Site Allocations Local Plan - Preferred Options (Regulation 18 Stage)

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Appendix A

Glossary of terms

Adoption - The final confirmation of a local plan document as having statutory (legal) status for implementation by a local planning authority (LPA).

Agricultural Land Classification - Classifies agricultural land into five categories according to versatility and suitability for growing crops. The top three grades (Grade 1, 2 and 3a) are referred to as best and most versatile land and enjoy significant protection from development. Grade 4 and 5 are described as poor quality agricultural land and very poor quality agricultural land.

Amenity Open Space - An area that is primarily of visual importance but may also be used for recreation either formally or informally.

Annual Monitoring Report (AMR) - Report produced every year on the progress of preparing the local plan and the extent to which policies within it are being achieved.

Breckland Special Protection Area and Special Area of Conservation - See SPA

Buffer zones - Core Strategy Policy CS2 defines buffer zones outside of the Breckland SPA where development could have an impact on protected species. Where it can not be concluded that development in these buffers would not result in a significant effect on the SPA, development would not be allowed.

Brownfield land - Also known as previously developed land, this is land which is or was occupied by a permanent structure (excluding agricultural or forestry buildings).

Cambridge sub region Housing Market Area - The Cambridge housing sub‐region is made up of seven district councils; five in Cambridgeshire and two in Suffolk:

  • Cambridge;
  • East Cambridgeshire;
  • Fenland;
  • Huntingdonshire;
  • South Cambridgeshire;
  • Forest Heath (Suffolk);
  • St Edmundsbury (Suffolk).

Conservation Area - Areas of special architectural or historic interest where we want to preserve or enhance the character, appearance and/or setting.

Core Strategy - Outlines the key principles regarding the development and use of land within a local planning authority's area.

Core Strategy Policy CS1: Spatial strategy - Provides a broad indication of the overall scale of development in the district.

Core Strategy Policy CS2: Natural environment - Provides protection for the wealth of nature conservation interests in the district.

Core Strategy Policy CS7: Overall housing provision - Most of this policy was quashed as a result of the High Court challenge and is being reviewed through the Single Issue Review.

Core Strategy Policy CS9: Affordable housing provision - Sets out the policy requirements for affordable housing in the district in relation to new development.

Core Strategy Policy CS13: Infrastructure and developer contributions - Provides guidance on infrastructure requirements in relation to new development.

County Wildlife Site (CWS) - This designation is non-statutory but is recognition of a site's high value for wildlife, with many sites being of county and often regional or national importance. They often support characteristic or threatened species and habitats included in Local and National Biodiversity Action Plans.

Curtilage - The area immediately adjoining and around a residential dwelling. Note: not all garden or land within the same ownership is necessarily the curtilage for planning purposes and discussion with the authority is recommended to establish matters in each circumstance.

Development Management - The term applied to the consideration and determination of planning applications by a local planning authority (LPA).

Development Plan - The statutory development plan comprises the development plan documents contained in an authority's local plan.

Development Plan Document (DPD) - Development plan documents include adopted local plans and neighbourhood plans.

Flood Risk Assessment (FRA) - An assessment of the risk of flooding, particularly in relation to residential, commercial and industrial land uses. The Environment Agency requires a Flood Risk Assessment (FRA) to be submitted alongside planning applications in areas that are known to be at risk of flooding (within Flood Zones 2 or 3) and/or are greater than 1 hectare.

Flood Zones - Flood Zones refer to the probability of a river or the sea flooding, ignoring the presence of defences. The zones are shown on the Environment Agency's Flood Map available to view via their webpages.

Greenfield land - Land (or a defined site) which has never been built on before or where the remains of any structure or activity have blended into the landscape over time (opposite of brownfield).

Gypsies and Travellers - Defined in Planning Policy for Traveller Sites (August 2015) as 'persons of nomadic habit of life whatever their race or origin, including such persons who on grounds only of their own or their family's or dependent's educational or health needs or old age, have ceased to travel temporarily, but excluding members of an organised group of travelling showpeople or circus people travelling together as such.

Habitats Directive - A European Union Directive adopted in 1992 as an EU response to the Berne Convention. It is one of the EU's two directives in relation to wildlife and nature conservation, the other being the Birds Directive.

Habitats Regulations Assessment (HRA) - An assessment undertaken to consider and appraise the likely impact of a plan or project upon designated sites of nature conservation importance.

Horse Racing Industry (HRI) - A term applied to the unique assembly of horseracing related interests concentrated in and around Newmarket.

Housing Settlement Boundary/defined settlement - These represent the development limits of residential areas within which development proposals would be acceptable subject to complying with other policies contained in the development plan. They seek to prevent development from gradually extending into the surrounding countryside.

Housing Stock - The total number of houses/flats in an area

Infrastructure Delivery Plan (IDP) - A document setting out the infrastructure issues and requirements for the district to facilitate growth within a given plan period.

