Masterplans

2.15 The Local Plan allocates a number of development sites for various uses which, because of the size, location and neighbouring uses of the site and the uses proposed on the site, require a masterplan. In requiring this approach, the Borough Council expects the masterplan to provide definition and meaning to the place which is to be created and to provide a framework for investment and implementation. Masterplans must also be sufficiently detailed so the main environmental effects can be identified.

2.16 The Borough Council will prepare a concept statement for each of the sites which require a masterplan as set out in policy DS4 of the Plan. The statement will include an assessment of the site and local characteristics as well as addressing design and physical and social infrastructure requirements. Through the masterplan, prospective developers will be expected to set out in detail how these requirements will be met. Masterplans will need to be prepared in consultation with stakeholders (such as the local community, service providers. public transport operators and parish councils), agreed with the Borough Council and must accord with the concept statement for the site. A Supplementary Planning Document will be prepared on the requirements of masterplans.

POLICY DS4: MASTERPLANS

Developers will be required to fund the preparation of a comprehensive masterplan, and accompanying statement for the following sites:

i) Vinefields Farm, Bury St Edmunds BSE2
ii) Station Hill Redevelopment Area, Bury St Edmunds BSE6
iii) Land East of Suffolk Business Park, Bury St Edmunds BSE3
iv) British Sugar site, Compiegne Way, Bury St Edmunds BSE5
v) Tayfen Road Development Area, Bury St Edmunds BSE9
vi) West Suffolk Hospital, Bury St Edmunds BSE14
vii) West Suffolk College, Bury St Edmunds BSE16
viii) Western Way Development Area, Bury St Edmunds BSE17
ix) Hardwick Industrial Estate, Bury St Edmunds BSE1(f)
x) North-West Haverhill HAV2
xi) Hanchett End Business Park, Haverhill HAV3
xii) Land off Crown Land, Ixworth RA2(b)
xiii) Former Fireworks Factory, Chedburgh RA1(b)

Masterplans will also be prepared for any other site which by virtue of its size, location or proposed mix of uses is determined by the local planning authority to require a masterplanning approach.

Masterplans should be agreed and adopted by the Local Planning Authority following full public consultation before an application for the relevant site can be approved. It must be based on the concept statement and will, where appropriate, set out: -

a) The exact site boundaries for the whole development and individual phases, including growth beyond the plan period;
b) Defined neighbourhoods and development parcels for which separate development briefs will be prepared, including plans to show in detail how the design principles will be implemented;
c) Major landscaping and open space proposals to assimilate new development into the landscape and create new habitats;
d) Bio-diversity plan, including species and habitat protection, mitigation, compensation and new habitat creation measures for sustainability;
e) Proposed shopping centres;
f ) Provision of public art;
g) The range and mix of housing types and the level of affordable housing provision;
h) Density of housing/mix of uses for each neighbourhood;
i) Location and design principles of employment sites;
j) Location and design principles of social infrastructure sites;
k) Pedestrian and cycle links, including access to all workplaces, shops, and community facilities, as well as providing access to the surrounding countryside and open spaces;
l) The basic road network, and links to the existing highway network;
m) Public transport links and proposals to limit dependence on the private car. Developer funding will be required by the masterplan to ensure revenue funding is secured to enable such services to run in the medium to long term;
n) Measures to promote sustainable living, including energy saving designs, innovations in heating and lighting technologies and waste management measures;
o) The expected phasing and funding release for social and physical infrastructure and implementation timetable, including beyond the plan period; and
p) How the development will protect the amenity of adjoining areas by reason of noise, smell, vibration, overlooking, other pollution or volume of vehicular activity generated.

Note: Developers should contact the local planning authority at an early stage of the development process to ascertain the requirements for a masterplan.

Masterplans should have regard to the content of the Supplementary Planning Document.