outstanding Natural
Beauty and Site of Special Scientific Interest.
11.60 While recognising the essential national need to override conservation
policy normally precluding such development, a series of safeguards was
adopted, including provisions in the Act itself to restrict the height
of buildings, to ensure that associated dock-related development on the
Trimley Marsh and mudflats proceeded concurrently with the quays, and
other provisions for off-site landscaping, peripheral bunds, and the development
of a nature reserve.
11.61 A further provision secured in the Act, provides for a restriction
of any development of Trimley Marshes. This important measure is a direct
recognition by Parliament of the sensitivity of the landscape and the
degree to which the intrusive nature of the dock expansion needs to be
constrained and the remainder of the AONB protected from any further encroachment
of whatever kind.
11.62 National planning policy provides for the protection of Areas of
Outstanding Natural Beauty from major industrial development, and in granting
powers to provide for the extension of Felixstowe Dock into the designated
area, and for the protection of Trimley Marshes, Parliament clearly recognised
the exceptional national need for additional quays in this location and
the operational land to serve them. It would be quite inappropriate for
the Local Plan to provide for any other form of development not proven
to be of overriding national need in such a sensitive location.
11.63 In order for these objectives to be achieved, the following policy
will apply:
POLICY AP172
Felixstowe: Felixstowe Port - Protection of the AONB
In order to safeguard the landscape of the Orwell Estuary in general,
and the Area of Outstanding Natural Beauty in particular, the District
Council will oppose any third port access route and any development,
other than that which may be permitted to implement the provisions of
the Felixstowe Dock and Railway Act, 1988 and its associated legal agreements,
in open countryside to the west of the dock spur rail link defined as
an area whose character is to be protected, and as an AONB on the Proposals
Map.
11.64 With regard to that part of the Port of Felixstowe lying within
the limits of the Dock, but excluding those areas referred to in Policy
AP172, the District Council recognises the range of employment uses which
exist and which could potentially be provided, to complement the role
and function of the Port. Such development will be acceptable where it
would not create a direct requirement for additional quay construction
within the Area of Outstanding Natural Beauty or on the Site of Special
Scientific Interest.
POLICY AP173
Felixstowe: Felixstowe Port development
Within the area of the Felixstowe Dock and Railway Act, 1988, as
shown on the Proposals Map, but excluding those parts lying within the
designated Area of Outstanding Natural Beauty to which Policy AP172
applies, the potential for General Employment Area development for B1,
B2 and B8 uses is recognised, provided such development would not create
a requirement for additional quays within the Area of Outstanding Natural
Beauty. New commercial development on any significant scale will need
to be considered on a comprehensive basis, in the context of adjacent
development and access to the primary route network.
11.65 The possibility of a new access road to the quays is considered
earlier in para 11.31. The location of a hazardous installation is referred
to in Appendix 2.
11.66 The Port attracts a large number of lorries and heavy goods vehicles
transporting containers. The drivers often need to stay overnight and
what is required is a site where cabs or full loads can be parked, with
a range of facilities for drivers, including sleeping quarters and basic
vehicular maintenance services.
11.67 Such a site would be extremely visible in the landscape, particularly
on the Peninsula, which is flat and exposed. Therefore, it is best provided
at the Port itself or on an industrial estate, and this is considered
later in para 11.84.
OFFICES
11.68 There is inevitably a demand for offices (A2 and B1 uses), particularly
in Felixstowe, both in relation to the Port (shipping agents etc), and
as support services for local firms and businesses. As the Town expands
as a Port, and the economic base is widened as a result of other policies
of this Plan, there will be an increasing demand for office space. Policy
AP53 applies in general terms.
11.69 In order to reduce traffic movements, port-related offices should
be located at the port itself, and positive provision is made in this
Plan on land at Clickett Hill (see para 11.84). Other offices, particularly
financial and professional services, are more appropriately located in
the town centre and provision is made in this Plan within the town centre
itself.
11.70 Provision for small-scale office use is often made by the conversion
of existing buildings. The policy in respect of proposals in Felixstowe
Town Centre is contained in the Town Centre section (para 11.106). The
conversion of redundant buildings in the Countryside is generally acceptable,
provided it is in accordance with the criteria set out in Policy AP73.
WAREHOUSING AND STORAGE
11.71 The presence of the Port creates pressures for associated land
use activities, including warehousing or storage facilities, road haulage
depots and container compounds.
11.72 As a general rule, the District Council will expect such facilities
to be located either:
(i) at the Dock itself; or
(ii) on industrial estates.
