EMPLOYMENT

NEW DEVELOPMENT

14.84 Although historically a market town with agricultural servicing and a boat building industry, the function of Woodbridge has changed over the years so that it is less of an employment centre and has essentially become part of the economy of the Ipswich Area, with a significant amount of daily commuting out of the town. This is a reflection of the environmental and planning constraints which have precluded major expansion, and the quality of life offered by the town, which is in close proximity to the regional employment centre of Ipswich.

14.85 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, there is only one large estate in the Town area, this being at Wilford Bridge Road in Melton.

14.86 It will be important to resist the loss of the employment potential of this area to other unsuitable uses and to ensure that development does not take place to the detriment of other objectives of the Plan. At the same time, it will be important to seek to make maximum use of the land and buildings. The Wilford Bridge Road Industrial Estate, therefore, is considered suitable as a General Employment Area, to which Policy AP51 will apply (see para 4.24).

14.87 The development of the industrial estate took place in the early 1980's, in accordance with allocations in the 1971 Town Map at Melton, and the construction of the Melton Relief Road. This complemented major residential developments totalling 1,750 dwellings, also allocated in the Town Map.

14.88 Today, no major employment development is required, given that no residential allocations are made. In addition, the employment needs of Woodbridge and its immediate environs are largely met elsewhere, particularly on the nearby Ipswich Eastern Fringe:

Ipswich Eastern Fringe

(i) Martlesham Heath - an existing industrial area of approximately 80 acres, with potentially 10 acres of land available at the present time;

(ii) Nacton Heath , also known as the Ransome's Park - approximately 150 acres of industrial land, located within the Ipswich Borough, all of which is undeveloped. An extension of 41 acres into Suffolk Coastal is proposed (see AP215 after para 13.39);

(iii) Grange Farm, Kesgrave - 20-30 acres of land for B1 employment uses have been identified in the Master Plan for the area, which has received outline planning permission;

Elsewhere

(iv) Ipswich Town Centre, Ipswich Docks and other industrial estates and employment areas in the Ipswich Borough, where land is available;

(v) Felixstowe , where the Port is a major employer and the release of 60 acres of land for employment purposes is made in this Local Plan (Policy AP176);

Wilford Bridge

14.89 Because of the availability of this amount of land elsewhere, there is no need for a major allocation of land in Woodbridge, which would prejudice the objectives of protecting the landscape setting of the town. However, the District Council recognises the need to provide a supply of small sites, particularly for local businesses perhaps wishing to establish, expand or re-locate. Potential exists at Wilford Bridge in respect of:

- rationalisation and more intensive use of existing open space and recreational areas;

- more intensive, alternative use of the site currently being used for container storage and repair;

- more intensive use of other sites used for storage or open display;

- use of land around the station, currently partly unused.

POLICY AP242

Melton: Wilford Bridge Employment Area

The Wilford Bridge Road Industrial Estate, as shown on the Proposals Map, is identified as a General Employment Area, to which Policy AP51 will apply. Subject to the provision of adequate access and screening, particularly from the Area of Outstanding Natural Beauty, the District Council will support the more intensive use of the present container site, as identified on the Proposals Map, for B1 and B2 employment uses only. Additional landscaping and screening will be necessary around that area, particularly the creation of a 'buffer' between it and the railway line.

Melton Road

14.90 There is a small group of businesses located off Melton Road , between the road and the railway line. These are on the edge of, but outside the AONB, close to an area of undisturbed water-meadows which complement the AONB on the other side of the railway line.

14.91 In such a location, the District Council would normally resist further extensions towards the AONB. However, there may be considerable environmental gain were some limited development to take place, if it were complemented by substantial new planting to screen both any new and existing development.

POLICY AP243

Melton: Employment Area off Melton Road

The Employment area off Melton Road, as shown on the Proposals Map, is designated as a General Employment Area and further development will only be acceptable if:

(i) it is restricted to the area defined;

(ii) it is to a high standard of design;

(iii) it is modest in scale and height;

(iv) it is complemented by the planting of a suitable tree belt on the eastern and southern boundaries.

Deben Mill

14.92 One site, to the north of Deben Mill, already has the benefit of planning permission for employment (B1) use and has been included within the physical limits boundary. This permission represents an intensification of the existing employment use of the site, extending it to include the whole curtilage. In order to protect that employment use from other uses, particularly residential, it is identified on the Proposals Map and covered by the following policy:

POLICY AP244

Melton: Deben Mill

Land to the north of the Deben Mill, Melton, as shown on the Proposals Map, is suitable for development for employment (B1) use only.

