INTRODUCTION
11.142 Although having older parts, and even Roman connections, the main
period of development in Felixstowe's history occurred in a very short
time-span in the nineteenth century, when the Town developed as a spa
and seaside resort. Consequently, there is a general Victorian and Edwardian
style of architecture in the central area, and street scenes of quality
and interest, which gives Felixstowe an individual character. In order
to protect this character and the Victorian and Edwardian heritage, the
central area has been designated as a Conservation Area. The District
Council has a duty to formulate and publish proposals for the preservation
and enhancement of the Conservation Area and this is being done through
this Local Plan. Policies for the preservation of the area are contained
in Chapter One.
FORMER FELIXSTOWE COLLEGE
11.143 The southern part of the grounds of the former Felixstowe
College, together with adjacent residential properties fronting Golf Road,
form a vital element in the attractive, open character of the eastern
part of the Conservation Area. For that reason, they are identified as
an Area to be Protected from Development to which Policy AP28 will apply.
Development of the remainder of the former College grounds will need to
be in accordance with Supplementary Planning Guidance, adopted by the
District Council soon after closure of the College. This Guidance covers
the whole of the former College grounds and not simply that part within
the Conservation Area. The principles which development must conform to
are set out in the following policy:
POLICY AP185
Felixstowe : Former College Area
Development and re-use of the grounds and buildings of the former
Felixstowe College (as shown on the Proposals Map) will take place in
accordance with the following principles:
a) The area of former tennis courts and classrooms south of Foxgrove
Lane is suitable for residential development, which:
i) is of a low density;
ii) is of a scale, character, quality and form which enhances
the Conservation Area;
iii) secures views southwards through the site to the sea;
iv) retains the 'Listed' wall close to Maybush Lane;
b) The large properties along High Road West may be suitable for
residential use, holiday accommodation, educational use, or limited
office use if in accordance with Policy AP53;
c) A small development of up to three dwellings may be suitable
to the rear of the westernmost of these properties (Tyndale House)
if it respects the setting of the property (a Listing Building), the
open character of the area and residential amenity, as well as retaining
important trees on the boundary.
Residential development of the former playing fields on Foxgrove
Lane will only be acceptable to a low density in order to secure the
long-term future of the Sports Hall, hard tennis courts and associated
informal play areas, all for public use.
Proposals must accord with the CouncilĒs adopted Supplementary Planning
Guidance.
POSITIVE SCHEMES OF ENHANCEMENT
11.144 It is likely that a number of schemes will come forward during
the Plan period, to be implemented by:
(i) the District Council, as finances permit;
(ii) the private sector as part of, or in association with, new development.
11.145 That being the case it is difficult to predict at this stage,
in this Plan, where those schemes will take place and what form they will
take. However, there are four areas in which the District Council wishes
to raise the standard of the environment. These are within Felixstowe,
as follows:
Hamilton Road, between Orwell Road and
Cobbold Road
11.146 A scheme here could only be implemented if traffic is removed
or considerably reduced (see para 11.124). Improvements to this area would
have three basic objectives:
(i) to create a more pleasant and safer environment for shoppers and
visitors;
(ii) to improve the image of the area in order to attract tourists;
(iii) to encourage shop and business owners to improve the appearance
of their premises.
11.147 The types and scale of improvement would depend on the amount
of traffic remaining in the street, but could include the installation
of seats, planting and other street furniture, the widening of pavements,
new surface materials, and improvements to The Triangle.
Bent Hill
11.148 Once again, an improvement scheme would depend on the reduction
or removal of traffic, particularly in Hamilton Road. There is the potential
to make this steep, narrow, winding road within the Conservation Area
more attractive for pedestrians walking between the shopping centre and
the Seafront (see para 11.130).
Undercliff Road West and East
11.149 These areas represent those parts of the Conservation Area which
are along the Seafront, and are, therefore, extremely important in historic
and visual terms. The shift in emphasis of the centre of attraction of
Felixstowe to the area around the pier and Sea Road, has resulted in these
areas having a generally 'rundown' appearance. Positive enhancement and
improvements would, therefore, be of immense benefit.
POLICY AP186
Felixstowe: Enhancement Schemes
As financial resources permit, the District Council will promote
schemes of environmental enhancement in the following areas in Felixstowe,
as shown on the Proposals Map:
(i) Hamilton Road, between Cobbold Road and Orwell Road;
(ii) Bent Hill;
(iii) Undercliff Road West and East.
These will be complemented by the Council seeking to raise the overall
standard of the environment in these areas through the control of development.
Industrial Areas
11.150 The overall appearance of the Town would be considerably enhanced
if landscaping took place in the industrial parts. Visitors to the resort
normally have to travel through, or adjacent to, these areas in order
to reach the Seafront and other places of interest, eg, Landguard and
the Dock viewing area.
11.151 Landscaping could take the form of screening of specific buildings
or a general 'softening' of the area. In addition to seeking adequate
landscaping on new developments, a scheme will be prepared by the District
Council, as and when financial resources and priorities permit, and possibly
implemented by a number of agencies.
POLICY AP187
Felixstowe: Improvements to Industrial Areas
The District Council will seek to enhance the appearance of the
industrial areas in Felixstowe, as shown on the Proposals Map, by seeking
adequate landscaping provision to be made on new developments and implementing
a landscaping scheme as and when resources permit.
