West Suffolk Local Plan (Regulation 18) Preferred Options

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Part Three: Site Allocations

Strategic locations for future growth

2.2.6. In the former St Edmundsbury Local Plan five strategic sites are already allocated around Bury St Edmunds which will deliver approximately 4,400 new homes. These sites are at varying stages in the planning process and development has commenced on two sites with the others having obtained planning permission or awaiting approval.

2.2.7. In this new local plan, it is important that growth is distributed to the most sustainable places in accordance with the National Planning Policy Framework (NPPF). This means that the majority of new growth is being directed to the district’s five towns. The background to this can be read in part one of the local plan.

2.2.8. A variety of factors have helped determine the most appropriate locations for new strategic growth in Bury St Edmunds, including the town’s infrastructure and environmental capacity, available sites, the need to balance employment and housing needs, as well as levels of growth taking place in recent years.

2.2.9. Taking into account all of the above, two preferred locations for future strategic growth have been identified to meet both future housing and employment needs in Bury St Edmunds to 2040:

  • Employment-led growth on land at Rougham Airfield (site 2.02a) with some residential and associated infrastructure and amenities.
  • Residential growth and associated infrastructure and amenities on land at south-east Bury St Edmunds (additional land) on land adjacent to existing allocated strategic site BV7 (site 2.02b)

2.2.10. It is considered that overall these two sites could deliver around 1,000 homes and 20 hectares of employment in the plan period. At this stage, it is not possible to provide firm capacities and uses on each site. Further evidence-based work is required to determine the appropriate level of development.

2.2.11. For the purposes of this preferred options consultation the red line boundary of each site includes the entirety of the land available for development but only part of that land will be required to deliver the homes and jobs needed. This consultation and further evidence base work will aid the preparation of site concept plans for these strategic sites. The concept plans will refine the site boundaries and be included in the final version of this plan.

2.2.12. At this stage we are interested to hear your views on the principle of development in the two proposed strategic locations and whether you feel these are the right places for the future strategic growth of homes and jobs in the town taking into account policy and capacity considerations.

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2.02a land at Rougham Airfield, Bury St Edmunds

New reference number: 2.02a

SHELAA reference: WS277 and existing policy reference: BV20

Location: land at Rougham Airfield, Bury St Edmunds

Site area: 63 hectares (to be refined)

Preferred options indicative capacity: to be determined

Site map

2.02a land at Rougham Airfield, Bury St Edmunds

Policy and capacity considerations

  1. The red line boundary includes the entirety of the land available for development but only part of that land will be required to deliver the homes and jobs needed.
  2. Situated to the south of Mount Road and north of Rougham Tower Avenue.
  3. Currently allocated for airfield, sporting and recreational uses, leisure activities and showground outdoor events.
  4. Site lies partially adjacent to the settlement boundary.
  5. Suitable for employment-led growth with some housing due to close proximity of Suffolk Business Park extension and Rougham Tower Avenue.
  6. A concept statement will be required for inclusion in the final draft of this plan.
  7. A masterplan will be required for the site prior to the determination of any planning application.
  8. Appropriate safeguarding buffer required for the setting of the listed control tower and radar rooms and other notable historic and landscape features.
  9. Design of any new development should be sympathetic to sensitive environmental features.
  10. A link between cycle path 51 and Rougham Tower Avenue along Sow Lane should be provided as well as foot and cycleways to established infrastructure.
  11. This is an open site with potential for landscape effects.
  12. Site triggers the consideration of the site of special scientific interest (SSSI) impact risk zone relating to Glen Chalk Caves SSSI.
  13. Restoration of this land may have led to ground conditions impacting on drainage.
  14. This site is partially or wholly within a minerals consultation area. The quantity and quality of the minerals resources beneath the site and the feasibility of either: extraction prior to development of the site or use of some of the sand and gravel in the development itself should be assessed.
  15. This is a potential area of archaeological interest and further investigation may be required.
  16. The site will require access to green infrastructure, open countryside and existing walking and cycling routes. Opportunities to connect to established public rights of way will be encouraged.
  17. Ongoing discussions with infrastructure providers will establish and define infrastructure requirements generated by the site.
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2.02b land south-east Bury St Edmunds (additional land)

New reference number: 2.02b

SHELAA references: WS034 and WS039

Location: land south-east Bury St Edmunds (additional land)

Site area: 117 hectares (to be refined and reduced)

Preferred options indicative capacity: to be determined

Site map

2.02b land south-east Bury St Edmunds

Policy and capacity considerations

  1. The red line boundary includes the entirety of the land available for mixed-use development but only part of that land will be required to deliver the homes needed.
  2. Bordered by the A14 to the north and largely arable, with various woodland blocks that are well linked by hedgerows.
  3. Site is partially adjacent to the settlement boundary.
  4. A concept statement will be required for inclusion in the final draft of this plan.
  5. A masterplan will be required for the site prior to the determination of any planning application.
  6. Need to demonstrate safe and suitable means of access to the adopted highway and connectivity to the allocated strategic residential site (Abbott’s Vale).
  7. A suitable buffer is required to avoid coalescence with the settlement of Blackthorpe.
  8. Link new sustainable foot and cycleways to established infrastructure ensuring good access to the town centre and local schools.
  9. The site triggers the consideration of the site of special scientific interest (SSSI) impact risk zone relating to Glen Chalk Caves SSSI and Horringer Court Caves SSSI.
  10. The site has existing features including priority habitats which contribute to the ecological network and must be safeguarded.
  11. Retain and enhance the woodland blocks, hedgerows and hedgerow network and southern stream corridor with appropriate buffers.
  12. Retain and buffer mature and veteran trees to ensure trees are protected to avoid loss or deterioration.
  13. Deliver a minimum 30 metre landscape buffer with the A14.
  14. An appropriate buffer will be required due to the proximity of the water recycling centre to the south of the site.
  15. This site is partially or wholly within a minerals consultation area. The quantity and quality of the minerals resources beneath the site and the feasibility of either: extraction prior to development of the site or use of some of the sand and gravel in the development itself should be assessed.
  16. The site is low risk of flooding.
  17. The public right of way running alongside the site should be safeguarded and enhanced wherever possible.
  18. The site is within one kilometre of one or more established public rights of way and opportunities to connect to these will be encouraged.
  19. Ongoing discussions with infrastructure providers will establish and define infrastructure requirements generated by the site.
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