Infrastructure and Environmental Capacity Appraisal (IECA) - This study considers the environmental capacity of settlements and the need for and means of providing and maintaining social, physical and environmental infrastructure to support growth in Forest Heath District and St Edmundsbury Borough areas.

Issues and Options - Documents produced during the early stages in the preparation of development plan documents and issued for consultation.

Joint Development Management Policies Document (JDMPD) - The document containing policies that that are used in day-to-day development management decision making in Forest Heath and St Edmundsbury areas.

Key Service Centre - A higher order settlement, as defined in the Forest Heath 2010 Core Strategy. The services and facilities available in key service centres include some if not all of: a convenience shop, public transport, health care, primary school and access to employment opportunities.

Listed Building - This is a building that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest.

Local Development Scheme (LDS) - This sets out a programme for the preparation of local plan documents. It is a project management tool that identifies which documents are to be prepared, the various stages required in their production together with a detailed timetable.

Localism Act - The Localism Act introduces a number of changes to planning, including the abolition of Regional Spatial Strategies and the introduction of neighbourhood plans.

Local Plan (LP) - The plan for the future development of the local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. Current core strategies or other planning policies, which under the regulations would be considered to be development plan documents, form part of the local plan. The term includes old policies which have been saved under the 2004 Act.

The Forest Heath Local Plan sets out the long term planning and land use policies for the District. The local plan includes documents previously referred to as the Local Development Framework (LDF). It consists of the: Core Strategy (adopted on the 12 May 2010), Joint Development Management Policies Document (adopted on 27 February 2015), Forest Heath Local Plan Policies Map February 2015 and saved policies from the Forest Heath Local Plan 1995.

The emerging Single Issue Review (SIR) of Core Strategy Policy CS7, Site Allocations Local Plan and accompanying Policies Map when adopted will form part of the local plan and supersede the Forest Heath Local Plan Policies Map February 2015 and saved policies from the Forest Heath Local Plan 1995.

Local Plan (1995) saved policies - Policies in the 1995 Local Plan that have been saved until the adoption of the new local plan. The saved policies can be seen at www.westsuffolk.gov.uk/fhlocalplan

Local Planning Authority (LPA) - The public authority whose duty it is to carry out specific planning functions for a particular area. For West Suffolk this is Forest Heath District Council and St Edmundsbury Borough Council.

Local Nature Reserve (LNR) - A formally defined site that is locally important for its wildlife, geological, educational and or recreational interest. These are areas which are important for nature conservation. They may support threatened habitats, such as chalk grassland or ancient woodland, or may be important for the wild plants or animals which are present.

Market Town - The highest order of settlement as defined in the Forest Heath Core Strategy 2010. These contain a range of service, facilities and amenities and act as transport hubs.

Material consideration - A factor which will be taken into account when reaching a decision on a planning application or appeal. Under Section 38 of the Planning and Compulsory Purchase Act 2004, decisions on planning applications 'must be made in accordance with the (development) plan unless other material considerations indicate otherwise'.

Ministry of Defence (MOD) - That part of the Government responsible for matters of defence.

National Planning Policy Framework (NPPF (2012)) - A document designed to consolidate all policy statements, circulars and guidance documents into a single, simpler National Planning Policy Framework. The new 2012 framework is intended to be user-friendly and accessible with clear policies for making robust local and neighbourhood plans and development management decisions.

National Planning Practice Guidance (NPPG 2012)) - Online suite of national planning guidance intended to elucidate on sections of the national planning policy as contained in the National Planning Policy Framework (NPPF).

Nature Reserve - A protected area of importance for wildlife, flora, fauna or features of geological or other special interest, which is reserved and managed for conservation and to provide special opportunities for study or research.

Neighbourhood Plans - A plan prepared by a parish council or neighbourhood forum for a particular neighbourhood area made under the Planning and Compulsory Purchase Act 2004.

Objectively Assessed Needs (OAN) - The housing that households are willing and able to buy or rent, either from their own resources or with assistance from the State.

Preferred Options - Documents produced as part of the preparation of development plan documents and issued for formal public participation. The document shows the preferred direction, but not the final version, of a development plan document.

Primary Village - A lower order settlement that provides basic level services as defined in the Forest Heath 2010 Core Strategy.

Regionally Important Geological Sites (RIGS) - Commonly referred to by their acronym RIGS, these are locally designated sites of local, national and regional importance for geodiversity (geology and geomorphology) in the United Kingdom.

Rural Exception Sites - Affordable housing development in areas adjacent to existing settlement boundaries, in areas that would not normally obtain planning permission for market housing.

Scheduled Ancient Monument (SAM) - A scheduled monument is a nationally important archaeological site or historic building given protection against unauthorised change.

SI No. 2010/490 - The Conservation of Habitats and Species Regulations 2010.