RECREATION
FORMAL FACILITIES
11.152 As stated earlier, the Local Plan supports the provision of recreation
facilities generally but has not attempted to identify all shortfalls
in provision.
11.153 In Felixstowe, however, the requirements to meet Sports Council
standards are more clear-cut, and there is an obvious shortfall in provision.
Felixstowe would also serve the villages on the Peninsula in terms of
recreation facilities. A town of that size should support, and justifies
the development of, at least an indoor sports centre with associated all-weather
surface, possibly with squash courts as well. Such a facility should be
located with good access not only for the local population but for visitors
to the town, in a situation which does not give rise to problems of amenity
or highway safety, or has an adverse impact on the landscape.
11.54 Potential exists at the South Sea Front, as part of a comprehensive
development of the site for leisure and tourism uses. This is discussed
in paras 11.203 to 11.207.
11.55 In respect of playingfields, Felixstowe at present falls short
of the recommended standards. However, most clubs appear to be able to
find pitches in or outside the town. The general character and appearance
of the town is also very 'green'. This is due to there being large areas
of open space at Golf Road, Landguard and at the Felixstowe Ferry Golf
Course, which occupies Common land.
11.56 However, this need not imply that the District Council should not
encourage further provision. One way could be to encourage Suffolk County
Council and school governing boards to allow public use of school playingfields,
as these are not taken into account when applying national standards of
provision. The District Council will encourage the dual use of school
playingfields, wherever possible.
11.57 The shortage of provision within the Peninsula also means that
it is essential that existing playingfields are retained, so as not to
worsen the standard of provision. Within Felixstowe, and the Villages,
such 'green' areas also contribute to the character of an area and create
'pockets' of 'countryside' within large expanses of houses. The District
Council will seek to retain existing playingfields by the application
of Policy AP104. This policy will apply to facilities such as the Town
Ground in Felixstowe, other recreation grounds owned by the District Council
and school playingfields, whether in private or County Council ownership.
OPEN SPACE
11.158 Between Peewit Hill and Langer Park is an important undeveloped
area. This creates a green buffer zone between housing and the port/caravan
parks and is prominent in views from the south and south west. The majority
of the area is in public ownership. The significance of the area is recognised
by its identification as an "Area to be Protected from Development
to which Policy AP28 will apply. The area also functions as informal open
space and this should continue.
HEALTH SERVICES
11.159 There are two hospital buildings in Felixstowe, on Constable Road
and the Bartlett. The former is located in a primary residential area
close to the town centre and functions as a general hospital. The location
of the latter is more significant. Because of the character of the building
and its imposing location within a Conservation Area, were the existing
Bartlett to cease to be used as a hospital, it should be retained as a
single building in a landscaped setting. Proposed uses should reflect
that character and location, as well as other policies of the Plan.
FELIXSTOWE - RESORT ACTIVITY AND THE SEAFRONT
INTRODUCTION
11.160 Felixstowe developed as a fashionable spa Town at the turn of
the century. However, it is during the last fifty years that most tourist-related
development has taken place to create a modern resort, the attractions
of which are:
- the east coast location, with a high sunshine record and low rainfall;
- the presence of the Port and associated shipping;
- the immediate, highly attractive hinterland of the Felixstowe Peninsula;
- the close proximity of the Suffolk Coast and Heaths Area of Outstanding
Natural Beauty (including the Heritage Coast) and the remainder of Suffolk;
- excellent road links from the South-East and Midlands;
- the resort's own attractions, both intensive (amusement parks, leisure
complex, pier, etc) and informal (parks, gardens, the beach, etc) of
which the Seafront gardens give the resort its 'garden' image.
11.161 About 70% of visitors to Felixstowe are day-trippers only. Although
this type of tripper should not be discouraged, it is those that stay,
particularly for more than one night, that contribute more to the local
economy in terms of utilising shops, restaurants, recreation facilities,
coach tours, etc. In order to encourage that kind of visitor, not only
does there need to be a variety of attractions but an adequate range and
supply of accommodation, including provision for people with disabilities.
The appearance and image of the resort is also important.
11.162 Naturally, almost all of the attractions and accommodation are
located along the Seafront. Two distinct areas can be identified:
(i) north of the Spa Pavilion, where the activities are informal and
open air in form;
(ii) south of the Spa Pavilion, where most intensive activity takes
place, with concentrations around the pier and leisure complex and at
the southern end of Sea Road.
11.163 It will be essential to the wellbeing of the resort that this
separation be maintained. In the southern half, where most intensive recreation
takes place, it is essential that existing facilities be retained and
enhanced.
11.164 The policies and objectives of the Local Plan will need to be
considered in conjunction with the District Council's emerging tourism
strategy for Felixstowe and its Resort Regeneration Plan, which is currently
being prepared. The emerging Resort Regeneration Plan has three principal
objectives:
a) To re-establish a strong and sustainable tourist industry in Felixstowe,
which makes a significant contribution to the economy of the town and
the area by way of employment and visitor spending;
b) To develop the resort in a way that respects and contributes to
the enhancement of the environment;
c) To develop the resort in a manner that, as far as practicable, complements
and respects the wellbeing of the residents of the area.
