Eye Airfield Development Framework - Mid Suffolk District Council

45 Pages·2013·1.59 MB·English

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Eye Airfield Development Framework
February 2013
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 2 (cid:2)
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Eye Airfield Development Framework
February 2013
Team:
Approved by Mid Suffolk
Elizabeth Wrigley Core Connections
Environment Policy Panel on 19
Stephen Adams and Paul Silcock, EAS
February 2013
Eleanor Atkinson Lloyd Bore
Nitesh Magdani, BAM

Alison Farmer, Alison Farmer Associates
Jonathan Porter, Countryscape

With contributions from:
Mid Suffolk District Council All photos are copyright Core
Connections unless otherwise stated.
Eye Town Council
Parish Councils: Mellis, Thrandesdon,
All drawings based on the OS are
Brome, Yaxley
used under the Mid-Suffolk District
Suffolk County Council Highways, Heritage,
Council licence no 10001781
and Environment
Norfolk CC, South Norfolk DC
Cover photo: WW2 aircraft
Suffolk Preservation Society, SWT
English Heritage
Courtesy of Speeddeck
Many individual residents, landowners and
businesses on and close to the airfield

Our thanks to Hartismere High School and Report by: Elizabeth
the Cornwallis Hotel for hosting consultation Wrigley, Core
events Connections
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Cover photos anticlockwise: WW2 aircraft
on site; view across southern agricultural (cid:2)
land to Eye: EPR chicken litter power
station; Rapsey-Tapsey Lane. February 2013
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 3 (cid:2)
(cid:2) Summary The Development Framework seeks to guide
investment and to provide a framework for the
The Eye Airfield Development Framework has
evaluation of planning proposals for developmen
been prepared between July 2011 and January
as they come forward. This reduces the risk of
2013, by the consultant team appointed by Mid
new development and related improvements
Suffolk Council’s Economic Development
failing to meet local needs or requirements. Also
Department, to guide detailed design proposals
it provides greater clarity and guidance for those
for the development of the site. The Draft
planning new developments. The document,
Development Framework has been the subject of
once adopted, can become the basis of pre-
extensive stakeholder engagement at various
application discussions in the development
stages of the process, as set out below.
management process. Already the work done on
putting together the Development Framework has
The aims:
stimulated interest from both landowners and
businesses looking to relocate.
•
Collate together information about the site and
its surroundings, and identify constraints (cid:2)and
Consultation
opportunities
The following consultations with local businesses
landowners, parish & town councils and local
•
Set out planning policies relevant to the
residents captured the aspirations and views on
development of the site for developers
possible future development on the site.
•
Describe the site’s characteristics and those of Two main consultation events were held, the first
its surroundings a drop-in session with landowners and business
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tenants held on 26 September 2011 at the local
• Promote high quality development, in terms of Hartismere secondary school, and the second
site layout, landscape, design and access and one, with a wider range of participants, on 11
set out sustainable design principles to January 2012 at the Cornwallis Hotel.
provide a sound basis for detailed design
On 17 April 2012, a workshop briefing was held
• for Mid Suffolk District Council members.
Consider the likely transport impact of the
Members then considered the draft brief at the
proposed development and (cid:2)state measures
Environment Policy Panel on 19th June 2012.
required to mitigate the impact
In July 2012 a seven-week consultation on the
•
Present baseline information and options for
draft development framework document and its
development
landscape strategy was undertaken, requesting
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 4 (cid:2)
(cid:2) The documents were available to download on future developers at Eye Airfield, in order to
the council’s web site, and were also displayed assess the Landscape and Visual Impacts of
in libraries and the local hospital reception. their proposals.
Amendments were made and on 19 February
2013, the Mid Suffolk DC Environment Policy The full landscape assessment document is
Panel approved the document. available from Mid Suffolk DC, Landscape
Strategy - Drawing 2162 – D10_C
One of the main outcomes from consultation Please refer to the drawing 2162/D10_C and
was the requirement that development in this document 2162 – R02 Landscape Baseline
location is sustainable and is landscape led, Appraisal by Lloyd Bore for details.
another was to realise the potential for new
business to take advantage of on-site energy Ecology
generation, and the third key finding identified
An ecological analysis was also undertaken,
the need to concentrate on improving skills
again to provide a useful reference for
locally so local young people could readily
developers and the council. This shows that the
secure better paid local employment
site generally lacks biodiversity: but the proposed
opportunities. Links to the secondary schools
new landscaping and drainage pattern in this
would assist this.
framework offers scope to rectify this. The full
Ecology report is available from Mid Suffolk DC
The site and surroundings landscape
and is entitled:
analysis
‘Draft Phase 1 Habitat and Ecological Scoping
Lloyd Bore Landscape’s assessment of the
Survey’. Doc ref no: 2162 – 03 October 2011.
surroundings of Eye within a 5 km radius sets
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out the main areas of landscape sensitivities. Eye Airfield – a brief introduction
The site landscape character has been Eye Airfield is established in the Mid Suffolk Core
analysed in detail; sensitive views into and out Strategy as an important employment area,
of the site recorded; and a landscape strategy providing jobs in manufacturing, as well as
drawn up and made widely available for logistics and other B1, B2 and B8 business uses
discussion by the businesses, parishes and for this part of Mid Suffolk and South Norfolk.
landowners during the above consultations.
The town of Eye is identified as requiring some
Following the discussions, the amended growth, but it has strong landscape and
landscape strategy is presented here in conservation constraints, that, together with the
Appendix 05, and in the Landscape Assessment existence around the town of substantial areas of
baseline report document prepared by Lloyd flood risk, set severe boundaries to the potential
Bore. This should be used as their reference by areas of residential search.
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 5 (cid:2)
(cid:2) The south-east part of the airfield site represents Topography
one such potential area, where there could be The site is a generally flat plateau, with slight
opportunity for residential and mixed-use undulation, falling very gently towards river
development. valleys to its east and south. The lowest point is
in the southeast, the highest, some nine metres
The Suffolk County Waste Core Strategy identifies higher, is to the west of the site’s centre.
Eye Airfield as an area of search for waste to However as the site is very large these
energy generation: a site location for this proposal variations are almost imperceptible.
is given here. The gas compressor and the
Local context
pipelines from it represent hazards to
development, limits to which the Health & Safety The surrounding area is largely farmland with
Executive sets. some notable woodlands, in particular to the
south and southwest in Thornham Parva. Just
Site boundary east of the northern point of the site is the
The site is bounded by the A140 to the west and Cornwallis Hotel grounds, part of what was
B1077 to the east, and Castleton Way to the south: once a large estate. Land under a DEFRA
it is a roughly triangular shape. The town of Eye Environmental Stewardship Agreement covers
abuts the southeast edge of the site. To the north most of the area and surroundings.
is the small settlement of Brome, and to the
southwest lies the village of Yaxley. Regional context
To the north of the site, in Norfolk is the town of
History, archaeology, listed buildings and Diss and the Waveney valley. The A140 passes
Conservation Areas the site and continues north to Norwich. This
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former roman road, part was a common, and the which Ipswich, the Haven ports and London can
majority of the site was then used as a World War be reached. To the east the key connections
2 airfield. The landscape strategy aims to are the A143 to Cambridge and the A11, which
celebrate this history. becomes the M11 to London and Stansted
airport. The main train service from London to
Several listed buildings and conservation areas are Norwich is close, with Diss station some 10
close to the boundaries of the site. The main minutes drive away. The site is just outside the
sensitive area is the edge of the airfield where it sphere of the Haven ports, with strong
meets the town of Eye, a market town with pressures for additional distribution parks, and,
considerable historical value; here the southeast of to counterbalance, is also influenced by the
the airfield is part of the setting of Eye. closest university and research centres in
Norwich and to the east in Cambridge.
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 6 (cid:2)
(cid:2) Suffolk: a view from the New Anglia Sustainable Development
Local Enterprise Partnership The Development Framework promotes the
“Whether it is in high value manufacturing, principles of sustainable development. It is
software development, the creative industries or proposed that new building projects deliver
food and drink production, Suffolk is home to development to anticipated standards.
world-leading research and internationally
The framework seeks to improve facilities within
recognized brands. The economy is the
this part of Eye, and improve access to services
smallest of the four-county alliance but is
by walking, cycling and public transport, both for
innovative and balanced. Yet it is far from
local use and incorporating the extension of the
realising its potential to generate jobs,