Single Issue Review (SIR) - Forest Heath's Core Strategy (as adopted in 2010) was the subject of a High Court Order in 2011 which essentially quashed the distribution and phasing of housing delivery for Forest Heath as this appeared within Core Strategy Policy CS7 of the document. The council resolved to revisit all aspects of Core Strategy Policy CS7 (to include a reassessment of overall growth for the district) from the initial Issues and Options stage - a process termed as Single Issue Review.

Site Allocations Local Plan (SALP) - Allocates sites for homes, jobs and community facilities.

Site of Special Scientific Interest (SSSI) - This is a nature conservation designation denoting a protected area in the United Kingdom.

Site Specific Allocation Policies - Policies that relate to the allocation of land for development. Policies will identify specific requirements for individual proposals. The sites themselves will be shown on a Policies Map.

Special Areas of Conservation (SAC) - This is a designation under the European Union Directive on the conservation of wild birds. Under the Directive, Member States of the European Union (EU) have a duty to safeguard the habitats of migratory birds and certain particularly threatened birds. Together with special protection areas (SPAs) the SACs form a network of protected sites across the EU called Natura 2000.

Special Protection Area (SPA) and Special Area of Conservation (SAC) - This is a designation under the European Union Directive on the conservation of wild birds. Under the Directive, Member States of the European Union (EU) have a duty to safeguard the habitats of migratory birds and certain particularly threatened birds. Together with special areas of conservation (SACs) the SPAs from a network of protected sites across the EU called Natura 2000.

Special Protection Area (SPA) components - These are the sites of special scientific interest (SSSI) which make up and underpin the special protection area designation

Strategic Environment Assessment (SEA) - The European Strategic Environment Assessment Directive (2001/42/EC) requires an assessment of certain plans and programmes including those related to planning and land-use.

Strategic Housing Market Assessment (SHMA) - A document which provides an objective assessment of the need for all homes, including affordable homes, to inform local plan reviews.

Strategic Housing Land Availability Assessment (SHLAA) - One of the principal documents used in the preparation of the Site Allocations document. This document is produced periodically to help demonstrate that the district has sufficient sites to meet demand and it is a key evidence base for the Site Allocations document insofar as it considers the status of all known sites within the district i.e. their availability, suitability and deliverability.

Supplementary Planning Documents (SPD) - Documents which add further detail to the policies in the local plan. They can be used to provide further guidance for development on specific sites or on particular issues such as design. Supplementary planning documents are capable of being a material consideration in planning decisions but are not part of the formal development plan (see above).

Sustainable Military Settlements - RAF Lakenheath and RAF Mildenhall, where military air base development will be restricted to operational need including necessary related facilities.

Sustainability Appraisal (SA) - This is a tool for appraising policies to ensure that they reflect sustainable development objectives. An appraisal is required by legislation for all local plans and many SPDs.

Tree Preservation Order (TPO) - A tree preservation order is an order made by a local planning authority in England to protect specific trees, groups/areas of trees or woodlands in the interests of amenity.

USAF - United States Air Force

Windfall sites - Sites which have not been specifically identified as available in the local plan process. They normally comprise previously developed sites that have unexpectedly become available.

View Comments (4) (4) Appendix B

Omission sites

Sites included in the Site Allocations Further Issues and Options consultation document August 2015 with reasons for rejection/omission from the preferred options consultation document

The following table summarises the reasons these sites have been omitted from the preferred options consultation document. The reasons fall broadly into five categories: environmental constraints (i.e. SPA, SAC, CWS), the site is partly or wholly within a flood zone, the site is not available/deliverable (either confirmed by the landowner or is in multiple ownership), the site is currently in employment use or other available sites have a more sustainable location. Abbreviations (such as SPA and SAC) are set out in the Glossary (Appendix A).

Note: sites that were included in the SALP Further Issues and Options document (2015) for one use but that have been allocated for an alternative use are included as omission sites in this table.

2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

B/02

Residential

  • fragmented ownership;
  • access/servicing existing retail premises;
  • site below 0.5ha.

B/04

Residential

  • fragmented ownership/unavailable;
  • garden land.

B/05

Residential

  • site confirmed as not available.

B/06

Residential/ retaining open space

  • part of site is identified as important open space within the conservation area;
  • remainder is private garden;
  • site as a whole has mature vegetation and development has the potential to be harmful to local character and the conservation area.

B/10

Employment/ residential

  • the site would advance the line of development towards the SPA. The number of dwellings proposed is relatively small however likely significant effects cannot be screened out;
  • majority of site in Flood Zone 2, and small part in Flood Zone 1.

B/11

Residential

  • SPA;
  • majority of the site is in Flood Zone 3.

B/12(b)

Residential

  • SPA;
  • the site would advance the line of development towards the SPA.

B/13

Employment

  • SPA;
  • site is in employment use.

B/14

Residential

  • SPA;
  • high ecological importance;
  • development of this site would represent a significant loss of important Brecks landscape features.

B/15

Range of land uses

  • SPA;
  • partly in Flood Zone 1;
  • garden site within the conservation area and the brick wall fronting the site is a feature of this part of the conservation area (and curtilage listed);
  • development has the potential to impact on the character of the conservation area and the amenity of the river crossing.

