Suffolk Coastal District Council

Introduction

Maps

Written Statement

Planning Policy Index

FRAMLINGHAM - TOWN CENTRE STRATEGY

EXTENT OF TOWN CENTRE

9.118 The Town Centre is defined on the Proposals Map and it will be within this area that Policy AP56 will apply.
TOWN CENTRE PROFILE

9.119 In terms of its profile, Framlingham is an historic market town located on the upper reaches of the River Ore in a largely agricultural area. In addition to its function as a major local shopping centre, the town performs a complementary tourist role, reflecting the historical nature of the town centre and the attraction of the 13th century castle.
9.120 Retailing is concentrated around Market Hill, Bridge Street and Church Street, with additional shopping frontages along Albert Place and Well Close Square. It is estimated that the town centre has approximately 7,250 square metres of gross ground floorspace (A1, A2 and A3 uses).
9.121 Framlingham has an above average provision of convenience retailers. This is considered to be typical of smaller market towns which are generally more reliant upon their convenience shopping function. The principal supermarket in the town centre is the foodstore at Market Hill. This store is a recent addition to the town centre, and has materially improved the town's ability to cater for main food shopping. Other food retailers in the town centre include a general store and a variety of independent food retailers.
9.122 The proportion of comparison retailing in the town centre is marginally below the national average. However, this disguises the fact that a large proportion of the comparison retailing is geared towards tourism, evidenced by the high representation of antique shops, art galleries, craft shops and book shops. There is a limited provision of more mainstream comparison retailers. In addition Framlingham has a small weekly market on Saturdays located at Market Hill and comprises approximately 15 stalls.
9.123 Services are well represented in the town centre, although there is a relatively high proportion of professional services, such as solicitors and accountants, and only a modest representation of financial services (clearing banks and building societies).
9.124 There are only six vacant shops in the town centre which is well below the national average. This is indicative of a relatively strong centre in terms of its vitality and viability.
9.125 Car parking appears to be adequate. Although the Elms and Fore Street car parks and Market Hill are close to capacity at peak shopping periods. A study recently commissioned by the District Council notes that both the Elms and Fore Street car parks are free and suggests that consideration could be given to the introduction of charging in order to dissuade local shop owners and others from using them. It recognises, however, that the benefits of this will need to be weighed against the possible implications of additional traffic in the town centre. The study also noted that there were a further 76 spaces associated with the principal supermarket.
9.126 There are opportunities to enhance further the town centre, particularly Market Hill, due to the relatively poor road surface, the paucity of attractive street furniture and minimal landscaping.
9.127 It is not considered that it would be appropriate to plan for any significant new floorspace. However, in expenditure growth terms, it is accepted that the town centre could possibly accommodate a very modest addition to its comparison goods retail floorspace. The physical constraints in the town centre in terms of buildings of historic interest, archaeological remains, particularly in the Riverside/Bridge Street area, and medieval street patterns mean that any new retail development would have to be in keeping and complementary to the surrounding areas.
TOWN CENTRE OBJECTIVES

9.128 The town centre strategy for Framlingham, therefore, needs to include the following objectives:

• Environmental improvements to Market Hill which should be seen as a priority. These would enhance further the attractiveness of the town centre.

• Resist pressure for any further large foodstore development in the town centre, since the Market Hill supermarket has satisfied the previously identified deficiency.

• Maintaining a policy which defends any loss of retailing (in particular, foodstores), but which recognises the importance of services in underpinning the town centre's vitality and viability.

TOWN CENTRE POLICIES AND PROPOSALS

Car Parking

9.129 The District Council recognises that it is important to make the most efficient use of existing car parking spaces and to keep the provision of off-street parking for all types of vehicle under review. The redevelopment of the garage workshop at Braidge Street (for which planning permission has been granted, subject to a legal agreement) provides the opportunity for additional car parking to meet the future needs of the town centre off The Elms. This should be an integral part of the adjoining development.
9.130 The development area extends into The Mere to the north. This is a Suffolk Wildlife Heritage Site and a part of the Conservation Area as well as a Suffolk Wildlife Trust reserve. It is, however, considered that the loss of a comparatively small area of The Mere is more than offset by the opportunity provided by the rationalisation of land uses and new development to create improved access and a phased increased area of public car parking. In this respect, the increase in parking should be significant in order to justify that loss - something in the order of 70 spaces.

POLICY AP139

Framlingham: Car Parking

Land at The Elms, Framlingham, as shown on the Proposals Map, shall be developed on a comprehensive basis to accord with the following principles:

(i) additional public car parking shall be an integral part of the scheme amounting, in a phased development, to no less than 70 spaces;

(ii) other car parking on the site shall relate to the type of development and taking account of the District Council's adopted standards;

(iii) residential development is the only acceptable alternative use, preferably for sheltered accommodation;

(iv) development shall be to a high standard of design and choice of materials;

(v) an adequate landscaping scheme shall take place on the northern boundary, including the planting of a hedge;

(vi) access shall be from New Road and egress to Bridge Street;

(vii) the existing garage workshop shall be demolished;

(viii) the existing footpath across the site, currently forming part of the Mere circular walk, shall be diverted and a footbridge provided.

