Garrison Lane

Garrison Lane



Planning Application Link    View map

Number/street name:
Garrison Lane

Address line 2:
1 Lindsey Street


IP11 7RF


Architect contact number:

East Suffolk Council.

Planning Authority:
East Suffolk Council

Planning consultant:

Planning Reference:

Date of Completion:

Schedule of Accommodation:
18x 1-bed; 28x 2-bed; 7x 3-bed; 8x 4-bed

Tenure Mix:
68% affordable; 32% market sale

Total number of homes:

Site size (hectares):
1.36 ha

Net Density (homes per hectare):

Size of principal unit (sq m):

Smallest Unit (sq m):
53 sqm

Largest unit (sq m):
122 sqm

No of parking spaces:

Scheme PDF Download

Planning History

A hybrid application, comprising an outline application for the leisure and community facilities with a full application for the residential and community elements, was approved on 3 June 2021. TateHindle acted as planning consultant for the redevelopment of the former Deben High School site.

The Design Process

The scheme, on the site of a former high school, comprises a highly sustainable new neighbourhood of 61 high-quality, innovative homes designed to achieve Passivhaus certification (including 41 affordable homes) and a range of community amenities.
With health and wellbeing in mind, we re-used the school sports field to create a new cricket pitch and pavilion edged with walking and cycling routes connecting the proposed development with Valley Walk Park – simultaneously preserving green space and providing active, edge-to-edge connectivity.
Apartments are open and airy, spanning the full width of the blocks. We set back top floor apartments to soften the massing and inverted the living spaces to allow for shaded roof terraces. Each home has its own front door with open decks, bringing neighbours together without compromising privacy. All residents have access to outside space and living spaces are 5% larger than prescribed standards to accommodate home working.
The school assembly hall is reimagined as a community hall, opening out onto a communal garden and allotment which, along with the new cricket pitch and indoor bowls facility, create opportunities for social interaction. We preserved the landscape setting and maximised green space to promote wellbeing and enhance permeability with intuitive pedestrian/cycle connections.
We conceived the overall layout to comprise a series of linked landscape spaces, leading through the development and connecting to the cricket pitch and beyond. Along Garrison Lane, we located two-storey houses to respond to and complete the existing pattern of development. The entrance between them provides a view of the school hall and clock tower from the street. Forming the focus of the development, the hall is set between two large, landscaped courtyards which include the allotment and seating areas. We located small areas of residents’ parking in discreet, landscaped courts to moderate the impact on the scenery.

Choose a few key elements you want to promote

• ‘We cannot thank you enough for the excellent design and seamless collaboration with the wider design team throughout this process’ – East Suffolk Council
• Exemplar Passivhaus scheme
• High-quality, innovative, sustainable mixed-use development
• Spacious, airy homes
• Ample community amenities
• Opens up a previously isolated site to the wider community
• Edge-to-edge connectivity
• Multiple opportunities for shared public space and social interaction
• Intuitive pedestrian/cycle connections and active travel routes throughout the development
• Homes and landscape designed to cater for all age groups
• Health and wellbeing
• Designed to connect with, and be inviting to, the wider community

Download PDF

Scheme Information


  • Courtyard House
  • Back to Backs
  • Multi-Aspect Apartments
  • Innovative House Types
  • Maisonettes
  • Mansion Block
  • Mews
  • Semi-detached
  • Terrace
  • Town house


  • Medium density
  • Compact


  • Affordable
  • Council
  • Private Ownership
  • Shared Ownership
  • Mixed Tenure
  • Mixed Use


  • Community Consultation
  • Urban Infill
  • Urban Regeneration


  • Brickwork
  • Contemporary Design
  • CLT
  • Modern methods
  • Off-site


  • Building energy in use (any target above Regs)
  • Biodiversity (eg Building with Nature)
  • Car usage or Active Travel (inc Building for a Healthy Life)

Outdoor areas

  • Private Terraces
  • Roof Terrace
  • Outside Terrace
  • Biodiversity
  • Garden

Surrounding Area

  • Healthy Streets
  • Landscape
  • Communal Spaces
  • Community Buildings
  • Play Spaces
  • POS
  • Public open space


  • Wheelchair
  • Community


As part of a robust response to the climate emergency, and to address fuel poverty within the district, East Suffolk Council is committed to sustainable residential development. Our designs for this brownfield site set a new benchmark for the council’s affordable housing programme that will not only deliver energy-efficient homes, but will also take a sustainable approach to construction in the process – with heritage buildings retained, existing materials recycled, and modular efficiencies embraced. To achieve passive certification for this flagship scheme, we embraced low carbon design and construction, and designed simple building forms in durable, low-maintenance materials with optimal levels of glazing. Homes are highly insulated with airtight building envelopes and are dual aspect with triple glazing; this will ensure low running costs. We oriented the buildings to maximise natural light and solar gain, while implementing shading devices to prevent overheating. Homes are also futureproofed with allowance for sustainable technologies such as heat pumps and air filtration. Atop buildings, solar panels provide renewable energy to power common areas. Within homes, passive features optimise light, comfort levels and a sense of wellbeing. Green/brown roofs contribute to an overall biodiversity net gain, boosted by the retention and creation of green spaces across the site. Alongside ample opportunities for social interaction, the former school site will be rejuvenated as a vibrant and distinctive place, enabling the new community to flourish. The scheme’s Passivhaus standards, landscape setting and opportunities for community interaction combine to create an optimal environment for health and wellbeing. Further promoting healthy living, we incorporated dedicated active travel routes and direct links to nearby Valley Walk Park. Sports and leisure facilities are on the doorstep, along with freshly grown produce from the allotment.