Download summary sheet for major applications

SUMMARY SHEET FOR MAJOR APPLICATIONS
Application Ref:-
IP/15/00755/FUL
Proposed development:-
Erection of new car showroom, maintenance and servicing building and
car valeting building along with associated infrastructure.
Land To The West Of Ransomes Way, Nacton Road, Ipswich
Site Address:-
Introduction
The application relates to a 1.2 hectare site located fronting the NE side of Nacton Road, adjacent to the
recently built Crane Boulevard, which links Nacton Road to James Bennet Avenue, and the John
Lewis/Waitrose shops on Furtura Park.
The front of the site is subject of a Group TPO Ref (IP/12/00005/TPO) which covers the front boundary of
the site.
The site is currently vacant.
Background
The site lies in the western corner of the wider Futura Park, a 16.7 hectare site formerly occupied by the
Crane’s factory. A hybrid permission was granted in 2011 for the comprehensive redevelopment of the site
including the demolition of all of the existing factory buildings, and outline permission for the allocation of
employment and retail floor space with associated accesses; and full permission for the erection of the John
Lewis / Waitrose building. The implementation of the above approval has resulted in the decontamination of
the site.
Details of proposals
The proposals comprise the erection of 3,100 sq.m of car showroom, and separate valet building for Jaguar
Land Rover. The main building would be centrally located, of contemporary flat-roofed appearance, with the
valet building to the rear. The site would be accessed from Crane Boulevard with car sales bays in front of
the building for 83 cars; 32 customer parking spaces (inc 2 for disable users) to the rear of the building; and a
further 58 spaces for servicing, staff, valeting and other operational uses. The layout includes 15 cycle
spaces, and 4 motorcycles spaces.
The main building itself would be 41 metres wide, by 58 metres in depth, by 8 metres in height, and would
be clad in two colours of metal cladding, and have large glass windows to the internal car display areas. The
building would comprise showroom space for 16 cars, associated office space, and a large workshop area
approximately 50% of the ground floor area. The first floor would comprise a significantly smaller footprint
allowing for double height ground floor areas. The upper floor would comprised of staff canteen, hospitality
areas, and meeting rooms.
The smaller valet building would be 26.7 metres wide, by 8.8 metres deep, by 3.7 metres in height. It would
be rectangular in shape with a flat roof, and five roller shutter doors. The building would comprise storage,
and wet / dry valet areas. It would be clad in grey metal panels.
Main considerations
The proposal site forms part of a designated Strategic Employment Site (Policy CS13 refers). This policy seeks to
promote sustainable economic growth in the Ipswich Policy Area, with the focus on the delivery of jobs within
the Borough. In particular CS13(d) provides that such aims will be encouraged by safeguarding approximately
10ha of land at Futura Park, Nacton Road as a strategic employment site, with the principal access taken from
Ransomes Way. The site is stated as being safeguarded for B1, B2 and B8 uses. The proposed car dealership use
is a Sui Generis use, thus the proposals would be in conflict with the strategic policy aims.
SUMMARY SHEET FOR MAJOR APPLICATIONS
The proposed development would result in the establishment/retention of around 61 full time jobs (rising to 82
after two years). It is a material consideration as to whether this high number of employment opportunities would
accord with the spirit of the policy, if not the land use designation itself.
In support of the proposal, and given the policy position, the applicant has submitted a detailed marketing
summary, and planning statement which seek to demonstrate that there is a lack of demand for B1, B2 or B8 uses
on this site.
The site specific considerations are summarised as:- Design and Layout; Site Contamination and Noise;
Access and Parking; Flood Risk and Drainage; Landscaping and Trees; and Sustainable Construction.
The application is also supported with a Planning Statement; Design and Access Statement; Flood Risk
Assessment; Drainage Statement; Lighting Design Strategy; Energy Statement; BREEAM Assessment;
Remediation document; Tree Survey report; Transport Scheme; Travel Plan; Construction Statement; and
Landscape Management Plan.
The Council has provided an Environmental Impact Assessment screening opinion, which concludes that the
development is not EIA development.
Consultees / Neighbour notified
Neighbours – Adjacent premises and properties.
Consultees –Borough Drainage Engineer; Urban Design; Parks and Open Spaces; Building Control; Planning
Policy; Environmental Health; Anglian Water; Environment Agency; SCC Fire Officer; SCC Highways
Authority;
Conservation and Design Panel – 24th September 2014.
Anticipated P&D Committee – 15th October 2015.
Expiry date of application
11th November 2015.