A high standard of design, materials and landscaping will be required. The north-eastern part of the site, currently grassland, shall be used as an amenity/water-storage area and remain free of structures. The only exceptions would be part use for open space or parking, but not open storage.

RIVERSIDE EMPLOYMENT AREAS

14.93 In recent years there has been pressure for the development of sites and premises within the AONB on the river side of the railway line, east of Quayside, Woodbridge. In many cases, these businesses have been orientated towards the river users and their market. In accordance with other policies of this Plan, the Council will seek to protect the employment use of the Lime Kiln Quay and Ferry Quay employment areas shown on the Proposals Map, which form part of their historic character, particularly from proposed changes to residential uses. Priority will be given to the protection and enhancement of boat building, marine engineering and other activities associated with the use of the River within these two areas. Any B1 employment uses will be acceptable within these two areas, but B2 employment uses will only be acceptable where they are river - associated employment uses. There may also be opportunities for water recreation, as set out in paragraph 14.111.

POLICY AP245

Woodbridge : Lime Kiln Quay and Ferry Quay

The area of Lime Kiln Quay and Ferry Quay, Woodbridge, as defined on the Proposals Map, is considered suitable for the establishment of new small-scale business (B1) uses or leisure/recreational uses only. B2 employment uses may be acceptable where the uses proposed relate to boat-building, marine engineering or associated activities related to the use of the river. They must also utilise any existing vacant premises. Proposals which would result in serious injury to the amenity and environment of this part of the designated Area of Outstanding Natural Beauty will be refused.

14.94 Any proposal must satisfy the requirements of British Rail in respect of vehicular movement to and from premises, across the East Suffolk Railway line. This will be of major importance in determining whether any proposal on the river side of the railway line is acceptable.

CONSERVATION

14.95 As stated earlier, Conservation Areas have been designated in both Woodbridge central area and around The Street, Melton. Policies which apply to these areas are contained in Chapter One.

ENHANCEMENT SCHEMES

14.96 Generally, the District Council has supported, and will continue to support, improvement schemes which are aimed at positively enhancing a locality, particularly the Conservation Area. Such schemes can be wide-ranging and could include paving, re-surfacing, landscaping, the removal of overhead wires, and the introduction of seating. General work of tidying up and improving the amenity and visual quality of particular sites, which could either be in public or private ownership, will also be encouraged. The District Council will seek, as a priority, to enhance the appearance of The Street, Melton and The Station Forecourt, Woodbridge. This will be supplemented by planning permission not being granted for proposals which would neither protect nor enhance the character or appearance of these two areas.

14.97 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;

(iii) other public bodies, such as the County Council.

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, the District Council recognises that the following would particularly benefit from an improvement in the local environment, although other opportunities may arise during the Plan period.

Melton

14.98 The enhancement of The Street would be of immense benefit to its visual quality and would significantly contribute to its status as a Conservation Area.

14.99 The forecourt of Cowies Eastern Tractors and the entrance to Winifred Fison House occupy prominent locations and the District Council would encourage their improvement and support any initiatives from the owners to implement resurfacing/landscaping schemes.

Woodbridge

The Thoroughfare

14.100 This is discussed later in para 14.149.

The Riverside and River Wall

14.101 The riverside is very important to Woodbridge in terms of its setting as a local recreational facility and a tourist attraction. It is currently an objective of the District Council to improve the riverside footpath. This could be complemented by other improvements, for example, to the river frontage and Ferry Quay area in the form of additional seating and improvements to the 'beach' area and sandpit, once the work being carried out to the river wall by the National Rivers Authority is completed. In addition, the station forecourt and the public car park around and in front of the station building, which many visitors use, would benefit from improved landscaping.

POLICY AP246

Woodbridge and Melton: Environmental Enhancement

In their control of development, the Council will not grant planning permission for proposals which would neither protect nor enhance the character or appearance of the following areas:

(i) The Street, Melton

(ii) Station Forecourt, Woodbridge

POLICY AP247

Woodbridge: Environmental Enhancement, Riverside

As financial resources permit, the District Council will promote a scheme of environmental enhancement in the Riverside area, as shown on the Proposals Map. This will be complemented by the Council seeking to raise the overall standard of the environment in this area through the control of development.