The District Council recognises that industrial and other development
serving the Port need not necessarily be at, or close to it, and could
even be outside the Felixstowe Peninsula Area, such as on the Nacton Heath
and Martlesham Heath Industrial sites.
11.73 The only acceptable sites within the Felixstowe Peninsula Area
for the development of warehouse and storage facilities are the Trinity
Avenue, (Policy AP174), Clickett Hill (Policy AP176), and Parker Avenue
(Policy AP177) industrial sites and the existing Felixstowe Port area.
TRINITY AVENUE AND CARR ROAD
11.74 In the interests of creating jobs and stimulating the local economy,
the District Council will seek to make maximum use of existing industrial
land.
11.75 It is anticipated that most economic activity of a general nature
will take place on industrial estates, including any extensions to them.
Although there are a number of concentrations of industrial activity,
such as at Bridge Road, Felixstowe, there are only two large estates in
the Town suitable for a wide variety of uses:
(i) Carr Road ; and
(ii) Trinity Avenue area, including the site with planning
permission on the north side of Walton Avenue.
POLICY AP174
Felixstowe : Trinity Avenue
The Trinity Avenue Industrial Estate and land off Walton Avenue,
as shown on the Proposals Map, are identified as General Employment
Areas to which Policy AP51 will apply.
11.76 In respect of Carr Road, this estate is not suitable for warehousing,
storage or dock-related uses. This is because traffic to the site travels
along primarily residential and leisure-orientated roads.
POLICY AP175
Felixstowe: Carr Road
The Carr Road Industrial Estate, as shown on the Proposals Map,
shall be restricted to B1 and B2 uses only, in order to minimise heavy
lorry movements to and from the estate.
11.77 The potential for landscaping of the industrial areas to improve
their appearance is considered later in para 11.150.
NEW EMPLOYMENT-RELATED DEVELOPMENT
11.78 It will be important to ensure that there does not occur a shortage
of readily available land when viewed against current demand. Opportunities
for new development on existing industrial estates are extremely limited
due to the lack of vacant sites. Further land, suitable for development,
needs to be identified. In this respect it is an assumption in this Plan
that the expansion of the Dock will actually take place.
Clickett Hill
11.79 There is potential land at Clickett Hill, bounded by the dock link
road (A14), the dock railway line and the Trinity industrial estate itself.
In releasing this land for industrial development, the District Council
is mindful that:
- the site slopes considerably and the higher parts are prominent on
the Felixstowe skyline;
- there are no other opportunities for industrial development, without
compromising the overall objective of protecting the landscape setting
of the Town;
- industrial development in the past has taken place parallel with
the expansion of the Port, because of the obvious relationship between
the two.
11.80 For these reasons, it is considered desirable to release part of
the site now, to tie in with the current expansion of the Port, with a
view to the remainder of the site being released when further expansion,
as has been agreed by the most recent Act of Parliament, occurs. This
enables phasing of development to be controlled and some essential landscaping
of the upper parts of the land to be carried out in advance of development.
11.81 Because this land offers possibly the only potential for industrial
development for Felixstowe in the Plan period, it is essential that it
be utilised for a variety of economic uses, and should not be dominated
by warehousing or storage uses.
11.82 The southern part of the site lends itself to Business (B1) uses
of more –prestigious” types. Such uses should be for offices and light
industrial purposes. A significant proportion of the light industrial
units should take the form of small workshops, unless it can clearly be
demonstrated that there is no likely market demand for them. These –prestigious”
uses will occupy about 14 acres and help to meet the objective of diversifying
the local economy and providing alternative employment opportunities.
The remainder of the site is suitable for B1 (Business), B2 (General Industrial)
and B8 (Storage and Distribution) uses.
11.83 An area in the north-west corner of the site shall remain undeveloped
and laid out as public open space. This, and the provision of landscaping,
shall be included in a Master Plan to be prepared by the developer, and
this shall accompany the first application for planning permission so
that the District Council can approve the landscaping and infrastructure
elements of the development at an early stage.
11.84 The need for lorry parking and associated driver facilities within
the Port is discussed fully in para 11.33. The site will need to make
provision for the development of a lorry park with associated facilities
in order to meet the needs of the Port.
POLICY AP176
Felixstowe: Clickett Hill
Land at Clickett Hill, Felixstowe/Trimley St Mary, amounting to
approximately 64 acres and shown on the Proposals Map, is identified
for employment use. The development will include:
(i) approximately 14 acres of developable land for Business (B1)
use only, which shall be located in the southern part of the site
and contain a significant amount of small workshop development, unless
it can be clearly demonstrated that there is no likely market demand
for such development.