B/16

Employment or other uses

  • below size threshold - too small to allocate;
  • within settlement boundary and SPA screened so could come forward as windfall.

B/17

Residential/ mixed use

  • SPA;
  • the site would significantly advance the line of development towards the SPA;
  • additional issues relating to the impact of recreational pressure and the high value of the site for nature conservation, impact on the River Little Ouse green/blue corridor, landscape and heritage issues (listed buildings and conservation area);
  • development would lead to the loss of many landscape features including the feeling of remoteness and peacefulness in the countryside and urban fringe areas.

B/18

Residential

  • SPA;
  • the site would advance the line of development towards the SPA;
  • Scheduled Ancient Monument (SAM) located in meadows.

B/19

Residential, employment, or mixed use

There are two clear parts to this site:

  • northern part of the site is allocated as an Existing General Employment Area (Policy EM2(d));
  • the southern section of the site is wetland associated with and north of the river corridor. Development of this part of the site would advance the line of development towards the SPA;
  • there are additional issues relating to access and flooding.

B/20

Residential

  • the site would advance the line of development towards the SPA;
  • the number of dwellings proposed is relatively small however likely significant effects cannot be screened out;
  • additional issues relating to local ecology and the impact of the loss of woodland.

B/23

Residential

  • SPA. Development would represent a loss of the designated site;
  • veteran beech trees within the forestry plantation of historical/cultural significance;
  • the site is designated for its high nature conservation value.

B/24

Residential

  • SPA. Development would represent a loss of the designated site;
  • the site is designated for its high nature conservation value.

B/27

Employment

  • SPA. Development would represent a loss of the designated site;
  • beech trees within the forestry plantation of historical/cultural significance;
  • the site is designated for its high nature conservation value.

Note: It is proposed to change the the southern part of the settlement boundary removing this site so the boundary better defines the extent of existing built development, excluding areas of forest and open land (paragraph 5.19).

B/28

Residential

  • the site would advance the line of development towards the SPA;
  • additional issues relating to loss of garden land on the edge of the conservation area.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

M/01

Residential

  • SPA buffer, but screened and would not advance the line of development toward the SPA;
  • CWS;
  • valued open space, development of this site would constitute a net reduction in recreational space within this residential area.

M/03

Residential

  • fragmented ownership.

M/04

Residential

  • fragmented ownership.

M/06

Residential

  • fragmented ownership.

M/10

Residential

  • Allocated as part of an Existing General Employment Area in Policy EM2k.

M/11

Residential

  • SPA;
  • SSSI;
  • CWS;
  • the site is within Open Access land and appears well-used by local residents, but away from the paths and trails it is relatively undisturbed;
  • MOD noise safeguarding (70 decibels).

M/12

Residential

  • SPA;
  • trees subject of a TPO on the southern periphery;
  • relatively remote/unsustainable location.

M/13

Residential

  • site lies adjacent to the River Lark - within Flood Zones 2 and 3;
  • proximity to conservation area - any development has the potential to impact on setting;
  • biodiversity value of the River lark corridor.

M/15

Residential

  • SPA buffer - development of the site would advance the line of development toward the SPA;
  • 250m from Breckland Forest SSSI;
  • site lies within Flood Zones 2 and 3;
  • the site is sensitive to development, to changes in land use and to planting of woodland.

M/16

Residential

  • SPA;
  • SSSI - development would represent a loss of the designated site;
  • CWS.

M/17

Residential

  • SPA;
  • SSSI - development would represent a loss of the designated site.

M/18

Residential

  • SPA buffer - development of the site would advance the line of development toward the SPA;
  • Flood Zones 2 and 3.

M/20

Residential

  • SPA buffer - development of the site would advance the line of development toward the SPA;
  • 200m from Breckland Forest SSSI;
  • Flood Zones 2 and 3.

M/22

Residential

  • eastern part of the site is within the SPA buffer - development of the site would advance the line of development toward the SPA;
  • adjacent to Breckland Forest SSSI;
  • part of the site is open space/playing field;
  • Flood Zones 2 and 3.

M/23

Residential

  • Breckland Forest SSSI and part of SPA or within the SPA buffers;
  • development would represent a loss of the designated site;
  • CWS;
  • MOD noise safeguarding (70 decibels).

M/24

Residential

  • Breckland Forest SSSI and part of the SPA. Development would represent a loss of the designated site;
  • CWS;
  • MOD noise safeguarding (70 decibels).

M/25

Retail/ residential (mixed use)

  • town centre site - in existing retail use;
  • included in Policy MP1 Town Centre Masterplans .

M/26

Residential

  • adjacent to the Breckland Forest SSSI which is a component of the Breckland SPA and within the SPA buffers. Development of the site would advance the line of development toward the SPA;
  • Flood Zones 2 and 3.

M/27

Residential

  • protected trees;
  • within the conservation area - identified open space;
  • Scheduled Ancient Monument - remains of a Dovecote.