RECREATION AND LEISURE

FORMAL RECREATION

14.102 It is important to ensure that an adequate supply of recreational facilities is available or planned. Currently, the provision of an indoor sports hall at Woodbridge is included in the District Council's Capital Programme, although not allocated within the current programme period. One possible location for such a facility is on land to the rear of the Deben Pool, which would further enhance the recreational facilities within this locality. Any proposal will be considered against Policy AP101 as contained in Part One.

INFORMAL RECREATION

14.103 The provision of an adequate amount of public open space is an important objective of the Local Plan and policies are contained in Chapter Seven.

14.104 The provision of an informal games area and a play space in the valley of the Naverne Brook, off Castle Street, not only has provided an invaluable amenity, but also, considerably enhanced the Conservation Area. The open space in this part of the town forms a very important setting to the town centre and Market Hill and, as such, has been identified as an 'Area to be Protected from Development', to which Policy AP28 applies.

14.105 In view of this area's contribution and importance to the setting of the Conservation Area, and its further potential for public open space use, it is desirable to extend the Castle Street open space area and to develop footpath links to adjacent residential areas, and to the Market Hill.

POLICY AP248

Woodbridge: Castle Street Amenity Area

The District Council will extend the Castle Street open space scheme and promote footpath links to adjacent residential areas, as shown on the Proposals Map.

THE RIVERSIDE

14.106 The environment of different parts of the riverside varies greatly and activities which would be damaging in one area may be entirely acceptable in another. There are also a number of conflicting demands being exerted within the area which need to be reconciled, including those of water-based recreation and other recreational pursuits - walking, for example; the need to conserve the area's outstanding landscape quality within the AONB and the need to preserve the river's attributes as a natural wetland habitat (recognised by its recent designation as an SSSI).

14.107 With the development of the Tide Mill Yacht Harbour and the gradual build-up of craft in the Ferry Quay area, the character of this part of the riverside has changed significantly in recent years. It takes its character not only from the river and riverside buildings, but also, from its setting, including attractive marshland lying between the river wall and the railway line. It will be most important to ensure that the gradual erosion of this traditional setting is stemmed.

POLICY AP249

Woodbridge & Melton: Retention of Riverside Qualities

The District Council will seek to prevent the further expansion of riverside development into the areas shown on the Proposals Map. Overall, the District Council will continue its policy of land acquisition in the area between the railway line and the river to facilitate the objective of protecting the character of the riverside.

14.108 To the south of the 'developed' part of the riverside, towards Kyson Point, the riverside and marshlands create a sense of isolation and peace. The principal objective for this area, therefore, should be to retain and possibly enhance these qualities, which have made this area so popular for walkers and bird-watchers.

POLICY AP250

Woodbridge: Riverside recreational area

The Riverside area to be used for recreational purposes is shown on the Proposals Map. The District Council intends that the stretch of Riverside south of this area, and between the railway line and the river wall, should remain undisturbed and its present character be retained.

14.109 In terms of traffic movement, the river bank is essentially a pedestrian area. Free public access to the riverside has always been encouraged and its natural qualities are likely to attract more and more visitors, especially during the Summer months. Recent improvements to the river wall, as part of the Woodbridge flood defence works, south of the Ferry Quay, have provided an all-weather surface with numerous access points being available along its length. To the north of Ferry Quay, the route of the footpath and the absence of directional signs at key points tend to conceal its existence and to diminish its potential. However, the construction of the new flood defence scheme from Ferry Quay to Wilford Bridge will provide an opportunity to develop the footpath linking into other recreational facilities, such as the picnic site at Wilford Bridge.

POLICY AP251

Woodbridge & Melton: Riverside Footpath

The District Council will seek to improve as a Riverside Walk the existing footpath from the Ferry Quay in a northerly direction towards the picnic site at Wilford Bridge, as shown on the Proposals Map.

WATER RECREATION

14.110 Over recent years there has been increasing pressure for new developments within the Deben Estuary to provide facilities for sailing, eg, marina berths and water recreation, for example, jet skis and water-skiing. However, as the ecology and landscape of the river is extremely sensitive, the ability of the estuary to continue to accommodate these pressures needs the most careful consideration.