(ii) The remainder of the site is suitable for Business (B1);
General Industrial (B2), and Storage and Distribution (B8) uses only.
Development of the whole site shall take place substantially in
accordance with a Master Plan to be approved by the District Council,
and not on a piecemeal basis. The Master Plan shall contain details
of a landscaping scheme, the provision of infrastructure, and the laying
out of public open space, including an area in the north-western corner
of the site, as shown on the Proposals Map.
Unless adequate facilities can be provided elsewhere in accordance
with other policies contained in the Local Plan, the Master Plan shall
also include provision for the development of lorry parking and associated
facilities commensurate with the needs of the Port. The location of
this provision within the development shall depend upon the scale of
the proposal and its impact on the landscape and residential amenity.
Parker Avenue
11.85 There is another area, amounting to about 12 acres, between Parker
Avenue and the dock railway. If not to be required for a new access to
the quayside (see para 11.41), this land is suitable for industrial development.
Because of its concealed location, the land could be used for storage
or warehousing activities.
POLICY AP177
Felixstowe: Parker Avenue
If not required for a new road access to the quayside, land to the
rear of premises on Parker Avenue, as shown on the Proposals Map, is
identified as a General Employment Area to which Policy AP51 will apply.
Bus Station
11.86 The Felixstowe bus station in Garrison Lane is no longer required
for operational purposes. This means that it could be redeveloped for
other purposes, thereby enhancing this part of the town. The bus station
comprises a large workshop and forecourt with shelters. Adjacent to it
are two shop units and to the rear is the Council's Reporting Centre.
Either side are car sales showrooms, and to the south is the Langer Park
Industrial Park consisting of seven units. The Council's Garrison Lane
Car Park is close by to the north, as is Langer Park to the west.
11.87 The site currently provides some employment and future uses should
be considered in the context of Policy AP50 of the Local Plan, which seeks
to protect such uses. Such a reuse would also assist with the economy
of Felixstowe by adding to the diversity of employment, rather than port-orientated
uses. However, because of the proximity of residential property, B1 use
only is acceptable. Redevelopment would enhance the area and, in order
that access can be rationalised and a comprehensive approach taken to
the area, the proposed site has been drawn to include the adjacent Reporting
Centre, car showrooms and public car park.
POLICY AP178
Felixstowe: Bus Station
Should the bus-station and adjacent land in Garrison Lane, Felixstowe,
as shown on the Proposals Map, be vacated then the site is suitable
for re-use or redevelopment for employment (B1) use only subject to
satisfactory access being agreed with the Highway Authority. The existing
amount of public car and coach parking should remain.
FELIXSTOWE - TOWN CENTRE STRATEGY
EXTENT OF TOWN CENTRE
11.88 The Town Centre is defined on the Proposals Map and the General
Policy which will apply to the area is AP56 in Part 1 of the Plan.
TOWN CENTRE PROFILE
11.89 Felixstowe is the largest of the six towns in the District, with
the shopping centre serving the whole of the Felixstowe Peninsula. There
are additional shops on Walton High Street, which has been proposed as
a District Centre, and local shopping facilities in surrounding areas.
The majority of the shopping provision in Felixstowe Town Centre is located
on Hamilton Road, although the greatest concentration of multiple retailers
is between Orwell Road and Cobbold Road, which is designated in the Local
Plan as the primary shopping frontage of the Town Centre. This also forms
part of the Conservation Area where the attractive and distinctive style
of the architecture of the late Victorian and Edwardian period is particularly
strong.
11.90 The town centre's convenience goods provision is slightly below
the national average. Food retailing is dominated by two supermarkets,
in addition to which the town centre has a relatively comprehensive and
balanced provision of independent food retailers. The Great Eastern Square
supermarket opened in 1985 and provides a net floorspace area of 1970
square metres (21,205 square feet); it also provides a free car park which
is also used by town centre users generally. The Triangle supermarket
opened in 1969 and provides a modest net sales area of approximately 475
square metres (5100 square feet); this store is considered to be somewhat
dated in its appearance and does not meet modern standards in terms of
size and convenience. The only out-of-centre foodstore is located within
the Cavendish Park Estate. This incorporates a number of other facilities
and is identified as a proposed District Centre (Policy AP59).
