Planning in West Suffolk

Land west of West Row Primary School

A site of 1.13 hectares, as shown on the policies map, is reserved for the expansion of West Row Primary School. Any development should consider opportunities to provide enhancements to footpath and cycleway access and links south and east into the village. The opportunity to include some additional car and cycle parking to serve the primary school should be explored as part of any application for development.

Leisure and cultural facilities

Proposals for new leisure or cultural facilities or improvements and extensions to existing facilities, will be supported, in accordance with other policies within the development plan, where: a. The proposal is connected to and associated with existing facilities or located at a site that relates well to a defined settlement and access by public transport and active travel links to and from the site are prioritised for the benefit of non-car users. b. The proposal is well designed, responds positively to, and respects the character and appearance of the surrounding area. c. Appropriate vehicle access and on-site vehicle parking is provided. Where it can be demonstrated that there is a justifiable need for the leisure or cultural activity to be located within the open countryside and away from any defined settlement, the re-use of appropriately located and suitably constructed existing buildings must be considered in the first instance. In addition to the criteria above, new buildings or infrastructure required to service a particular leisure activity within the countryside will only be supported where there are no other appropriate and existing buildings in the locality that can feasibly be converted for the required purpose.

Open space, sport, play and recreation facilities

Proposals for the provision, enhancement and/or expansion of amenity, sport or recreation open space or facilities, including playing fields, will be supported where the proposal is well related to the local community and meets the needs of residents. Development which will result in the loss of existing amenity, sport or recreation open space or facilities will not be permitted unless: a. It can be demonstrated to the local authority's satisfaction that the open space or facility is surplus to requirement against the local planning authority's standards for the particular location, and the proposed loss will not result in a likely shortfall during the plan period. Or b. Replacement for the open space or facilities lost is made available, of at least equivalent quantity and quality, and in a suitable location to meet the needs of users of the existing space or facility. Or c. The proposal is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use. Any replacement provision must consider the needs of the settlement where the development is taking place and the current standards of open space and sports facility provision including quality, quantity, and accessibility standards. Where it is necessary to the acceptability of the development, the local planning authority will require proposals to provide accessible open space including play areas, formal sport and/or recreation areas, allotments, amenity areas and where appropriate, indoor sports facilities or to provide land and a financial contribution towards the cost and maintenance of existing or new facilities, as appropriate. The quantity, quality and accessibility requirements for public open space and built facilities must be in accordance with standards set out in appendix I. The delivery of these facilities, including the long-term management of the facilities will be secured through the use of conditions or planning obligations. Clubhouses, pavilions, car parking and ancillary facilities must be of a high standard of design. The location of such facilities must be well related and sensitive to the topography, character and uses of the surrounding area, particularly when located in or close to residential areas. Proposals for floodlighting will only be supported where the proposal is sensitive to the nocturnal character and appearance of the surrounding landscape and it can be demonstrated through a light assessment that the final total light levels, spillage and hours of use do not cause harm to the amenities of neighbouring occupiers, nature conservation or contribute to increased night blight.

Allotments

Allotments traditionally play an important role within the community and the creation and long-term provision of allotments will be supported. To preserve the use of allotments, proposals that will result in their loss will only be permitted where: a. It can be demonstrated that there is no local demand for the allotment. Or b. Suitable alternative allotment provision can be identified and made available. Any replacement provision must take account of the needs of the locality, accessibility and suitability. Proposals may be required to deliver additional allotments, particularly where development is expected to create demand for allotments or there is an existing local need for allotments. These requirements will be identified using the guidance set out in appendix I. Where a requirement for additional allotments is identified, provision of the long-term management of the allotment site should form part of the proposals and will be secured by condition or legal agreement.

Brandon Cemetery

A site of 1.6 hectares is allocated for a cemetery at Manor Road, Brandon, as shown on the policies map. The following specific requirements should be met: a. A programme of archaeological work is required to be implemented prior to any development taking place on the site to safeguard archaeological assets within the site. b. A new access, boundary treatment, gates and landscaping. If the current planning permission is not implemented or is varied, proposals should include measures for the management on site of any protected and/or priority species and any priority habitats present.

Community facilities and services

The provision and enhancement of community facilities and services will be supported where they contribute to the quality of community life and the maintenance of sustainable communities. Proposals that will result in the loss of a community facility or services which support a local community, or building which was last used for such purposes, will only be supported where it can satisfy criteria a and either criteria b or criteria c below: a. It can be demonstrated that the current use is not economically viable, nor likely to become viable. Supporting financial evidence should be provided including evidence, to the satisfaction of the local planning authority, that genuine attempts to market the premises or land for sale for a minimum of 12 months in accordance with guidance in appendix J at an appropriate value have been made. b. It can be demonstrated that there is no local demand for the use and that the building and/or site is not needed for any alternative social, community or leisure use. Or c. Alternative facilities and services are available, or replacement provision is made, of at least equivalent standard, in a location that is accessible to the community it serves with good access by public transport or by cycling or walking. Where necessary to the acceptability of the development, the local planning authority will require developers of residential schemes to enhance existing community buildings, provide new facilities or provide land and a financial contribution towards the cost of new facilities proportional to the impact of the proposed development in that area. These requirements will be provided through the use of conditions and/or planning obligations.

Health and wellbeing

West Suffolk Council will work with key stakeholders, delivery partners and promoters to help tackle and reduce health inequalities, enable healthy lifestyles and foster healthy, safe and cohesive communities. This will be achieved through supporting well designed development that delivers good access to existing and planned facilities and community infrastructure, including cultural and leisure facilities, play spaces, allotments and green spaces, to improve residents' physical and mental wellbeing and help people stay well and live in a safe environment.

Public realm improvements

Proposals for major development or redevelopment will, where reasonable and necessary to the acceptability of the development, be required to provide or contribute towards public realm improvements appropriate to the scale and nature of the proposal. In the primary shopping areas proposals should provide active street frontages to create attractive, safe, and accessible street environments. Proposals should provide connected and high-quality public spaces, to improve the legibility of a townscape and provide a high-quality environment in our historic towns and villages. They should prioritise pedestrian and cycle movement and create places for public life and interaction. Where appropriate the local planning authority will secure public realm improvements through the use of conditions and/or planning obligations.

Shop fronts and advertisements

Proposals to alter an existing shop front or create a new shop front, including the installation of external security measures, advertisements or canopies, or advertisements proposed in any other location, must preserve or enhance the character and appearance of the building or location of which it forms a part, and the street scene in which the proposal is located. In addition, the proposal must not adversely affect the amenity, public safety, or the character and appearance of a conservation area.

Masterplans

A masterplan is required for proposals where it has been identified in a site allocation policy within the local plan and on any site by virtue of size, location or proposed mix of uses is justified by the local planning authority. The detailed requirements for masterplans are set out in appendix D. A masterplan shall have been through the agreed process of consultation and approved prior to the determination of any related planning application.

Design codes

A design code should be used to inform the design principles of a development where: • A masterplan has been produced for the site. • Proposals provide self or custom-build. • Major developments approved in outline form and where a design code may be secured in advance of the reserved matters submission. Subsequent planning applications shall be in accordance with any relevant approved design code, including any district or area wide design code that have been adopted by the local planning authority. The detailed requirements for design codes are set out in appendix E. A design code should be prepared in line with current best practice.

Designing for health and wellbeing and impacts of new development

Proposals for major residential and non-residential development should demonstrate how any specific health and wellbeing needs of the community will be addressed. Such elements will be expected to include positive measures for health designed and provided as part of the development, for example walking and cycling routes, play on the way on routes to school, time and distance markers, benches and chatty benches, running and jogging routes, and outdoor gym equipment as appropriate to the scale, nature and location of the development. All new homes must be provided with private outdoor space, including, where possible, balconies for all flats, in addition to safe, well-designed access for all to shared, communal or public open space. Proposals for new large-scale developments of 100 homes or more or five hectares or more of mixed use or non-residential development that are expected to have significant health impacts, excluding minerals and waste sites, will be required to submit a health impact assessment (HIA). Submission of a HIA at the pre-application stage is encouraged. The HIA should demonstrate how the conclusions of the assessment have been designed into, and how they will be implemented through the development. Health impact assessments will enable the impact on health care provision in the area to be assessed and, where necessary mitigated through refurbishment, reconfiguration, extension, digital solution or potential relocation of facilities or other solutions including developer contributions that address capacity and increased demand that will arise from the development. Proposals for new health care facilities should be accessible by public transport and good walking and cycling routes and should be easily accessible to all sectors of the community. Proposals which utilise opportunities for the multi-use and co-location of health facilities with other services and facilities, and thus co-ordinate local care and provide convenience for the community, will be particularly supported.

Well-designed places

All proposals for development should maintain or create a sense of place and have regard to local context, by as appropriate: a. Employing designs that are specific to the scheme, and which respond intelligently and appropriately to a clear brief articulated in a design and access statement. b. Basing design on an analysis of existing buildings, landscape or topography, and fully exploiting the opportunities that these present, and where necessary, prepare a landscape or townscape character appraisal or heritage impact assessment to demonstrate this. c. Utilising the characteristics of the locality to create buildings and spaces that have a strong sense of place and distinctiveness, using an appropriate innovative design approach and incorporating a mix of building types, forms and scale of buildings that are appropriate for the location. d. Not involve the loss of gardens and important open, green or landscaped areas which make a significant contribution to the character and appearance of a settlement. e. Creating or contributing to a safe, coherent and legible place that is structured and articulated so that it is visually interesting and welcoming. f. Creating and supporting continuity of built form and enclosure of spaces. g. Ensure appropriate levels of permeability and accessibility favouring sustainable transport routes and consider the needs of pedestrians and cyclists before car users to encourage sustainable travel. h. Integrate comfortably with surrounding street networks and enable integration into future additional development. i. Seek to create a safe and welcoming environment. Residential development should be laid out to optimise amenity with streets and parking facilitating this primary objective. Therefore, in addition to the criteria above, development should: j. Where appropriate, apply innovative highways and parking measures designed to avoid the visual dominance of these elements in the design and layout of new developments, whilst still meeting highway safety standards. k. Take opportunities for parking to support the street scene. l. Where necessary, incorporate appropriate refuse and recycling facilities, compost bins, water butts and litter and dog waste bins. New homes should be of a high architectural quality, meaning that: m. They are fit for purpose and function well, providing adequate space, light and privacy. n. They are adaptable in terms of lifetime changes and use in accordance with Part M4(2) or Part M4(3). o. They are the product of coherent and appropriate design principles. p. Space standards and accessible home requirements are set out in policy SP17.

Design

Proposals for all new development, including extensions and alterations to existing buildings, must create and contribute to a high quality, safe and sustainable environment by adhering to the following principles (as appropriate to the scale and type of development proposed): a. Early community engagement. b. Sustainable design principles through good quality and innovative design. c. Local character and context of the proposed development. Anchoring new developments within their immediate and local contexts maintaining or creating a sense of place and/or local character, particularly restoring or enhancing localities where strong local characteristics are lacking or have been eroded and respecting the urban form, including significant street patterns, individual or groups of buildings and the relationship with open spaces. d. Having regard to density, street layouts, scale, height and massing and the relationship of built form to landscape. e. Preserving or enhancing and respecting the historic environment including archaeological sites and heritage assets, the setting of, or views into and out of, a conservation area and recognising the distinctive historic character and architectural or archaeological value of the area and/or building. f. Protecting landscape settings, local character and prominent topographical features (such as respecting the Norman grid pattern and views of the cathedral in Bury St Edmunds, or the unique equine interests within and around Newmarket) particularly those protected by policy SP6 Locally valued landscapes and the character assessments that support these designations. g. Protecting and enhancing the natural environment, habitats, species and features of ecological interest. h. Providing and enhancing open spaces, play, leisure and cultural facilities, and public community spaces in line with national and detailed local policies. i. Connecting homes and communities to nature through planting and landscaping and providing multi-functional and inter-connected green and blue spaces, including sustainable drainage systems and providing access routes and recreational space. To ensure the future of these important features all planning applications will be required to demonstrate that necessary utility infrastructure and associated easements do not compromise placemaking and/or the delivery and retention of green infrastructure. j. Supporting healthier and more active lifestyles by designing health and wellbeing into place and producing designs and layouts for accessible and adaptable homes (ensuring homes are suitable for lifetime living) which are safe and take account of crime prevention and community safety. k. Ensuring developments prioritise sustainable movement and reduce and minimise the need to travel by car by creating and providing the infrastructure necessary for integrated neighbourhoods with well defined, safe and attractive routes and spaces with inclusive navigational wayfinding and for walking and wheeling (this includes cycling, electric wheelchairs and buggies). Designing and providing the infrastructure with appropriate path widths to accommodate adults walking with prams and children, and people walking with wheelchair users, and routes that are overlooked and well-lit to optimise the safety of lone walkers, and where possible, layouts that incorporate car free areas near homes to encourage better social interaction and reduce air pollution. l. Designing for flexible living (including the provision of larger room sizes and adaptable spaces where appropriate) and providing good quality private or communal outdoor space as appropriate. m. Ensuring all new developments are inclusive to meet the needs of particular groups such as the elderly and those with physical mobility and mental health issues (such as the incorporation of sensory spaces to support mindfulness and those living with dementia), and that proposals for developments that provide accommodation for specific groups of people (whether as separate dwellings or as a communal living or care homes) are well designed and are high quality places to live. n. Ensuring the amenity of residents and users is protected or enhanced and free from unacceptable levels of pollution. o. The physical and social infrastructure provision required to create sustainable communities have been considered. Requirements for masterplans and design codes are set out in the local policies LP10 and LP11.