14.111 It is considered that an additional facility in Woodbridge itself is preferable to further development in the more sensitive parts of the estuary, and indeed, may relieve pressure on them. Therefore, subject to the provision of an adequate access and appropriate scale, design and use of materials, such a proposal may be acceptable if:

(i) any new buildings, roads and parking areas are located within the physical limits, as defined on the Proposals Map;

(ii) it retains the open character of the riverside, including uninterrupted views of the river from the town centre.

14.112 Potential may exist in the Lime Kiln Quay area. However, in addition to the above criteria, a proposal must be associated with improvements to the appearance of buildings and surfaces around Lime Kiln Quay, a prominent and historically important part of the Woodbridge Conservation Area and AONB.

14.113 As such a facility would, by necessity, be located within/abutting the Ferry Quay and Lime Kiln Quay Employment Area, Policy AP245 and the following apply:

POLICY AP252

Woodbridge: New Yacht Harbours and Marinas

The development of a further yacht harbour at Lime Kiln Quay, Woodbridge, as defined on the Proposals Map will be permitted if:

(i) residential use is restricted to holiday accommodation only;

(ii) adequate car parking is provided on site;

(iii) the scale and level of activity is appropriate to the restricted site, which is located in an AONB and adjoins a Conservation Area;

(iv) it is to a high standard of design;

(v) measures are taken to prevent damage to the SSSI and disturbance to birds;

(vi) the level of activity is not likely to result in excessive traffic generation or significant loss of residential amenity;

(vii) commercial activities are limited to small-scale business (B1) or leisure and recreation uses only.

SOCIAL AND COMMUNITY FACILITIES

14.114 Within Woodbridge it is anticipated that two schools will become vacant in the future:

NEW STREET PRIMARY SCHOOL

14.115 The County Council propose to relocate this school to a site on Pytches Road, although there is no provision made in the current Capital Programme. The future use of the existing school is discussed later in para 14.136. It is considered important to protect the proposed site for a school use.

POLICY AP253

Woodbridge & Melton: New Primary School

A site is safeguarded on Pytches Road, Melton, as shown on the Proposals Map, for a new primary school. Because of the contribution which the site currently makes to the character of the area, only the development of such an essential facility as a school will override the need to retain the site in its open, undeveloped form.

KINGSTON MIDDLE SCHOOL

14.116 This is already redundant as a Middle School and is used as an ancillary block to Farlingaye High School. The site has very poor access, is outside the physical limits boundary of Woodbridge and on the edge of, but outside and prominent from, the AONB (see para 14.78). Residential or employment uses are both unsuitable. A community-type use, perhaps involving health care or a clinic, would be the preferred and acceptable alternative use.

POLICY AP254

Woodbridge: Kingston Middle School

The former Kingston Middle School, off Cherry Tree Lane, Woodbridge, as shown on the Proposals Map, is considered suitable for conversion to an institutional use only.

WOODBRIDGE - TOWN CENTRE STRATEGY

EXTENT OF TOWN CENTRE

14.117 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

14.118 In terms of its profile, Woodbridge is a typical traditional market town with an attractive shopping environment characterised by a number of historic listed buildings. It serves both the convenience, and to a lesser extent, the comparison goods shopping needs of its catchment area.

14.119 The town centre is based largely upon its historic street pattern comprising The Thoroughfare, Church Street and Market Hill. The primary shopping frontage is located on the Thoroughfare between Church Street and Elmhurst Walk. The town includes two small shopping centres; these are the Turban Shopping Centre and Gobbitts Yard, both of which are on the south side of The Thoroughfare.

14.120 The principal competing centre to Woodbridge is Ipswich which is some ten miles to the south-west. In addition, the retail warehouses at the Martlesham Heath Industrial Estate, some four miles to the south-west of Woodbridge, provide a relatively comprehensive range of retail warehouse facilities which serve to constrain the catchment of Woodbridge. Martlesham Heath Village Centre has a limited range of retail and service facilities, principally serving the local needs of the surrounding residential areas.

14.121 Woodbridge has a higher than average proportion of convenience goods shops. This high proportion of food retailers is typical of relatively small market towns which tend to be more reliant on their convenience shopping function than larger shopping centres.

14.122 For the majority of goods categories within the comparison sector, Woodbridge has a broadly comparable representation to the national average. The exception to this is in the household goods sector where Woodbridge has a much higher representation. This is explained in part by the high proportion of antique and specialist furniture shops. These types of high quality specialist retailers contribute to Woodbridge's attractive shopping environment and its overall vitality and viability. In addition, there is a weekly market on Thursdays, which is located on Market Hill and includes approximately ten stalls. Tourism contributes significantly to the townÇs vitality and prosperity.