11.91 Within the comparison goods sector, the town centre is well provided
for in terms of household goods, such as furnishing, floor coverings and
DIY, uses which are more generally provided in retail warehouses in out
of centre locations. Felixstowe has only one retail warehouse unit, located
adjoining the Solar car park. In addition, there is an outstanding planning
consent for up to 4,180 square metres of non-food retail floorspace at
Haven Exchange. A recent study commissioned by the District Council does,
however, identify specific deficiencies in certain categories of comparison
goods, most particularly in the clothing/footwear sector. The number of
national multiples in the town, currently 10, is considered to be limited,
in part reflecting the lack of available suitably sized units capable
of fulfilling modern retailer requirements and partly due to the town's
close proximity to Ipswich.
11.92 The town centre is considered to be well presented by financial
and professional business services and also miscellaneous services, such
as travel agents. There are a number of clearing banks and building societies
located within the prime area of Hamilton Road. The District Council considers
it important to ensure that no further losses of retail frontages take
place. In addition, there is a weekly market on Thursdays and Saturdays
at Great Eastern Square comprising approximately 20 stalls. There are
three other markets which operate periodically throughout the year, although
these are outside the defined town centre.
11.93 The level of rents which retailers are prepared to pay for prime
retail space in the town centre is considered to be a good indication
of its strength. Between 1992 and 1996, rental values in Felixstowe remained
unchanged, and remain significantly lower than is competing centres. Discussions
with letting agents indicate that retailer interest in the town is relatively
limited. Over the same period of time, Felixstowe has performed relatively
poorly in terms of prime retail yields compared to the regional and national
averages. This suggests that during this period, investors' expectations
of rental growth in Felixstowe were relatively low.
11.94 Felixstowe Town Centre had 12 vacant units in April 1996, which
represents 5.6% of the town centre units. This rate is well below the
national average of 12.8%, which suggests a healthy town centre. Concern
is expressed, however, that a number of these vacant units are located
within the prime shopping area. Similarly, a number of units within this
prime shopping area are occupied by charity shops. The presence of vacant
shops and charity shops within the prime shopping area serves to dilute
the focus of retailing in the town centre.
11.95 The opening of the out of town supermarket in 1990 does not appear
to have had a severe adverse effect on the town centre. The town centre
food retailers are achieving relatively healthy turnover levels but are
not overtrading. From this, it is not considered that there is a quantitative
need for food retailing in Felixstowe. This is consistent with the view
expressed by the Inspector in his appeal decision in which he refused
an appeal from a food discounter for a store of about 1,000 square metres
on a site at Haven Exchange.
11.96 The District Council does consider, however, that the town centre
would benefit from a qualitative improvement in its foodstore provision.
The store at the Triangle, although an important anchor retailer, is considered
to be dated and limited in size. While the difficulty in finding a suitable
town centre site is acknowledged a new store in the town centre would
materially improve the food offer in the centre.
11.97 The study referred to earlier identified a very modest level of
comparison retailer interest in Felixstowe. It does not consider that
it is appropriate to allocate any site in the town centre for major comparison
retailing. However, it recommends that where opportunities arise, a pro-active
role is adopted in facilitating smaller scale comparison floorspace development
by the amalgamation of some smaller existing retail units and in-fill
development.
11.98 Having regard to the unimplemented planning consent for 4,180 square
metres of non-food retail at Haven Exchange, it is not considered appropriate
or desirable to allocate any sites for retail warehousing in the Felixstowe
area. The District Council considers that should any planning applications
for retail warehousing come forward during the Local Plan period, they
should be addressed subject to an appropriate criteria-based policy.
11.99 Traffic congestion within Felixstowe Town Centre does not appear
to be a significant problem. The current off-street car parking provision
includes the short stay car parks at Crescent Road (142 spaces) and Highfield
Road (126 spaces), and the long stay car park at Ranelagh Road (215 spaces).
In addition, there is a free car park to the rear of Great Eastern Square
(250 spaces) adjoining the supermarket. Survey results indicate that the
two short stay car parks tend to be busy but not congested, whilst the
long stay car park is not particularly busy.
11.100 The District Council and the County Council are committed to maintenance
and environmental improvements in Felixstowe, as evidenced by the £500,000
spent on schemes since 1994, and the Town Centre Management Plan which
provides for a rolling programme of further improvements. It is considered
that the town centre is a reasonably attractive shopping centre, though
some of the shop frontage are of poor quality and in a poor state of repair;
particularly outside the primary shopping area. Pedestrian signage is
generally considered to be adequate but additional signage identifying
car parks is felt to be necessary to assist those unfamiliar with the
layout and facilities of the town.