M/30

Residential

  • unsustainable location;
  • potential coalescence with Barton Mills;
  • potential landscape impact.

M/33

Residential

  • site confirmed as not available

M/41

Residential

  • unsustainable location;
  • coalescence issues - Worlington.

M/42

Residential

  • unsustainable location;
  • coalescence issues - Worlington.

M/43

Residential

  • woodland site immediately adjacent to the Breckland Forest SSSI which is a component of the Breckland SPA and within the SPA buffers. Development would represent a loss of the designated site;
  • Unsustainable location.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

N/03

Retail

  • site designated as a retail allocation in Policy RE1.

N/08

Residential

  • former allotment site in community recreational use;
  • proximity to A14 - potential noise/pollution issues.

N/10

Residential

  • equine policy;
  • site is within the Newmarket Conservation Area Appraisal as important open space to be retained.

N/12

Residential

  • equine policy;
  • site confirmed as not available.

N/15

Residential

  • site confirmed as not available.

N/18

Mixed use

  • loss of valued community open space (designated formal open space).

N/21

Residential

  • equine policy;
  • site confirmed as not available.
  • designated potential public open space (1995 Local Plan).

N/31

Residential

  • site to be retained in community use.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

L/03

Residential

  • small site within the settlement boundary;
  • appeal on refusal of 14 dwellings dismissed as overdevelopment.

L/06

Residential

  • garden land and potential access issues;
  • visually important open space in conservation area appraisal;
  • trees on the northern boundary are protected by a TPO.

L/07

Residential

  • not available;
  • garden land with good trees on site;
  • access opposite junction.

L/14

Residential

  • see Lakenheath Alternative Option in section 8 of the document following Policy L2.

L/15

Residential

  • adjacent to SPA frequent nesters buffers, however, this is currently being updated using the most recent data;
  • the site is 2.2km from Breckland Farmland SSSI the nearest component of Breckland SPA and 0.9km from RAF Lakenheath SAC;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects;
  • some woodland cover and corresponding ecological and landscape value.

Note: Planning application DC/14/2042/OUT for up to 132 dwellings pending decision

L/18

Residential

  • the site is 2.9km from Breckland Farmland SSSI the nearest component of Breckland SPA and 0.5km from RAF Lakenheath SAC;
  • the site is outside the Breckland frequent nesters buffers, however, this is currently being updated using the most recent data;
  • development of the site would advance the line of development toward the SPA;
  • MOD noise safeguarding (70 decibels);
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects.

L/19

Residential

  • the site is 1.6km from Breckland Farmland SSSI the nearest component of Breckland SPA and immediately adjacent to and partially within the 200m buffer to RAF Lakenheath SAC;
  • the site is outside the Breckland frequent nesters buffers, however, this is currently being updated using the most recent data;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects;
  • development would also have the potential to impact on Breckland SAC and the adjacent Caudle Farm and Broom Road Fields CWS;
  • MOD noise safeguarding (70 decibels);
  • majority of site occupies the inner explosives safeguarding zone.

L/22

Residential

  • the site is 1.9km from Breckland Farmland SSSI the nearest component of Breckland SPA and 0.3km from RAF Lakenheath SAC;
  • the site is outside the Breckland frequent nesters buffers, however, this is currently being updated using the most recent data;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects;
  • MOD noise safeguarding (70 decibels).

Note: Project level HRA (DC/14/2073/FUL) for this site was not able to screen out likely significant effects.

L/25

Residential

  • the site is 1.3km from Breckland Farmland SSSI the nearest component of Breckland SPA and immediately adjacent to, and partially within the 200 buffer to RAF Lakenheath SAC;
  • the site is outside the Breckland frequent nesters buffers, however, this is currently being updated using the most recent data;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects;
  • development would also have the potential to impact on Breckland SAC and the adjacent Caudle Farm and Broom Road Fields CWS;
  • MOD noise safeguarding (70 decibels);
  • majority of site occupies the inner explosives safeguarding zone.

L/27

Mixed use

  • the site is 1.6km from Breckland Farmland SSSI the nearest component of Breckland SPA and immediately adjacent to, and partially within the 200 buffer RAF Lakenheath SAC;
  • the site is outside the Breckland frequent nesters buffers, however, this is currently being updated using the most recent data;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the location of the site immediately adjacent to Maidscross Hill SSSI and consequential impacts relating to recreational pressure and urban effects. Development would also have the potential to impact on Breckland SAC and on Caudle Farm and Broom Road Fields CWS;
  • MOD noise safeguarding (70 decibels);
  • majority of site occupies the inner explosives safeguarding zone.

L/28

Residential

  • group tree preservation order;
  • the site is 2.5km from Breckland Farmland SSSI the nearest component of Breckland SPA and 1.8km from RAF Lakenheath SAC;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the woodland land use and corresponding ecological and landscape value of the north of the site.