11.165 The aims and objectives of the Plan are:
(i) to enhance the appearance of the resort and to encourage tourism
in order to generate economic and social benefits for the Town;
(ii) to identify opportunities for, and promote a range of leisure
activities and attractions and protect those that exist already;
(iii) to ensure that there is an adequate provision and range of accommodation
to meet the needs of the visitors to the Town;
(iv) to enhance the general appearance of the Seafront;
(v) to enable the District Council's tourism strategy to be developed.
11.166 Because almost all activities are along the Seafront and it can
be divided into distinct parts, the approach adopted in this Plan is to
implement policies on an area by area basis, with the overall objectives
in mind.
11.167 However, there are a number of issues for which general policies,
appropriate to the whole of the Town, could apply.
GENERAL POLICIES
Accommodation
11.168 Tourist accommodation in Felixstowe takes a number of forms:
(a) serviced accommodation (ie, where there is an element of catering
and cleaning, such as hotels, guest houses and boarding houses) of varying
size, quality and level of service.
11.169 It is important to ensure that an adequate supply of accommodation
is provided in order to meet the demand, not only from tourists, but also,
from business people and conference visitors, both of which contribute
significantly to the local economy.
11.170 There is considerable pressure to convert or redevelop existing
hotels and guest houses for permanent residential accommodation, or nursing
homes and the like. As there appears to be a strong demand for serviced
accommodation it may be important to resist proposals which involve a
loss of bedspaces, particularly in the areas of most demand. This is part
of the basis of the Area policies later in this section.
11.171 The provision of new facilities will generally be encouraged,
although it will be essential that such development does not create problems
related to on-street parking, residential amenity, or the Conservation
Area. Suitable areas are, therefore, identified in the paragraphs dealing
with the Seafront, where policies against which proposals will be considered,
are contained.
(b) self-catering apartments and flats;
11.172 Although these are scattered throughout the Town, there are concentrations
on or adjacent to the Seafront. Whilst the provision is generally encouraged,
it must not be at the expense of the serviced accommodation, or lead to
permanent residential occupation. In considering proposals, the District
Council will have regard to the policies concerning the Seafront and the
policies and Supplementary Planning Guidance relating to multiple occupancy
units (see para 3.66).
(c) static caravans;
11.173 There are currently two sites in the Town, both providing an important
element of self-catering accommodation. Because of the impact of such
sites on the landscape, they are generally discouraged within sensitive
areas, and specific policies are contained in Chapter Seven, para 7.42
. One of the sites is covered by a specific proposal, which is contained
in para 11.208.
Beach Huts
11.174 Beach huts still retain some popularity, although if not maintained
or in the wrong locations, they can be unsightly.
POLICY AP188
Felixstowe: Beach Huts
In determining planning applications for new beach huts, the District
Council will have regard to the following criteria:
(i) the prominence of the locations, or the degree to which they
interrupt views of the sea from public areas;
(ii) the need to prevent obstruction of the Promenade;
(iii) the compatibility with other policies of this Plan, particularly
those concerning the Seafront.
11.175 This District Council will seek to ensure that beach huts under
its own control are well maintained and, as opportunities arise, seek
to rationalise existing ones in accordance with the above principles.
Car Parking
11.176 It is important to ensure that there is an adequate supply of
car parking spaces on or adjacent to the Seafront, and in this respect,
the District Council recognises the major role which on-street parking
plays in meeting demand. The District Council will monitor the availability
of spaces in the public car parks and ensure that where spaces are to
be lost, they are compensated for elsewhere. New development will be expected
to provide off-street car parking to the Council's adopted standards (see
Policy AP80).
Amusement Arcades and Video Parlours
11.177 Although an important and popular feature of the modern resort,
in the wrong locations amusement arcades can spoil the general appearance
of an area or the street scene and create problems of amenity. Although
applications for new facilities will be treated on their individual merits,
they will normally be refused, other than between Convalescent Hill and
Sea Road, and Beach Station Road and Arwela Road, in accordance with Policy
AP198.
Design and Townscape
11.178 The general appearance and quality of the environment are important
factors in the attraction of a holiday resort. This is particularly important
in the case of Felixstowe, whose Edwardian architecture still provides
the character of much of the Seafront and Conservation Area. A high standard
of design is expected along the Seafront and the District Council will
apply its Design policies (see Chapter Two).
THE SEAFRONT
11.179 The Seafront is examined in the following paragraphs, starting
from the north, at Felixstowe Ferry, and ending at Landguard in the south.
Felixstowe Ferry and the Golf Course
11.180 Felixstowe Ferry developed as a small fishing and boat-building
community at the mouth of the River Deben. The community comprises a number
of elements:
(i) a boat-yard with associated chalets and houseboats. There are also
tourist facilities, such as a cafe, toilets and foot ferry;
(ii) the close-knit group of buildings around the Ferry Boat Inn, including
important open areas essential to the character of the area;
(iii) a second loose-knit group of dwellings and buildings around a
Martello Tower, a scheduled Ancient Monument, all with access by way
of tracks from Ferry Road;
(iv) the Common, mainly owned by the Golf Club, where some residents
and other groups have particular rights, eg, parking or recreation.
11.181 The high quality of the landscape, views of the estuary and sea,
wildlife interest, water recreation and the character of the area make
it a popular area for tourists and visitors.
11.182 These factors all create pressure for new development, whether
for permanent residential occupation, holiday accommodation or recreation.