The Castle and Mere

9.131 The castle is a Grade I Listed building and provides an important focal point for the town. The Mere and the grassed areas of the medieval ramparts create a unique setting for the castle, which must be preserved. The castle also relies on the wider surrounding area remaining relatively undeveloped in order to retain its prominent setting.
9.132 The Mere is also an important site in nature conservation terms and it is hoped that this will be recognised by its designation as an SSSI (see para 1.66). In considering proposals which affect the Mere, Policy AP15 will be rigorously applied, and the following policy will relate to the castle itself:

POLICY AP140

Framlingham: Castle

The District Council will pay particular attention to the setting of Framlingham Castle and the Mere and will resist any development likely to detract from the inherent landscape quality of the area.

Opportunities for Enhancement

9.133 Within the Conservation Area there will arise a number of schemes to improve the environment as resources permit and opportunities arise. One area which the District Council would particularly like to see improved is the Market Hill.
9.134 There are a number of aspects of the Market Hill which detract from the environment of one of Suffolk's finest market places and do not do justice to the care and effort of the shopkeepers to maintain and improve the appearance of their premises. These include:

• unattractive surfacing

• drab street furniture

• lack of landscaping

• too much parking.

Improvements will require more detailed work by all parties concerned to bring them to fruition and in this respect the Town Council will have a particularly important part to play.

POLICY AP141

Framlingham: Market Hill

The District Council will, as resources permit, consider supporting the Town Council and co-ordinate future action to improve the appearance of the Market Hill.

GENERAL TOWN CENTRE POLICIES

9.135 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; Policy AP61 which expects development to be in town centres unless suitable sites are not available; and Policy AP57 which seeks to encourage the establishment of residential accommodation within town centres, particularly on upper floors.
LEISTON

9.136 Leiston is a compact, isolated town largely under the influence of the Sizewell Nuclear Power Stations (see para 9.34). Despite this, the town retains its character and function, largely as an employment and shopping centre for a wide rural catchment area.
9.137 The early growth of the town was largely related to its function as an employment centre, particularly engineering, with one large employer - Richard Garrett. Since its demise, some diversification has occurred with new industrial estates being developed. The recent construction and operation of Sizewell 'B' NPS creates considerable employment, but it is important to broaden the employment-base to prevent over-reliance on that one activity.
9.138 The central area is designated as a Conservation Area. The surrounding countryside is extremely attractive and part of the parish of Leiston lies within the Area of Outstanding Natural Beauty.
9.139 This section of the Plan covers the following matters, although it must be emphasised that the greater proportion of policies appropriate to Leiston are general ones contained in Part One of the Plan:

• Housing

• Employment (including the need for new sites)

• Town Centre (including car parking)

• Recreation.

LEISTON - GENERAL

HOUSING

9.140 Reference has already been made (paragraph 9.6) to the lack of any necessity to allocate land specifically to meet the Structure Plan housing requirement for the Suffolk Coastal District as a whole. There will, however, be opportunities for infilling, groups or even small estate-scale developments. These may be acceptable, provided they are within the physical limits, as defined on the Proposals Map.
9.141 However, partly arising from the unique circumstances of Leiston's nuclear safeguarding restrictions (see Appendix 2), it is necessary to ensure that existing large areas of open space within the physical limits boundary are not brought forward for development. This has been agreed with the Nuclear Installations Inspectorate. Therefore, although there is a general presumption in favour of development within the physical limits boundary, as set out in Policy AP26, this will not apply to open spaces and in this respect Policies AP28 and AP39 will be strictly applied.
9.142 Within the defined physical limits there may be areas which make an important contribution to the setting or character of a particular part of the town in an undeveloped form. One such area is along Goldings Lane, where the trees, hedges and large plots give it a rural character. Policy AP28 will apply to such areas.
EMPLOYMENT

Eastlands Industrial Estate

9.143 Eastlands Industrial Estate is some 15½ acres in size, housing a variety of industrial premises with very little vacant land remaining. Consistent with similar industrial estates in other parts of the District, it is considered suitable as a General Employment Area, where planning permission would be granted for most forms of development which are concerned with economic activity and provide jobs.

POLICY AP142

Leiston: Eastlands Industrial Estate

Eastlands Industrial Estate, Leiston, as shown on the Proposals Map, is defined as a General Employment Area to which Policy AP51 would apply.