Land adjacent to Park Farm, Fornham St Genevieve

A site of 4.4 hectares on land next to Park Farm, as shown on the policies map, is allocated for employment land. The amount of land available for development, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. The employment uses, mix and scale should reflect that of the neighbouring rural employment area at Park Farm, Fornham St Genevieve (policy SP23al) being low rise, low density and high quality. Suitable uses include: • Offices • research and development • light industrial. Provision of start-up units will be supported. General industrial and storage and distribution will not be supported at this location due to its rural location. Green and blue infrastructure Green and blue infrastructure within the site should include: • Strategic landscaping including to reduce the impact of proposals from the surrounding countryside to the south and east, to form a landscape framework and setting for the new development, and to soften the impact of new development on adjacent users and the business park environment. • Sustainable drainage systems features. • Existing woodland and tree belts are to be retained and enhanced with appropriate buffers. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Biodiversity The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Suffolk Business Park extension

A site of some 72 hectares known as Suffolk Business Park extension, as shown on the policies map, is allocated for employment uses. As of 1 April 2024, about 7.7 hectares of land remained available for development for employment uses. The employment uses, mix and scale of development should be in accordance with the adopted site masterplan (2010). Suitable uses include: • Offices • research and development • light industrial • units for new and small firms involved in high technology and related activities • storage and distribution. Provision of start-up units will be supported. General industrial uses will not be supported on this site. In order to ensure the employment allocation meets the long-term employment needs over the plan period, proposals for non-employment uses will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. Infrastructure There are a number of water mains within the site that should be considered as part of any development. Green and blue infrastructure Green and blue infrastructure within the site should include: • Strategic landscaping including to reduce the impact of proposals from the surrounding countryside to the south and east, to form a landscape framework and setting for the new development, and to soften the impact of new development on adjacent users and the business park environment. • A minimum 30 metre buffer along the A14 corridor. • Sustainable drainage systems features. • Existing hedgerows, trees and landscape features are to be retained and enhanced with appropriate buffers. Biodiversity The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Mildenhall Academy and Dome Leisure Centre, Mildenhall

A site of four hectares at the former Mildenhall Academy and Dome Leisure Centre, as shown on the policies map, is allocated to deliver a minimum of three hectares of employment land. The site is suitable for the following uses: • Offices • research and development • light industrial • education and skills development to assist with providing employers access to a skilled workforce. Community uses are considered suitable within the Mildenhall Dome Leisure Centre. Should the community not acquire the site through the asset of community value in the future, the land associated with the built development of the Dome Leisure Centre will revert back to being suitable for employment uses. General industrial and storage and distribution provision will not be supported at this location. Biodiversity Redevelopment of site would need to have regard to the site's location adjacent to Breckland Special Protection Area which may limit the type of use that would be acceptable. A project level habitats regulations assessment will be required in accordance with policy SP10. Heritage Prior to the determination of any planning application a heritage impact assessment will be required in accordance with policies LP35. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Green and blue infrastructure Green and blue infrastructure within the site should include: • Strategic landscaping including to reduce the impact of proposals from the surrounding countryside, to form a landscape framework and setting for the new development, and to soften the impact of new development on adjacent users. • Sustainable drainage systems features. • The existing woodland and trees are to be retained and enhanced with appropriate buffers. Access should be maintained to the open space and sports pitches to the south of the site.

Shepherds Grove, Stanton and Hepworth

A site of 31 hectares known as Shepherd's Grove, as shown on the policies map, is allocated for employment uses. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. There should be a range of suitable uses to include: • Offices • research and development • light industrial • general industrial • storage and distribution. Provision of start-ups will be supported. Any uses which do not accord with the spatial strategy, such as housing or retail development, will not be permitted on the site. In order to ensure the employment allocation meets the employment needs over the plan period, proposals for non-employment uses will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. An archaeological evaluation will be required in accordance with policy LP39. A transport assessment and travel plan will be required as part of any application for development on the site. The development will be expected to provide the necessary road infrastructure, including a new roundabout access on the A143 Bury Road and link road through to Grove Lane at Shepherds Grove west.

Land adjacent to Park Farm, Fornham St Genevieve

General industrial and storage and distribution will no

Safeguarding employment

In order to meet our overall employment needs over the plan period this policy seeks to protect and safeguard all employment land and existing businesses, across the district which include: a. Land designated as a general employment areas and rural employment areas. b. Sites allocated for employment purposes (including employment land as part of a mixed-use allocation). c. Land and existing businesses which are not specifically identified in the local plan. Proposals resulting in the loss of employment land or an existing business falling within categories a and c to an employment use which generates jobs but do not neatly fall within the employment uses set out in policy SP22, will only be permitted where the proposal complies with the following criteria d to h, as appropriate: As a minimum, evidence of 12-month marketing of the site and premises in accordance with guidance in appendix J, demonstrating that genuine attempts have been made to sell and/or let the site and premises in its existing use (or last previous use) and other suitable employment uses (where supported by the policies int he development plan) and no alternative business use has been found. d. Evidence is provided demonstrating there is sufficient supply of alternative and suitable employment land available. e. The existing use has created over-riding environmental problems (such as noise, odours or traffic) and permitting an alternative use would be a substantial environmental benefit that would outweigh the loss of an employment site. f. An alternative use would assist in urban regeneration and offer greater benefits to the community in meeting local business and employment needs and would provide other sustainability benefits that would outweigh the loss of the existing employment use. g. Is for an employment related support facility such as employment training and/or education. h. It is demonstrated to support business operations and diversifications such as on-site renewable energy development. To ensure the long-term protection of employment land across the district, proposals for non-employment uses on sites allocated on the policies maps for employment purposes (which fall within category b) will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan.

Farm diversification

Proposals for farm diversification will be permitted providing they meet the following criteria: a. The proposal is a subsidiary component of the main agricultural business, which contributes to the continuing economic viability of the farming business as a whole, retaining existing or providing new employment opportunities and services for the local community and does not compromise the position of the agricultural business as a primarily agricultural enterprise. b. The scale and nature of the proposed use must be appropriate within its rural location and where it is likely to create significant vehicular movements to and from the site it should be well located in relation to sustainable settlements with cycling and walking connectivity. c. The proposal should re-use or adapt any existing farm buildings which are suitable and where appropriate include the removal of any redundant buildings which are derelict, or evidence is submitted to demonstrate the building is not required to meet the long term needs of the agricultural business and offers no opportunity for beneficial use. d. If a new building can be justified, it should: • Be sited in or adjacent to an existing group of buildings. • Be compatible in scale, design, siting and materials. • Must relate satisfactorily to the surrounding landscape and character. • Not have an adverse impact on public rights of way. • Must avoid where possible the loss of the best and most versatile agricultural land. e. There would be no significant detriment to the amenity of nearby residents, the surrounding landscape, and no unacceptable effect on water quality or flooding on any watercourse in the vicinity of the site. f. Proposals for renewable energy infrastructure must also include provision to reinstate the land for agricultural purposes when the infrastructure has been decommissioned or is no longer in use. g. The proposal should have regard to the local road network and the associated traffic movement and must not compromise highway safety or the free flow of traffic. h. Where a retail use is proposed it must be evidenced that the goods to be sold are directly related to the farm unit.

Re-use or replacement of buildings in countryside

Proposals for the re-use, conversion and alteration or extension of buildings in the countryside will be permitted where they comply with other policies in this local plan for the following uses only: a. Office, light industrial and general industrial uses that are of an appropriate scale and where it can be demonstrated that such uses would not create significant levels of traffic, particularly lorries, on rural roads. b. Tourist accommodation. c. Recreational uses including riding stables, livery, and sports pavilions. d. Community facilities. Proposals for the re-use, conversion and alteration or extension of buildings must also satisfy the following criteria, where appropriate: e. The existing building is structurally sound and capable of conversion without the need for significant extension or alteration or reconstruction. f. Any proposed alterations to the building, its proposed use, its associated operational area, the provision of any services, and/or any amenity space or outbuildings, would not harm its appearance or adversely affect the setting of the building in the rural locality and the nature and intensity of the proposed use would be compatible with its rural location. g. Proposals for employment uses will be required to provide a sustainability assessment (which may include a travel plan designed to maximise the opportunities to reduce the need to travel by private car). h. Where a proposal is likely to create a significant number of jobs, the building should be well located in relation to towns and villages such that it can be accessed by walking and cycling or be reasonably accessible by public transport. i. The proposal would not be expected to result in unacceptable levels or types of traffic or problems of road safety or amenity. Proposals that require highway improvements must not harm the character of rural roads in the area. j. Proposals for tourist accommodation would not result in the creation or installation of private curtilages and domestic paraphernalia which would have a harmful effect on the character of the site or the surrounding area. k. Any extension must be subservient in scale, footprint and design to the host building. Buildings which have become so derelict, that they have been abandoned or are otherwise incapable of adaptation or reuse will only be considered suitable for replacement in exceptional circumstances. Proposals may be appropriate to permit the replacement of a building where: l. The replacement building will result in a more acceptable and sustainable development than might be achieved through conversion. m. The replacement building would restore the visual, architectural or historical coherence of a group of buildings where this would otherwise be lost.

Strategic employment

a. To meet the need for a total of at least 86 hectares of land to accommodate employment development between 2024 and 2041, a total of around 90 hectares is identified in the plan within general and rural employment areas (total five hectares) and on allocations (total 85 hectares). The provision will address the following employment needs; offices, research and development, light industrial, general industrial and storage and distribution. b. The focus of new strategic employment provision is directed to the towns of Bury St Edmunds, Mildenhall and Newmarket with further provision in the key service centre of Red Lodge and at Shepherds Grove near Stanton. The employment and mixed-use allocations identified in this plan set out the policy considerations and types of uses appropriate for each site. The site allocations together provide for some 85 hectares of employment land. In order to ensure the employment allocations are protected to meet the local plan's employment needs over the plan period, any proposals for non-employment uses will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. c. Existing general employment areas and rural employment areas identified in policy SP23 and as defined on the policies map, will continue to meet local and sub regional employment needs. These areas will be protected for employment uses as described in policy SP23 in order to maintain an adequate supply of employment land. The general and rural employment areas together provide for some 5.3 hectares of available employment land (as at 1 April 2024). d. Large scale strategic logistics proposals, typically more than 9,000 square metres floorspace per unit may be permitted on suitable allocations and general and rural employment policy areas provided that all relevant national (National Planning Policy Framework and Planning Practice Guidance) and local policy requirements are met and that the proposal would not prevent more localised needs being met, including for particular sectors or existing firms that need to expand or relocate. A sub-regional approach to site identification for regionally and nationally significant logistics provision will be taken. e. The council values the contribution local businesses make to the local economy, providing local jobs and opportunities for our local communities and it will support those businesses wanting to grow, expand and diversify within the district to find suitable premises. The policy supports the sustainable growth, expansion and diversification of local and rural businesses, where this accords with policies SP12 SP24 and LP25 and LP26. f. The council will support local businesses to become established and grow, developing the district's skills base, supporting training and links to education. It will also support the development of growth sectors and infrastructure investment that will aid economic growth. g. Local policy LP24 set out in this plan provides a criteria-based approach to protecting existing employment uses. h. Proposals for new offices will be directed to the town centres as defined on the policies map. A sequential test will be required for proposals outside a town centre to demonstrate a town centre or edge of centre site, accessible to the town centre was not available. Site allocations in this local plan and small-scale rural office proposals will be exempt from undertaking this sequential test. i. Newmarket is recognised as the international home of horse racing and the industry plays a significant role in the area in terms of its economic importance (it is one of the largest employers and economic contributor in West Suffolk), and social and cultural influence and the character of the built and natural environment. This policy supports the continued growth and expansion of the horse racing industry as a cluster. It is recognised that not all of these uses fall neatly within employment uses covered by this policy. There are also specific policies SP26 to SP29 of this plan which protect and enhance the industry. j. The two United States Air Force in Europe (USAFE) airbases at RAF Mildenhall and RAF Lakenheath have historically provided significant employment in the area, both directly and indirectly. These bases are identified on the policies map and covered by strategic policy SP32 of this plan. k. The council recognises British Sugar's continued operation and the importance of the factory site to the district and the wider area and will support its continued operation and future growth. The sites are identified on the policies map and covered by policy SP23h of this plan. l. The north-eastern and north-western areas of the British Sugar site in which the soakaway and soil conditioning areas are located are intrinsic to the operations of British Sugar. These areas are protected in the plan (as indicated on the policies map) for uses in connection with the on-going operation and continued growth of the factory. Appropriate forms of development and/or uses on these areas, which are connected to British Sugar's operation, will be supported, having regard to the relevant requirements of the local plan. m. Proposals for new or expanded storage and distribution should provide for sufficient lorry parking, driver services and facilities to cater for their anticipated need. Proposals for lorry parking, driver services and facilities will be supported. Existing truck stops (including closed facilities) on or near to the strategic road network will be retained for their continued and future use unless it can be clearly demonstrated that a need no longer exists.