National Cycle Route though the site.
prosperity and growth. The poverty of local
transport infrastructure is a major restraint on
Equally, the implementation of the principles
Suffolk adding all it could to the wide United
here will improve employment opportunities
Kingdom economy.” From: Once in a
within this part of the town of Eye and will give
Generation page 17
more people the opportunity to work locally.
Sustainability, water, waste
Recreation and amenity
management, energy and quality of
The airfield at present offers a lung for walkers,
building model airplane enthusiasts and learner drivers:
The Development Framework presents a this informal recreational element is recognised
sustainability design policy, as debated at the and a new “common” is proposed.
consultation event. The transport proposals take
on board additional comments relating to
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Phasing
sustainable transportation, and the aim is that
all the businesses on the airfield participate in a it is not possible to totally predict phasing for a
joint Green Travel Plan, details of which are set framework to 2031, but the site has been shown
out in the development framework. on the indicative masterplan for development in
three main phases. See page 8 below.
An improvement in the quality of the

environment on the airfield will help attract
Low carbon development
higher value businesses, and expanding the
The region has signed up to a 60% reduction in
employment here would enable a variety of
carbon emissions by 2031, the same timescale
additional jobs for local residents within say a
as this development framework covers.
15-20 mile radius who would otherwise only
have the option of commuting to larger towns.

