West Suffolk Local Plan (Regulation 18) Issues and Options October 2020

Part 3 - settlements

4.12. West Row

4.12.1 West Row is a village located approximately two kilometres to the west of Mildenhall, which until 2019 formed part of a combined parish with Mildenhall. The village has a population of 1,688 (2018 mid-year estimate). RAF Mildenhall (the USAFE airbase) is immediately north-east of the village and to the south the settlement extends to the River Lark. Facilities include:

  • a primary school
  • a pre-school
  • village hall
  • a public house
  • village store and post office
  • sports facilities and play area.

Constraints and opportunities

  • There are aircraft noise constraints to the north, associated with RAF Mildenhall airbase flight paths.
  • Land to the south lies within Flood Zones 2 and 3 of the River Lark.
  • The Breckland SPA is approximately four kilometres from village.
  • Potential for settlement coalescence with Mildenhall to the east to be avoided.
  • Existing rural road network is unlikely to be able to support high growth.
  • There is a limited bus service to Mildenhall, Thetford and Bury St Edmunds.
  • Good footpath and cycle links to Mildenhall.
  • Uncertainty over consequences of the withdrawal of the USAFE post 2027 from Mildenhall and the future use of the site.
  • Growth in West Row needs to be considered in conjunction with growth in Mildenhall as their infrastructure is closely related.

Settlement status

4.12.2 West Row is designated as a primary village in the current local plan as it provides basic local services and is able to accommodate small scale housing growth to meet local needs. It is proposed to remain in the same position in the new West Suffolk settlement hierarchy, where it is designated as a local service centre.

4.12.3 The former Forest Heath area Site Allocations Local Plan (2019) allocated a site in the village on land east of Beeches Road for a total of 152 dwellings. Planning permission has been granted for 46 dwellings on the northern part of the site, but to date development has not commenced.

Site options

4.12.4 The level of development will be influenced by the settlement strategy which will determine the distribution of development across the district as well as the existing environmental and physical constraints and the overall capacity for growth in the settlement.

4.12.5 A number of sites have been submitted to the council by landowners and developers for potential inclusion in the local plan. Included sites in the Strategic Housing and Economic Land Availability Assessment (SHELAA) that lie within or adjacent to the settlement boundary are shown on the map below, as these have passed the initial tests of being suitable, available and achievable, and so are more likely to be sites that could be suitable for allocation in the local plan.

4.12.6 It is important to note that at this stage these sites have not been selected as preferred sites for development, but we are seeking views on them to assist with the preparation of the next draft of the plan, where decisions will be made on which, if any, sites would be suitable for allocation.

4.12.7 The table below provides information on these sites, setting out information on the proposed use and planning status. Also below is a map of the main settlement constraints to assist you in making a response.

4.12.8 Your comments on these sites will help in drawing up the next draft of the West Suffolk Local Plan for consultation in 2021. This will set out the council’s preferred options for the distribution of housing and other land uses across the district. The council will also consult on the preferred sites across the district to achieve this distribution.

West Row settlement constraints map

West Row

West Row settlement map showing SHELAA included sites

West_Row

West Row - included SHELAA sites

2020 reference

Site name

Area (hectares)

Proposed use

Current use
planning status

Indicative capacity*[1]

WS177

Land at Pott Hall Road

1.50

residential

Unused
none

45

WS178

Land at Williams Way

1.76

residential

Outbuildings
none

53

WS210

Site B land to the east of The Forge

0.37

residential

Paddock
allocated on part of SA14(a)

11

WS180

Land south of Chapel Road

2.60

Residential

Agricultural
none

78

WS181

Access between 45 and 55 Beeches Road

7.35

Residential

Allocated SA14(a)
hybrid application pending decision
planning permission granted on part of site for 46 dwellings

152

WS182

Land off Pott Hall Road

0.58

Residential

Grassland and outbuildings
none

17

WS183

Land at the junction of Jarman’s Lane and Beeches Road

0.92

Residential

Agricultural
none

28

WS184

Land off Chapel Road

0.85

Residential

Agricultural
none

26

WS185

Land to north of Ferry Lane

3.16

Residential

Open space
none

95

WS186

Land to rear of 82/84 Church Road

0.28

Residential

Garden land
none

8

WS187

Land off Parker’s Drove

0.43

Residential

Grassland and cultivated land/none

13

WS188

Land off West Row Road

12.92

Residential

Agricultural
none

146

WS635

Land off Manor Farm Road

0.53

Residential

Agricultural
planning permission granted for five dwellings

5

WS637

Land adjacent to Park Garden, Friday Street

0.9

Residential

Outline and reserved matters planning permission has been granted for seven dwellings on the site.

7

1. *an indicative capacity of 30 dwellings per hectare is applied unless the site is already allocated or has planning permission. For sites over 100 dwellings, 40 per cent of land set aside for infrastructure. [back]