Waveney Local Plan

Land West of London Road, Beccles

Residential development and cemetery extension

091 Land West of London Road BecclesView the site boundary by using our interactive online map.

3.20 This site (10.99 hectares) lies to the southwest of Beccles. A petrol station occupies part of the site in the northeast corner. The remainder is in agricultural use. London Road (A145) forms much of the eastern boundary and provides vehicular and pedestrian access. A cycle path, the cemetery and houses adjoin the site to the north. Part of the cemetery is in the Beccles Conservation Area. The built up area of Beccles lies opposite the site to the east. To the west lies open countryside with scattered housing. Open countryside and the railway line lie to the south.

3.21 The site has good access to existing services, facilities, schools and employment opportunities in Beccles and the surrounding area via footpath, public transport, cycle and road links. The site offers moderate landscape value but is considered to be reasonably well contained in the landscape. Landscaping around the edges of the site would help to integrate development into its surroundings. Redevelopment of the petrol station site could offer enhancements to the street scene and the setting of the Conservation Area.

3.22 Redevelopment of this site provides an opportunity to extend the cemetery. This extension should be provided in the northwest corner of the site.

3.23 The site is not within the catchment of any local equipped children's play space. Therefore, the development should include the provision of a local equipped area for play, approximately 0.4 hectares in size.

3.24 There are existing hedgerows and trees on the site which should be retained and incorporated into the layout of the development except where they need to be removed to allow for access.

3.25 The site has a medium to high potential for archaeology and any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

3.26 The petrol station use will require remediation work to make the site safe for residential use. A full site investigation report should be submitted with any planning application which includes reports on intrusive surveys, a risk assessment and remediation method statement. 

Policy WLP3.2 - Land West of London Road, Beccles

Land at London Road, Beccles (10.99 hectares) as identified on the Policies Map is allocated for a residential development of 250 dwellings and a cemetery extension.

The site should be developed in accordance with the following site specific criteria:

  • The site should be developed at a density of approximately 30 dwellings per hectare.
  • A play space equivalent to a local equipped area for play of approximately 0.4 hectares in size should be provided.
  • Vehicular access should be off London Road.
  • Pedestrian and cycle connections should be provided to the foot and cycle path to the north of the site.
  • Approximately 1 hectare of land to the north of the site should be reserved for a future cemetery extension.
  • A landscaped buffer of a minimum of 10 metres in width should be provided on the south and west boundaries.
  • Natural features on the site such as the pond, trees and hedgerows should be retained and incorporated into the layout of the development.
  • A Transport Assessment and Travel Plan should be submitted with any planning application.
  • Any planning application is to be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.
  • A full site investigation report assessing the risk of ground contamination should be submitted with any planning application.