L/37

Residential

  • unsustainable location poorly related to existing settlement boundary;
  • no means of access to the highway network;
  • the site is 2.3km from Breckland Farmland SSSI the nearest component of Breckland SPA and 1.5km from RAF Lakenheath SAC;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the proximity of the site to Maidscross Hill SSSI LNR.

L/38

Residential

  • unsustainable location poorly related to existing settlement boundary;
  • the site is 2.2km from Breckland Farmland SSSI the nearest component of Breckland SPA and 1.1km from RAF Lakenheath SAC;
  • development of the site would advance the line of development toward the SPA;
  • additional issues relating to the proximity of the site to Maidscross Hill SSSI LNR.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

RL/01

Residential

  • multiple ownership. Frontage developed.

RL/02

Residential

  • multiple ownership.

RL/05

Residential

  • designated as open space in the Red Lodge Masterplan;
  • within settlement boundary so potential for windfall if all or part of site came forward for development.

RL/07

Residential

  • SPA;
  • equine policy.

RL/08

Residential

  • established woodland on the south of the site;
  • part of the site is in Flood Zones 2 and 3;
  • multiple ownership;
  • within settlement boundary. Potential for windfall if all or part of site came forward for development.

RL/09

Residential

  • SPA buffer;
  • loss of community/employment use.

Note: It is proposed to change the settlement boundary to remove the SSSI, lorry park and land south of Green Lane to reflect the open nature and countryside character of the area (see paragraph 9.32).

RL/10

Residential

  • small site surrounded by roads and drainage ditch;
  • within settlement boundary;
  • below size threshold for allocation.

RL/11

Residential

  • SSSI.

Note: It is proposed to change the settlement boundary to remove the SSSI, lorry park and land south of Green Lane to reflect the open nature and countryside character of the area (see paragraph 9.32).

RL/12

Residential

  • SPA;
  • site physically and visually separated from the settlement by strong landscape belt.

RL/18

Residential

  • Flood Zones 2 and 3;
  • records of protected species in the area;
  • visually sensitive site on the edge of the settlement.

Note: It is proposed to change the settlement boundary to remove the SSSI, lorry park and land south of Green Lane to reflect the open nature and countryside character of the area (see paragraph 9.32).

RL/19

Residential

  • SPA buffer;
  • SSSI impact risk zone;
  • records of protected species in the area;
  • visually sensitive site on the edge of the settlement.

Note: It is proposed to change the settlement boundary to remove the SSSI, lorry park and land south of Green Lane to reflect the open nature and countryside character of the area (see paragraph 9.32).

2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

BR/02

Residential

  • remote from settlement boundary;
  • Flood Zones 2 and 3.

BR/04

Residential

  • fragmented ownership/site not available.

BR/05

Residential

  • not adjacent to settlement boundary;
  • distant from the settlement centre;
  • access on a tight bend.

BR/06

Residential/ mixed use

  • see Beck Row Alternative Option in section 10 of the document following Policy BR1.

BR/09

Residential

  • sufficient, sequentially preferable sites available in Beck Row.

BR/11

Residential

  • coalescence with Holywell Row.

BR/12

Residential

  • not adjacent to settlement boundary and site forms an appropriate buffer with the A1101.

BR/13

Residential

  • CWS;
  • local nature reserve (LNR).

BR/17

Residential

  • see Beck Row Alternative Option in section 10 of the document following Policy BR1.

BR/18

Residential

  • unsustainable location - remote from the settlement.

BR/19

Residential

  • unsustainable scale and location;
  • site not known to be available.

BR/20

Residential

  • unsustainable location - remote from the settlement boundary and distant from facilities.

BR/21

Residential

  • development for residential purposes would result in a loss of employment. The site currently comprises a tree nursery.

BR/23

Residential

  • site lies some distance from the village centre;
  • access would be on a tight bend.

BR/24

Residential

  • unsustainable location - remote from the settlement.

BR/28

Residential

  • unsustainable location;
  • potential coalescence issues with Holywell Row.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

E/03

Residential

  • see Exning Alternative Option in section 11 of the document following Policy E1.

E/08

Residential

  • development would be inappropriate form of backland development;
  • access problems
  • potential multiple ownership constraint
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

K/01

Residential

  • Flood Zone 3;
  • currently in equine use.

K/02

Residential

  • currently in equine use;
  • Flood Zone 3 covers much of the western part of site;
  • SPA buffer zone but screened by existing development;
  • development of the site in this strategic gap would represent a loss in terms of visual amenity and the contribution it makes to the character of the village.

K/03

Residential

  • SPA buffer zone;
  • the site would require significant new green infrastructure;
  • short term impacts on the Brecks countryside.

K/04

Residential

  • SPA buffer zone;
  • potential noise and pollution issues from proximity to A14;
  • the site would require significant new green infrastructure;
  • short term impacts on the Brecks countryside.

K/05

Residential

  • SPA buffer zone;
  • potential gas risk associated with adjacent landfill site to the south;
  • development would be ribbon development.