Intensive recreational use of the area brings a degree of conflict with
the normal activities of the community. It is important to ensure, therefore,
that no further development is permitted in the area, which will increase
the pressures on it and be to the detriment of the amenity of the local
community.
POLICY AP189
Felixstowe: New Development at Felixstowe Ferry
The area known as Felixstowe Ferry is defined as Countryside, where
existing land uses will remain, for the most part, undisturbed and,
except as provided for in this Plan, new development will not normally
be permitted.
11.183 The conflicts which currently occur include the following:
- the lack of a turning area at the end of Ferry Road, which is, in
essence, a cul-de-sac;
- no public parking area; forcing many visitors to use the private
areas, or the edge of the Common;
- erosion of the Common and the `green' areas;
- chalets in a poor state of repair and decoration;
- houseboats, also in a poor state of repair and decoration.
11.184 It is anticipated that a number of these problems will be resolved
through the planning process, as planning permission is granted in exceptional
cases for some limited development. In addition, the Heritage Coast/AONB
Management Plan (see para 1.51) can also seek to ensure that the area
is promoted and managed in a manner which does not exacerbate the problems.
In any event, the support of local landowners and residents will be essential.
11.185 A major improvement could occur through the provision of a public
car park, which must be suitably located and surfaced. A potential site,
currently used on an informal basis, has been identified. The provision
of such a facility would need to be complemented by other proposals to
remove haphazard parking, particularly on the edges of the Common. In
addition, pressure could be taken off the Ferry area by promoting the
use of the Clifflands car park (see para 11.188).
POLICY AP190
Felixstowe: Car Parking at Felixstowe Ferry
The District Council, in agreement with the Felixstowe Ferry Golf
Club, the Commoners and local residents, will seek to provide a suitably
screened, surfaced and landscaped public car park in the area shown
on the Proposals Map. Access to this car park shall be from Ferry Road.
The District Council will support measures to reduce the visual and
physical impact of car parking on the Common, particularly within the
vicinity of the Ferry Church, Harbour Villas, and Ferry Boat Inn, as
shown on the Proposals Map, by appropriate earth banking and landscaping,
to create small greens.
11.186 At Felixstowe Ferry, a number of houseboats are moored within
the area controlled by the Felixstowe Ferry Boatyard Company, with one
or two outside their ownership. The Boatyard Company propose to extend
the area of hardstanding by filling an additional area, and the District
Council considers it essential that houseboats are moored only to the
newly-created, up-stream edge of the boatyard. Existing houseboats outside
that area could remain, subject to them being of an acceptable standard
of appearance and sanitation. The general policy on Houseboats is AP35
in Chapter Three, and specifically at Felixstowe Ferry, the following
policy will apply:
POLICY AP191
Felixstowe: Houseboats at Felixstowe Ferry
Existing houseboats at Felixstowe Ferry will be restricted to a
specific area, as shown on the Proposals Map. New or additional houseboats
will be resisted, in accordance with Policy AP35.
Cliff Road and Golf Road
11.187 This largely consists of an open grassed area between the road
and the cliff edge, where the activities are open air and informal in
nature. Below the cliff edge are beach huts, and some sea defence work
has recently been carried out. It will be important to retain open, uninterrupted
views of the sea from the road, and the only activity should be informal
- kickabout, kite flying, picnics, etc. The car parks at each end are
normally sufficient and should not encroach further into the remaining
open clifftop.
POLICY AP192
Felixstowe: Cliff Road/Golf Road
That part of the seafront along Cliff Road and Golf Road, as shown
on the Proposals Map, is identified as public open space only. It is
essential to retain the informal character of the area and open views
of the sea. Commercial development will not be acceptable. Non-commercial
development will only be acceptable if it is associated with seafront
activities, eg beach huts, and is located below the edge of the cliff.
Development which does not conform to these principles will not normally
be permitted.
11.188 The existing car park at Clifflands , south of the golf
clubhouse, could form an ideal base for approaching Felixstowe Ferry on
foot (see para 11.185), which could be promoted by the creation of circular
walks through the Heritage Coast Countryside Project.
POLICY AP193
Felixstowe: Clifflands Car Park
The District Council will encourage greater use of its Clifflands
car park by the provision of appropriate interpretative facilities and
encouraging the creation of circular footpath routes towards Felixstowe
Ferry, as a means of reducing vehicular conflict at the hamlet.
Cobbolds Point
11.189 The area around Cobbold Point consists mainly of residential properties
whose curtilages extend down to the sea wall, and the buildings and grounds
of Felixstowe College. There is no public access along the high water
mark. As such, this area does not contribute to the Seafront activity
and no specific policies are required.
11.190 The land in this area is at risk from coastal erosion. Sea defences
do exist, but these are old and in varying states of effectiveness and
disrepair, especially the groynes. Reconstruction is required and defences
have been designed and planning permission granted. However, until the
scheme is implemented, further development should be resisted.
POLICY AP194
Felixstowe : Cobbolds Point
Proposals for development in the area of Cobbolds Point, Felixstowe,
as shown on the Proposals Map, will not be permitted until such time
as coastal defences measures are implemented or studies indicate that
the threat is not imminent.