Masterlord Industrial Estate

Masterlord Industrial Estate is the site of the former Richard Garrett Engineering Works. The red brick, mock-Georgian building facing Station Road was built as a training college and offices; it is now known as Colonial House and is used primarily as offices. The main engineering works building has been renovated and divided into a series of separate small industrial units, most of which are now occupied.
9.144 There are extensive areas of open space surrounding the former engineering works and foundry buildings. These offer scope for the provision of some additional units. However, it will be essential to retain the open character and setting of Colonial House, particularly as this lies within the Conservation Area.

POLICY AP143

Leiston: Masterlord Industrial Estate

Masterlord Industrial Estate, Leiston, as shown on the Proposals Map, is defined as a General Employment Area, to which Policy AP51 applies.

Waterloo Avenue

9.145 An area of land to the north of Waterloo Road, as shown on the Proposals Map, is acceptable in principle for B1 employment uses, subject to the development being of a high standard, not being accessed from Waterloo Road, and not having any adverse effect on the existing area of open space fronting Station Road and Waterloo Road.

POLICY AP144

Leiston : Waterloo Avenue

An area or land to the north of Waterloo Avenue, Leiston, is considered suitable for employment (Class B1) use, provided access is not obtained from Waterloo Avenue, and subject to any development being to a high standard of design and use of materials commensurate with the prominent position of the site within the Leiston Conservation Area.

Future Provision

9.146 The construction of the Sizewell 'B' power station was completed in the early 1990's. The effect on employment in Leiston has been very noticeable. A number of new firms have come into the town, particularly in the construction and equipment sectors. The District Council is concerned, however, to avoid over-reliance on such temporary economic factors and to secure a diversified range of local employment opportunities for the future.
9.147 It is not possible to quantify the precise amount of industrial land required over the next few years, but the aim should be to ensure that the immediate future aspirations of existing industrialists can be met and that appropriate provision be made for reasonable longer-term growth. In this respect, one new site is proposed.
Abbey Road
9.148 The southern part of the site is occupied by a building materials supply business. The remainder of the site has had the benefit of two valid planning consents for a total of 18 industrial units. The District Council considers that this site is still an acceptable one for some form of industrial development and is likely to play an important part in meeting the future employment needs of the town.
9.149 Any proposals for the development of the site will need to take into account the potential of the whole site, so will need to be supported by a detailed layout plan. This is to ensure that it is not developed in a piecemeal manner, resulting in a series of uncoordinated developments. The whole site will need to be served by a single access from Abbey Road, constructed to the requirements of the District Council. Extensive landscaping will be required, particularly along the northern and eastern boundaries. The developer will need to provide foul and surface water drainage schemes acceptable to the District Council. As a large part of this site is an infilled former pit area, it may present some constraints to the form or layout of any development.
9.150 Bearing in mind the proximity to residential properties and the restricted access across the railway line, B1 employment uses only would be preferred, although with suitable controls on noise, pollution, etc. B2 uses may be acceptable.

POLICY AP145

Leiston: Abbey Road

Land at Abbey Road, Leiston, as shown on the Proposals Map, is considered suitable for employment (Class B1) use only, if developed to a high standard of design and layout with adequate landscaping. Class B2 uses may be acceptable if subject to suitable controls.

Classes B1 and B2 Uses are described in para 4.9.

Lorry Parking

9.151 Concern has been expressed locally about the need to provide a lorry park in the Town in order to prevent parking in residential streets and the passage of heavy vehicles through and into the town. Such a facility would need to be located on the edge of the town, which could possibly compromise the Local Plan policies which seek to protect the landscape. However, the District Council is prepared to partake in discussions to identify a suitable site.

LEISTON - TOWN CENTRE STRATEGY

EXTENT OF TOWN CENTRE

9.152 The Town Centre is defined on the Proposals Map and it will be within this area that Policy AP56 will apply.
TOWN CENTRE PROFILE