General employment areas and rural employment areas

Existing general employment areas and rural employment areas identified below and defined on the policies map, will continue to meet local and sub regional employment needs. These sites will be protected for employment uses as described in the policy, in order to maintain an adequate supply of employment land. They will continue to be primary locations for employment uses including, offices (subject to satisfying a sequential test as required by policy SP22), research and development, light industrial, general industrial and storage and distribution in accordance with the uses specified for each designation as set below. The general and rural employment areas together provide for some five hectares of available employment land (as at 1 April 2024). General employment areas The following general employment areas will be suitable for offices (subject to satisfying a sequential test as required by policy SP22), research and development, light industrial, general industrial and storage and distribution uses as defined in the glossary. Those areas with additional restrictions on appropriate employment uses are noted in the list below. General employment areas with land available at 1 April 2024 include SP23t Falconer Road with 2.48 hectares and SP23u Haverhill research Park with 0.47 hectares available. • SP23a Land at Station Way, Brandon • SP23b Land south of railway line, Brandon • SP23c Land south of London Road, Brandon • SP23d Land south of Mile End, Brandon • SP23e Anglian Lane, Bury St Edmunds (excluding general industrial uses) • SP23f Barton Road, Bury St Edmunds (excluding general industrial uses) • SP23g Dettingen Way, Bury St Edmunds • SP23h British Sugar, Hollow Road and areas north of Compiegne Way, Bury St Edmunds (The north-eastern and north-western areas of the British Sugar site which forms part of SP23h in which the soakaway and soil conditioning areas are located are intrinsic to the operations of British Sugar and are not appropriate for development unrelated to those operations) • SP23i Suffolk Business Park, Bury St Edmunds (excluding general industrial uses) • SP23j Chapel Pond Hill, Bury St Edmunds • SP23k Eastern Way, Bury St Edmunds • SP23l Enterprise Park, Etna Road, Bury St Edmunds (excluding general industrial uses) • SP23m Mildenhall Road, Bury St Edmunds • SP23n Moreton Hall, Bury St Edmunds • SP23o Northern Way, Bury St Edmunds • SP23p Western Way, Bury St Edmunds (excluding storage and distribution uses) • SP23q Greene King, Friars Lane, Bury St Edmunds • SP23r Rougham Industrial Estate, Bury St Edmunds • SP23s Bumpstead Road, Haverhill • SP23t Falconer Road, Haverhill • SP23u Haverhill Research Park, Haverhill (excluding general industrial, storage and distribution uses) • SP23v Haverhill Industrial Estate, Haverhill • SP23w Homefield Road, Haverhill (excluding general industrial uses) • SP23x Stour Valley Road, Haverhill • SP23y Mildenhall Industrial estate, Mildenhall • SP23z Newmarket Industrial estate, Newmarket Any development at SP23d must protect and enhance the existing London Road Industrial Site of Special Scientific Interest and the Brandon Road Industrial Estate County Wildlife Site. In addition to employment uses, SP23p general employment area could accommodate other alternative uses such as leisure, education, health and public facilities and service uses. Rural employment areas The following rural employment areas will be suitable for offices (subject to satisfying a sequential test as required by policy SP22), research and development, light industrial, general industrial and storage and distribution uses as defined in the glossary. These uses will be accommodated in buildings of an appropriate size for their rural location to meet local business and community needs. Those areas with additional restrictions on appropriate employment uses are noted in the list below. The rural employment area with land available at 1 April 2024 is SP23ar Karro Foods north with 2.37 hectares available. • SP23aa Chilton Street Business Park, Clare (excluding general industrial, storage and distribution uses). • SP23ab Bridewell Business Estate, Clare (excluding general industrial uses). • SP23ac Station Road, Lakenheath. • SP23ad Kings Warren Business Park, Red Lodge. • SP23ae Shepherds Grove, Stanton and Hepworth • SP23af Land south of Swan Lane, Exning. • SP23ag Gorse Industrial Estate, Barnham (excluding offices uses) • SP23ah Land off Silver Tree Way, Chedburgh. • SP23ai Land south of Bury Road, Chedburgh. • SP23aj Woodside Business Centre, Ingham (excluding general industrial uses). • SP23ak Moseley's Farm, Fornham All Saints. • SP23al Park Farm, Fornham St Genevieve. • SP23am Land east of Gazeley Road, Kentford. • SP23an Land south of Bury Road, Kentford. • SP23ao Land south of Bury Road, Lanwades Business Park, Kentford. • SP23ap Risby Business Park, Risby. • SP23aq Saxham Business Park, Saxham. • SP23ar Karro foods north, Little Wratting (excluding general industrial uses). • SP23as Karro foods south, Little Wratting. • SP23at Land east of Mildenhall Drove, Beck Row. The council will support proposals for employment uses in general employment areas and rural employment areas in accordance with the uses identified for each site as set out above, providing that parking, and secure cycle storage, access, travel, visual impact, archaeology and general environmental considerations can be met. Proposals for employment uses in general and rural employment areas which do not neatly fall within the employment uses defined above, will only be accepted where they: • Seek to maximise the sites' potential for jobs growth and/or support the continued operation of the existing businesses and industrial activities. • Do not generate potential conflict with existing or proposed employment activities, in terms of noise, external lighting, vibrations and hours of operation.

Economic development and essential utilities in the countryside

Land designated on the policies map as countryside is a valued asset within the district and will be protected from unsustainable development. Proposals for sustainable economic growth and expansion of all types of business and enterprise in the countryside will be permitted where: a. They recognise the intrinsic character and beauty of the countryside. b. The proposal is on previously developed land or land that is physically well-related to existing settlements and will not result in the irreversible loss of best and most versatile agricultural land. c. The scale of development is sensitively integrated into the surrounding area and evidence is submitted through a landscape and visual impact assessment and any impacts are mitigated. d. There will be no significant harm, and where possible enhancements will be made, to the historic environment, green and blue infrastructure, and the natural environment. e. There are no unacceptable impacts, and where possible enhancements will be made, to the highways network, or public rights of way and any impacts are fully mitigated. f. Sustainable travel links are provided to maximise active travel opportunities to and from the site. g. The distinctive character of any settlement and its setting is maintained, and the proposal does not lead to coalescence with neighbouring settlements. Proposals for the delivery and operation of utilities infrastructure where there is a proven need and where a countryside location is essential for the delivery of those utilities will be supported where they accord with other policies in the development plan.

Development affecting the horse racing industry

Any development within or around Newmarket which is likely to have a material adverse impact on the operational use of an existing site within the horse racing industry (such as noise, air quality, volume of traffic, horse movements, access and/or servicing requirements), or which would threaten the viability of the horse racing industry as a whole, will only be permitted in exceptional circumstances and where it is demonstrated the benefits would significantly outweigh the harm to the horse racing industry. Proposals shall include detailed consideration of the movement of horses to and from training, highway safety, network capacity and accessibility for all modes of transport, and measures to reduce any transport impacts of the proposal to an acceptable level to the local highway authority.

Change of use and development of horse racing industry sites

The change of use of racehorse training yards, stud farms, paddocks, racecourses and horse training grounds, including associated residential accommodation (and buildings and/or land last lawfully used for such purposes) to alternative uses directly related to the horse racing industry, will only be permitted where it is demonstrated the benefit to the horse racing industry outweighs the loss of the existing use. The change of use of racehorse training yards, stud farms, paddocks, racecourses, and horse training grounds, including associated residential accommodation or other uses directly related to the horse racing industry (and buildings and/or land last lawfully used for such purposes) to uses unrelated, or not directly related to the horse racing industry, will only be permitted if allocated as a proposal in an adopted local plan. Permission will only be granted for schemes that conserve and/or enhance the character and appearance of the area and, where relevant and necessary, conditions will be imposed removing permitted development rights to prevent further changes of use.

General employment areas and rural employment areas

Existing general employment areas and rural employment areas identified below and defined on the policies map, will continue to meet local and sub regional employment needs. These sites will be protected for employment uses as described in the policy, in order to maintain an adequate supply of employment land. They will continue to be primary locations for employment uses including, offices (subject to satisfying a sequential test as required by policy SP22), research and development, light industrial, general industrial and storage and distribution in accordance with the uses specified for each designation as set below.

Horse racing industry development

Proposals for development relating to the horse racing industry will be permitted provided that: a. There is satisfactory evidence proportionate to the scale and type of use, of the business viability, functional need for and scale of the proposal as appropriate. b. The development is designed to make a positive contribution to local character and distinctiveness and will not have an unacceptable impact on the historic environment or local amenity. c. The occupation of any residential accommodation is restricted by condition or legal agreement to key workers essential to the day-to-day operation and management of the horse racing establishment. d. Proposals for development in the countryside: • Do not result in the irreversible loss of best and most versatile agricultural land. • The scale of development is sensitively integrated into the surrounding area and does not have a significant detrimental impact on visual amenity of the landscape, or nature conservation interests. e. Proposals include detailed consideration of the movement of horses to and from training, highway safety, network capacity and accessibility for all modes of transport, opportunities for more sustainable travel links, including active travel, and measures to reduce any transport impacts of the proposal to an acceptable level to the local highway authority. Proposals that create additional travel, of both people and horses must submit a sustainable transport statement or a workplace travel plan appropriate to the scale and impacts of development in accordance with current Suffolk County Council travel plan guidance.

Sustainable design and construction

All proposals for development, including the conversion of buildings and extensions, must submit evidence commensurate to the nature, scale and location of the proposal with each application demonstrating how the proposal will meet sustainable design and construction. Proposals should demonstrate: Active travel a. Measures have been taken to include active travel to provide access to local services and facilities, designing walking and wheeling routes within sites and connecting sites to existing routes, improving existing routes and creating new connections where appropriate to suit all users. This must include the elderly, less mobile people, women, and those with prams, buggies and young children. b. Consideration of the location of future bus routes and stops with well-designed, safe and attractive pedestrian paths at reasonable walking distances from homes, and the provision of sustainable travel initiatives such as car clubs and e-bikes. Environment c. How green infrastructure, building design and landscaping proposals incorporate sustainability features that protect and enhance biodiversity such as nest boxes, hedgehog gaps, wildlife corridors (including providing routes under busy roads where appropriate), green roofs, green bus shelters, living walls on flats, community buildings and business premises. d. The development is located and designed to be resilient, taking account of long-term climate change impacts such as rising temperatures, flooding, wind speeds, heavy rain and snowfall. e. How integrated water management has been considered in the design process to increase water efficiency and reduce surface water flooding. Design and building f. Designs utilise the fabric first approach and achieve carbon standards primarily through energy efficient design and materials. This should specifically focus on how demands on heating and cooling have been considered in the design stage and reduced through orientation of the building, the location of windows, thermal mass and shading, and how orientation optimises opportunities for on-site photovoltaic or solar thermal heating. Designs should indicate how the balance between solar gain and solar shading is to be managed. g. The choice of materials has considered the use of biogenic building materials (for example wood, hemp and lime mortar or plaster) as alternatives to high carbon materials. All proposals for residential development are required to submit a sustainability statement that sets out what measures are proposed to address water efficiency and achieve energy efficiency. Measures that go above development plan policy requirements and building regulations standards are encouraged. Sustainability statements should demonstrate how the design follows a fabric first approach. Applicants should consider renewable sources of energy (such as solar PV, solar thermal, air or ground source heat pumps, community or shared energy initiatives). Proposals will be encouraged to include photovoltaic (PV) panels on roofs unless it can be demonstrated that the orientation of the roof, lack of suitable roof area or other constraints makes this impractical, or because renewable energy can be generated more appropriately on-site by other means. Building Research Establishment Environmental Assessment Method (BREEAM) Proposals for residential development of more than 100 homes are encouraged to complete a BREEAM pre-assessment (to be submitted with any application) and subsequently to complete a communities assessment excellent standard (evidenced by a certificate upon completion.) unless it can be demonstrated that this is unachievable in which case evidence should be submitted that the highest possible standard has been achieved. All new buildings of 500 square metres or more for non-residential and residential institution proposals (for example care homes) will be required to meet the latest version of Building Research Establishment Environmental Assessment Method (BREEAM) New Construction Excellent standard, evidenced on completion by a BREEAM fully fitted certificate. Passivhaus Passivhaus principles and certification are encouraged and will be considered as an exemption from BREEAM requirements.

Promoting energy and water efficiency in show homes

Mixed-use and residential development schemes of 100 homes or more that have one or more show homes or marketing suites must include with the sustainability statement provision for one show home to be equipped with environmentally sustainable alternatives and/or additions and to indicate what these items will include. The sustainability statement should include the educational or explanatory material that will be provided to demonstrate the additional energy and water efficient items and/or fittings that will be available to purchase offered at a price (including delivery and/or installation) that reflects the same profit margin to the developer as other standard buyer's options or extras.

Renewable and low carbon energy

All proposals for renewable energy technology or the integration of renewable technology on existing or proposed structures including any associated infrastructure, will be supported where the following criteria are met: a. A proportionate landscape and visual impact assessment must be submitted. This should include a landscape character or townscape appraisal as appropriate, and full details of mitigation measures for any visual impacts identified. b. Where the proposal involves significant development of agricultural land, preference has been given to areas of poorer quality agricultural land. c. The proposal does not adversely impact the amenities of sensitive neighbouring uses (including residential amenities) in matters such as visual dominance, noise, fumes, odour, vibration, glint and glare, shadow flicker, traffic generation. d. The proposals provides for biodiversity net gain and does not result in detrimental impacts in terms of geodiversity and water quality. e. The potential impacts on heritage assets, highway safety and associated infrastructure, topography, broadcast interference, aviation, radar and telecommunications and associated infrastructure, and soil quality have been considered and minimised within the proposal. Proposals should be considered in isolation and cumulatively to fully determine their impact. Wind energy proposals In addition to the criteria a, b, c, d and e above, all wind energy applications are required to be accompanied by a residential visual amenity assessment, a statement indicating how the development mitigates for air traffic operations where necessary, and an appraisal of the impact of the wind turbine(s) on bats and migrating birds, and bird strike, and any mitigation measures necessary to address this. Solar energy proposals In addition to the criteria a, b, c, d and e above, all solar farm applications should be accompanied by ecology, nature conservation and mitigation statements that demonstrate potential impacts and how these will be mitigated. The potential for glint and glare and effects on biodiversity should also be demonstrated. Anaerobic digestion and energy from waste All applications for anaerobic digestion or energy from waste development should be accompanied by a statement that demonstrates the nature of the waste and origin(s) of the fuel, the distances from the proposed plant and proposed transport routes and frequency of delivery, and how the waste product(s) comprising the fuel would usually be disposed of or used. Energy storage proposals In addition to the criteria a, b, c, d and e above energy storage proposals should be accompanied by a site management plan that demonstrates fire safety measures are adequately addressed.

The climate and environment emergency and sustainable development

Proposals for all types of development should where possible take account of the climate and environment emergency through good design and inclusion of measures to build in resilience and adapt to or mitigate the impact of climate change, as appropriate to the nature and scale of the proposal by: • Designing for accessible communities minimising the need to travel, creating active travel routes and maximising the potential for and delivering sustainable travel (including associated links and facilities). • Minimising energy consumption. • The use of low and zero carbon energy sources. • The use of sustainable drainage systems to help avoid and reduce the risk of flooding. • Providing betterment over the existing situation in areas at risk of flooding and seeking to achieve integrated water management. • Contributing to improving the water quality of rivers and groundwater in West Suffolk. • Providing, integrating and connecting blue and green infrastructure. • Climate resilient design including prevention of overheating in buildings and implementation of designs for urban cooling through the retention of landscape features and provision of green infrastructure, including appropriate tree-planting and increasing canopy cover. • Identifying and developing nature-based solutions to contribute to reducing carbon emissions and mitigating and adapting to climate change. • Conserving and enhancing biodiversity and protecting geodiversity of sites and surrounding areas through implementation of the mitigation hierarchy. • The reduction and prevention of pollution. • The use of higher water efficiency standards to ensure sustainable use of water resources across new developments including integrated water management measures. • The application of measures from construction through to end user to reduce waste, promote recycling, and source sustainable and low carbon building materials.