Undercliff Road East to Wolsey Gardens
(excluding Cliff Gardens)
11.191 This area, which extends inland, consists mainly of large, detached
Victorian or Edwardian buildings, many of which are already in holiday
use - hotels, guest houses, apartments, etc - or have been converted to
nursing homes. This is part of the Conservation Area and one of the most
attractive and historically important parts of the town. The Undercliff
Road West frontage, however, shows signs of deterioration, and enhancement
measures would be supported (see also Policy AP186). This would apply
to the buildings themselves, such as the former Grand Hotel, and along
the frontage, where care is needed to prevent the introduction of intensive
leisure uses and a subsequent change in character. The Town Hall and adjacent
site has the potential for more intensive use.
11.192 This area offers the most potential for holiday accommodation,
both serviced (hotels, guest houses, etc) and self-catering (apartments,
flats etc). The buildings tend to be large and detached, with curtilages
of sufficient size to provide off-street parking. The area is also well
related to the Seafront and Town Centre, where they may be some benefit
to the local economy (restaurants, shops, etc). As it forms part of the
Conservation Area, extreme care must be taken over signs, advertisements,
extensions, etc (see para 1.24).
POLICY AP195
Felixstowe: Encouragement of Holiday Accommodation
Within the area from Undercliff Road East to Wolsey Gardens, as
shown on the Proposals Map, changes of use to holiday accommodation
will generally be encouraged, subject to no adverse impact on the Conservation
Area, Listed Buildings, the street scene, and residential amenity. Car
parking will be expected to be provided on site, where possible, and
a high standard of design will be expected. Changes of use to offices
will not normally be permitted.
11.193 Intensive holiday activity only occurs along a narrow stretch
of Undercliff Road East, where beach huts and chalets are located.
Cliff Gardens and Spa Pavilion
11.194 The Gardens and Promenade are an attractive, tranquil area and
an important component of the Seafront, presenting a 'garden' image of
the resort. There is very little commercial activity, other than at the
Spa Pavilion, and any further development should be strongly resisted.
The appearance is already marred to some extent by some chalets, and particularly
by beach huts along the promenade, interrupting the views of the sea.
11.195The District Council intend to improve the facilities and appearance
of the Spa Pavilion, and continue to promote it as an all-year-round Conference
Centre and Entertainment complex.
POLICY AP196
Felixstowe: Cliff Gardens
No development, including the siting of additional beach huts or
chalets, will be permitted in Cliff Gardens, as shown on the Proposals
Map, which will be maintained as an area of formal gardens and open
space. Consideration will be given to the removal of beach huts, should
opportunities arise.
POLICY AP197
Felixstowe: Spa Pavilion
In carrying out improvements to the Spa Pavilion, the District Council
will have regard to its location in a prominent and undisturbed area
and balance the need for sensitive treatment with the need to create
and promote a valuable resort facility.
Spa Gardens to Sea Road
11.196 This is an area of concentrated activity, namely:
- leisure complex of pools, entertainment hall, bowls, restaurant and
bars;
- the pier and associated amusement hall;
- shops, most of which are tourist-related;
- public houses, cafes and takeaway food.
11.197 Undercliff Road West is
a frontage with a variety of uses - Town Hall, restaurant, bar/disco,
consultancy, etc. It is an important area, lying as it does on the seafront
between Spa Gardens and the leisure centre. It is also within the Conservation
Area.
POLICY AP198
Felixstowe : Undercliff Road West
Undercliff Road West, between South Hill and the Spa Gardens, as
shown on the Proposals Map, is suitable for a mixture of uses. The only
exception to this will be in respect of intensive leisure activities,
such as amusement centres, which should be restricted to that part of
the area south of the existing Convalescent Hill Car Park. The critical
aspects of any proposals for changes of use or redevelopment will be:
a) Design and materials, which should reflect the location within
a Conservation Area and the Victorian/Edwardian heritage;
b) Avoidance of material adverse effects on residential amenity;
c) Avoidance of garish and unsuitable frontages and advertisements.
11.198 One site, at Convalescent
Hill , owned by the District Council and currently used as a public
car park, offers virtually the only potential for similar activity and,
at the same time, improve the appearance of an untidy area. The loss of
seafront parking could be of concern and, therefore, consideration should
be given to the possibility of retaining some off-street public car parking
on the site. The site is within the Conservation Area and the nature and
design of the development must, therefore, take that into account.
P OLICY AP199
Felixstowe: Convalescent Hill
Land to the west of Convalescent Hill, as shown on the Proposals
Map, is identified for development, which shall include leisure and
associated uses. Proposals shall substantially accord with the Design
Brief prepared for the site, and will also be considered against the
following criteria:
(i) leisure activities shall be at ground floor level only;
(ii) the development shall front Undercliff Road West;
(iii) the design, scale, materials of construction and the appearance
of the buildings shall preserve or enhance the special character of
the Conservation Area;
(iv) the development shall include car parking spaces in accordance
with the District Council's adopted standards set out in Supplementary
Planning Guidance, and as much off-street public car parking as the
scheme reasonably allows;
(v) the development shall pay due regard to the amenities of the
occupants of nearby residential properties;
(vi) the tree screen at the rear of the site shall be retained.