9.153 The profile of Leiston is one of a relatively compact centre located in a largely rural area. The central area of the town is a designated Conservation Area and part of the parish of Leiston lies within the Area of Outstanding Natural Beauty. The function of the town is heavily influenced by the close proximity of the Sizewell nuclear power stations, which are responsible for a large proportion of employment in the area. In this respect, Leiston is seen as being different from the other three towns in the northern part of the District, in that they do not have a major industrial or commercial employers in or adjoining them.
9.154 Leiston is also seen as differing from Aldeburgh and Framlingham in so far as it has retailing interspersed with a mixture of residential and commercial uses, and the town centre contains a wider diversity of different uses. Retailing is principally located on High Street and Sizewell Road and comprises approximately 9,800 square metres of gross ground floor floorspace (A1, A2 and A3 uses).
9.155 Convenience retailing accounts for almost 12% of the total units in the town centre, which is above the national average. The principal food retailer in the town centre is the supermarket on Sizewell Road. Other convenience retailers are predominately small independent traders performing a mainly top-up food role.
9.156 The number of comparison retailers is below the national average. Leiston also has a lower proportion of specialist comparison retailers than the other three centres in the northern part of the District. This reflects the slightly less important tourist role performed by Leiston, compared to the other three towns. Leiston also has a higher proportion of charity and discount shops, suggesting that trading conditions are not as strong as in the other three centres. In addition, Leiston has a weekly market which operates on Fridays from the Crown Hotel car park with about 15 stalls.
9.157 Leiston has a relatively strong provision of services covering a broad range of professional services, such as travel agents and estate agents, and restaurants and fast food takeaways. It is comparatively less well represented by financial services, such as banks.
9.158 The vacancy level is slightly below the national average, although there are a number of larger vacant premises, particularly along Sizewell Road. In addition, there are a number of vacant units on High Street, a number of which are boarded up. Whilst vacancy levels are not considered to be excessive, they do serve to dilute the retailing focus in the town centre. This is further emphasised by the presence of residential and commercial uses within the retailing core of the town centre.
9.159 The four car parks at High Street, Sizewell Road, the Council Offices and Valley Road, as well as the free car park adjoining the Solar supermarket, generally appear to be adequate, although at peak times, the High Street car park becomes congested.
9.160 It is considered that Leiston is an attractive market town, but the presence of boarded up vacant premises on High Street and Sizewell Road detracts from the town's otherwise pleasant appearance. The presence of graffiti on some of these boarded-up shops further detracts from the appearance of the town centre. In addition, it is considered some of the shop frontages in the High Street - Cross Street area and in Sizewell Road are in a relatively poor condition and that they would benefit from refurbishment.
9.161 It is considered that the relatively narrow pavements along High Street do not lend themselves to street furniture. Even so, the complementary use of street furniture and planting would help to enhance the visual appearance of High Street. In addition, it is considered that efforts should be made to improve the appearance of some of the shop frontages on High Street, a number of which are in a relatively poor state of repair.
9.162 A Study recently commissioned by the District Council speculates that Leiston may, potentially, be a vulnerable centre. The higher evidence of vacancies and charity shops, together with a less well developed tourism role than the other three centres in the area, suggests that concerted efforts to sustain and enhance the function of the town need to be made.
9.163 Based on turnover estimates, it is considered that there is any quantitative deficiency in food retailing in the town centre. Even so, the important role that food retailing, and in particular, the foodstore on Sizewell Road, performs in underpinning the role of the town centre, is recognised. It is considered that Leiston is potentially vulnerable to the effects of any diversion of convenience retail trade. Unlike the other three towns in the area, tourism does not play a significant role in Leiston. This means that expenditure derived from the resident population is not likely to be supplemented to any significant degree by income generated from tourists or visitors.
9.164 With regard to new comparison retailing in Leiston, there is unlikely to be any need for significant development during the Local Plan period. Given the number of vacant units in the town centre, it is considered that efforts should be concentrated in the first instance to attracting tenants to occupy them. Nonetheless, they do not rule out the possibility of some modest new development in the town centre which is more likely to be of interest to smaller independent retailers than to national multiples.

TOWN CENTRE OBJECTIVES

9.165 The town centre strategy for Leiston, therefore, needs to include the following objectives:

• Improvements to shop frontages, particularly High Street, additional street furniture and landscaping.

• Attract new retailers to the vacant units of High Street and Sizewell Road before any further town centre comparison floorspace is considered.

• Maintaining a policy which defends any loss of retailing (in particular, foodstores), but which recognises the importance of services in underpinning the town centre's vitality and viability.

TOWN CENTRE POLICIES AND PROPOSALS

Car Parking

9.166 There are currently four existing off-street car parking areas. The High Street and Sizewell Road car parks are District Council operated pay-and-display, whilst the Council Offices and Valley Road car parks are uncontrolled. In addition to these four areas, a large supermarket in the Town Centre has a very large car park which, although intended principally for the benefit of people shopping at its store, is used by the general public. There is also a private car park at Platers Walk, which serves High Street shops. These car parks are adequate for the present level of demand. However, the Plan looks towards the year 2006 and it is likely that, towards the end of the Plan period, there will be a need for additional provision. In managing the car parks it will be essential and desirable to concentrate shoppers' car parking as close as possible to the core retail areas, and to provide safe and convenient pedestrian links between them. Sizewell Road car park does not fulfil these objectives particularly well, and there is merit in seeking to relocate such provision to an area north of the High Street car park.

POLICY AP146

Leiston: Town Centre Car Parks

Town Centre car parking will be retained in Main Street, off Valley Road, and off High Street, complemented by private car parks servicing the Co-op and the High Street shops off Plater's Walk. Land is allocated for car parking off High Street, incorporating pedestrian access direct to Sizewell Road, as shown on the Proposals Map. A phased provision is proposed which will not require release of land until the end of the Plan period, for up to ten spaces to the rear of 24 Sizewell Road. Town Centre policy AP56 will apply to the existing Sizewell Road car park and to that part of the existing High Street car park not allocated for car parking.