K/06

Residential

  • SPA buffer zone;
  • not adjacent to the settlement boundary;
  • greenfield wooded site that contributes to the sylvan character on the eastern gateway to the village.

K/09

Residential

  • SPA buffer zone;
  • may constrain future expansion of adjoining employment site;
  • tree screen to the south that may be a constraint as mature trees would affect amenity (light to gardens and windows) of any residential development.

K/13

Residential

  • SPA buffer zone;
  • former landfill site with potential gas risk;
  • not adjacent to the settlement boundary;
  • no existing trees or hedges - development would be visible from the B1506 and from the countryside immediately to the south.

K/14

Residential

  • SPA buffer zone;
  • former landfill site with potential gas risk;
  • not adjacent to the settlement boundary;
  • the form of development on this site would be in conflict with the linear character of the village;
  • the site is defined by the strong tree belts to the north and south and the hedge to the western side.

K/17

Employment

  • site not adjacent to settlement boundary;
  • development of the site for employment uses would represent ribbon development and would have a potential effect on the amenity of the village;
  • short term impacts on the Brecks countryside.
2015 Site reference number Land use type (as stated in the SALP Further Issues and Options document 2015) Reason(s) for omission

WR/01

Residential

  • see West Row Alternative Option in section 13 of the document following Policy WR1.

WR/02

Residential

  • this small site is on the south side of the village which is a less sustainable location than other sites as it is further from the main services and facilities in West Row;
  • it is within the settlement boundary and is a potential windfall site.

WR/04

Residential

  • rural edge of village site outside the settlement boundary;
  • potential impact on the setting of a listed building adjoining the site boundary;
  • loss of vegetation would potentially have a significant effect on the intimate landscape character of the area;
  • other sites are considered to be more suitable and sustainable options.

WR/10

Residential

  • part of a large field adjoining but outside the settlement boundary;
  • the site does not benefit from an existing boundary to provide screening and development would have a visual impact on the surrounding countryside, particularly in the short term;
  • other sites are considered to be more suitable and sustainable options.

WR/11

Residential

  • small site adjoining but outside the settlement boundary. Below size threshold for allocation;
  • development on site WR/11 would inevitably lead to the removal of vegetation and the creation of access onto Parker's Drove and Shop Drove which would have an impact on the amenity provided by these rural routes, and be a significant visual intrusion and encroachment into the rural area detrimental to the character of the area;
  • impact on potential Building of Local Interest.

WR/13

Residential

  • small site adjoining but outside the settlement boundary;
  • other sites are considered to be more suitable and sustainable options;
  • development on site WR/13 would be a visual intrusion and encroachment into the rural area that would be detrimental to the character of the area.

WR/14

Residential

  • site is outside the settlement boundary;
  • other sites are considered to be more suitable and sustainable options;
  • Grade 2 agricultural land.
  • Eastern part of site relates poorly to the form and character of the settlement.
  • The site does not benefit from an existing boundary to provide screening and development would have a visual impact on the surrounding countryside, particularly in the short term.

WR/15

Residential

  • this small site is on the south side of the village which is a less sustainable location than other sites as it is further from the main services and facilities in West Row;
  • rural edge of village site outside the settlement boundary;
  • impact on setting of a listed building;
  • loss of vegetation would potentially have a significant effect on the intimate landscape character of the area.

WR/16

Residential

  • this site is on the south side of the village which is a less sustainable location than other sites as it is further from the main services and facilities in West Row;
  • development would require demolition of two new dwellings to form access;
  • Grade 2 agricultural land;
  • development of this large greenfield site would have the potential to impact on the wider countryside, in particular the River Lark corridor to the south.

WR/17

Residential

  • this small site is on the south side of the village which is a less sustainable location than other sites as it is further from the main services and facilities in West Row;
  • Grade 2 agricultural land;
  • would require demolition of a dwelling to create access;
  • part of the site is prone to surface water flooding.

WR/19

Residential

  • small site outside the settlement boundary;
  • rural character;
  • development would require removal of existing vegetation and buildings;
  • potential for significant detrimental effect on the landscape and rural character.

WR/23

Residential

  • loss of existing employment site.

WR/25

Residential

  • see West Row Alternative Option in section 13 of the document following Policy WR1.

WR/26

Residential

  • small site adjoining but outside the settlement boundary;
  • Grade 2 agricultural land;
  • development on site WR/26 would inevitably lead to the removal of vegetation and the creation of access onto Parker's Drove and Shop Drove which would have an impact on the amenity provided by these rural routes, and be a significant visual intrusion and encroachment into the rural area detrimental to the character of the area.

WR/27

Residential

  • small site outside the settlement boundary;
  • rural character.
  • development would require removal of existing vegetation and buildings;
  • potential impact on the setting of a listed building;
  • potential for significant detrimental effect on the landscape and rural character.