Trees

On development sites, in order to conserve and enhance local distinctiveness in the landscape, trees, woodland and hedgerows must be retained, unless it can be demonstrated that removal cannot be avoided, and appropriate mitigation or compensation can be achieved. In the case of ancient woodland and ancient or veteran tree(s), development which would harm or destroy these assets will be refused unless it accords with the exceptional reasons identified within the National Planning Policy Framework. If exceptional reasons are justified a suitable compensation strategy including its delivery will need to be secured as part of any planning consent. Within developments, sufficient space will be made to accommodate ancient and veteran trees and allow a buffer for the expansion of ancient woodland (for example through woodland planting or natural regeneration). Development proposals should seek to positively integrate existing and new trees, on a sustainable basis having regard to the mature size of the trees, as part of the site layout. Potential long-term conflict between woodlands, trees including street trees, tree lines and avenues, hedgerows and the built form and infrastructure including underground assets must be avoided. Where it is demonstrated that tree removal to facilitate development is unavoidable, the loss must be appropriately compensated. However, the removal of large mature trees and their replacement with smaller shorter-lived species will not be acceptable. Sufficient space within developments must be reserved for the planting of new trees and the sustainable growth of existing and new trees to retain and improve tree canopy cover in the district as a whole. The space required for trees will be case specific based on the impact of the proposals, the context of the development site, and the function of the planting. All planning applications, where there are existing trees on or within the influence of a development site, must include details and a methodology for tree protection from the commencement of development to completion; to ensure that trees are not damaged by construction work.

Local green spaces

An area identified as a local green space on the policies map or within an adopted neighbourhood plan will be protected from development in accordance with national planning policy relating to Green Belt.

Land west of Rougham Road, Bury St Edmunds

A site of 15 hectares to the west of Rougham Road, as shown on the policies map, is allocated for use as amenity public open space for informal outdoor recreation. Any development on the land will be limited to that which is directly related to that use and must not have a detrimental impact on the setting of the Bury St Edmunds Town Centre Conservation Area in accordance with policy LP40. Initiatives will be supported that promote: a. Public access to the land for informal outdoor recreation. b. The provision of a cycle route and footpath linking Rougham Road and National Cycle Route 51. c. The provision of new areas of habitat and biodiversity opportunities in appropriate locations across the site.

Trees

On development sites, in order to conserve and enhance local distinctiveness in the landscape, trees, woodland and hedgerows must be retained, unless it can be demonstrated that removal cannot be avoided, and appropriate mitigation or compensation can be achieved. In the case of ancient woodland and ancient or veteran tree(s), development which would harm or destroy these assets will be refused unless it accords with the exceptional reasons identified within the National Planning Policy Framework. If exceptional reasons are justified a suitable compensation strategy including its delivery will need to be secured as part of any planning consent. Within developments, sufficient space will be made to accommodate ancient and veteran trees and allow a buffer for the expansion of ancient woodland (for example through woodland planting or natural regeneration). Development proposals should seek to positively integrate existing and new trees, on a sustainable basis having regard to the mature size of the trees, as part of the site layout. Potential long-term conflict between woodlands, trees including street trees, tree lines and avenues, hedgerows and the built form and infrastructure including underground assets must be avoided. Where it is demonstrated that tree removal to facilitate development is unavoidable, the loss must be appropriately compensated. However, the removal of large mature trees and their replacement

Protected species

Development which would have an adverse impact on protected or priority species will not be permitted unless there is no alternative, and the local planning authority is satisfied that suitable measures have been taken to: a. Reduce disturbance to a minimum. b. Maintain the population identified on site, or where this is not possible provide adequate alternative habitats to sustain at least the current levels of population; and c. Provide enhancement measures to benefit the species. Any enhancement measures should be informed by the relevant nature recovery priorities (if any) set out in the Suffolk Local Nature Recovery Strategy when completed. All planning applications must be supported by appropriate protected species survey and ecological impact assessment, undertaken in accordance with national good practice guidelines.

Extensions to domestic gardens in the countryside

To protect the intrinsic character and appearance of the countryside, large, obtrusive extensions to domestic gardens within the countryside will not normally be permitted. Small, unobtrusive extensions of residential curtilages into the surrounding countryside, which will not adversely affect the character or appearance of the site or wider countryside will be permitted where the following criteria are met: a. The development will not result in the loss of the best and most versatile agricultural land. b. The proposal will not involve the loss of an important hedgerow or other important landscape feature. c. Provision is made for suitable boundary treatment, such as appropriate landscaping to ensure the extension retains the rural character and appearance of the countryside.

Reducing waste and the circular economy

All proposals for major development are required to submit a waste reduction and circular economy statement demonstrating circular economy principles. This should demonstrate, as appropriate to the nature and scale of the proposal, how: a. Circular economy principles have informed the design of the building(s) and site layout. b. Materials demand have been minimised and on-site reuse and recycling has been maximised. c. The local sourcing of materials has been considered and the steps taken to secure local materials and components. d. Construction waste is to be reduced, treated as a resource and managed on site. e. The scheme has been designed to minimise partial or complete demolition of any buildings or structure on sites. f. Where demolition is unavoidable, how materials will be managed by considering the implications of the loss of embodied carbon including: • An assessment of whether the materials are suitable for reclamation, with targets for reclamation and reuse, and • How building materials, components and products are to be disassembled, are to be stored, re-used and recycled.

Water quality and resources

All proposals for development will be required to demonstrate that they will not have a negative impact on water quality through pollution of surface or ground water or the discharge and treatment of water originating from the development site. Special consideration will be given to development proposals in source protection zones. All major development proposals and all proposals where it is not possible to connect to a public sewer are required to submit a foul drainage assessment. All new development proposals will be required to demonstrate that water efficiency measures have been employed. Water consumption in residential developments will be limited to 110 litres per person per day, (including external water use) using efficient water fittings and appropriate technology such as smart meters. Proposals that can achieve higher water efficiency (for example 85 litres per person per day) will be encouraged and supported. Rainwater and stormwater harvesting and reuse as part of integrated water management is encouraged on all types of development. Water butts should be provided for all new homes unless it is demonstrated that it is not appropriate. Water butts or other methods of rainwater collection should be provided with allotments or community gardens. Any application for non-residential development requiring significant non-domestic water use will be required to demonstrate that sufficient water capacity is available through a water supply management statement, in liaison with the relevant water supply company. All proposals for non-residential development should set out in a sustainability statement (or equivalent) how they have sought to reduce water use. Proposals for major non-residential developments over 1000 square metres should achieve the full water credits on the British Research Establishment Environmental Assessment Methodology (BREEAM) water calculator.

Protecting and enhancing natural resources, minimising pollution and safeguarding from hazards

All proposals for development should minimise all emissions and other forms of pollution (including light and noise pollution) and ensure no deterioration to either air or water quality. All applications for development where the existence or potential for creation of pollution is suspected, both on and off site, must include a full assessment of the impacts of potential hazards and any necessary mitigation measures which could include a site-specific construction environment management plan (CEMP). Proposals will be permitted where, the development is, individually or cumulatively, unlikely to result in significant impacts on the following, as appropriate: • The natural environment and general amenities that are intrinsic to the character of the surrounding areas, these can include impact from light, noise, smell, dust and vibrations of nearby areas. • Health and safety of the public. • Air quality, on the site and surrounding area. • Surface or groundwater quality. • Land quality or condition. To safeguard development from potential hazards, development will not be permitted where the proposal is suspected to have an unacceptable risk, such as: • The site being situated on known or suspected unstable land or • The land is known to be or potentially affected by contamination or where the land may have a particular sensitive end use or • The storage or use of hazardous substances on site. Proposals for development on or adjacent to land which is known to be or potentially affected by contamination; or land which may have a particular sensitive end use; or involving the storage and/or use of hazardous substances, will be required to submit an appropriate assessment of the risk levels as part of any planning application. This assessment of risk should take a tiered approach to include as a minimum a tier one land contamination preliminary risk assessment and where necessary further technical reports. In appropriate cases, the local planning authority may impose planning conditions or through a legal obligation secure remedial works and/or monitoring processes.

Special protection areas and special areas of conservation

A project level habitats regulations assessment (HRA) will be undertaken for all development proposals that are likely to have a significant effect on a special protection area (SPA) or special area of conservation (SAC). Development will only be permitted where it can be demonstrated that the proposals will not adversely affect the integrity of the designated site, either alone or in combination with other plans or projects. Where a project level HRA is required, the developer is required to submit information to inform the HRA. The information must address the impact of the proposals alone and in-combination with other relevant plans and projects within the whole SPA or SAC and its relevant constraint zones where appropriate. Breckland Special Protection Area Stone curlew All development that leads to a net increase in built development within Breckland Special Protection Area (SPA) or within a 1500 metre (primary) buffer of component parts of Breckland SPA which support or are capable of supporting Stone Curlew, as shown on the policies map, has the potential for 'likely significant effects' on Breckland SPA alone or in-combination with other developments, and as such will require a project level HRA. All development that leads to a net increase in built development within the 1500 metre (secondary) buffer around areas outside the SPA that have been identified where there are concentrations of Stone Curlew (most recently using data from 2011 to 2015), as shown on the policies map may also require project level HRA. Within this zone, where it can be shown that adverse effects can be prevented, for example where alternative land outside the SPA can be secured to adequately mitigate the potential effects, planning permission may be granted provided the local planning authority is satisfied that there is sufficient certainty that the proposed measures will be effective and deliverable. Large developments adjacent to, or just outside the primary or secondary buffer may also require project level HRA. Residential applications outside of the SPA but located in areas where comprehensive Stone Curlew data is missing must provide records or carry out surveys to inform impacts on Stone Curlew outside of the SPA. Woodlark and nightjar All development that leads to a net increase in residential development within 400 metres of components of the SPA that support, or are capable of supporting Woodlark and/or Nightjar as shown on the policies map, has the potential for 'likely significant effects' on Breckland SPA alone or in-combination with other developments, and as such will require project level HRA. Special areas of conservation New road infrastructure or road improvements within 200 metres of sites designated as special area of conservation have the potential for 'likely significant effects', and as such will require project level habitats regulations assessment.

Recreational effects of development

All new development which would result in a net increase in dwellings that would be likely to increase recreational pressure on any European or nationally designated site for nature conservation, will be required to demonstrate that adequate measures are put in place to avoid or mitigate potential adverse effects. In all instances where recreational mitigation measures are applicable, as set out in the West Suffolk Recreational Avoidance and Mitigation Framework, the following standards will apply, unless an evidence-based alternative strategy has been agreed with Natural England and the council: a. Provide measures for influencing recreation at, or close to the development site. Measures could include delivery of sufficient quantity and quality of alternative accessible natural green space and/or enhancement and promotion of dog friendly access routes within or in the immediate vicinity of the development or other measures to be agreed. For small developments, a financial contribution towards strategic measures may be accepted; and b. An appropriate financial contribution towards recreational access management and monitoring of visitor pressure at sensitive nature conservation sites. A project level habitats regulations assessment will be required. The developer is required to submit information that clearly demonstrates that the above measures would result in no adverse effects on the integrity of the relevant European site.

Flood risk and sustainable drainage

All development proposals will be considered against national planning policy including the application of the sequential test and, if necessary, the exception test. Development will be directed to those areas at the lowest risk of all forms of flooding taking into account the impacts of climate change and current and future available sites appropriate for the proposed development in areas with a lower risk of flooding. This will be assessed against the most up-to-date Environment Agency flood risk maps and the West Suffolk Strategic Flood Risk Assessment maps. Sustainable drainage Site-specific flood risk assessments (FRA) and surface water drainage strategies should clearly demonstrate the proposal's contribution towards reducing the impacts of all flood risk and providing betterment over the existing situation. For example through attenuating surface water runoff, providing additional floodplain storage, or enhancing the groundwater recharge regime or aiming to maximise potential integrated water management benefits. Site-specific FRAs should also assess the residual risk of flooding in areas that are reliant on flood risk management infrastructure. Development and supporting infrastructure should be safe for its lifetime taking into account the safety of access and escape routes and should seek to reduce all flood risk overall. Development should not increase surface water flow rates compared to the existing situation and should reduce flow rates where possible. Proposals for development that use integrated water management to provide upgrades to existing drainage in the area through additional sustainable drainage systems (SuDS) and improvements to blue infrastructure will be encouraged. Development proposals should provide generous setbacks (buffer zones) to existing water courses, retaining and improving river corridor habitats and features. Proposals for development that require SuDS must demonstrate how such elements will be delivered, maintained and managed in the future. Where appropriate to the scale of development, proposals are required to demonstrate how SuDS has been considered as part of an integrated water management approach to the design of the whole site. Around 15 per cent of the site should be set aside for SuDS to ensure that a viable sustainable scheme can be delivered. SuDS strategies should incorporate open conveyance and storage of surface water with SuDS features well integrated with ecology and landscape requirements. The design of SuDS should demonstrate how the following has been considered: • The effects of climate change. • The cumulative impact of development on flood risk within the catchment. • How SuDS has been considered as an integral part of the overall provision of green infrastructure on the site. • How the four pillars of SuDS: water quality, water quantity, biodiversity and amenity, have been incorporated. • How the SuDS will be managed for their whole life. • How development using sustainable drainage systems (SuDS) near airbases and specifically beneath, within and close to flight paths and other designated air manoeuvring areas, has been designed to minimise the opportunities for bird strike. The inclusion of sustainable drainage features such as green roofs, rainwater harvesting, rain gardens, tree pits, flood meadows, wetlands, ponds and other grass or woodland habitats are encouraged in all types and scales of development to diversify the types of features that can be incorporated. Relief roads, distributor, spine roads and primary roads must be drained with swales either to one or both sides of the highway. Treatment for road runoff must be carefully considered as these roads will carry a high volume of traffic with high potential for pollution. Other roads within new developments must have sustainable drainage and include space in the corridor cross section for swales, having regard to the Suffolk Streets Design Guide. Drainage infrastructure for roads such as swales, filter strips and basins, must be designed to introduce green elements to highways and to separate walking and wheeling or cycling from cars. This needs to be considered and included from the earliest stage of design.

Green Infrastructure

Existing green infrastructure (GI), its integrity and connectivity, should be retained, restored, protected and enhanced, wherever possible, and new green infrastructure delivered to support sustainable development. Planning permission for development that would impact on the quantity or quality of the existing green infrastructure network will only be granted if it cannot be avoided and if alternative green infrastructure provision of equivalent benefit is provided as part of the development or as a last resort a financial contribution is secured for suitable alternative green infrastructure provision by the relevant authority. Opportunities to extend the coverage and connectivity of the strategic green infrastructure network including within and next to the priority areas as set out in the West Suffolk Green Infrastructure Study 2022 (or any subsequent study) will be supported. These could include improving access to countryside, interpretation and heritage conservation. All major residential development of 50 homes or more located on greenfield sites should provide around 40 per cent green infrastructure within the site. Green infrastructure can include public open space, sustainable drainage systems features including swales, basins and rain gardens, allotments, burial grounds, strategic landscaping, new and retained habitats including woodland, trees and hedgerows, green and blue corridors, suitable alternative natural greenspace (SANG) and recreational access routes. All other major developments including those on previously developed land should seek to provide sufficient space for green infrastructure on-site to accommodate the retention of existing features (for example existing trees and hedgerows) and the delivery of new green infrastructure such as sustainable drainage systems features, public open space and strategic landscaping where these are required. Development proposals should demonstrate a green infrastructure led design approach. This could be using a green infrastructure (GI) design code, use of GI design tools, requirement for a GI plan, or implementation of a check list or set out principles that need to be demonstrated within the design and access statement.