11.101 Whilst the location and style of street furniture, such as lighting,
seating and litter bins is considered to be adequate, consideration needs
to be given to providing more seating and planting in the town centre
to help create visual interest for shoppers and visitors.
11.102 A key factor in determining how attractive the shopping environment
of the town centre is, is the extent of the traffic free zone available
to shoppers. If people can cross the street without interference from
vehicular traffic, they are more likely to explore the full "retail
offer" available. The vehicular/pedestrian conflict along the primary
shopping frontage of Hamilton Road is not considered to be severe. Even
so, it is considered that further consideration could be given to the
complete pedestrianisation of this area or, at least, the implementation
of further traffic calming measures. This would assist in improving the
shopping environment and would help reduce noise and pollution. It is
recognised, however, that earlier attempts have been made to extend the
degree of pedestrianisation and that a number of practical problems would
need to be overcome if any new scheme were to be promoted.
TOWN CENTRE OBJECTIVES
11.103 The Town Centre Strategy for Felixstowe therefore needs to include
the following objectives:
• Offer opportunities for new development or redevelopment to
take place.
• Support actively, through the Town Centre Management Plan,
targeted initiatives to retain shopper loyalty and, through specific
initiatives, to attract shoppers back from competing centres, particularly
Ipswich.
• Recognise the need to continue to maintain and enhance the
shopping environment, through a phased programme of improvements to
street furniture, signage and planting.
• The linking of the town centre with the seafront and its associated
facilities, including the reduction of through-traffic on Bent Hill.
• Recognise the importance of removing all non-essential traffic
from the town centre and, in particular potential benefits from increased
pedestrian priority within the primary shopping area, subject to overcoming
any technical problems (eg servicing requirements), and obtaining support
form key retailers.
• Recognise the limited opportunities in the town centre to accommodate
significant new retail development, but where opportunities arise, to
take a proactive role to facilitate small scale comparison goods development
through the amalgamation of smaller existing units.
• Continue to monitor the current car park usage and, if necessary,
to plan actively for any additional shoppers' car parking which may
be required during the Local Plan period.
• Maintain a core frontage policy to continue to defend the loss
of retailing within the primary shopping area, while encouraging diversity
and mixed use development (eg public houses and restaurants, of which
there is a shortage in the town centre) elsewhere within the town centre.
Intensive activities targeted specifically at tourists should be located
away from the town centre and towards identified areas along the seafront.
• The retention of existing rear servicing facilities, encouragement
to provide additional rear servicing facilities and the requirement
to provide rear servicing facilities with any new development.
TOWN CENTRE POLICIES AND PROPOSALS
Prime Shopping Area
11.104 The prime shopping area consists of Hamilton Road , between
Cobbold Road and Orwell Road. Within this area there is likely to be pressures
for business uses, other than shops, where there is a direct service to
the public. However, such uses, if occurring in increasing numbers and
on prime shopping sites, can lead to the deterioration of the overall
range of shopping provision, and create 'dead' frontages.
11.105 In addition, it is essential to identify what is perceived to
be the central core of shopping activity in Felixstowe, in order that
a concentration of shops within this area can be encouraged to create
a compact and convenient shopping area. This would be rigorously protected
and positive policies of enhancement implemented.
POLICY AP179
Felixstowe Town Centre: Prime Shopping Area
Hamilton Road, between Orwell Road and Cobbold Road, as shown on
the Proposals Map, is identified as the Prime Shopping Area, and at
ground floor level changes of use of shops to non-shopping uses will
not be permitted.
Footnote: 'Shop' is as defined as Class A1 of the Town
and Country Planning (Use Classes) Order, 1987.
Offices
11.106 Office uses are a vital part of the local business economy of
town centres. However, in the prime shopping streets, the change of use
of ground floor retail floorspace will not be permitted (para 11.105).
Such uses should also not be located in residential areas outside the
town centre (para 4.32). Therefore, the following areas are acceptable
in principle:
(i) in upper floors within the prime shopping area;
(ii) in premises within the remainder of the Town Centre;
(iii) in new development or redevelopment within the Town Centre.
POLICY AP180
Felixstowe Town Centre: Offices
Within the Town Centre, as defined on the Proposals Map, but on
upper floors only within the prime shopping area, applications for business,
office and service uses and development will be considered against the
following:
(i) the scale of the proposal and its relationship to its surroundings;
(ii) access and highway safety;
(iii) the effect on residential amenity;
(iv) the effect on the Conservation Area and Listed Buildings;
(v) the provision of adequate off-street car parking.