14.123 In addition to its retail uses, Woodbridge has a strong representation of professional uses, including solicitors and estate agents. It is less well provided for in terms of restaurants, public houses and fast food outlets.

14.124 A recent study commissioned by the District Council indicates that Woodbridge has increased its national rank position in terms of its multiple retailer representation over the 11 year period 1984 to 1995. This suggests that the town has been relatively successful in attracting new multiple retailers. However, limited significance should be attached to this statistic, as the total number of multiple retailers is still very limited (ie 5 in Woodbridge compared with 10 in Felixstowe).

14.125 The principal supermarket in the town centre is located within the Turban shopping centre, and has a net sales area of about 635 square metres (9,850 square feet). The only other supermarket in the town centre is in the Thoroughfare, which has a net sales area of about 215 square metres (2,315 square feed). In addition to these two supermarkets, the town centre has a strong provision of small independent convenience retailers, which perform an important role in contributing to the town's vitality and viability. In common with small independent foodstores generally, these stores cater mainly for top-up food shopping.

14.126 The study shows that the town centre food retailers in Woodbridge are trading relatively well, even though the Martlesham Heath Superstore is drawing significant levels of expenditure from Woodbridge and its natural catchment area. It considers that opportunities to accommodate a new quality foodstore or improve the existing provision in the town centre should be investigated. It is recognised that sites in the town centre are extremely limited to which the District Council would add concerns over traffic circulation and effect on the conservation area, but suggest that consideration be given to the feasibility of extending the Budgens' unit to accommodate a larger foodstore. It is considered that the presence of a quality foodstore would encourage at least some of the Woodbridge residents who currently use the store at Martlesham Heath to use Woodbridge town centre. This is also seen as being likely to benefit complementary retail and service uses in the town centre as a result of increased opportunities for linked trips.

14.127 If no suitable town centre site can be identified, the District Council does not consider that there is any merit in encouraging further foodstores outside the town centre, as this would exacerbate further the current outflow of expenditure from the town centre and could undermine the current position of the remaining town centre foodstores.

14.128 Apart from its five multiple comparison retailers, Woodbridge has a number of comparison retailers which are controlled by independents. A large number of these are geared towards visitors and tourists. Whilst these specialist independent retailers are an important contributory factor in explaining the town's attractive character, there is considered to be a relative paucity of more 'mainstream' comparison retailers, which means that a large proportion of the resident population choose to shop in Ipswich. The fact that Woodbridge has performed relatively poorly in terms of generating retailer and investor confidence in the town is further emphasised by the fact that prime retail rents and retail yields have remained largely unchanged since 1992.

14.129 It is not considered necessary to plan for any major new comparison goods scheme in the town centre. However, there is likely to be capacity for a modest amount of additional floorspace during the Local Plan period with the vacant space in the town centre being the immediate focus of attention. In addition, there is the opportunity for a mixed-use development on the site of the Primary School and car park in New Street. Also, given the limited size of many of the units, the Study considers that the District Council should encourage proposals to create some larger units by amalgamating smaller ones.

14.130The Study also shows that vacancy levels are below but close to the national average. However, even though the vacancy level is below the national average, it is sufficiently high to be a matter of concern and vacancy levels need to be carefully monitored on a regular and consistent basis. A more recent survey carried out in July 1997 showed that the vacancy level had fallen to 17 units; two of these units are known to have been subsequently reoccupied. This must be seen as an optimistic sign in terms of the wellbeing of the Woodbridge town centre. In addition to the vacant units in the Thoroughfare, there are also three charity shops, two of which are located on the edge of the primary shopping area.

14.131 It is considered that the town centre is generally well provided for in terms of car parking. The two short-term car parks are Hamblin Road (241 spaces) and Oak Lane (73 spaces) which are generally considered to be adequate, though demand is likely to exceed capacity at peak trading periods. The town centre has a number of long stay car parks located outside the town centre boundary. A number of these are under-utilised and it is considered that users of the two short stay car parks should be encouraged to use the more peripheral car parks by means of an appropriate pricing structure. The District Council will continue its monitoring of car park usage and be prepared to make further positive provision should it prove necessary. This monitoring will also assist the Council in achieving an optimum balance between long term and short term facilities.