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EYE AIRFIELD DEVELOPMENT FRAMEWORK 7 (cid:2)
(cid:2) Chapters
One: Introduction and purpose of the Five: Planning, design & access p 42
development framework p 9
5.1 Landscape
1.1 Introduction 5.2 Access, movement & parking
1.2 Purpose of the development framework 5.3 Biodiversity
5.4 Heritage, tourism
1.3 Vision for future
5.5 Surface water design & management

5.6 Waste management
5.7 Foul sewerage management
Two: Site appraisal p 18
5.8 Design of buildings: principles
2.1 Site context Six: Conclusion p 45
2.2 Movement
2.3 Bus routes
Apendices – in separate pdfs
2.4 Rail
2.5 Pedestrian & cycle facilities
A01 Surface Water Drainage Overview - EAS
2.6 Parking
A02 HSE safety zones – EAS
2.7 Landscape and character areas
A03 Wind Turbines - EAS
2.8 Ecology & nature
A04 Sustainability Principles – BAM Transport EAS
2.9 Cultural Heritage & archaeology
A05 Archaeology SCC, Landscape – Lloyd Bore
2.10 Noise & air quality
A06 Fire services and sprinklers -SCC
2.11 Surface drainage design
2.12 Foul drainage

2.13 HSE zones
2.14 Wind turbines
Additional documents available on request
2.15 Contamination
2.16 Other issues: common land, amenity
Phase 1 Ecology Report 2182-03 – Lloyd Bore
2.17 Utilities
Landscape Strategy - Drawing 2162 – D10_C
Three: Planning Policy p 29
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Landscape Baseline Appraisal 2162 – R02 - Lloyd Bore
3.1 National Planning Policy Framework
3.2 Sub Regional context: Greater Norwich Site Plans: all available at large scale
3.3 Core Strategy Mid Suffolk
3.4 Waste Core Strategy Suffolk CC Figures 1 to 8 – EAS
3.5 Local Plan MSDC
3.6 Transport Plan SCC Airfield and surroundings 1:25,000 @ A2 25k pdf -
3.7 Planning History Countryscape
3.8 Landscape Character Assessment Suffolk CC
120229 Eye A3 Report Map 3 1:50,000 @A3
Four: The Development Framework p 37 Protected/designated/important landscape features
March 2012 - Countryscape
4.1 Development Principles
4.2 Land uses existing
4.3 Proposed land uses

4.4 Green Infrastructure
4.5 Developer contributions S106
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 8 (cid:2)
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 9 (cid:2)
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Eye Airfield
Development Framework
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Purpose of the Framework
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EYE AIRFIELD DEVELOPMENT FRAMEWORK 10 (cid:2)
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There is, encouragingly, a growing interest in Key constraints
Eye Airfield from both manufacturing and
logistics businesses. There is a constraint to the amount of people
who can use sites located on parts of the
Chapter One Already since the work started on the airfield due to the gas compressor station. The
development brief, a key site allocated as a Health & Safety Executive (HSE) imposes

brownfield for development within the existing zones within defined distances from the
Local Plan has been given planning permission. compressor station and high-pressure gas
1.1 Introduction
pipelines across the site, within which there are

constraints on the numbers of people who can
This development framework covers the area of The importance of the landscape
be located in any building. These constraints
the disused WW2 Eye Airfield, and is prepared
are set out in this document.
to assist the council to manage and control The development framework presents baseline

development in this location going forward to research into the ecology, landscape and visual
The District Council has received land bids for
2031. The airfield is large, around 135 hectares, characteristics of the site and its wider context,
several possible sites on the southeast
and has both considerable existing activity and undertaken by Lloyd Bore, which is analysed in
perimeter of the airfield where landowners
scope for further development. There are accordance with industry standard
aspire to develop housing. Here landscape
however, constraints on the level and types of methodology. This data forms essential
sensitivities are due to the proximity of Eye, a
development in certain parts of the site, some of baseline material for developers submitting site-
medieval town, and the character of
which are imposed by the Health And Safety specific Landscape and Visual Impact
development needs to be defined and carefully
Executive due to a secure Gas Compressor Assessments of their proposals.
designed. We take the analysis to a certain
Plant at the centre of the airfield, and to the
level in this Airfield-wide document, but we also
New high quality site uses
high-pressure pipelines connected to it.
recommend this area needs to be designed in

more detail. The consultation response
The A140 forms the western edge of the site The framework has as its starting point that in
suggested that this should be part of a plan
and links Norwich to Ipswich, whilst just north of principle new arrivals to the site in terms of
covering the future of Eye Town.
the site the east-west A143 links the east coast business types should not put existing ones at a
to Cambridgeshire, so within the Norfolk-Suffolk disadvantage. However, the scope to create
Climate
sub-region it is a good location. new business opportunities appropriate to this
century is important. The skills required can The framework also addresses Suffolk
The development framework sets out a
also provide a route for local young people to Greenest County objectives, through the
structured and co-ordinated approach for future raise their average income levels over time. second Suffolk Climate Action Plan, committed
sustainable development for this site, to help to the following objective:
ensure it meets the needs of the surrounding Although it cannot be controlled through the
“Suffolk wants to be an exemplar in tackling
rural area, without which the land is likely to development framework, an aspiration emerged
climate change and protecting and enhancing
only attract land-hungry low value uses rather to improve job opportunities and skills in
its natural environment to be the county with
than generating the higher value uses and advanced manufacturing, energy, life sciences,
the greatest reduction in carbon emissions”.
(cid:2) skilled well paid employment needed here. creative digital and ICT sectors.