The Masterplanning Process
What is a Masterplan?
A Masterplan is a strategic, long-term planning document which sets a vision for the future development of a site with an accompanying set of framework plans which establishes how site-specific matters such as its layout and landscaping may be realised. It also includes an implementation strategy to ensure that the proposed infrastructure is delivered in a structured manner.
The delivery of a mixed-use development on the ‘North of Lowestoft Garden Village Site’ involves an extensive process that ranges from its allocation within the adopted Local Plan to the eventual grant of planning permission. The flow chart, below, is designed to help you understand this process.
East Suffolk Council is required to identify and allocate sufficient land to meet demand for wide range of uses, including housing.
Accordingly, they invited landowners to suggest land parcels that could meet this demand – Suffolk County Council put forward this site.
Various sources were used to assess the development potential of this site, including evidence base studies and dialogue with infrastructure providers.
East Suffolk Council concluded that this site was suitable for mixed-use development, and it was therefore allocated in the Waveney Local Plan which was formally adopted in March 2019.
From its allocation within the adopted Local Plan the project team undertook a further analysis of the site and surrounding area. This informed the production of a evidence base which was subject to a public consultation in January-February 2021.
A range of evidence and options was gathered in light of this feedback. A draft Masterplan is now subject to this public consultation event. This will inform any final revisions. Once finalised, it will be submitted to East Suffolk Council for adoption. The adopted Masterplan document will then be a material consideration in the determination of any future planning application.
Planning Application Submission
With the Masterplan adopted a suite of architectural drawings and technical reports will be prepared by the project team. This will support the submission of planning applications to East Suffolk Council for approval of the mixed-use development.
It should be stressed that any planning application submitted on the site will need to demonstrate that it complies with the high-level principles established within the adopted Masterplan.
Delivery of Development
Once planning permission has been granted, there will be further details that will need to be submitted and approved by East Suffolk Council. This process is called ‘discharge of conditions’.
Alongside this, a number of financial contributions will need to be paid towards additional infrastructure provision.
Once the applicable matters have been satisfied, construction works will be able to commence on site. This will be structured into six key phases of development.
How your feedback can help
A Masterplan has been developed for this site in line with the requirements of Policy WLP2.13, which requires that a masterplan is prepared before any development is permitted on the site.
Any future planning application submitted on the site will be expected to comply with the high-level principles established within the Masterplan.
Whilst we would welcome feedback on all aspects in relation to the proposed Masterplan, the table below has been prepared to outline the type of feedback that can assist its evolution as well as those planning matters which the document cannot address.
- The overall vision and objectives for the site
- The opportunities and technical constraints that the proposal presents
- The design principles proposed, such as land use location, storey heights and overall densities
- The various framework plans (site-specific strategies), such its layout and landscaping
- The principle of mixed-use development on the site
- The overall quantum of development proposed, such as the number of dwellings
- The exact design specification, such as which materials should be used
- The addition of specific details to what are high-level framework plans, such as the precise layout of the proposed land uses or the exact housing mix