Saxmundham Neighbourhood Plan

Town Council has major concerns at key aspects of developers’ new ‘Garden Neighbourhood” plans

Wednesday, December 16th, 2020 6:58 pm

Town Council commits to cooperate to ensure successful outcome, but insists development must comply with approved site and policy, and provide community benefits

At its meeting on Monday (14th December), Saxmundham Town Council unanimously adopted a Resolution expressing concern that the site put forward for the South Saxmundham Garden Neighbourhood by Pigeon Investment Management Ltd “differs in some fundamental and damaging respects from the site and uses identified and so recently approved in the Local Plan” by the local planning authority, East Suffolk Council.*

In particular, the site now proposed by the developer includes a large lorry park and service station, to the west of the A12 and immediately opposite the likely housing area.  This new site “was never put forward or justified as part of the Local Plan process, does not form any part of the Local Plan’s Garden Neighbourhood site, and is likely to be detrimental to the overall development”, the Town Council contends.

The second major concern is that the area proposed for public open space is far too small, and is far less than that identified for green space in the Local Plan.  The new plan “fails to compensate for the loss of valued, much-used walking routes by existing residents within what is currently a rural setting”.

The Town Council concludes: “Overall, the site now proposed is not properly connected to or integrated with the town of Saxmundham”.  It proposes that The Layers (an open area adjoining the town, forming part of the town’s heritage) should become “a special public open space”.

In its resolution, the Town Council affirmed that the developer must provide or contribute to new community facilities and infrastructure, both on-site and in the town, since the development (which will add 40% to the town’s population) will have a huge impact on the existing town, which lacks many facilities.

Town Council Chair Jeremy Smith said:

“We are committed to engaging to make the new Garden Neighbourhood a success, well-designed, and linked into and contributing to our town and its life.  But we’re deeply concerned that the developers, Pigeons, are at the outset trying to deviate in fundamental ways from the Local Plan, adopted only 3 months ago, including sneaking in a huge new lorry park as unwelcome neighbour to the new housing. 

We insist that the developers be held to the approved Plan site and policy – and that they make proper provision for sorely-needed community facilities.  We insist too, on their providing adequate public green and open space, which must include The Layers as a great and attractive public meeting-space between the town and the new Neighbourhood.  Without these points, the development will prove to be another second-rate planning failure.  

We encourage residents of Saxmundham and Benhall to respond to Pigeons’ present consultation, and (if they agree) to include these points and concerns”.  **

The Town Council recalled that it had long and consistently argued that the proposal for a new 800 dwelling ‘Garden Neighbourhood’ to the south of the town was excessive in size and the location not the best one.  However, given the adoption by East Suffolk of the Local Plan, which decided the matter in terms of planning policy, it was best to engage and seek the best outcome for residents and the town in line with the Plan.

The Town Council also unanimously adopted a Policy Statement, similar to the Resolution but in a little more detail, Policy Statement re Pigeon proposals 14 Dec 2020

Notes:

* The Suffolk Coastal Local Plan was formally adopted on 23rd September 2020

** Pigeons’ public consultation on its initial plans closes on 31st January 2021

Annex – Resolution adopted by Town Council on 14th December 2020

Saxmundham Town Council

  • Takes note of the consultation exercise being conducted by Pigeon Investment Management Ltd in relation to their proposals for a South Saxmundham Garden Neighbourhood;
  • Recalls its consistent view that while reasonable growth in the town is beneficial and necessary, the proposal for a new 800 dwelling ‘Garden Neighbourhood’ to the south was excessive and the location not the best one;
  • Records however that the Suffolk Coastal Local Plan, adopted less than 3 months ago by the local planning authority (East Suffolk district) in September 2020 includes the ‘South Saxmundham Garden Neighbourhood’, and also identifies the site and the policy for the development of the site, with reservation of all the land east of the railway – including The Layers – for open space and SANG (Suitable Alternative Natural Greenspace) purposes;
  • Considers that, following the Local Plan’s formal adoption, it is in the interests of Saxmundham’s residents that we aim to engage constructively with developers and the planning authority to secure that

(a) the ‘Garden Neighbourhood’ is successful and well-designed in its own terms, and links and contributes positively to our town’s life,

(b) any development is in line with the defined Policy and the Site as identified in the Local Plan, and

(c) appropriate provision or contribution is made by the developer to new community facilities and infrastructure, both on-site and in the town;

  • Expresses serious concern that the site now put forward by Pigeons in the present consultation exercise differs in some fundamental and damaging respects from the site and uses identified and so recently approved in the Local Plan;
  • Is concerned in particular that:
  • The site now proposed by Pigeons includes, to the west of the A12, a large lorry park and service station, immediately opposite the likely housing area on a site which was never put forward or justified as part of the Local Plan process, does not form any part of the Local Plan’s Garden Neighbourhood site, and is likely to be detrimental to the overall development;
  • the area proposed for public open space and SANG is far too small, does not include The Layers which (as a key part of the town’s heritage) should become a special public open space, and fails to compensate for the loss of valued, much-used walking routes by existing residents within what is currently a rural setting;
  • the site as now proposed is not properly connected to or integrated with the town of Saxmundham, and fails to deal with the pedestrian, cycle and motor linkages that are fundamental to the development’s policy basis;
  • Resolves to inform Pigeons and the public of the matters and concerns set out in this resolution, and to draw up a more detailed policy response to the consultation for consideration by the Council at its January meeting.
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