Biodiversity net gain and enhancements

In line with biodiversity gain hierarchy biodiversity net gain will preferentially be delivered on-site where this would deliver the most appropriate outcome for biodiversity and to provide local benefit. Locally defined ecological networks identified in the local nature recovery strategy (LNRS) will be the focus for the delivery of registered off-site habitat and landscape scale biodiversity net gain. For meaningful contributions to nature recovery, biodiversity net gain actions and biodiversity enhancements should seek to deliver bigger, better, more and joined up habitat, safeguarding and enhancing habitat connectivity at a site level, locally and at the wider landscape scale. For developments which fall outside the scope of mandatory biodiversity net gain, enhancement for biodiversity must be included as part of the proposals, commensurate with the scale of the development.

Protected sites, habitats, and features

All development must seek to protect sites designated for their biodiversity and geodiversity value, and conserve, restore and enhance important habitats (including priority habitats) and other important biodiversity features on development sites or affected by developments. Proposals which do not conserve and enhance biodiversity, failing to have appropriate regard to the 'mitigation hierarchy', will be refused. Proposals for development which could adversely affect the integrity of areas of international or European nature conservation importance, as indicated on the policies map, will be determined in accordance with the Conservation of Habitats and Species Regulations 2017 (as amended) or successor legislation. Proposed development likely to damage or destroy the interest features of a nationally important site of special scientific interest (SSSI) will not be permitted unless the benefits of the development, at the site, clearly outweigh both the impacts that it is likely to have on the features of the site that make it of special scientific interest and any broader impacts on the national network of SSSIs. Development resulting in the loss or deterioration of irreplaceable habitats such as lowland fens, ancient woodland, ancient and veteran trees will be refused unless it accords with the exceptional reasons identified within the National Planning Policy Framework. If exceptional reasons are justified, a suitable compensation strategy including its delivery will need to be secured as part of any planning permission. Development proposals which would have a direct or indirect adverse effect on locally designated sites, including county wildlife sites and county geodiversity sites, protected or priority habitats including rivers, floodplains and wetlands, will not be permitted unless the benefits of the development clearly outweigh the impacts on the features of the site and the wider network of habitats. In addition, proposals must demonstrate that: • The mitigation hierarchy has been implemented. • Mitigation, compensation and enhancement measures are provided as necessary to ensure there is a biodiversity net gain in such sites. Any enhancement measures should be informed by the relevant nature recovery priorities (if any) set out in the Suffolk Local Nature Recovery Strategy when completed.

Locally valued landscapes

The council has identified and described areas which are recognised as locally valued landscapes. Within West Suffolk, landscapes which are of local value and worthy of recognition have been identified and their special landscape qualities have been described. The locally valued landscapes (LVL) shown on the policies map are: • Lakenheath Fen • South Brecks • Brecks Fringe and River Valleys • Great Livermere • Kennett Valley • Horringer Farmland and Parks • Glem Valley • Upper Stour Valley. These areas have, by reason of their local distinctiveness, special qualities and features and or condition, a limited capacity to absorb change that has, or may have, a significant effect on, or detract from, their character and or condition. Proposals within the areas designated as locally valued landscapes (LVL) must: • Avoid loss of key characteristics, or their legibility, that underpin the scenic quality and the significance of the locally valued landscape (LVL) and landscape character area. • Respond effectively to the key characteristics and significance of the area referred to in the West Suffolk Review of Local Landscape Designation 2022 and the specific recommendations within the landscape character assessments 2022 (or subsequent update). Individual proposals within or next to these areas will be assessed based on their specific landscape and visual impact taking into account any mitigation proposals. Development which protects and enhances the locally valued landscapes will be supported.

Landscape

All proposals for development must be informed by, and be sympathetic to, the character of the landscape as described in the West Suffolk Landscape Character Assessment (2022) and Suffolk Landscape Character Assessment. Development proposals should, take into account and avoid detrimental effects on key landscape features and their legibility, local distinctiveness, visual amenity, key views, tranquillity and the nocturnal character of the landscape. Where a development proposal is likely to have a significant impact on landscape character and visual amenity, a full understanding of the context, characteristics and significance of the landscape, and the impact on character and the views (including cumulative impact) must be provided. Negative effects must be avoided, where possible, for example through alternative site selection. Where avoidance is not possible, negative effects must be minimised through the design, suitable mitigation measures or, as a last resort, through appropriate compensation. Landscape proposals must be appropriate for the scale, type, and location of the development. Individual proposals will be assessed based on their specific landscape and visual impact, taking into account any mitigation and future management proposals. Proposals that demonstrate their location, scale, design and materials will seek to protect, enhance and where possible restore the character of the landscape, including the setting of settlements, and the significance of gaps between them will be supported. Soft landscaping proposals must respond to the challenge of biodiversity loss and climate change. Species diversity is important as a diverse range of plants can help cope with warmer climates and limit the damage caused by pest and disease outbreaks, enhancing biosecurity, and providing resilience. Wherever appropriate native species should be included within planting mixes and species rich grassland proposed.

Non-designated heritage assets

Alterations, extensions and new uses to historic buildings and structures, including those protected by an article 4 direction or subsequent legislation, will be permitted where, as appropriate to the nature and scale of the proposal, they: a. Demonstrate a clear understanding of the significance of the building or structure and/or its setting. b. Respect the historic fabric, design, materials, elevational treatment and ornamentation of the original building or structure. c. Will not entail an unacceptable level of loss, damage or covering of original features. d. Have regard to the setting, plot layout and boundary features.

Conservation areas

Proposals for development within, or within a setting of a conservation area, as appropriate to the nature and scale of the proposal, should: a. Preserve or enhance the character or appearance of the conservation area or its setting, and views into, within, and out of the area. b. Be of an appropriate scale, form, height, massing, alignment and detailed design which respect the area's character or appearance and its setting. c. Retain important natural features such as open spaces, plot divisions, boundary treatments, and trees and hedges, which contribute to the special character or appearance of the area. d. Retain important traditional features that contribute to the area's character or appearance such as original doors, windows, shop fronts and boundary structures. e. Include fenestration which respects its setting. f. Use materials and building techniques which complement or harmonise with the character or appearance of the area. g. Demonstrate a clear understanding of the significance of the conservation area and/or its setting. The proposal should demonstrate how the key characteristics of the character or appearance of the area have been addressed. New shop fronts, fascias, awnings, canopies, advertisements and other alterations to commercial premises must be of a high standard of design which respects the character or appearance of the conservation area and the building to which they relate, having regard to the content of West Suffolk Shop Front and Advertisement Design Guidance. Standardised shop fronts, unsympathetic 'house' signs, projecting box signs, internally illuminated signs and externally lit signs will not normally be granted consent. In rural locations with low levels of street lighting and where it can be demonstrated that premises rely principally on trading after dark, externally illuminated signs sympathetic to the character of the building and the surrounding area may be permissible. Proposals to demolish buildings or structures that make a positive contribution to the special architectural or historic interest of a conservation area will require clear and convincing justification and will only be permitted where it can be demonstrated that: • The building or structure is structurally unsound and beyond reasonable repair, or the proper repair of the building would result in the loss of the qualities which give it architectural or historic interest. • All possible measures to sustain an existing use or find an alternative use have been explored and failed, and redevelopment would bring substantial public benefits. • In both cases planning permission has been granted for the redevelopment of the site and a contract for the carrying out of the works has been made. Outline applications will only be accepted where sufficient information is provided to identify how the proposals will impact upon the elements which contribute to the significance of the conservation area.

Development affecting parks and gardens of special historic or design interest

Proposals for development which affect the character, or views into, within and/or out of parks and gardens of special historic or design interest (both designated and non-designated) and their settings must not have a detrimental impact upon: a. The overall design and layout. b. Features, both built and natural, which form an integral part of the design and layout. c. Views into, within, or out of the park or garden, particularly those which are an integral part of the design.

Archaeology

Development will not be permitted where it is expected to have a material adverse effect on scheduled monuments or other sites of similar archaeological importance, or their settings. On sites with known archaeological interest, or that have potential to contain heritage assets with archaeological interest, planning permission will be granted subject to other policies within the development plan and subject to one, or a combination, of the following being agreed before the development commences: a. An appropriate level of assessment to deliver understanding of the nature and significance of any heritage assets that may be impacted by development. This may include desk-based assessment and/or field evaluation. b. The preservation of archaeological remains in situ. c. An appropriate level of archaeological investigation and recording to achieve preservation by record, prior to the commencement of the development. This should include fieldwork, post-excavation analysis, dissemination of the results of the investigations and deposition of any archive generated with the appropriate repository. Development will not normally be permitted where it is expected to have a material adverse effect on scheduled monuments or non-designated heritage assets, or their settings, which are demonstrably of equivalent significance unless the public benefits outweigh the harm.

Listed buildings

Proposals to alter, extend or change the use of a listed building, or development affecting its setting, will be permitted where, as appropriate to the nature and scale of the proposal, they: a. Demonstrate a clear understanding of the significance of the building including the contribution made by its setting. b. Contribute to the preservation of the building. c. Are not detrimental to the building's character or any architectural, archaeological, artistic or historic features that contribute towards its significance. d. Are of an appropriate scale, form, height, massing, and design which respects the existing building and its setting. e. Use appropriate architectural details, materials and methods of construction which respect the character of the building. f. Respect the historic internal layout (which may include later remodelling) and other internal features of importance. g. Respect the setting of the listed building, including inward and outward views and how it is experienced and understood. h. Respect the character, appearance and setting of a park, garden or training yard of historic or design interest, particularly where the grounds have been laid out to complement the design or function of the building. A curtilage and/or setting which is appropriate to the listed building, and which maintains its relationship with its surroundings should be retained. i. Have regard to the present and future viability or function of the listed building. Proposals to demolish all or part of a listed building will only be permitted in very exceptional circumstances. Applicants must demonstrate that all reasonable efforts have been made to ensure the ongoing appropriate repair of the building; sustain existing uses or find viable new ones, and that they have addressed the considerations set out in national legislation and guidance. Where appropriate, the recording of the building to a specified standard will be required prior to the commencement of demolition. Retrofitting proposals should be supported by a statement demonstrating an understanding of the building's environmental performance and be accompanied by an assessment of the building's current fabric and energy performance. The level of detail submitted should be sufficient to evaluate and or understand the impact of the proposed works on both the environmental performance and the significance of the heritage asset using appropriate expertise where necessary. All development proposals should provide a clear justification for the works, especially if these works would harm the listed building or its setting, so that the harm can be weighed against any public benefits. Where a proposal would result in harm to the significance of the asset the relevant tests of the National Planning Policy Framework (or successor document) will be applied. The level of detail of any supporting information should be sufficient to understand the potential impact of the proposal on its significance and/or setting. Energy efficiency measures that do not harm the building's significance, setting, fabric or ongoing preservation, as informed by an assessment of the building's fabric and by robust technical detailing, and which take a holistic whole building approach to energy efficiency will be supported.

Built non-designated heritage assets

Proposals for the alteration, extension or demolition of buildings, or structures identified (at application stage or otherwise) as being non-designated heritage assets, including those protected by an article 4 direction or subsequent legislation, will be permitted where, as appropriate to the nature and scale of the proposal, they: a. Demonstrate a clear understanding of the significance of the building or structure and/or its setting. b. Respect the historic fabric, design, materials, elevational treatment and ornamentation of the original building or structure. c. Will not entail an unacceptable level of loss, damage or covering of original features. d. Have regard to the setting, plot layout and boundary features. The level of detail of any supporting information should be proportionate to the importance of the asset, the works proposed and sufficient to understand the potential impact of the proposal on its significance and/or setting. The effect of an application on significance will be taken into account in determining applications having regard to the scale of the harm and loss of significance.

Conserving the setting and views from the historic core of Bury St Edmunds

The character and appearance of Bury St Edmunds historic environment, its many historic assets and their setting as well as other buildings and areas within the town centre which celebrate the town's heritage and culture will be conserved and enhanced. The historic environment contributes to the tourism offer in the town which is vital to the visitor economy of the district. Development should seek to enhance the significance of the historic environment, heritage assets and their settings both designated and non-designated. The high-quality public realm is enhanced by the green infrastructure which penetrates the town centre and provides links by active transport means to other areas of the town. Opportunities to safeguard and enhance the green and blue infrastructure through improvements in maintenance, connections and its expansion will be supported throughout the town and its hinterland. The open spaces and civic spaces help support the vitality and viability of the wide range of town centre facilities and activities for residents and visitors. This environment contributes to the quality of life, health and well-being of the community. Key views of St Edmundsbury Cathedral and its setting including the Abbey precinct and the roofscape of the towns historic core are of significant local importance. These views will therefore be safeguarded and the creation of new vistas as part of new development will be encouraged. The council will seek to preserve or enhance the townscape and landscape setting of Bury St Edmunds Town Centre Conservation Area. Special care will be taken to ensure the setting, or views into, within and/or out of this historic centre remain unspoilt with particular regard to the vista along Abbeygate Street towards the Abbey precinct and beyond, and from the water meadows of the River Lark and River Linnet.

Historic environment

The council will balance the need for development with the proper conservation, enhancement and enjoyment of the historic environment through a positive strategy to ensure that: a. Heritage assets are sustained in viable uses which are compatible with their significance. b. The wider social, economic, cultural and environmental benefits of conserving the historic environment are recognised and promoted. c. The positive contribution made by the historic environment to local character and distinctiveness is understood and used to inform the design of new development so it respects its surroundings.