14.132 Environmental improvements have been carried out to The Thoroughfare during the last two years by the District and County Councils. It is emphasised, however, that other shopping frontages in the town centre need to be considered as part of a co-ordinated enhancement strategy, though the principal focus for environmental improvements should still continue to be centred on The Thoroughfare.

14.133 Woodbridge town centre is served by the Woodbridge Town Centre Initiative Working Group. This contains representatives of the District, County and Town Councils as well as the Chamber of Trade and Commerce. This Group has prepared an Action Plan which addresses the health of the town centre and contains a number of projects for implementation by public and private organisations.

TOWN CENTRE OBJECTIVES

14.134 The town centre strategy for Woodbridge, therefore, needs to include the following objectives:

• Identify a town centre site for an improved foodstore having regard to the availability of sites which offer genuine opportunities for linked trips and which resists pressure from out of town foodstores;

• Promoting a mixed-use development on the site of the Primary School in New Street, having regard to planning constraints on the area;

• Recognise the need to continue to maintain and enhance an attractive shopping environment through a phased programme of improvements to street furniture, planting, etc;

• Introduce targeted initiatives through a co-ordinated policy of Town Centre Management to encourage shopper loyalty, and through specific initiatives, attract shoppers back from competing centres, in particular, Ipswich;

• Recognise the limited opportunities in the town centre to accommodate significant new retail development, but to encourage proposals to create larger units, possibly by the amalgamation of smaller ones, which are better suited to retailers' requirements. However, this should not be at the expense of maintaining and enhancing the role that specialist type retailers perform in underpinning the town centre's vitality and viability;

• Continue to monitor car park usage throughout the year, and if necessary, to make active provision for additional car parking 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 developments elsewhere in the centre.

TOWN CENTRE POLICIES AND PROPOSALS

Additional Foodstore Retailing

14.135 As indicated in the Town Centre profile, an extension to the existing supermarket at the Turban Centre offers the opportunity to provide for additional convenience floorspace in the town centre. In the event of such an expansion taking place, this would involve a loss of some of the adjoining public car park, with part of the land fronting Hamblin Road and Quay Side, which is currently being used for car parking, being used to compensate for this loss. The District Council considers that this site is well located to serve the town centre as an area for public car parking and that it should be retained for this purpose. Since the expansion of the existing supermarket and the provision of the adjoining car parking are so inter-related, it is proposed to identify the supermarket area, the adjoining car park and the informal car parking area as one allocation on the Proposals Map to which Policy AP255 applies.

POLICY AP255

Woodbridge Retailing

In order to encourage the vitality and range of the town centre shopping facilities, the District Council has recognised the benefit of additional, quality, convenience floorspace within the town centre.

One way to provide this is through the expansion of the existing Turban Centre food supermarket, together with public parking. This will be supported within the area shown on the Proposals Map. The development should serve to preserve or enhance the character and appearance of the Conservation Area and its setting, and should be landscaped to a high standard.

Other proposals on previously unidentified sites within the town centre will be considered against the general policies of the Local Plan, particularly those relating to the Conservation Area (eg AP1 and AP3) and Retailing (eg AP56 and AP61), as well as those relating specifically to Woodbridge Town Centre.

New Street/Oak Lane Car Park

14.136 The County Council has announced an intention to seek the redevelopment of the school site on New Street in order to finance the construction on Pytches Road of a modern purpose built school with playing field. While such redevelopment could accommodate additional car parking, it is necessary for it to occur in a comprehensive manner and with regard to a number of planning constraints, notably:

(i) the location in a conservation area;

(ii) the need to retain the form and character of the main school building by virtue of its contribution to the Conservation Area generally, and its relationship to adjacent historic dwellings in particular;

(iii) access and egress issues;

(iv) residential amenity;

(v) the impact of any retail floorspace on the town centre.

14.137 The site could facilitate a mixed-use development which recognises the above constraints. Furthermore, it should clearly reflect the difficulties which are foreseen for any significant scale of development on the north side of the Thoroughfare. The whole thrust of planning for the Town Centre over the past 20 years or so, including the construction of the south east link road and its associated traffic management measures for the Thoroughfare, has been to service and access the central area of the Town from the south in order to relieve Market Hill, New Street and St John's Street of traffic.