Opportunities for Enhancement

9.167 The boundary of the Conservation Area is shown on the Proposals Map. Within this area the District Council will consider schemes for environmental enhancement of the Town Centre as and when opportunities arise and financial resources permit. As indicated in the Town Centre Profile and in the Town Centre objectives, the District Council will seek environmental improvements in High Street and Sizewell Road, as soon as resources permit.

POLICY AP147

Leiston: Town Centre Environmental Improvements

The District Council will, as resources permit, seek environmental improvements to the floorscape and street furniture of the following parts of Leiston Town Centre:

(i) High Street; and

(ii) Sizewell Road

These will be complemented by the requirement that new shop fronts and advertisements in those areas be to a high standard of design and materials.

Footnote: In respect of the above, the District Council intends to provide Supplementary Planning Guidance on shop front design.

RECREATION

9.168 A swimming pool has been constructed on land next to the Sports Centre. The provision of such a facility, partly funded by Nuclear Electric and the Sports Council, has considerably enhanced recreational opportunities in the town.
GENERAL TOWN CENTRE POLICIES

9.169 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; Policy AP61 which expects development to be in town centres unless suitable sites are not available; and Policy AP57 which seeks to encourage the establishment of residential accommodation within town centres, particularly on upper floors.
SAXMUNDHAM

9.170 Saxmundham functions as a small market town serving quite a wide surrounding rural catchment area. Now that the A12 Trunk road passes by the town, the High Street is a more attractive place to shop and this shopping function should be enhanced.
9.171 The presence of the A12 road and the railway, makes the town a popular residential area and there are large estates still to be completed. This is a result of allocations in previous Plans, made in order to meet the needs of Sizewell and a reflection of the identification of Saxmundham as a growth point in the Structure Plan. These, combined with proposals for employment uses, created some form of self-sufficiency and reduced commuting.
9.172 The Town Centre is designated a Conservation Area, largely the result of a pleasing consistency of scale, materials and styles, which add to the spaces around the Market Place and the curving alignment of the High Street.
9.173 The character of the eastern side of the town is largely derived from the immediate presence of the River Fromus, public access to the banks of which is extremely limited.
9.174 This section of the Plan covers the following subjects, although it must be emphasised that the greater proportion of policies appropriate to Saxmundham are general ones contained in Part One:

• Housing (including land adjacent to the River Fromus)

• Employment

• Conservation (including opportunities for enhancement)

• Town Centre

• Social/Community Facilities (including the Fire Station).

SAXMUNDHAM - GENERAL

HOUSING

Land Adjacent to River Fromus

9.175 Reference has already been made (paragraph 9.6) to the lack of any necessity to allocate land specifically to meet the Structure Plan housing requirement for the Suffolk Coastal District as a whole. However, there are still some 500 dwellings approved but not yet built out of a total consent of just over 600 dwellings at Brook Farm. In addition, there remains the outstanding allocation from the Blyth Local Plan, adopted as interim planning policy in 1987, of an area of land to the east of the River Fromus.
9.176 This area includes low-lying paddocks immediately adjacent to the River Fromus, which form part of the Conservation Area. It also includes a small number of allotments on the site of the former sewage disposal works, and agricultural land used in association with Street Farm for arable and grazing purposes. It is well-related to the town and is relatively well contained within the landscape by the rising land to the east of the valley.
9.177 Development of this site for housing will only be appropriate if it can be carefully related to the important features of the area to enhance this eastern edge of the town.
9.178 Additional benefits to Saxmundham which could accrue from the development of this area for housing are:

(i) the opportunity to provide an area of public open space as part of the development within the floodplain of the River Fromus to accommodate pedestrian routes from the new development to the Town Centre, and alongside the river to improve pedestrian access to the church;

(ii) the opportunity to provide, in conjunction with (i) above, an improved setting for the church and better views of it from the eastern edge of the town;

(iii) an opportunity to contribute to the revitalisation of the area between the High Street and the River Fromus which has, in places, been under-used and neglected. The development of the area to the east of the Fromus will complement the redevelopment of the Saleyard area with which it must inevitably be related, and together, they will make more positive use of this part of the Town Centre, which will have both economic and environmental advantages;

(iv) an opportunity to make a feature of the River Fromus near the Town Centre in conjunction with the open space provision, bearing in mind its location within the Conservation Area.

9.179 The site is expected to provide in the order of 150 dwellings, and the scheme will be carried out generally in accordance with a Design Brief adopted as Supplementary Planning Guidance.
9.180 In addition, the scheme would be expected to include some accommodation for people with disabilities, in accordance with Policy AP20, and a proportion of affordable housing, in accordance with Policy AP38.

