Stowmarket Mill Lane Development Ltd, 2010 - Mid Suffolk District ...

SITE LAYOUT PRINCIPLES
INDICATIVE LAND USES
ESTATE INFRASTRUCTURE
BUILT DESIGN
The development of the area is predicated on
the construction of the new link road between
Mill Lane and the A1120 Tesco roundabout.
To maximise views into open countryside and provide a focal
point the link road will follow a straight line between the
roundabout and the Clamp Farm cluster of buildings. Where
the new road veers east to avoid the cluster and intercept
with Mill Lane, the open view will be maintained by the
creation of an open area replicating the Tye /Ling feature
found in many Suffolk villages (yellow on Masterplan).
The new link road and central roundabout will be designed
and constructed to Suffolk County Council approval and
to a specification providing adequate capacity for Phase 1
and Phase 2 and local traffic diverted from Mill Lane. It is
anticipated that this will dictate that elements of the road
will be twin lane.
Dispersal of the road network to Phase 2 in the north and
the warehouse zone in the south will be via distributor
roads aligned with the Overhead High Voltage Power Lines
thus minimising disruption and loss of developable area to
these cables and preserving open access to them.
The Link road and these distributor roads will be
constructed to Suffolk County Council approval and
offered for adoption by the Council Highways authority.
Following construction of the new link road Mill Lane
will be closed to through traffic and temporary access
allowed for Braziers Hall and Mill lane cottages westwards
to Creeting Road shared with pedestrian and cycleways
utilizing the former lane.
The Phase 2 Business Park will be the subject of a separate
planning application but will be accessed via the northern
distributor road within the Phase 1 Site as indicated white
on the Masterplan
The Masterplan illustrates indicative layout
principles such as the location and extent of
the proposed public and business land uses. A
mix of predominantly B1, B2 and B8 land uses
will be permitted in the following
approximate proportions :
Total
Area in
Hectares
(Ha)
Total
Employment
Area
(Ha)
Area
of B1
Offices
(Ha)
Area of
Other
Business
Units
(Ha)
Phase 1 58 29.0 2 6 21.0
Phase 2 21 10.5 2 4.5 4.0
Total 79 39.5 4 10.5 25.0
Other Uses including Sui Generis use and those within
Use Class D commonly found on Business parks will be
considered . The distribution of Uses within the Site will
depend upon type of user and quality of the particular
development but will be subject to additional specific
guidance as below:
Keys sites for landmark buildings are identified.
These will mark junctions and activity nodes and aid
navigation whilst simultaneously masking poorer visual
aspects (eg the view of the maltings) . Such buildings
might be approved from any use class but will be
distinctive and memorable incorporating high quality
materials and landscaping.
The blue plot of circa 0.5 ha denotes a Business Park
central services facility housing mixed facilities such
as a Town Edge Bus Stop with ‘Real Time Passenger
Information’ (RTPI), taxi rank, waiting area, small
shop, small cafeteria, offices, crèche.
Area of
Warehouses
(Ha)
Two plots of circa 0.5 ha coloured Khaki denote business
units designed and constructed to resemble traditional
agricultural buildings
The main estate/ link road (dark red), north
south distributor roads (white) will be
constructed in the approximate locations
indicated on the Masterplan to adoption
standards and incorporate the planting
designs specified on the Landscape key of
the Masterplan.
Additional minor plot access roads will be constructed
within the framework of the main estate roads, land use
zones and landscaping belts also to adoptable standard and
offered for adoption. The design will specify carriageway
and hardened footpath up to plot boundary.
A cohesive standard of paving materials, signage , lighting,
planting and boundary treatments will be agreed with the
Planning Authority and County Highways Authority to
create a high quality public realm with a sense of identity.
Street Lighting will be designed to minimise light pollution
and negative impact on the adjoining countryside. Lighting
of key features and Landmark Buildings will be employed
to aid legibility of the area and a sense of security after sun
down. This will also be designed to minimise light pollution.
Within the cohesive framework of the estate
infrastructure the design of individual
buildings will not be subject to any common
design theme but will encourage differing
approaches to include the use of sustainable
materials and construction methods and,
for buildings over 1,000 sq m, achieve at
minimum an equivalent rating to BREEAM
Very Good standard.
The Masterplan illustrates maximum eaves heights
appropriate to the various developments plots thus
ensuring that the tallest buildings are located on the valley
floor alongside the existing multi storey maltings buildings
all of which will be hidden from external view as the
planting belts mature
Lighting will be designed to minimise light pollution.
Illuminated bollards will be used where possible as a means
of providing subtle low-level lighting and picking out routes.
A plot of circa 1 ha coloured Lime Green denotes an
area reserved for ‘green’ uses which may include the
construction of low impact buildings and infrastructure.
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