WR/33

Residential

  • this site is on the south side of the village which is a less sustainable location than other sites as it is further from the main services and facilities in West Row;
  • impact on the setting of listed farm building;
  • unable to determine how access can be achieved, Church Lane is not suitable for this level of development in its current form without upgrading the width and (at least) the provision of a footway;
  • Grade 2 agricultural land;
  • development of this large greenfield site would have the potential to impact on the wider countryside, in particular the River Lark corridor to the south.

Appendix C

New sites submitted through the Issues and Options consultation August to October 2015

Brandon

B/29 Land at Warren Close Brandon

This new site is one of the council's preferred options - see Policy B1(b) in the Brandon section.

B/31 Land at Gas Lane, Lode Street

This new site is one of the council's preferred options - see Policy B1(c) in the Brandon section.

B/30 land at North Court

Size of site: 1.73ha
Proposed use: Residential

Constraints Site discounted and why
  • 1,500m Stone Curlew SPA constraint zone
  • Aircraft noise (MOD Soundproofing 70 decibels)

This site has been discounted on the basis that it is situated in a relatively remote (unsustainable) location. Further, the site lieswithin a Breckland SPA Constraint Zone (Stone Curlew) and it is subject to noise constraints associated with USAFE Lakenheath flightpaths.

B/30 map

B30 map

Mildenhall

M/40 Submission of extension to site west of Mildenhall

This extension to site M/40 (as published in the Issues and Options document) was submitted as a response to the consultation and a small part of M/40 as originally subnitted, now forms part of the site allocation, Policy M1(a). The proposed allocation is for mixed-use development on 95ha.

M/40 map

M/40 map

Beck Row

BR/31 Land north of Wilde Street

Size of site: 1.65
Proposed use: Residential

Constraints Site discounted and why
  • Aircraft noise (MOD soundproofing 70 decibels)

This site lies in a relatively unsustainable location, remote from the existing settlement boundary of Beck Row. Further, the site is within a noise constraint zone for USAFE Mildenhall and Lakenheath air base flight paths.

BR/31 map

BR/31 map

BR/32 Crowground Farm

Size of site: 1.26
Proposed use: Residential

Constraints Site discounted and why
  • No specific environmental constraints.

Although there are no specific environmental constraints associated with the site it does lie in a relatively unsustainable location, remote from the settlement boundary of Beck Row. There are considered to be more suitable/sustainable options available to the council for this settlement.

BR/32 map

BR/32 map

Exning

E/12 Land south of Burwell Road A

Part of this new site is one of the council's preferred options - see Policy E1a in the Exning section.

E/14 Land at Glenmore, Windmill Hill

Size of site: 1.91
Proposed use: Residential

Constraints Site discounted and why
  • Site lies within Flood Zone 2.

This site lies in a relatively unsustainable location, remote from the existing settlement boundary of Exning. There are more suitable/sustainable options available to the council for this settlement. Further, the site lies, in its entirety, within Flood Zone 2.

E/14 map

E/14 map

E/15 Marsh Stable, Church Street

Size of site: 0.52
Proposed use: Residential

Constraints Site discounted and why
  • Equine Policy
  • Exning Conservation Area

This site lies outside of the existing settlement boundary and within the conservation area of Exning. The site is also the subject of equine policy constraint(s). There are considered to be more suitable options available to the council.

E/15 map

E/15 map

E/16 Greater Exning

This is a collection of four individual site areas grouped together as delivery is likely be dependent on all elements coming forward (i.e. the submission pertains to a single scheme).

Size of site: 54ha
Proposed use: Mixed (Residential, new sports hub, GP surgery & green infrastructure)

Constraints Site discounted and why
  • Flood Zones 2/3

The delivery of the scheme in its entirety would constitute unsustainable development (in terms of both scale & location). There are other sites available that can be delivered more sustainably in order to fulfil the settlement's housing requirement as outlined within the Single Issue Review Local Plan.

E/16 map

E/16 map

Insert E/16 map

Kentford

K/18 Land south of Bury Road

Size of site: 6.39
Proposed use: Residential

Constraints Site discounted and why
  • 1,500m Stone Curlew SPA constraint zone.

The site lies in a relatively unsustainable location, remote from the existing settlement boundary of Kentford. The site is also constrained by the Breckland SPA designation for Stone Curlew.

K/18 map

K/18 map

Worlington

W/16 Land west of the Brambles

Size of site: 4.58ha
Proposed use: Residential

Constraints Site discounted and why
  • No specific environmental constraints.

This site lies adjacent to a secondary village. Allocations are not being considered for the secondary villages although the settlement boundaries of such settlements are being reviewed as part of this consultation.

W/16 map

W/16 map

W/17 Land between Newmarket Road and Golf Links Road

Size of site: 1ha
Proposed use: Residential

Constraints Site discounted and why
  • No specific environmental constraints.

This site lies adjacent to a secondary village. Allocations are not being considered for the secondary villages although the settlement boundaries of such settlements are being reviewed as part of this consultation.

W/17 map

W/17 map
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