POLICY AP148

Saxmundham: Land east of the River Fromus

An area of 14.3 acres east of the River Fromus, as indicated on the Proposals Map, is allocated for residential development and public open space and shall be developed generally in accordance with a Design Brief adopted as Supplementary Planning Guidance. An area alongside the River Fromus shall be made available and laid out as public open space as part of the development.

Rendham Road

9.181 Within the physical limits of the Town, as defined in the Proposals Map, there will be numerous opportunities for infilling, groups or even estate-scale development to be built. These will be assessed against Policy AP26 after para 3.17. Some of these proposals could involve the redevelopment of existing sites, although particular attention will be paid to the loss of employment (AP50) or recreational sites (AP104).
9.182 One such area is the Rendham Road scrap-yard and adjacent fire station , where the scrap-yard has been the subject of a number of complaints because of its impact on the environment of the surrounding, primarily residential, area and on the adjoining highway.
9.183 With the immediately adjacent fire station having closed, the potential exists to redevelop the whole area, including the scrap metal yard, the expansion of which would be strongly resisted by the District Council.
9.184 Although the Council's normal policy is to resist the loss of employment sites, this is considered to be an exception and residential development is a suitable alternative use.

POLICY AP149

Saxmundham: Scrap-yard and Fire Station, Rendham Road

An area off Rendham Road, Saxmundham, as shown on the Proposals Map, is suitable for redevelopment for residential use.

EMPLOYMENT

Carlton Park Industrial Estate, Kelsale

9.185 The only significant industrial area is the Carlton Park Industrial Estate, which lies within Kelsale-cum-Carlton Parish. Consent has recently been granted for an extension to the west. Consistent with policies for other parts of the District, it is appropriate to designate the estate, as proposed to be extended, as a General Employment Area where most forms of economic activity would be encouraged.

POLICY AP150

Saxmundham: Carlton Park Industrial Estate, Kelsale

Carlton Park Industrial Estate, Kelsale, as shown on the Proposals Map, is designated as a General Employment Area where Policy AP51 would apply.

Rendham Road

9.186 Although there is a potential for further land as a result of the expansion of Carlton Park, provision needs to be made for additional employment for the whole of the Plan period.
9.187 A site to the south of Rendham Road, Saxmundham was allocated in the previous Local Plan. As the Brook Farm residential estate extends towards it, there may be pressure to develop it for housing. However, the site has considerably more merit for employment uses, being particularly well-related to the bypass at its junction with the Rendham Road leading into Saxmundham and, suitably landscaped and laid out, would provide an attractive spot for such a function. The site also provides the opportunity for a new fire station.

POLICY AP151

Saxmundham: Rendham Road

An area of 11.9 acres to the south of Rendham Road and east of the Saxmundham Bypass, as shown on the Proposals Map, is allocated as a General Employment Area to which Policy AP51 applies. Vehicular access shall be from the B1119 Rendham Road, to a standard to be agreed with Suffolk County Council, as the Highway Authority. The B1119 shall be widened at the developer's expense to a width of 6.7 metres between the new access and the junction with the Bypass. Any proposal for this area will be subject to a comprehensive layout being agreed with the District Council, and must include a scheme of landscaping to enhance the character of this important approach into the Town. It must also reserve a site on the Rendham Road frontage for a new Fire Station.

9.188 It is anticipated that there will be other opportunities for new employment activities in the Town, particularly as a result of conversions, changes of use or redevelopment of existing sites. Such proposals will be considered on their individual merits and against other policies of the Local Plan.

CONSERVATION

9.189 The boundary of the Conservation Area is shown on the Proposals Map. Policies against which proposals will be assessed are contained in Chapter One. Opportunities for enhancement are identified in the Town Centre Strategy which follows.
OPPORTUNITIES FOR ENHANCEMENT

9.190 There will no doubt be opportunities for enhancement schemes to be implemented and a number of schemes are identified below, although there may be others as financial resources permit and occasions arise.

Market Place

9.191 The objectives of a scheme would be:

(i) to encourage its more extensive use. Appropriate surface treatment would be beneficial;

(ii) to reduce traffic to that essential for servicing;

(iii) to reduce conflict at the entrance to Market Place car park and at the junction with Station Approach.

POLICY AP152

Saxmundham: Market Place

As financial resources permit, the District Council will consider a scheme for the partial or total pedestrianisation of Market Place as a means of improving the environment of the area.

West of the High Street

9.192 This area has considerable potential for redevelopment and a scheme has been approved for part of the site - any further redevelopment should meet the following objectives:
(i) improving retail provision in the town;

(ii) providing pedestrian links between the High Street, Station Approach/ Market Place;

(iii) improving rear servicing and car parking provision.
9.193 A Design Brief is available separately as Supplementary Planning Guidance.
Between the High Street and River Fromus
9.194 A scheme here would have a number of objectives:

(i) buildings to the rear of properties east of the High Street and adjacent to the Fromus are deteriorating and under-used, but their group value contributes to the intimate character of the area and should, where possible, be safeguarded and enhanced;

(ii) pedestrian links to the open space and residential development to the east may help to revitalise the area;

(iii) limited vehicular access from the supermarket site should be safeguarded.