Pinewood Stud, Newmarket

A site of 20 hectares at Pinewood Stud, Hamilton Road, as shown on the policies map, is allocated for around 415 homes, alongside a country park. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping, and the country park will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. The additional specific requirements should be met: a. Safe and suitable access for all users off Exning Road should be provided. b. Any development should be sympathetic to the horse walk along Hamilton Road. c. Land sufficient for a primary school and early year setting to be confirmed in accordance with policy AP23. d. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. e. Fully accessible informal and formal open space and play space, to include: • Allotments • a multi-use games area • a circular running/walking track around the perimeter of the site. f. Green and blue infrastructure that will include: • Strategic landscaping, including a landscape buffer along Exning Road to mitigate noise impacts. • Retention of existing trees, woodland and hedgerows which should inform areas of development. • Sustainable drainage systems features. g. Sustainable travel connections to existing local destinations, including the local centre at Elizabeth Avenue (LP29p), National Cycle Route 51, nearby public rights of way and the countryside in accordance with policy LP41. These shall include the creation of a new footway along the B1103 as well as bus stop improvements on Exning Road. A new footpath and pedestrian crossing should be provided across Exning Road to Studland Park Avenue. Transport impacts Permission will only be granted for development proposals where applicants can demonstrate that the transport impact of each proposal (including cumulative impacts where appropriate) on horse movements in the town, together with impacts on other users of the highway, has been assessed to: • Determine whether the proposal results in material adverse impacts and • Where necessary, to identify any measures necessary to mitigate the individual (and, where appropriate, cumulative) transport impacts of development (which may include contributions to upgrading horse crossings and measures to raise awareness of the special circumstances and highway safety issues in Newmarket where appropriate). Landscape and biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC), Devils Dyke Site of Special Scientific Interest (SSSI and SAC) and Wicken Fen (Ramsar and Fenland SAC) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with SP10. This information must include an assessment of water quality impacts within the New River on downstream hydrologically connected European sites, the avoidance of increased sedimentation and eutrophication, and water quality surveys to inform future monitoring of mitigation installations. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Minerals 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, in consultation with the local minerals and waste authority (Suffolk County Council), prior to any planning application being approved. Country park An area for a country park is identified on the policies map. The masterplan should demonstrate how the design and construction of the park complements and can be delivered alongside this site allocation.

Land off High Street, Black Bear Lane and Rowley Drive (Queensbury Lodge), Newmarket

A site of 3.57 hectares that is located off High Street, Black Bear Lane and Rowley Drive, as shown on the policies map, is allocated for around 123 homes. The site should provide as a minimum the following: a. At least one point of safe and suitable access for all users onto the High Street and creation of new foot and cycleway links into the site. b. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure across the site that will include strategic landscaping and sustainable drainages systems features. e. Existing boundary hedgerows and trees should be retained and enhanced. f. A horse racing related use should be retained on the site. g. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC), Devils Dyke Site of Special Scientific Interest and Special Area of Conservation (SSSI and SAC) and Wicken Fen (Ramsar and Fenland SAC) in accordance with policy SP11. Historic environment h. Any scheme for development of the site must be comprehensive and facilitate the restoration, repair, reinstatement and appropriate reuse of the listed buildings and preserve or enhance the character and appearance of the conservation area. It should reflect the significant contribution Fitzroy Paddocks makes to the conservation area owing to its openness, historic character and importance to the horse racing industry, and these attributes should be incorporated in any proposed scheme. i. A suitable scheme for the restoration, repair, reinstatement, and reuse of the listed buildings shall be approved prior to the development of the housing scheme. j. The restoration, repair, reinstatement and reuse of the listed buildings shall be completed prior to occupation of any home. Transport impacts Permission will only be granted for development proposals where applicants can demonstrate that the transport impact of each proposal (including cumulative impacts where appropriate) on horse movements in the town, together with impacts on other users of the highway, has been assessed to: • Determine whether the proposal results in material adverse impacts. • Where necessary, to identify any measures necessary to mitigate the individual (and, where appropriate, cumulative) transport impacts of development (which may include contributions to upgrading horse crossings and measures to raise awareness of the special circumstances and highway safety issues in Newmarket where appropriate). Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Former St Felix Middle School site, Newmarket

A site of 4.5 hectares at the former St Felix Middle School site, as shown on the policies map, is allocated for around 50 homes. The site should deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and nearby public rights of way in accordance with policy LP41. These should also include active travel infrastructure improvements to connect to and enhance surrounding local cycling walking infrastructure network. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include strategic landscaping and sustainable drainage systems. d. Retain the existing tennis courts and open space for public use and provide access and connectivity to this facility and open space from George Lambton Playing Fields. e. Protection and enhancement of the amenity and biodiversity of the Yellow Brick Road blue and green corridor and access route. f. Retain and enhance any hedgerow and boundary features and provide appropriate buffers. g. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC), Devils Dyke Site of Special Scientific Interest and Special Area of Conservation (SSSI and SAC) and Wicken Fen (Ramsar and Fenland SAC) in accordance with policy SP11. Transport impacts Permission will only be granted for development proposals where applicants can demonstrate that the transport impact of each proposal (including cumulative impacts where appropriate) on horse movements in the town, together with impacts on other users of the highway, has been assessed to: • Determine whether the proposal results in material adverse impacts. • Where necessary, to identify any measures necessary to mitigate the individual (and, where appropriate, cumulative) transport impacts of development (which may include contributions to upgrading horse crossings and measures to raise awareness of the special circumstances and highway safety issues in Newmarket where appropriate). Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land off Bury Road, Barrow

A site of 10 hectares off Bury Road, as shown on the policies map, is allocated for around 150 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Bury Road. b. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. c. Sustainable travel connections to existing local destinations in accordance with LP41. These should include the primary school, nearby public rights of way, the countryside and existing neighbouring development. d. Fully accessible informal and formal open space and play space. e. Green and blue infrastructure that will include: • Strategic landscaping including along the southern and eastern boundaries of the site to soften the development edge and reduce the visual impacts on the wider countryside. • Sustainable drainage systems features that will also address and improve drainage along the Bury Road site frontage. • The existing small woodland and hedgerows on the site should be retained and enhanced with appropriate buffers. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Heritage Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: • Enhancement of the existing planting along the Bury Road boundary. • Provision of denser planting along the eastern boundary to screen views from Feltons Cottage (grade II listed). Prior to the determination of any planning application a heritage impact assessment will be required in accordance with policy LP35. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land off Denham Lane, Barrow

A site of 0.7 hectares off Denham Lane, as shown on the policies map, is allocated for around 15 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Denham Lane. b. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Existing hedgerows and mature trees should be retained and enhanced with appropriate buffers. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Infrastructure Part of the site lies within the safeguarding boundary of a sewer pumping station facility and any new development must not inhibit its operation. A 15 metre exclusion to the edge of any residential curtilage must be provided to minimise any adverse impacts such as odour that might arise from the operation of this facility. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land north of Cavendish Road, Clare

A site of 2.56 hectares to the north of Cavendish Road, as shown on the policies map, is allocated for residential development to provide around 53 homes. The site should provide as a minimum the following: a. Safe and suitable access for all users to be provided off Cavendish Road (A1092) and creation of new foot and cycleway links into the site. b. Off-site highway improvements, including a pedestrian and cycle route from the site to Stour Valley Community School, road markings and pedestrian crossing to the west of the site access in accordance with policy LP41. c. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way and the countryside and route to the south linking to Clare Castle Country Park and the town centre, in accordance with policy LP41. d. Fully accessible open space to be provided on site and a financial contribution to play equipment which will be provided off-site. e. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside. • Sustainable drainage systems features. • Existing hedgerows are to be retained and enhanced with appropriate buffers. f. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land south of Cavendish Road, Clare

A site of 5.36 hectares to the south of Cavendish Road, as shown on the policies map, is allocated for around 60 homes and a 30-space car park. The site should also deliver the following: a. Thirty space car park to serve the country park and town centre, which includes the provision of a fully accessible access to footpath 18 via a linked green corridor. b. Sustainable travel connections both within the site and to existing local destinations, including Stour Valley School, nearby public rights of way and the countryside and route to the south linking to Clare Castle Country Park, in accordance with LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside including to the south and east. • A buffer along the southern boundary of the site with Clare Castle Country Park County Wildlife Site. • Sustainable drainage systems features. • Hedgerows on the northern and western boundaries which are to be retained and enhanced with appropriate buffers. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11.

Land at Bardwell Road, Ixworth

A site of 9.8 hectares, as shown on the policies map, is allocated for mixed-use development to include around 145 homes, up to 300 square metres gross retail floorspace and associated car parking. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Bardwell Road. b. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations within Ixworth village and nearby public rights of way in accordance with policy LP41. c. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. d. Fully accessible informal and formal open space and play space. e. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside and provide buffers between areas of employment and residential use. • A green access corridor for cycling and walking adjacent to the Langridge. • Sustainable drainage systems features. • Existing hedgerows are to be retained and enhanced with appropriate buffers. f. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11.

Land north of Crown Lane and west of A143, Ixworth

A site of 14 hectares, as shown on the policies map, is allocated for residential development for around 145 homes. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. The additional specific requirements should be met: a. A safe and suitable access for all users should be provided onto the A1088. b. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations within Ixworth village and nearby public rights of way and the countryside in accordance with policy LP41. In addition, the masterplan process for the site should consider whether facilities for pedestrian and cyclists should include a foot bridge from the site across the A143 to link to existing public rights of way in the countryside to the east. c. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. d. Land sufficient to accommodate a primary school and early years setting. e. Fully accessible informal and formal open space and play space. f. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • The woodland on the eastern and northern edges of the site adjacent to the A1088 and the A143 provides important strategic landscaping and should be retained and enhanced as a buffer (excluding the access point into the site) as shown on the policies map. g. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land at junction of Hall Road and Mill Road, Kedington

A site of 1.8 hectares at the junction of Hall Road and Mill Road, as shown on the policies map, is allocated for around 40 homes. The site should deliver the following: a. Alterations to existing vehicular access to provide a new junction with Mill Road which provides a safe and suitable access for all users. b. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way and the countryside in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside. • Existing woodland and trees to be retained and enhanced. • Sustainable drainage systems features. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11.

Matthews Nursery, High Street, Lakenheath

A site of 1.86 hectares at Matthews Nursery, as shown on the policies map, is allocated for mixed-use development to provide around 28 homes and 900 square metres of commercial space. The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping including to soften and screen the development from the surrounding countryside. • Sustainable drainage systems features. • Retained protected trees. d. A landscape buffer to the cut-off channel to the west of the site, providing semi natural habitat. Noise mitigation Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11.

Land west of Eriswell Road, Lakenheath

A site of 5.45 hectares west of Eriswell Road, as shown on the policies map, is allocated for residential development to provide around 140 homes. The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping including measures to soften and screen the development from the fenland countryside to the west. • Sustainable drainage systems features. • A landscape buffer to the cut-off channel to the west of the site, providing semi natural habitat. • Retained pine line with an appropriate buffer along the eastern boundary of the site. Noise mitigation Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10.

Land at Rabbithill Covert, Station Road, Lakenheath

A site of 3.45 hectares at Rabbithill Covert, as shown on the policies map, is allocated for residential development to provide around 81 homes.

Land off Bury Road, Hopton

A site of 3.25 hectares south of Bury Road, as shown on the policies map, is allocated for around 37 homes and community facilities. The site should provide as a minimum the following: a. Safe and suitable access for all users to be provided off Bury Road (B1111). b. Community facilities. c. Extension and alterations to Hopton Village Hall. d. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and nearby public rights of way and a footpath link to the village centre in accordance with policy LP41. e. Fully accessible informal and formal open space and play space including a village green and football pitch. f. Green and blue infrastructure that will include: • Strategic landscaping including to reduce the visual impact of the development from the surrounding countryside. • Sustainable drainage systems features. • Existing hedgerows, trees and boundary features including the stream to the south are to be retained with an appropriate buffer and enhanced. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11.

Land at Mill Lane, Hundon

A site of 0.52 hectares north-east of Mill Lane, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations and nearby public rights of way in accordance with policy LP41. b. Connections to the existing playing fields to the east and open space to the north should be retained. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Existing hedgerows, trees and treelines are to be retained and enhanced with appropriate buffers. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Heritage Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: • Retain and enhance the planting along the eastern boundary of the site and the conservation area. • Ensure the proposed development reflects the scale of the existing buildings in Mill Lane. Prior to the determination of any planning application a heritage impact assessment will be required in accordance with policy LP35. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land east of School Road, Moulton

A site of 1.78 hectares to the east of School Road, as shown on the policies map, is allocated for around 30 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto the B1085. b. Sustainable travel connections to existing local destinations should be provided in accordance with policy LP41, including to the village to the south, the primary school, nearby public rights of way including the riverside footpath and the countryside. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including a substantial new landscape buffer to the northern boundary of the site to form a new settlement edge and to soften the impact of the development from the surrounding countryside. • Sustainable drainage systems features. • Existing trees on the site and other boundary features should be retained and enhanced with appropriate buffers. • A minimum 50 metre buffer between the built development edge and the River Kennet should be retained to safeguard and enhance the ecological network and recreational green corridor. e. Development must be designed to take account of the edge of settlement location and open nature of the countryside. f. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land west of Kingshall Street, Rougham

A site of 2.68 hectares to the west of Kingshall Street, as shown on the policies map, is allocated for around 30 homes (The capacity includes the 13 homes subject to outline planning permission DC/19/1405/OUT). The site should also deliver the following: a. Sustainable travel connections to existing local destinations should be provided in accordance with policy LP41 including to the primary school and Kingshall Street, and nearby public rights of way. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping including to reduce the impact of the development from the surrounding countryside. • Sustainable drainage systems features. • The existing pond, hedgerows and boundary features with appropriate buffers are to be retained and enhanced including the provision of a new hedgerow to the west and south. d. Development must be designed to reflect the edge of settlement location and open nature of the countryside. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. The site is within a great crested newt (GCN) risk zone and participation in the GCN District Level Licensing Scheme should be considered. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land east of Beeches Road, West Row

A site of 9.37 hectares to the east of Beeches Road, as shown on the policies map, is allocated for around 161 homes. The site should provide as a minimum the following: a. Community uses including parish office and car parking. b. Sustainable travel connections to existing local destinations and nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to include softening of the development edge and reduction of the visual impacts when viewing from the surrounding countryside to the east. • Sustainable drainage systems features. • Retention and enhancement of existing hedgerows and boundary features providing appropriate buffers. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Infrastructure The site lies within safeguarding area of waste transfer facility and any development should not impact on, or inhibit, its operation.