Sea Road: Promenade and Gardens
11.199 This area consists of formal gardens and children's activities.
The latter are all 'open air' in nature, eg, boating pool, miniature railway,
playgrounds, etc. It is important for the appearance of the Seafront,
that no development takes place. There are currently some beach huts along
the seaward side of the promenade. These detract from the appearance of
the area and interrupt views of the sea.
POLICY AP200
Felixstowe: Sea Road Promenade
No further permanent structures will normally be permitted along
the Sea Road Promenade, as shown on the Proposals Map, which
will be maintained as an area of formal gardens and children's activities.
Exceptionally, in order to relocate these from in front of the Spa Pavilion,
a limited number of small groups of beach huts on the beach adjoining
the Promenade may be acceptable, and proposals will be considered on
their individual merits and against Policy AP188.
The Sea Road Frontage
11.200 Sea Road connects the 'magnets' of the pier/leisure centre and
Mannings/South Seafront (potentially). It is the longest continuous built-up
frontage which is adjacent to the sea. With activities, amusement arcades,
pubs, kiosks and hotels, it functions as a tourist area and its character
and vitality is important to the health of the resort.
11.201 There are, however, some under-used properties (notably the former
North Sea Hotel) and sites (notably the former Cavendish Hotel). Investment
in their use and development needs to be encouraged, but not to the detriment
of the character and function of the whole frontage. In this respect:
a) If the Council's strategy is to be concentrated towards young families
and the mature market, there is a need for new investment within existing
'intensive' activities, such as Mannings Amusement Park, which are an
important feature of the resorts, but there may not be the need for
more facilities such as amusement arcades;
b) Tourist uses may be able to be expanded to include complementary
activities. Examples of this are:
i) retail uses; and
ii) self-catering, as well as serviced accommodation (there is a
particular identified shortage of the former);
c) Serviced accommodation remains important and its protection from
changes to other uses should continue;
d) Residential uses and offices are not considered to be appropriate.
11.202 The development of the site of the former Cavendish Hotel for
wholly residential development would exacerbate the 'dead' frontage emerging
between Mannings and the South Seafront. Whilst the rear of the site might
be suitable for such a use, the frontage should contribute to the vitality
of the resort frontage in some way. In addition to recreation/leisure/tourist
activities, self-catering or serviced accommodation might be suitable.
POLICY AP201
Felixstowe: Sea Road Frontages
The frontage of Sea Road, as shown on the Proposals Map, is considered
to make an important contribution to the health and vitality of the
resort. Therefore, recreation/ leisure/tourist activities, self-catering
and serviced accommodation, and retailing are deemed the most appropriate
uses and new such activities will be encouraged subject to:
(a) respect for the Edwardian or Victorian character of existing
buildings, and
(b) compatibility with surrounding uses.
Because of the importance of existing activities, the following
will be strongly resisted:-
(i) the loss of bed spaces in serviced accommodation;
(ii) the changes of use of existing recreation/leisure/ tourist
activities between St Edmund Road and Undercliff Road, or the development
of vacant sites at ground floor level to/for anything other than:
(a) recreation/leisure/tourist activities;
(b) self-catering and serviced accommodation;
(c) retail;
(iii) the loss of recreation/leisure/tourist activities on the land
between St Edmund Road and Micklegate Road;
(iv) The development of the frontage of the land between Micklegate
Road and Beach Station Road for uses other than recreation/leisure/tourist
activities, self-catering and serviced accommodation, or retail;
(v) residential use anywhere except on upper floors;
(vi) new office uses.
Footnote: 'Recreation/leisure/tourist
activities' include cafe/restaurant, take-away, public house, video/amusement
arcade, museum, children's activities and other uses deemed appropriate
by the District Council. Such "other uses" would include night
clubs and discotheques, a major consideration being their compatibility
with residential and other uses.
South Seafront
11.203 This area is basically that bounded by Orford Road, Langer Road,
Manor Road, Manor Terrace and the seawall. The area is low lying and may
be liable to shallow flooding. There are development restrictions close
to the seawall because of the possibility of damage caused by spray and
wave-action overtopping the defence during severe events.
11.204 Nevertheless, this area offers potential for development for the
overall benefit of the resort, because:
a) It is the only vacant site on the seafront which is capable of a
significant development in terms of size;
b) It has a substantial sea frontage, running parallel and close to
the promenade;
c) It is located at the end of Sea Road at the southern end of the
promenade, close to existing attractions;
d) The existing Martello Tower is of historical interest and could
become a focal point;
e) There is the opportunity to accommodate a Sunday market away from
residential property;
f)The Herman de Stern building has the potential for leisure or resort
uses.
11.205 Consequently, the site is allocated for tourism/leisure use, but
one which accords with the Council's emerging Resort Strategy. The target
market would primarily be families with young children. Activities could
be accommodated within an overall 'theme' of continuing the garden resort
image which extends along Sea Road. Consequently, the major use would
be a seafront park, which could be a significant attraction. A space to
accommodate a permanent market could be a complementary use. This ought
to be located away from residential properties - perhaps close to the
sea wall. These, together with use of the Herman de Stern and Martello
Tower, would make a major contribution to increase the number, range and
quality of attractions.
11.206 The site would need to be serviced by appropriate infrastructure,
notably access and car parking. It is essential that the development of
the site is undertaken on a comprehensive basis. If carried out to a high
standard, some residential development might be acceptable on the landward
side of the site as a last resort, if essential to create the facility
and provide the necessary infrastructure.