POLICY AP256

Woodbridge: New Street/Oak Lane Car Park

Land at New Street/Oak Lane, Woodbridge, as shown on the Proposals Map, is allocated for a mixed-use development which must conform with the following principles:

(i) the provision of additional public car parking spaces;

(ii) the retention of the form and character of the main school building;

(iii) development not being located and laid out so as to prejudice the opportunities for the rear servicing of properties along the Thoroughfare;

(iv) the preservation and enhancement of the Conservation Area;

(v) the safeguarding of residential amenity;

(vi) traffic not being generated so as to attract large numbers of additional vehicles (particularly service vehicles) into the historic core of Woodbridge;

(vii) any retail development must conform to general policies AP55 to AP61, particularly in respect of the potential impact on the primary shopping core of the town centre.

14.138 In respect of (i), the actual amount of additional car parking will depend upon the general need for additional public spaces in the town centre and the type and amount of floorspace proposed in any redevelopment.

Prime Shopping Area

14.139 It is essential to identify what is perceived to be the central core of shopping activity in Woodbridge, 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.

14.140 It is recognised and confirmed by Government advice, that some non-retail uses give a direct service to the public and are often expected to be located within a shopping centre. This would include banks, building societies and professional services. 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.

14.141 An area has been identified as the 'Prime Shopping Area' within which such uses will be resisted. This consists of the major part of the Thoroughfare itself, where most retail activity currently takes place.

POLICY AP257

Woodbridge Town Centre: Prime Shopping Area

The Thoroughfare, between Church Street and Elmhurst Walk, including Hamblin Walk, 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.

14.142 It is considered that there is significant scope for a range of business uses (shops, food, offices, financial, consultancies, etc) to occur elsewhere within the town centre.

Residential Accommodation

14.143 Within the Town Centre there are numerous residential units interspersed with shops, offices and other services. These mixed uses give the town its character, and residential units of accommodation can give the town life at night and help deter vandalism. The District Council will encourage the establishment of residential accommodation in the Town Centre in accordance with Policy AP57.

14.144 However, it is important to ensure that the loss of shop or business uses does not occur to the detriment of the function of Woodbridge as a shopping centre. This is particularly important within the Prime Shopping Area (see Policy AP257 above), and also important in Church Street and Market Hill . Historically, the latter area has an important function as a commercial area. Today, it still serves as a secondary trading area to the Thoroughfare. Church Street links the two areas and it is important that polarisation does not occur.

POLICY AP258

Woodbridge Town Centre: Church Street and Market Hill

Proposals for changes of use from shops, offices or other service uses to residential accommodation at ground floor level fronting Church Street and Market Hill, Woodbridge, as shown on the Proposals Map, will be refused.

POLICY AP259

Woodbridge Town Centre: Loss of Residential Accommodation

Within the Town Centre, but outside the Prime Shopping Area, Church Street and Market Hill, as shown on the Proposals Map, the loss of residential accommodation to other uses will be resisted where this is in the interest of residential amenity, the need to retain the character of a particular area or group of buildings, and other policies of this Plan.

Car Parking

14.145 Public car parks are currently available:

- within the town centre at Oak Lane (90 spaces) and Hamblin Road (252 spaces)

- on the edge of the centre at Theatre Street (26 spaces); Lime Kiln quay Road (36 spaces); Woodbridge Station (51 spaces) and at the Swimming Pool on Station Road (140 spaces).

14.146 It is important that sufficient land be made available to provide for car parking to meet the existing and future needs of Woodbridge Town Centre. Additional car parking will also be necessary in order to allow other developments to take place, where there is no, or inadequate on-site provision (see Policy AP80).

14.147 At the present time the two central car parks are adequate for the general, average demand but cannot cope with the principal peaks of trading, such as on a Saturday. At these times, however, some spaces are available in the car parks on the edge of the Town. Car ownership rates are also expected to rise and the demand for spaces is, therefore, likely to increase.

14.148 It is the central car parks where most concern is directed, because if the capacity is inadequate, or is perceived by shoppers to be inadequate, then this may deter trips to the town centre. It is imperative that this does not occur and the role of Woodbridge as a shopping centre consequently diminished.

14.149During the Plan period, therefore, additional spaces will be required in the central area and this can be achieved in two ways:

(i) by managing the car parks so that the central area ones are for short-stay use only, and long-stay parking takes place on the edge-of-town, and then monitoring the availability of spaces;

(ii) providing an additional short-stay car park.

14.150 The only site which could be developed for additional car parking might be an extension to the Oak Lane Car Park and this is considered in para 14.136.

