Site Specific Allocations

Adopted January 2011

BEC2 - Land off Gresham Road, Beccles

Allocation: Housing and Customer Access Centre 

BEC2.jpg

Context
3.34 This brownfield site comprises of an area of land left undeveloped following the development of the Tesco supermarket. It is currently used as a private car park for Tesco employees. The site is in close proximity to the town centre with a large Tesco supermarket and car park located to the northwest. Adjacent to the southwest of the site is a bowling green and to the north of the site is a petrol station. The access road to the Tesco supermarket is located directly to the north of the site and will be the main access for the site. To the east and south of the site are residential dwellings which can be characterised as two storey terraced houses.

3.35 The central location of the site with respect to the town centre enables good access to community facilities and public transport. Nearby, George Westwood Way provides one of the main road links in and out of the town. Gresham Road and Gaol Lane, to the east and south of the site respectively, are very narrow and provide for limited vehicular movement in the local area. The majority of the site is level with Gresham Road, although there is a steep embankment to the west of the site. The top of the embankment is level with the car park. The site is landscaped with trees and shrubs.

Proposed Development
3.36 The site is allocated for residential development and a Customer Access Centre. The surrounding density suggests the site could accommodate approximately 70 dwellings per hectare. A range of dwelling sizes will reflect the current demand for family housing as identified in the Waveney Housing Market Assessment (2007). Within the development 10 affordable homes should be delivered. This requirement was established through a site specific viability assessment[1] which took into account known abnormal costs and site specific requirements. The requirement for affordable housing will only be reduced in exceptional circumstances where it can be demonstrated that a lower number of affordable homes are needed to ensure the site remains financially viable when taking into account unforeseen development costs.

3.37 The site is in close proximity to existing residential dwellings therefore any potential impact on existing residents will need to be taken into consideration during the scheme design. For example, the height of new buildings should be restricted to avoid overlooking existing properties.

3.38 The proposed Customer Access Centre will provide a central point of contact where the public can gain access to community information. This would be run by public and voluntary services. It is envisaged this will be delivered as part of the housing development through the occupation of two ground level units with the floors above used for residential purposes. To reduce traffic in the development area, the opportunity to share parking with the adjacent Tesco store, including 2 parking spaces for disabled people, should be explored.

3.39 Access will be gained from the north side of the site from George Westwood Way via the Tesco access road. Infrastructure improvements including the enhancement of the pedestrian and cycle network links to the town centre will be secured through developer contributions.

3.40 The County Archaeologist has stated there is potential for archaeological remains to be present on site, therefore an archaeological condition should be attached to any planning permission.

Policy BEC2

Land at Gresham Road, Beccles, (0.41ha), is allocated for approximately 28 dwellings and a Customer Access Centre. The site will be developed in accordance with the following site specific criteria:
• The site is to be developed at a density of approximately 70 dwellings per hectare.
• A mix of different dwelling sizes and tenures should be provided.
• 10 affordable dwellings should be provided with the mix to be based on the findings of the Strategic Housing Market Assessment and agreed with the District Council Housing Officer. The affordable housing requirement will only be reduced in exceptional circumstances to ensure the site remains financially viable when taking into account unforeseen development costs.
• Design and landscaping should minimise the impact of the development on neighbouring residents.
• A Customer Access Centre will be delivered using the ground floors of two of the residential dwellings.
• The opportunity of providing shared car parking for the Customer Access Centre with the adjacent Tesco store, (including 2 parking spaces for disabled people).
• Linkages to the existing pedestrian and cycle networks will be provided to improve links to the town centre and the railway station.
• The current road access at the frontage of the site should be widened.
• A condition relating to archaeological investigation should be attached to any planning permission.

Implementation
3.41 Development of residential dwellings and the Customer Access Centre are to be brought forward by the developer in collaboration with Waveney District Council and partners. The site is expected to be developed in the early stages of the plan period. Further dialogue will need to be undertaken with the landowner to ensure quality of delivery, explore car parking possibilities and road access.