9.195 A Design Brief is available separately as Supplementary Planning Guidance.

POLICY AP153

Saxmundham: Enhancement Schemes east and west of the High Street

As resources permit and opportunities arise, the District Council will promote and encourage enhancement schemes for the areas east and west of the High Street, Saxmundham, as shown on the Proposals Map.

North and South Entrances

9.196 The importance of trees and open spaces to the setting of buildings in the Town Centre and Conservation Area is considerable, particularly the need to safeguard the character of the approaches to North Entrance and South Entrance.

POLICY AP154

Saxmundham: North and South Entrances

The District Council will resist any development which would significantly change the character of the main approaches into Saxmundham at North Entrance and South Entrance.

The need to protect important spaces is also covered in Policy AP28 after para 3.26.

SAXMUNDHAM - TOWN CENTRE STRATEGY

EXTENT OF TOWN CENTRE

9.197 The Town Centre is defined on the Proposals Map and the General Policy which will apply to the area is AP56 in Part One of the Plan.
TOWN CENTRE PROFILE

9.198 Saxmundham is a small market town serving a predominantly rural catchment area. The town centre is designated as a Conservation Area.
9.199 Like Leiston town centre, Saxmundham town centre has a wide mix of residential and commercial uses. Retailing is concentrated on High Street and Market Place, together with additional shopping and service uses on the South Entrance, the Back of Market and Chantry Road. It is estimated that the town centre has approximately 8,600 square metres of gross ground floorspace (A1, A2 and A3 uses).
9.200 Saxmundham has a higher than national average proportion of convenience related retailers. The supermarket at Hayward's Mews/Church Street is the principal food retailer in Saxmundham and provides the town centre with main food shopping destination. Other food retailers include a small supermarket on High Street, and a variety of small independent convenience retailers which are dispersed throughout the High Street and Market Place.
9.201 Saxmundham has a marginally lower representation of comparison retailers than the national average. In addition, the range of goods sold by these retailers is relatively limited with a high proportion of craft shops, antique shops, jewellers and clothing retailers. The specialist nature of many of these shops reflects the presence of some tourist trade, and the need to attract additional tourist expenditure to supplement turnover generated from the resident population. In addition, Saxmundham has a small weekly market on Wednesdays in Market Square comprising some ten stalls.
9.202 The proportion of services is broadly comparable to the national average, and includes a broad range of professional and financial services, together with a variety of hotel/public houses and eating places.
9.203 Vacancies are slightly below the national average, although two further units have become vacant since the survey base-date. From this, it must be concluded that trading conditions in the town centre are not as strong as compared with Aldeburgh and Framlingham.
9.204 The Market Place and Church Street car parks appear to be adequate for the current levels of usage, though the Church Street car park does become full in the early afternoon on market day. A smaller car park in Church Street tends to be used for overflow car parking.
9.205 Despite the limitations in the range of retailers, Saxmundham town centre provides an attractive shopping environment for its resident population and visitors. Nonetheless, it is considered that there are opportunities to improve the appearance of High Street, particularly now that the large proportion of through traffic has been removed following the completion of the A12 bypass. One possibility would be to enhance and give priority to pedestrians in Market Place and provide more effective pedestrian links with High Street. This could also present an opportunity to remove any pedestrian/vehicular conflict at the entrance to the Market Place car park, provided a new access to the car park from Station Approach can be facilitated.
9.206 Consideration should be given to the improvement of some of the shopping frontages on High Street, particularly towards the North Entrance; a number of these are in a relatively poor state of decorative repair. The addition of complementary street furniture and planting, particularly around Market Place would enhance further the appearance of this part of the town centre.
9.207 A Retail Study recently commissioned by the District Council shows that the supermarket in Church Street draws trade from a slightly wider area those in Framlingham and Leiston, and has an average turnover per square metre which is significantly higher than the company's average. This is seen as reflecting the key role that this store plays in contributing to the town centre's vitality and viability.
9.208 The study also concludes that there is no overriding qualitative need for further foodstore provision in the town. There is also not likely to be a quantitative need but the expansion of the existing store referred to above should be encouraged, as such an enhancement of the main foodstore provision in the town centre would be likely to consolidate further the role of the town centre. In particular, Somerfield is well integrated with the town centre and any improvements in the range of goods that it offers for sale is likely to encourage more local residents to use it in preference to out of town superstores. As a consequence, other complementary uses in the town centre (comparison retailers and services) are likely to benefit from the greater opportunities that this would create for linked shopping trips.
9.209 Other proposals would be considered against Policy AP61 but of prime concern would be any development which would be likely to lead to an unacceptable shift in focus of the town centre to the detriment of its overall vitality and viability. To this extent the District Council considers that to safeguard the convenience shopping role of Saxmundham and the other nearby centres, it is important that any new foodstore development should be located in a town centre location. In this respect, it considers that the potential to extend the existing store should be viewed as a key priority. This is consistent with National Planning Policy Guidance, and in the context of Saxmundham, would ensure that food shopping continues to underpin its vitality and viability.
9.210 It is not considered to be realistic or desirable to promote significant new comparison retailer development in Saxmundham at present or during the Local Plan period. As a priority, however, it considers it to be important to attract retailers to occupy the vacant units in High Street and Market Place. Thereafter, it may be appropriate to plan for a modest comparison-based scheme in the town centre. This is likely to be geared towards specialist retailers to complement and consolidate the town's dual function of serving the local needs of its catchment and attracting tourists.
TOWN CENTRE OBJECTIVES