Enhancement

14.151 As the Prime Shopping Area, The Thoroughfare serves a wide hinterland as well as constituting the heart of one of the most attractive towns in the District. Reference has already been made in the Town Centre Profile to the environmental improvements carried out to the Thoroughfare by the District Council and the County Council. This Profile also emphasises that other shopping frontages in the Town Centre need to be considered as part of a coordinated enhancement strategy, though the principal focus for environmental improvements should still continue to be centred on the Thoroughfare. The Town Centre Strategy recognises the need to continue to maintain and enhance the Town Centre as an attractive shopping environment through a phased programme of improvements to street furniture, planting, etc.

14.152 Other areas which might benefit from environmental enhancement include the Station forecourt, a transport interchange familiar to visitors, and Church Street/Quay Street.

14.153 Such enhancement schemes would be progressed through the Town Centre Initiative (see paragraph 14.133) and its Action Plan. This would mean the involvement of, and consultation with, business interests in the town as well as District, Town and County Councils.

POLICY AP260

Woodbridge Town Centre : Enhancement

As resources permit, the District Council will continue to carry out environmental improvements in order to maintain and enhance an attractive shopping environment through a phased programme of improvements to street furniture, planting, etc. Areas to be examined include:

(i) Church Street;

(ii) Quay Street; and

(iii) Station forecourt and car park.

In the meantime, the District Council will seek to raise the overall standard of the environment of these areas through the control of development.

Rear Servicing

14.154 In addition to restricting vehicular access, the continued reduction in street servicing would also improve the visual and shopping amenity of the Thoroughfare for the pedestrian. It is appreciated that not all premises have rear servicing facilities. However, where rear access already exists this should be safeguarded. Further reductions in street servicing could be achieved without significant demolition of buildings or serious intrusion into residential areas. Achievements of this kind have been made in recent years and it is clear that other improvements could be made that would further reduce the level of traffic in the Thoroughfare and provide better access to some shops.

POLICY AP261

Woodbridge Town Centre: Rear Servicing

The District Council will seek to improve servicing facilities in Woodbridge Town Centre by supporting additional restrictions on non-essential vehicular access in the Thoroughfare and by pursuing the concept of rear servicing of properties in the Prime Shopping Area, as shown on the Proposals Map, where access exists and can be achieved without undue intrusion or demolition.

14.155 The restriction of other non-essential traffic is by far the least expensive part of the practical implementation of policy. The District Council realises that the provision of rear access to shops in key parts of the Thoroughfare is unlikely to be given a high priority in public spending terms and that such facilities are more likely to be provided through private schemes for redevelopment or alterations to property. Nevertheless, the District Council will seek to retain existing rear servicing facilities and encourage the provision of additional facilities by assessing planning applications in the Town Centre against the following policy:

POLICY AP262

Woodbridge Town Centre: Potential Service Areas

Planning permission will be refused for development which is:

i) prejudicial to the operation of existing rear servicing facilities off The Thoroughfare, Woodbridge;

ii) makes inadequate provision for rear servicing where the opportunity is available; or

iii) will be prejudicial to the achievement of Policy AP261.

Traffic Management

14.156 Previous Local Plans have considered pedestrian priority in the town centre as a basic objective. To an extent this has been achieved in the Thoroughfare through traffic management, although further enhancement may be beneficial.

14.157 Traffic in Cumberland Street has also been 'managed' so that it is for access only, thus reducing the amount.

14.158 There is a need to monitor and review the various effects of these traffic management measures in order to assess the degree of success in reducing pedestrian/vehicular conflict within Woodbridge town centre. The performance of the servicing areas will be particularly important in considering further schemes for the improvement of the Thoroughfare as a street in which the pedestrian has priority.

POLICY AP263

Woodbridge Town Centre: Traffic Management

The impact of traffic management and other measures in Woodbridge Town Centre will be monitored and assessed and consideration given to any additional measures thought necessary to achieve the stated objective of pedestrian priority in the Thoroughfare and Cumberland Street.

General Town Centre Policies

14.159 The Town Centre policies will need to be read in conjunction with Policy AP56, which seeks to locate and promote activities in the Town Centre; Policy AP58 which sets out the Council's intention to continuously monitor car park demand, bearing in mind the need to encourage the use of a range of transport modes in addition to the car; and Policy AP61 which expects development to be in the town centres unless suitable sites are not available.

IMPLEMENTATION

14.160 Within this Section on the Woodbridge Area there 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.