(vi) the need to retain satisfactory residential accommodation.
Residential Use of Upper Floors
11.107 Living accommodation within town centres can be of benefit in
that it adds life to the area outside of shopping hours and helps deter
vandalism. However, residential development should not take place on sites
which are better retained for shopping or employment use.
11.108 Opportunities may exist on the upper floors of shops and businesses.
The added benefits of those may be the creation of small units of living
accommodation, possibly for rent, and the enhancement and preservation
of buildings in the Conservation Area. General Policy AP57 will apply.
Highfield Road
11.109 Highfield Road lies immediately adjacent to the prime shopping
area in Felixstowe, fulfils a number of functions and contains a variety
of land uses:
(i) a rear service road for properties on Hamilton Road;
(ii) an access to a public car park;
(iii) a partly-residential street; and
(iv) an extension to the commercial centre by virtue of a number of
commercial uses.
11.110 Its location between public car parks and the main shopping street
and its close proximity to the latter, means that it also represents the
only likely potential to provide for redevelopment or rear servicing necessary
to create a shopping scheme alongside Hamilton Road, which would be to
the overall benefit of the town centre.
11.111 The general character of Highfield Road is one of a mixed nature
and it may be that this could continue, although it will be important
to ensure that different land uses can exist side by side.
POLICY AP181
Felixstowe Town Centre: Highfield Road
Within Highfield Road, Felixstowe, as shown on the Proposals Map,
applications for new development or changes of use will be judged against
the following:
(i) the effect on residential amenity;
(ii) Policy AP184 on rear servicing;
(iii) the effect on the Conservation Area;
(iv) access and traffic generation;
(v) the scale of the proposal;
(vi) the consequences for the viability of the Town Centre as
a whole.
Car Parking
11.112 Public car parks are currently available at Crescent Road (142
spaces),Highfield Road (126 spaces) and Ranelagh Road (215 spaces). In
addition, there is a large car park to the rear of Great Eastern Square
(250 spaces) associated with a supermarket and DIY store. It is important
that land be made available to provide for car parking to meet the existing
and future needs of Felixstowe town centre.
11.113 The assessment of the future need for additional shoppers' car
parking in the vicinity of Hamilton Road should take account of both the
likely increase in traffic (and hence, off-street parking requirements)
and the need to plan for the enhancement and promotion of Hamilton Road
as the principal shopping centre of the Felixstowe Peninsula. If the town
centre can be enhanced (including its available car parking provision),
there is considerable scope for drawing additional trade back from Ipswich
for the benefit of the local residents and the general prosperity of the
town.
11.114 It is acknowledged by all retail surveys that the general trend
is for increased customer expenditure, with Felixstowe likely to enjoy
the benefits of growth with its low level of unemployment, and its prospects
for increased tourism. In addition, the population of the area is increasing
and greater pressure will be put on town centre car parks. Additional
public car parking is also necessary in order to allow other developments
in the interests of the town to take place, where there is inadequate
or no on-site provision (see para 5.17).
11.115 At the present time, the three public car parks are adequate for
the general, average demand, but cannot cope with the principle peaks
of trading. In seeking to examine what future usage there might be by
the end of the Plan period, it is necessary to base assumptions on recognised
growth factors. Those that have been used are the Department of Transport's
County `Traffic Growth Factors', which take account of average increase
in Suffolk's traffic, increases in car ownership from Census returns,
and planned development growth.
11.116 The application of these assumptions to the Felixstowe Town Centre
car parks indicates that by 2001 there will be under-provision at certain
times on almost every day of the week, and significant under-provision
throughout the shopping day on Saturdays.
11.117 In addition to this are the extra factors such as the peak usage
in the Summer holiday season and Christmas, and the likelihood that on-street
parking spaces available to the shopping public may decline. Clearly,
additional off-street public parking needs to be planned for, if not yet
implemented. There is concern that if the overall capacity is inadequate,
or is perceived by shoppers to be inadequate, then this will deter trips
to the town centre. It is imperative that this should not occur and the
role of Felixstowe as a shopping centre consequently diminish.
11.118 Although the extension to Ranelagh Road car park has provided
valuable extra spaces, it has not entirely met the projected demand by
the end of the Plan period and, in any event, the car park has a different
function from those at Highfield Road and Crescent Road. Its peripheral
location on the edge of the town centre reduces its popularity as a shoppers'
car park and it acts more as a long stay car park. The Council's charging
strategy reflects this. It also serves the Spa Pavilion and, consequently,
with extra usage of that facility, the use of Ranelagh Road car park will
increase.