Land west of Bunters Road, Wickhambrook

A site of 2.70 hectares west of Bunters Road, as shown on the policies map, is allocated for around 40 homes and community facilities and/or retail or local employment. The types and locations of these uses within the site will be determined through the neighbourhood plan. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto the B1063 Bunter's Road. b. Sustainable travel connections to existing local destinations in accordance with policy LP41, including to the primary school and doctors' surgery, nearby public rights of way and the countryside. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development and settlement edge and reduce the visual impacts on the surrounding countryside in particular the long-distance views and to provide buffers between any areas of employment and residential use. • Sustainable drainage systems features. • Existing hedgerows and trees are to be retained and enhanced with appropriate buffers. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Heritage Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: • Retaining and enhancing the existing trees and hedges around the site. • Providing a buffer along Bunters Road so the new development is not readily apparent and the rural character of the road is maintained. • Using the design, layout and landscaping to create an enhanced view from Gaines Cottage. Prior to the determination of any planning application, a heritage impact assessment will be required in accordance with policy LP35. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land at School Lane, Bardwell

A site of 0.7 hectares at School Lane, as shown on the policies map, is allocated for around 15 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations and nearby public rights of way in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts when viewed from the surrounding countryside and the conservation area. • Sustainable drainage systems features. • The trees on the site, particularly the mature oaks in the north-east corner, should be retained with appropriate buffers and enhanced by improving connectivity to the wider ecological corridor. d. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Heritage Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: • Retain and enhance the planting along the east boundary along the public footpath to maintain a green backdrop to the setting of the listed school and school house (both grade II listed). • Set the building line behind a landscaped frontage to maintain the green character of the street and views into and out of the conservation area. • Provide planting along the west side of the site to screen direct views of the development from the corner of the conservation area to the south-west. • Provide a specialist assessment of the impact of development on wind flow to the windmill (grade II listed) to demonstrate that the working of the windmill will not be adversely affected. Prior to the determination of any planning application a heritage impact assessment will be required in accordance with policy LP35. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Minerals 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 in consultation local minerals and waste authority (Suffolk County Council), prior to any planning application being approved.

Land east of Church Lane, Barton Mills

A site of 0.4 hectares east of Church Lane, as shown on the policies map, is allocated for around 12 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Church Lane. b. Sustainable travel connections to existing local destinations, and nearby public rights of way including the provision of a pedestrian crossing to footway on western side of Church Lane in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts when viewed from the surrounding countryside. • Sustainable drainage systems features. • Existing hedgerows and boundary features to be retained with appropriate buffers and enhanced. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land at Queens Lane, Chedburgh

A site of 0.6 hectares at Queens Lane, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Queens Lane. b. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside should be provided in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts from the surrounding countryside. • Sustainable drainage systems features. The existing intermittent hedgerows trees and boundary features to be retained with appropriate buffers and enhanced by improving connectivity to the wider ecological corridor. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Infrastructure Any application for development should demonstrate how surface water flooding issues will be mitigated. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land at Warren Close, Brandon

A site of 0.67 hectares at Warren Close, as shown on the policies map, is allocated for around 20 homes. The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and open space to the south in accordance with policy LP41. Existing pedestrian connectivity should be maintained and enhanced with and east-west route through the site. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping • Sustainable drainage systems features. • Existing woodland and mature trees which should be retained and enhanced. Noise mitigation Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

North-west Haverhill

A site of 47.4 hectares north-west of Haverhill, as shown on the policies map, is allocated for mixed-use development to provide around 980 homes. The site should provide as a minimum the following: a. A relief road and associated strategic landscape buffers between Haverhill Road (A143) and Hales Barn Road and associated highways works. b. 2.5 hectares of land for a primary school and community centre. c. A local centre to include retail and community uses. d. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way and the countryside in accordance with policy LP41 including but not limited to: • Cycle and footway route along northern edge of the site. • Cycle and pedestrian link to Hales Barn Road and further foot and cycle connection to existing route south of Billings Close. • Bus gate connection to Howe Road. • Improvements to footpath 45. • Improved walking and cycling links to Samuel Ward Academy and the town centre. • Byway open to all traffic crossing point and alternative crossing point to facilitate access to countryside to the north, reducing impacts to Ann Suckling Way County Wildlife Site. e. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside and provide buffers between the relief road and residential areas. • Green corridors across the site with retained and proposed habitats including mature hedgerows, trees, woodland, scrub and meadow areas. • Blue corridors and sustainable drainage systems features. f. Public open space, allotments and play equipment, with a minimum of three play spaces with a multi-use games area. g. Improvements to public transport including the provision of new bus stops and passenger travel boards.

North-east Haverhill

A site of 175 hectares north-east of Haverhill, as shown on the policies map, is allocated for mixed-use development to provide around 2500 homes. The site should provide as a minimum the following: a. At least two points of access into the site, one along the A143 and one along Chalkstone Way, with a primary road connection between the two accesses. b. New cycle and pedestrian connections along the A143 towards the town centre and a cycle and pedestrian link to Chalkstone Way. c. Land sufficient for two primary schools. d. Two new local centres of sufficient size to meet the needs of the development, including retail, community uses, offices and hospitality. Within the western local centre, 0.3 hectares of land should be reserved for health uses. e. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way (PROW) and the countryside in accordance with policy LP41, including but not limited to: • Improvements to the existing PROW network within and adjacent to the site. • Upgraded PROW to Kedington. • Improved pedestrian and cycle links to the local schools and town centre. f. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside. • Green corridors across the site with retained and proposed habitats including mature hedgerows, trees, including veteran trees, woodland, scrub and meadow areas. • Blue corridors and sustainable drainage systems features. • Great Fields Plantation woodland enhanced and managed with community access. g. Public open space including at least four equipped play spaces with a multi-use games area, allotments and country park (which forms a buffer to Calford Green). h. Highway improvements within Haverhill to include but not limited to: • New roundabouts at the A143 and Chalkstone Way. • New signalised junction between Chalkstone Way and the A143.

Former Wisdom Toothbrush Factory, Colne Valley Road, Haverhill

A site of 3.4 hectares at the former Wisdom Toothbrush Factory site, as shown on the policies map, is allocated for around 80 homes and 0.77 hectares of employment land. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. The additional specific requirements should be met: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and nearby public rights of way in accordance with policy LP41. b. Retention and conservation of the non-designated heritage asset on site. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Retained and new trees, treelines, and habitats with appropriate buffers. d. Any masterplan and subsequent planning application must assess and consider the impact of land contamination on the site. Employment The employment uses, mix and scale should be defined through the site masterplan. Suitable uses include: • Offices • research and development • light industrial • education and skills development to assist with providing employers access to a skilled workforce. General industrial and storage and distribution will not be supported at this location due to the potential detrimental impact on both the current neighbouring and proposed residential development. Biodiversity Any planning application must be accompanied by a full suite of ecological surveys. Heritage Prior to the determination of any planning application a heritage impact assessment will be required in accordance with policy LP36 in respect of the non-designated heritage asset in the south-east of the site. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land west of Mildenhall, north and south of West Row Road, Mildenhall

A site of 81 hectares north and south of West Row Road, known as land west of Mildenhall, as shown on the policies map, is allocated for around 1,300 homes, a minimum of five hectares of employment land and minimum of 10 hectares of suitable alternative natural green space. The additional specific requirements should be met: a. Provision for older person accommodation, including housing-with-care (including extra care) and/or a care home to be established through the preparation of the site masterplan. b. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. c. Land sufficient to accommodate two early years facilities, one associated with the primary school and one within the local centre. d. Land sufficient to accommodate a primary school. e. A new local centre of sufficient size to meet the needs of the development. f. Community uses to include allotments. g. Fully accessible informal and formal open space and play space, which includes a neighbourhood equipped area for play, local equipped area for play and destination play space located within the suitable alternative natural greenspace. h. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts on the surrounding countryside and provide buffers between areas of employment and residential use. • Sustainable drainage systems features. • Existing woodlands and hedgerows to be retained and enhanced through connection to the River Lark corridor and the wider landscape providing a framework of interconnecting green corridors for people and wildlife. i. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way and the countryside in accordance with policy LP41 including but not limited to: • Provide footway and cycle connections and improvements to the town centre, bus station and health facilities within Mildenhall. • Provide footway and cycle connections and improvements to Fiveways Roundabout and RAF Mildenhall. • Provide footway and cycle connections between the existing settlement edge and new development. j. Highway mitigation measures in and around Mildenhall will be required to mitigate the impact from the development. Such measures to be addressed through transport assessment. Masterplan Any planning application on the site will be required to be in accordance with the adopted masterplan. The adopted masterplan sets out the framework for the amount of land available for development, phasing arrangements, location of uses, access arrangements, mix and design and matters including landscaping and ecology. Employment The site will deliver a minimum five hectares of employment land. There should be a range of employment uses, mix and scale. Suitable uses include: • Offices • research and development • light industrial • general industrial • storage and distribution. In order to ensure the allocation brings forward employment land to meet identified employment needs over the plan period, proposals for non-employment uses, will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. Sustainable travel A transport assessment and travel plan will be required as part of any application for development on the site. The provision of a responsive bus service shall be provided. The development of the site shall include footpath and cycle connections to the town centre, River Lark Valley and Suffolk County Council Bridleway 1 and provide improvements along these routes. Landscape and biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. The measures must include the provision of suitable alternative natural greenspace (SANG) of at least 10 hectares in size. Information to inform an appropriate assessment will also be required in accordance with policy SP10. A substantial buffer (30 metres minimum) should be retained adjacent to the River Lark to maintain and enhance the connectivity of the river corridor for people and wildlife within the site and the wider landscape. This buffer could be the focus of the SANG. Off-site provision is required to mitigate for impacts on farmland birds and arable flora. Infrastructure Existing water mains and sewers cross this site, and the site layout should be designed to take these into account. Suitable access must be safeguarded for the maintenance of water supply and foul drainage infrastructure. An appropriate buffer to the sewerage treatment plant should be provided to mitigate odour impacts. Heritage and archaeology Development must have regard to the setting of Wamil Hall, a grade II listed building south-west of the site and the conservation area to the east in accordance with policies LP35 and LP37. In addition, views to the St Mary's Church must be protected. An archaeological evaluation will be required in accordance with policy LP39.

Land at College Heath Road, Mildenhall

A site of 2.14 hectares at land at College Heath Road, as shown on the policies map, is allocated for around 53 homes (part of the site (former police station) has planning permission for eight homes. These home numbers are included within the indicative capacity for the site as a whole). The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and nearby public rights of way in accordance with policy LP41. This should include active travel infrastructure improvements to connect to and enhance surrounding local cycling walking infrastructure network. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • The existing trees on site should be retained and the veteran trees must not be adversely affected by any development and their setting should be enhanced. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Hatchfield Farm, Fordham Road, Newmarket

A site of 26 hectares of land at Hatchfield Farm, as shown on the policies map, is allocated for around 400 homes and five hectares of employment land. The site should provide as a minimum the following: a. Land sufficient for a primary school and early years setting, to be confirmed in accordance with policy AP23 b. At least two points of access onto the A142 and creation of new foot and cycleway links into the site. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include strategic landscaping and sustainable drainage systems. e. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside in accordance with policy LP41. f. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC), Devils Dyke Site of Special Scientific Interest and Special Area of Conservation (SSI and SAC) and Wicken Fen (Ramsar and Fenland SAC) in accordance with policy SP11. g. Highway improvements within Newmarket – to include (but not limited to): • Provision of new and enhanced crossing for the signalisation of the A14 and A142 junction, or other agreed measure. • The signalisation of the Rayes Lane and the Fordham Road and Snailwell Road Junction horse crossing. Employment There should be a range of employment uses, mix and scale. Suitable uses include: • Offices • research and development • light industrial • general industrial • storage and distribution • uses related to the equine life science and the horse racing industry. In order to ensure the allocation brings forward five hectares of employment land to meet identified employment needs over the plan period, proposals for non-employment uses, will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. Transport impacts Permission will only be granted for development proposals where applicants can demonstrate that the transport impact of each proposal (including cumulative impacts where appropriate) on horse movements in the town, together with impacts on other users of the highway, has been assessed to: • Determine whether the proposal results in material adverse impacts and • Where necessary, to identify any measures necessary to mitigate the individual (and, where appropriate, cumulative) transport impacts of development (which may include contributions to upgrading horse crossings and measures to raise awareness of the special circumstances and highway safety issues in Newmarket where appropriate).

Land north of Rougham Tower Avenue, Bury St Edmunds

A site of 63 hectares north of Rougham Tower Avenue, as shown on the policies map, is allocated for 20 hectares of employment land and around 500 homes. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. The additional specific requirements should be met: a. Land sufficient for a primary school and early years setting. b. Provision for older person accommodation, including housing-with-care (including extra care) and/or a care home to be established through the preparation of the site masterplan. c. Community uses that might include a health facility, library services, community building, to serve local needs. d. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. e. Fully accessible informal and formal open space and play space. f. Green and blue infrastructure that will include: • Strategic landscaping which could include suitable alternative natural greenspace. • Provision of buffers between areas of employment and residential use. • Retention of existing woodland and hedgerows. • Sustainable drainage systems features. g. Protection of the designated on-site heritage assets and their context through the provision of an appropriate safeguarding buffer for the setting of the listed control tower, radar rooms and other notable historic and associated landscape features (see below). h. Sustainable travel connections both within the site and to existing local destinations should be provided in accordance with policy LP41, including to Bury St Edmunds Town Centre, Moreton Hall Local Centre and primary and secondary schools to the east, allocation AP7 (Mount Road) to the north, nearby public rights of way and the countryside. This should also include active travel infrastructure improvements to connect to and enhance the surrounding local cycling walking infrastructure network, including a cycle and foot link between cycle path 51 and Rougham Tower Avenue. Employment There should be a range of employment uses, and the mix and scale should be defined through the site masterplan. Suitable uses include: • Offices • research and development • light industrial • education and skills development to assist with providing employers access to a skilled workforce • storage and distribution. General industrial provision will not be supported at this location due to the potential for their detrimental impact on adjacent existing and proposed residential development. In order to ensure the allocation brings forward 20 hectares of employment land to meet identified employment needs over the plan period, proposals for non-employment uses, will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. A landmark building at the gateway to Suffolk Business Park extension should be delivered with the location to be determined by the site masterplan. Biodiversity An east-west green corridor should be provided to facilitate movement of bats and other species continuing the green wedge through Moreton Hall out to the countryside beyond the site. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Bradfield Woods Site of Special Scientific Interest (SSSI) in accordance with policy SP11. The impact of the development on bats and the nearby Glen Chalk Caves SSSI and/or Horringer Court Caves SSSI must be assessed as part of any planning application. Heritage and archaeology Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: i. Retention of meaningful and focussed views of the control tower and radar building within the layout. j. Retention of some degree of open space around the control tower and radar building to provide an open setting and provide a buffer between them and the new development. k. Retention and enhancement of existing planting to maintain the enclosed setting at their points of access. l. Ensure low scale development at closest points to the listed buildings. m. Restrict the tallest development to the north-east corner of the site. n. An east west green corridor should be provided to reflect the historic context of the former runway. Prior to the determination of any planning application, a heritage impact assessment will be required in accordance with policy LP35. An archaeological evaluation will be required in accordance with policy LP39. Minerals 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 in consultation with Suffolk County Council as Minerals and Waste Authority, prior to any planning application being approved.