9.211 The town centre strategy for Saxmundham, therefore, needs to include the following objectives:

• To sustain and enhance its vitality and viability by ensuring that any new foodstore development is located within the town centre possibly, though not necessarily, in the form of an extension to an existing foodstore. Such development would encourage more residents of the town to use the town centres and increase the number of linked trips.

• To resist proposals for new out-of-centre development that would be likely to divert trade away from the town centre, thereby reducing its vitality and viability.

• To encourage improvements to shop frontages on High Street and Market Place and complementary street furniture and planting.

• To promote a pedestrian-priority scheme for Market Place with better pedestrian links with High Street.

• To encourage the re-use of vacant shop units on High Street and Market Place, before permitting any significant new comparison-based scheme in the town centre.

TOWN CENTRE POLICIES AND PROPOSALS

Housing

9.212 Within the Town Centre there is also potential for additional residential development. This will ensure that the existing mix of land uses, which is so vital to keep the area `alive', is retained. The Town Centre of Saxmundham also has considerable potential for the re-use and enhancement of existing buildings. In many instances, an appropriate new use for the buildings could be for residential purposes, particularly where such a use would enable the enhancement of important groups of buildings within the Conservation Area.

Non-Shopping Uses

9.213 The High Street represents the prime shopping frontage in the Town Centre. There is already, however, an incursion of non-shopping uses such as banks, offices, estate agents and hotels/public houses. It is important to ensure that such uses do not occur in such numbers and such concentrations as to create 'dead' frontages, which could prejudice the role of the street as the prime shopping area.

POLICY AP155

Saxmundham: Non-Shopping Uses in the High Street

The District Council will resist the change of use at ground floor level of 'shops' to other uses, where this will extend or result in a concentration of non-shopping uses.

Footnote: A 'concentration' in this case is defined as a frontage consisting of 4 units. A 'shop' is as defined in Class A1 of the Town and Country Planning (Use Classes) Order 1987.

Additional Shopping Floorspace

9.214 Overall any proposals for new retail development will be judged against the following policy and Policy AP56.

POLICY AP156

Saxmundham : New Retail Development

In giving consideration to new retail development in the town centre as shown on the Proposals Map, particular attention will be paid to the following criteria:

i) the scale and character of the Conservation Area;

ii) the form and function of the town centre as a small market town; and

iii) accessibility to parking and public transport.

Car Parking

9.215 With the prospect of enhanced use of the Town Centre as a commercial centre, there may ultimately be a need to increase the level of public car parking provision. It is unlikely to be easy to find a suitable site for such a requirement, and until it is possible to assess the pattern of traffic flows in the Town Centre now the Bypass is in operation, and some further development has occurred, it would be unrealistic to identify a site.
The District Council will, nevertheless, monitor the situation and, if it considers it necessary, will seek to increase public parking provision in a suitable location.
9.216 With more emphasis on the Rendham Road approach there may be some merit in creating a new means of access to the Market Place car park from Station Approach, although it is recognised that because of the physical constraints of the railway line and the narrow streets, none of the approaches from the west is ideal. The District Council will keep this option of a new access road under review.

Lorry Parking

9.217 Until recently, lorries and coaches parked overnight on the 'Saleyard' area, which has now been redeveloped. The District Council is not aware of any problems caused by their displacement but should any occur, the Council will co-operate in any exercise to identify a suitable site for a lorry park.
GENERAL TOWN CENTRE POLICIES

9.218 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; Policy AP61 which expects development to be in town centres unless suitable sites are not available; and Policy AP57 which seeks to encourage the establishment of residential accommodation within town centres, particularly on upper floors.
9.219 The strategy also includes schemes of enhancement, and these are outlined in paras 9.190 to 9.196.
IMPLEMENTATION

9.220 Within this Section on the Blyth Area 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.