11.119 The conclusion is that further additional shoppers' car parking
spaces might be required towards the end of the Plan period. The precise
nature and location of those spaces will be determined in the light of
the District Council's monitoring of car parking, as provided for in Policy
AP58. In the meantime, the District Council will :
(i) manage its public car parks to ensure an adequate turnover of spaces.
This will meet the short term demand for spaces, although their availability
will be continually monitored;
(ii) liaise with the County Council on the provision and use of on-street
parking facilities, including for the use of town centre residents,
perhaps through the Town Centre Management Plan (see paragraph 11.138);
(iii) liaise with the County Council and operators on the use and availability
of public transport;
(iv) monitor the demand for public car parking in the town centre.
Pedestrian/Vehicle Conflict
11.120 It is an obvious statement of fact that, in the vast majority
of cases, shopping is carried out on foot and vehicles are only used to
transport shoppers to the Town Centre. Therefore, pedestrians would benefit
considerably if they could move around in comfort and safety and their
point of arrival in the town, eg, a public car park, is within reasonable
walking distance of the central core. Conflicts occur between pedestrians
and vehicles when the latter need not necessarily be there.
11.121 In order to enhance the shopping environment it is important that
pedestrians be accorded greater priority over vehicles. This can be achieved
by a number of means, of which two are summarised below:
- The removal of all or non-essential traffic.
11.122 This need not imply complete "pedestrianisation", i.e,
the removal of all traffic and subsequent wall to wall paving. A street
can simply be closed to allow entry to certain types of vehicles (usually
service vehicles) or closed for parts of a day or week only. However,
quite clearly, complete "pedestrianisation" represents the optimum
solution in order to create the best shopping environment - a street with
no traffic, with the free flow of pedestrians, and attractive seating
and street furniture.
11.123 However, not all town centres may benefit from complete pedestrianisation
and it may not find favour with local traders and shoppers. In addition,
adequate consideration needs to be given to servicing arrangements, the
needs of people with disabilities, taxis etc, not to mention the amenity
of adjacent areas into which traffic is displaced. Consultation with all
parties is extremely important.
11.124 In respect of Hamilton Road , between Cobbold Road and
Orwell Road, a number of schemes have been tried over recent years. A
Working Party, represented by local councils and other interested parties,
has discussed the issue and carried out consultation exercises on various
options. The general feeling of the Working Party has been that they would
wish to see an extension of the present Closure Order, but not at the
present time. The existing Order prohibits entry into that section of
Hamilton Road between 10 am and 5 pm on Saturdays only.
11.125 However, the situation will be monitored and consideration given,
as resources permit, to the introduction of additional street furniture
such as seating and planting areas.
11.126 The District Council supports this conclusion but in the longer
term, still considers that the complete closure of Hamilton Road between
Cobbold Road and Orwell Road is the optimum and desirable solution.
11.127 In addition, the District Council will investigate the closure
of Hamilton Road to the west of the Triangle , as shown on the
Proposals Map, possibly under Section 249 of the Town and Country Planning
Act, 1990 and its subsequent enhancement. This could only take place if
through-traffic were removed from Hamilton Road to the immediate south.
- Traffic "calming" .
11.128 This results in the slower and more controlled movement of traffic.
It might involve the installation of a number of obstacles - raised crossings,
road humps, extended pavements, seating areas etc, which drivers have
to avoid or at least take added precautions over. The benefits are not
only reductions in noise, pollution and accidents, but also more space
for cyclists and pedestrians, pleasanter surroundings (flowers, trees,
seats etc), and a better setting for individual buildings. The concept
of traffic "calming" should apply to a number of the streets
in the Town Centre, rather than just part of the main shopping street,
eg, Hamilton Road, Crescent Road, Orwell Road etc.
POLICY AP182
Felixstowe Town Centre: Pedestrian Priority
The District Council will, in full consultation and co-operation with
Suffolk County Council as the Highway Authority, seek to ensure that,
wherever possible, pedestrians have priority over vehicles in the Town
Centre, as shown on the Proposals Map and, in particular, in Hamilton
Road between Cobbold Road and Orwell Road and adjacent to the Triangle.
Reducing Through-Traffic
11.129 The shopping environment could be significantly enhanced if through
traffic is removed from the Town Centre. Traffic "calming" measures
as described above, will assist in this in that drivers may find alternative,
"easier" routes (although it is essential that the traffic is
not diverted onto unsuitable or narrow residential streets). However,
the implementation of one way traffic flow systems, possibly combined
with road closures, may be effective.