11.207 The following policy will apply to the site in association with
Supplementary Planning Guidance adopted by the District Council:
POLICY AP202
Felixstowe: South Seafront Land
Land bounded by Orford Road, Langer Road, Manor Road and Manor Terrace,
as shown on the Proposals Map, is identified for a comprehensive development
which shall contain, as its principal components, the following:
(a) Recreation/leisure orientated uses along the sea frontage, such
as
(i) a major open-air activity park and associated uses (eg catering
and toilets) and
(ii) a site for a market (if associated with the termination of
the current use of the site between Micklegate Road and Beach Station
Road);
(b) In association with that existing at the end of Manor Terrace,
sufficient car parking to accommodate visitors to the site;
(c) The retention of the Martello Tower:
(i) as a feature of the site with a use compatible with
the building and complementary to the area, eg museum or restaurant;
(ii) within an open setting, particularly linking it with the
seafront;
(d) a cycle route and public footpath linking Landguard
Peninsula and Sea Road;
(e) the use of the Herman de Stern building for complementary
activities such as of an arts-based nature and/or catering/dining.
The development shall be subject to appropriate modifications and
improvements to highway infrastructure at the site and as necessary
on routes leading to the site.
Residential development will only be acceptable if it constitutes
a minor part of the land uses and it can be demonstrated that only by
its inclusion can the principal uses referred to be secured.
The Caravan Park
11.208 This contains about 275 static caravans and pitches for about
100 touring caravans. It performs an important function in terms of providing
self-catering accommodation.
11.209 However, large concentrations of caravans are not particularly
attractive and the use of this site, in its present form, is not compatible
with the Council's intentions to enhance the area and make it more attractive
to visitors, with developments on the South Seafront and Landguard Fort.
11.210 Self-catering accommodation could still be provided, but in the
form of permanent, purpose-built chalets, perhaps as a 'holiday village'.
Some facilities for touring caravans should remain. Static caravans would
still be available on Walton Avenue and new sites, perhaps replacing that
lost at Manor Terrace, will be judged against Policy AP112 in the Recreation
Chapter (para 7.42). The redevelopment and enhancement of the area in
this way would be seen as complementing the leisure-led development of
the adjacent South Seafront land, including its visitor attractions and
facilities.
POLICY AP203
Felixstowe: Caravan Site at Manor Terrace
Whilst recognising the contribution which the site makes to the
supply of accommodation in Felixstowe for tourists, the District Council
would encourage redevelopment of the land currently used for static
and touring caravans at Manor Terrace, as shown on the Proposals Map,
for chalets, if carried out to a high standard of design and subject
to access and infrastructure criteria.
11.211 An exception to this could be the existing gap in the Manor Terrace
frontage, which currently has caravans parked on it. This site contributes
to the supply of accommodation at present and should not be lost to permanent
residential occupation. However, in order to complete the frontage, development
of permanent tourist accommodation may be acceptable.
POLICY AP204
Felixstowe: Manor Terrace
The western side of Manor Terrace frontage, as shown on the Proposals
Map, is identified as being suitable for tourist accommodation in the
form of permanent buildings.
Landguard Peninsula
11.212 The Landguard Peninsula basically comprises the following elements:
the Local Nature Reserve:
This occupies the southern end of the peninsula, is owned by Suffolk
County Council and managed by the Suffolk Wildlife Trust. It is designated
as a Site of Special Scientific Interest.
Marine Aggregate Terminal:
This is used by a mineral operator for the landing and processing of
marine-dredged aggregate. A major impact on the area is the number of
heavy lorries using the terminal, which pass along the edge of the Local
Nature Reserve.
Landguard Public Open Space:
This is owned by the District Council and is popular for informal recreation.
It is served by a public car park at the end of Manor Terrace. It forms
part of the Local Nature Reserve and is also important for wildlife
and designated as a Site of Special Scientific Interest.
Dock Land :
This includes:
a) a public viewing area, capable of accommodating about 12 cars;
b) the concrete roadway serving the peninsula and the fort;
c) some land adjacent to the roadway, including the existing informal
parking area;
d) container compounds.
Landguard Fort:
This is a scheduled Ancient Monument owned and maintained by English
Heritage and of immense historic and military importance, though in
a generally poor state of repair.
11.213 The existence of a number of potentially conflicting land uses
and activities in a relatively small area of considerable ecological and
historic importance, led to the setting up some years ago of the Landguard
Forum, with representatives from all the landowners and organisations
with a direct interest in the area. The Forum is now working on the preparation
of a Management Plan for the Landguard Peninsula. The Management Plan
will seek to reconcile the nature conservation objectives for the open
parts of the area and to provide guidance on the future of the other uses.
It is being prepared in parallel with, and complementary to, this Plan
and will become Supplementary Planning Guidance.
11.214 The District Council has confirmed its commitment to the protection
of the natural qualities of the area by considering the designation of
the Landguard Public Open Space as a Local Nature Reserve.
POLICY AP205
Felixstowe: Landguard Peninsula
The District Council will co-operate with other members of the Landguard
Forum in the preparation and implementation of a Management Plan for
the whole Landguard Peninsula, to provide for the continued informal
recreational use of the area and the protection of its flora and fauna.
