West Suffolk Local Plan (Regulation 18) Preferred Options

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Part Three: Site Allocations

Non-strategic allocations

3.03a Bardwell Road, Ixworth

New reference number: 3.03a

SHELAA reference: WS121

Location: Bardwell Road, Ixworth

Site area: 9.8 hectares (total of which approximately 1.5 hectares for community and employment uses)

Preferred options indicative capacity: 145 dwellings

Site map

3.03a Bardwell Road, Ixworth

Policy and capacity considerations

  1. This site lies south of Thetford Road, A1088 to the north of Ixworth village. It has boundaries with Bardwell Road to the east, The Langridge with new housing to the south and a new plantation woodland and agricultural buildings to the west.
  2. The majority of the site is a large arable field sown with a cereal crop. In the south-eastern corner there is an area with modern agricultural buildings, storage tanks and two dwellings known as Threeways and Windycot.
  3. The local planning authority will continue to work with the neighbourhood plan group as the plan progresses to ensure the neighbourhood plan and local plan are aligned as far as possible.
  4. The amount of land available for development, site capacity, location and types of uses, access arrangements, design and landscaping will be informed by a site development brief.
  5. The site is proposed for mixed use, including a new local centre including village hall and community centre, employment uses, car park and retail unit.
  6. Part of the site is an existing local plan allocation RV4g 1.6 hectares rural employment area, which is yet to come forward.
  7. Existing boundary hedges retained where possible.
  8. New vehicular access to be onto Bardwell Road.
  9. Development to be designed around the provision of green infrastructure throughout the site and connecting to the countryside beyond with links to public rights of way (PRoW) where possible.
  10. Landscaping to provide new edge to the settlement.
  11. Sustainable drainage systems (SUDS) must be multifunctional and in addition to open space.
  12. The layout should prioritise pedestrian and cycle links to the village services and facilities.
  13. Links to PRoW to be created where possible or contributions to improving access to the countryside and PRoW (which may include a footbridge over the A143).
  14. Accessible open space to be provided.
  15. Ongoing discussions with infrastructure providers will establish and define infrastructure requirements generated by the site.
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3.3.7. The two sites currently allocated in the former St Edmundsbury Vision 2031 local plan as RV12b and RV12c for 90 and 80 dwellings respectively are well related to the village, close to the services and facilities and can provide community and social benefits. Together they are a preferred option in this plan as one combined and comprehensively developed site but for a reduced number of dwellings. 

3.3.8. Bringing forward these sites for development has proved challenging. These  challenges include the topography of the area, the need to provide sufficient land for sustainable drainage systems (SUDs), retention of the tree belt on the eastern boundary, the requirement for a new school site, the need to provide good quality open space, space for good pedestrian and cycle links to the village, and to ensure any development meets up to date space standards (including space to work from home) and that any development includes sufficient space to ensure climate change adaptation and mitigation measures can be accommodated. In addition, the two sites are in different ownerships. Therefore, previous site allocations RV12b and RV12c have been reassessed and this has resulted in the need for a new masterplan that treats the two areas as one site, addresses the issues that have arisen and delivers new development to meet changed circumstances and modern standards (as noted above).

3.03b land off Crown Lane and west of A143 and south of A1088

New reference number: 3.03b

SHELAA reference: WS122 and WS123 and existing policy reference: RV12b and RV12c

Location: land off Crown Lane and west of A143 and south of A1088

Site area: to be determined by a site masterplan

Preferred options indicative capacity: to be determined by a site masterplan

Site map

3.03b land off Crown Lane and west of A143 and south of A1088

Policy and capacity considerations

  1. The site comprises arable land which rises to the north. The northern part of the site is bounded by existing hedgerows alongside the A143 to the east and A1088 to the north, it adjoins Thistledown Drive and SET Ixworth School to the west and contains part of Walsham Road that terminates at the site boundary. The southern part of the site adjoins the cemetery to the west and the pedestrian only part of Crown Lane to the south beyond which is established development around Micklesmere Drive.
  2. The site is proposed for residential development and land for a new primary school.
  3. The amount of land available for development, site capacity, location of uses, access arrangements, design and landscaping will be informed by a site masterplan.
  4. Development to be designed around the provision of green infrastructure throughout the site and connecting to the countryside beyond with links to public right of way (PRoW) where possible.
  5. Tree belt on eastern boundary to be protected and incorporated into green infrastructure.
  6. Sustainable drainage systems (SUDs) to be multifunctional and in addition to open space.
  7. Accessible open space to be provided.
  8. Pedestrian and cycle links to the village to be prioritised over road network.
  9. Provision of/or contributions to a footbridge over the A143 to access the countryside and PRoW.
  10. Ongoing discussions with infrastructure providers will establish and define infrastructure requirements generated by the site.
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