11.130 For example, traffic ought not to be encouraged to use Hamilton
Road, particularly south of York Road, in order to gain access to the
sea front. Consequently, Bent Hill may benefit in aesthetic terms in that
traffic would be reduced and an enhancement scheme could be carried out.
A further significant reduction in traffic and new, extended paving and
street furniture, together with pedestrian signing, may also encourage
visitors to venture into the shopping centre from the sea front.
POLICY AP183
Felixstowe Town Centre: Reduction of through-traffic in Hamilton
Road
The District Council will co-operate with the Highway Authority
in measures to reduce through-traffic in Hamilton Road and Bent Hill
through complementary enhancement schemes.
Rear Servicing
11.131 On-street servicing creates significant problems for the pedestrian
- views are obstructed, pavements and kerbs may be damaged as they are
mounted by vehicles, and large vehicles are visually obtrusive. Rear servicing
is also essential if full pedestrianisation is to be achieved.
11.132 Not all premises have rear servicing facilities and those that
exist should be safeguarded and opportunities not lost by development.
This will certainly be the case in Hamilton Road.
POLICY AP184
Felixstowe Town Centre : Rear Servicing
The District Council will encourage the provision of rear-servicing
facilities in Hamilton Road, Felixstowe, as shown on the Proposals Map,
by:
(i) requiring that existing rear-servicing facilities are retained
and ensuring that opportunities are not lost by new development; and
(ii) requiring the provision of/for rear servicing facilities
in new development between Cobbold Road and Orwell Road.
Townscape
11.133 The appearance of a shopping centre can be marred by poor quality
shop fronts and a proliferation of signs and advertisements. This is particularly
important in the southern part of Hamilton Road and parts of Orwell Road
which are within the Conservation Area. The policy by which applications
for alterations, development and advertisements will be considered is
contained in Chapter Two.
11.134 It is also important to ensure that street furniture is appropriately
designed, in the right locations, and not excessive. This would include
litter bins, seating, road signs, wires and cables, kiosks, planting etc.
11.135 The provision of such facilities are normally the responsibility
of other authorities, eg, the County Council (traffic signs, street lighting
and surface materials); statutory undertakers (wires and cables ), etc.
However, the District Council will seek to ensure that the provision of
street furniture is carried out in a co-ordinated manner. General Policy
AP24 will apply.
11.136 Proposals for enhancement of the Town Centre follow para 11.144.
TOWN CENTRE MANAGEMENT
11.137 Quite clearly, a town centre is dynamic in nature. A whole series
of individual activities interact and overlap to produce the working 'whole'
and a series of individual components combine to produce the appearance
and character of the town centre atmosphere.
11.138 The provision of these components and control of the various activities
are the responsibility of a number of differing agencies and authorities.
Quite clearly, there would be considerable benefit to the town if some
co-ordination occurred. The framework for that integrated approach could
be set out in a Management Plan . This could cover the following
items:
Traffic Management: one-way flows, road closures, traffic 'calming',
etc;
Pedestrian Safety: crossings, etc
Traffic Signing: to/in and around the town centre and to places
of interest, car parks etc;
Pedestrian Signing:
Street Furniture: location, style and size of street furniture
(lighting,seating, planting, litter bins etc);
Design: guidelines for shop front design, advertisements, etc;
Car Parking: on and off-street car parking;
Surface Materials
Street Cleansing: subject to legislative requirements
Promotion
11.139 The value and success of such a Management Plan would depend upon
on the co-operation of the parties involved and the available resources
for implementation. One way forward could be the establishment of a Town
Centre Management Group.
11.140 Any Management Plan is likely to involve a phased programme of
implementation which will, of course, depend on the resources available
to the relevant agency. Management will, therefore, be ongoing following
the initial agreement of the Plan, its objectives, programme and priorities.
11.141 The District Council, in cooperation with the Town Council, County
Council and Felixstowe Chamber of Trade and Commerce has formed such a
Management Group and prepared such a Management Plan. This was the subject
of consultation and adopted by the Group in July 1995. Its contents were
subsequently endorsed by the individual Member organisations. The Management
Plan contains a plan of action on matters including pedestrian safety,
traffic management, enhancement, street furniture and promotion. Positive
measures are also included to manage traffic passing between the town
centre and the seafront, taking into account all relevant matters and
concerns, particularly residential amenity. The Management Plan is monitored
and will be reviewed every five years. The implementation and monitoring
of the Plan is carried out in consultation with such groups as resident
and amenity associations.