11.215 The District Council recognises the potential which exists to
develop the Fort as a Heritage Centre and major tourist attraction. Initiatives
to make more effective use of the Fort would be welcomed, particularly
if they provide the opportunity to safeguard and restore the structure.
Such initiatives would also be consistent with the Council's aim of promoting
and enhancing Felixstowe as a tourist resort.
11.216 Refurbishment will require major capital investment and its attraction
will largely depend on its accessibility to a large number of visitors.
The existing concrete roadway, the limited area available for car parking
and possible conflicts with heavy lorries using the aggregate terminal,
all clash with the development of such a major attraction. It will also
be imperative not to despoil the Ancient Monument, the SSSI or the Local
Nature Reserve.
11.217 In terms of accessibility, therefore, there are two basic alternatives;
(i) to provide parking close to the Fort;
(ii) to provide parking elsewhere and expect people to walk, or provide
a transport facility.
The former is likely to require the active involvement of the Felixstowe
Dock and Railway Company and some reorganisation of activities abutting
the access road. A more intensive use of Dock land, recognising the relationship
between the Dock and the Fort, and providing a 'setting' for the latter,
may be acceptable.
11.218 If parking immediately adjacent to the Fort proves impossible,
parking and a visitor reception area at a location remote from the Fort
might be feasible. Such remote parking would only be acceptable subject
to the provision of a safe means of transporting large numbers of visitors
to the Fort. Clearly such a solution would be costly to implement and
any developer would need to be satisfied that such a venture could be
commercially viable.
11.219 These two options will be considered in more detail in a separate
Study and Consultation exercise to be carried out by the Landguard Forum.
This Local Plan establishes the planning framework against which the optimum
solution will ultimately be considered. This framework is set out in the
following policies.
POLICY AP206
Felixstowe: Landguard Fort
The District Council recognises the potential which exists at Landguard
Fort and on adjacent land, to provide a major visitor attraction through
the restoration of the Ancient Monument and the provision within the
fabric of the Fort of additional structures and facilities, provided
the following criteria can be met:
(i) the proposed use, or associated car parking, does not have
direct access to the Local Nature Reserve;
(ii) if car parking provision is to be made in close proximity
to the Fort, it is in a location which does not prejudice the Ancient
Monument, the Bird Observatory, the Local Nature Reserve or the remainder
of the SSSI, and which minimises any conflict with traffic to and
from the aggregate terminal;
(iii) the upgrading of the access road to a standard appropriate
to serve the proposed and existing uses;
(iv) the provision of a Dock Viewing Area;
(v) a satisfactory landscaping scheme;
(vi) any new development, alterations, and extensions to the Fort
respect its plan form, style, architectural characteristics, historical
importance and appearance.
POLICY AP207
Felixstowe: Land around and adjacent to Landguard Fort
The District Council would support initiatives by the Felixstowe
Dock and Railway Company to secure a significant environmental improvement
and to safeguard the character of Landguard Fort and the adjacent ecologically
sensitive areas, through an appropriate new development on the southern
edge of the Dock complex. Any such redevelopment will be subject to
the following criteria:
(i) it shall form part of a comprehensive plan for Landguard;
(ii) it shall be for uses directly related to the recreational/leisure
use of the area, or for office uses;
(iii) provision shall be made to improve access by upgrading the
existing concrete road;
(iv) provision shall be made for adequate car parking to serve
the proposed uses, including the Heritage attraction at Landguard
Fort;
(v) development shall be to a high standard of design;
(vi) the provision of a dock viewing area for the public.
THE URBAN FRINGE
11.220 As described earlier, Felixstowe lies at the tip of a peninsula
between the estuaries of the Orwell and Deben. Both estuaries and adjacent
land are within the AONB, the Deben Peninsula also being designated Heritage
Coast. Both are also designated as SSSI's. Between the two estuaries is
an open plateau (partly AONB) of high agricultural land quality. Buildings
within a flat landscape tend to be prominent. Access is also restricted.
In addition, it is a major principle of the Plan that the open land that
separates Felixstowe from the Trimleys, and the Trimleys from each other,
should remain undeveloped.
11.221 These constraints present a unique situation and have been responsible
for a strategy of restraint as embodied not only in the Local Plan, but
also the Structure Plan, as endorsed by the Secretary of State. Therefore,
whilst the Plan seeks to encourage the conversion of redundant agricultural
buildings to employment uses, and the diversification of the rural economy
through other uses of surplus agricultural land (eg recreation), particular
care needs to be exercised on the urban fringes of Felixstowe.
POLICY AP208
Felixstowe: The Urban Fringe
The Urban Fringe of Felixstowe is particularly vulnerable to change
and proposals for new development or changes of use of land or buildings
will be subject to the closest scrutiny against other policies of the
Plan. When assessing individual proposals, special regard will be paid
to their possible contribution towards a cumulative impact on the area.
In this respect and, indeed, for all proposals, there should be no detrimental
impact on the landscape, minimal loss of high quality agricultural land,
and suitable access.
Footnote: Other policies in the Plan include AP12
(AONB), AP14 (Wildlife), AP30 (Housing in the Countryside), AP70 (Farm
Diversification), AP71 (Conversions), AP109 (Recreation), AP114 (Golf),
AP171 (Separation of Felixstowe/Trimley).
IMPLEMENTATION
11.222 Within this Section on the Felixstowe 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.