Land at Lakenheath, Station Road, Lakenheath

A site of 6.2 hectares at Lakenheath, Station Road, as shown on the policies map, is allocated for residential development to provide around 150 homes. The site should also deliver the following: a. Safe and suitable access for all users to be provided off Station Road (B1112) and creation of new foot and cycleway links into the site. b. Sustainable travel connections both within the site and to existing local destinations and adjacent allocations, including nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to provide a transition between the development and the fenland countryside to the west. • Sustainable drainage systems features. • A landscape buffer to the cut-off channel to the west of the site, providing semi natural habitat. • Retained pine line with an appropriate buffer along the eastern boundary of the site. Noise mitigation: Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity: The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10.

Land at Rabbithill Covert, Station Road, Lakenheath

A site of 3.45 hectares at Rabbithill Covert, as shown on the policies map, is allocated for residential development to provide around 81 homes. The site should also deliver the following: a. Safe and suitable access for all users to be provided off Station Road (B1112) and creation of new foot and cycleway links into the site. b. Sustainable travel connections both within the site and to existing local destinations and adjacent allocations, including nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping. • Retention of the existing woodland with an appropriate buffer on the southern and western boundaries of the site. • Sustainable drainage systems features. Noise mitigation: Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity: The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10.

Land north of Station Road, Lakenheath

A site of 22.4 hectares at north of Station Road, as shown on the policies map, is allocated for mixed-use development to provide around 375 homes and land sufficient to accommodate a primary school. The site should also deliver the following: a. Safe and suitable access for all users to be provided off Station Road (B1112) and creation of new foot and cycleway links into the site. b. Sustainable travel connections both within the site and to existing local destinations and adjacent allocations, including nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • A substantial landscape buffer to the cut-off channel along the northern boundary of the site. • Strategic landscaping including to soften and screen the development from the surrounding countryside. • Sustainable drainage systems features. • The existing pine lines, woodland to the south and west, and grassland on the eastern boundary of the site should be retained and enhanced. Noise mitigation: Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity: The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10.

Land off Briscoe Way, Lakenheath

A site of 2.78 hectares off Briscoe Way, as shown on the policies map, is allocated for residential development to provide around 67 homes. The site should also deliver the following: a. Safe and suitable access for all users to be provided off Briscoe Way and creation of new foot and cycleway links into the site. b. Sustainable travel connections both within the site and to existing local destinations, including nearby public rights of way and the countryside in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. Noise mitigation: Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity: The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Maidscross Hill Site of Special Scientific Interest (SSSI) in accordance with policy SP11. Infrastructure: Part of the site lies within the safeguarding boundary of a wastewater treatment facility and any new development must not inhibit its operation.

Land north of Burrow Drive and Briscoe Way, Lakenheath

A site of 9.52 hectares north of Burrow Drive and Briscoe Way, as shown on the policies map, is allocated for residential development to provide around 100 homes. The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations, adjacent allocations and nearby public rights of way. b. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Existing trees and habitats to be retained and enhanced. • A 30 metre minimum landscape buffer to the cut-off channel in the north and west of the site. Noise mitigation: Given the proximity to RAF Lakenheath, development must incorporate appropriate noise mitigation measures. Biodiversity: The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Flood risk: The layout of the site should be based on a sequential risk-based approach with residential development directed to the areas at the lowest risk of all forms of flooding. Archaeology: An archaeological evaluation will be required in accordance with policy LP39. Infrastructure: Part of the site lies within the safeguarding boundary of a wastewater treatment facility and any new development must not inhibit its operation.

Land north of Acorn Way, Red Lodge

A site of 28 hectares north of Acorn Way, as shown on the policies map, is allocated for mixed-use development to provide around 300 homes and eight hectares of employment land. The site should also deliver the following: a. Community uses to meet the needs of the development, including sufficient land to allow for the expansion of the primary school. b. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations, adjacent allocation AP39 and nearby public rights of way in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including on the north-west boundary with the A11 and the north-east boundary to soften the development edge and reduce the visual impacts on the surrounding countryside. • Provide buffers between areas of employment and residential use. • Sustainable drainage systems features. • Existing pine lines, tree belts and woodland (some protected by tree preservation orders) are to be retained with appropriate buffers and enhanced to provide a framework of interconnecting green corridors for people and wildlife. e. Appropriate noise mitigation measures along the A11 boundary. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10. The site will deliver eight hectares of employment land. There should be a range of employment uses, mix and scale. Suitable uses include: • Offices • research and development • light industrial • general industrial • storage and distribution. In order to ensure the allocation brings forward employment land to meet identified employment needs over the plan period, proposals for non-employment uses, will only be considered if it can be demonstrated it is no longer required in a review of the allocation in a subsequent local plan. An archaeological evaluation will be required in accordance with policy LP39. 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, in consultation with the local minerals and waste authority (Suffolk County Council), prior to any planning application being approved.

Land east of Warren Road, Red Lodge

A site of 5.5 hectares east of Warren Road, as shown on the policies map, is allocated for residential development for around 141 homes. The site should also deliver the following: a. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations, adjacent allocations and nearby public rights of way in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping • Sustainable drainage systems features. d. Development must provide measures for influencing recreation in the surrounding area, to avoid a damaging increase in visitors to Red Lodge Heath Site of Special Scientific Interest and Breckland Special Protection Area. Measures should include the enhancement and promotion of dog friendly access routes, in the immediate vicinity of the development(s), and/or other agreed measures. e. Development should have regard to the proper function of the existing sustainable drainage system infrastructure located on the site. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Information to inform a project level appropriate assessment will also be required in accordance with policy SP10. An archaeological evaluation will be required in accordance with policy LP39.

West Bury St Edmunds

A site of 54.2 hectares at West Bury, as shown on the policies map, is allocated for around 600 homes and a distributor road linking Westley Road to Newmarket Road. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been adopted by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. a. An appropriate buffer to Westley village which could include suitable alternative natural greenspace, retained and new habitats. b. A minimum 25 metre landscape buffer for residential amenity should be provided to the Cambridge to Ipswich railway line to the north to protect resident amenity and mitigate against any noise and vibration issues. c. Foot and cycleway infrastructure that will create an attractive, unimpeded route that will eliminate the scope for conflict between pedestrians, cyclists and vehicles across the distributor road. d. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. e. Provision for older person accommodation, including housing-with-care (including extra care) and/or a care home to be established through the preparation of the site masterplan. f. Provide sufficient land to accommodate an early years setting. g. A two-hectare burial site and associated infrastructure to be explored through the preparation of the site masterplan. h. Fully accessible informal and formal open space and play space integrated within residential parcels on both sides of the distributor road. i. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts when viewed from the surrounding countryside. • Sustainable drainage systems features. Improve and create sustainable travel connections to existing local destinations in accordance with policy LP41, including to Bury St Edmunds Town Centre, the local centre at Ridley Road, primary school, nearby public rights of way and the countryside. This should also include active travel infrastructure improvements to connect to and enhance the surrounding local cycling walking infrastructure network, including maintaining and improving the public footpath which runs from Westley Church eastwards towards Bury St Edmunds. The distributor road will connect Newmarket Road to the north with Westley Lane to the south and will provide direct access to the development. The road must accommodate heavy goods vehicles. The trigger point for the delivery of the entire road shall be informed by a transport assessment agreed by the Highway Authority and National Highways. The masterplan will need to address the full nature and route of the distributor road, together with its delivery and appropriate traffic mitigation measures in Westley, ranging from traffic calming to an outright ban on through traffic by the closure of Fornham Lane at one point. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Retention of existing habitat features on-site including the tree belt across the high point of the site, and the boundary woodland to the north. Built development within the southern section of the site which is highly visible from the Horringer Farmland and Parks Locally Valued Landscape will be strictly limited to the distributor road and associated infrastructure. Strategic landscaping will be required to soften the visual impacts. The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application. An archaeological evaluation will be required in accordance with policy LP39. The design and layout of the development must recognise the underground assets (sewer and water mains) on site appropriately.

Land east of Bury Road, Stanton

A site of 10.39 hectares to the east of Bury Road, as shown on the policies map, is allocated for around 200 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Bury Road (A143). b. Provision of community facilities if required in accordance with policy LP19. c. Sustainable travel provision including facilities for pedestrians and cyclists should be made with links to local destinations and nearby public rights of way, which include foot and cycleways into village centre and existing community facilities in accordance with policy LP41. d. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. e. Fully accessible informal and formal open space and play space. f. Green and blue infrastructure that will include: • Strategic landscaping including a new boundary to the south with the countryside and to the west along the A143. • Sustainable drainage systems features. • Retention and enhancement of the existing species rich hedgerows providing appropriate buffers. g. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. An archaeological evaluation will be required in accordance with policy LP39. 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, in consultation with the local minerals and waste authority (Suffolk County Council), prior to any planning application being approved.

Land south of Hopton Road, Barningham

A site of 2.6 hectares south of Hopton Road, as shown on the policies map, is allocated for around 37 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations in accordance with policy LP41, including the primary school, nearby public rights of way, the countryside and the existing neighbouring development. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping including to screen the visual impacts of development from the surrounding countryside. • Sustainable drainage systems features. • The existing hedgerows and boundary features should be retained and enhanced by providing appropriate buffers and a new connecting hedgerow to the south-east. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land at Lamble Close, Beck Row

A site of 2.33 hectares at Lamble Close, as shown on the policies map, is allocated for residential development to provide around 60 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations and nearby public rights of way in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Retain and enhance the existing trees and pine line (some protected) with appropriate buffers. Noise mitigation Given the proximity to RAF Mildenhall, development must incorporate appropriate noise mitigation measures. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Infrastructure Part of the site lies within the safeguarding boundary of a sewage treatment facility to the south-west and any new development must not inhibit its operation and an appropriate buffer should be provided.

Land at Rookery Drove, Beck Row

A site of 5.3 hectares at Rookery Drove, as shown on the policies map, is allocated for residential development for around 100 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations and nearby public rights of way in accordance with policy LP41. b. The provision of custom and self-build plots will be encouraged in accordance with SP20. c. Sufficient land to accommodate an early years setting. d. Fully accessible informal and formal open space and play space. e. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Retain and enhance any existing hedgerows, scrub habitat on the northern boundary and other boundary features and provide appropriate buffers. Noise mitigation and safeguarding Given the proximity to RAF Mildenhall, development must incorporate appropriate noise mitigation measures. In order to protect and ensure the operational needs of RAF Mildenhall are met, all buildings within the statutory safeguarding zone should be non-vulnerable and of a robust construction and design. Biodiversity The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Minerals 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, in consultation with the local minerals and waste authority (Suffolk County Council), prior to any planning application being approved. Infrastructure Part of the site lies within the safeguarding boundary of a sewer pumping station to the north-west and any new development must not inhibit its operation and an appropriate buffer should be provided. A 15 metre exclusion to the edge of any residential curtilage must be provided to minimise any adverse impacts such as odour that might arise from the operation of this facility.

North-east Bury St Edmunds

A site of 89.5 hectares north-east of Bury St Edmunds, as shown on the policies map, is allocated for around 1375 homes. The site should provide as a minimum the following: a. At least two points of access onto the A143 and creation of new foot and cycleway links into the site. b. New cycle and pedestrian crossings of the A143, a cycle and pedestrian link through the existing railway underpass and a new footbridge at the Cattishall crossing. c. Sustainable travel connections both within the site and to existing local destinations in accordance with policy LP41, including to nearby public rights of way and the countryside including but not limited to: • Link to Great Barton. • Link to Fornham Business Park. • Upgrading of Suffolk County Council Footpath 21. • Improved walking and cycling links to the town centre (including bus and rail stations). • Improvements to the Orttewell Road crossing. • Upgrading of Suffolk County Council Bridleway 5 and Bridleway 6. d. Public open space and play equipment, allotments. e. Provide a buffer to Cattishall and Great Barton. f. Green and blue infrastructure across the site that will include strategic landscaping and sustainable drainages systems features. g. A new local centre of sufficient size to meet the needs of the development. h. Land sufficient to accommodate a primary school. i. Highway improvements within Bury St Edmunds to include, but not limited to: • Contribution towards junction improvements and/or the promotion of methods of sustainable transport. • Improvements to the A143 and Fordham Road junction. • Improvements between A14 J43 and Northgate roundabout. • Traffic calming on East Barton Road. • Improvements to A143 and A134 roundabout (south) approach. j. Improvements to public transport linking the site to the town centre and bus and rail stations. k. Delivery of a community building for use by future residents. l. Retain and enhance the existing woodland, hedgerows, trees including veteran trees and boundary features and provide appropriate buffers. m. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in interest in accordance with policy SP11. Any proposal should not prejudice the future delivery of an A143 Great Barton Bypass. The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Queens Lane, Chedburgh

A site of 0.6 hectares at Queens Lane, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Queens Lane. b. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside should be provided in accordance with policy LP41. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts from the surrounding countryside. • Sustainable drainage systems features. The existing intermittent hedgerows trees and boundary features to be retained with appropriate buffers and enhanced by improving connectivity to the wider ecological corridor. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Infrastructure Any application for development should demonstrate how surface water flooding issues will be mitigated. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land west of Queens Lane, Chedburgh

A site of 1.5 hectares west of Queens Lane, as shown on the policies map, is allocated for around 12 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Queens Lane. b. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside, in accordance with policy AP41 to include: • The maintenance and enhancement of the east to west footpath crossing the site. • A pedestrian crossing to the footway on the western side of Queens Lane. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping including to soften the development edge and reduce the visual impacts from the surrounding countryside. • Sustainable drainage systems features. • Existing trees and boundary features to be retained with an appropriate buffer and enhanced by providing new hedges to the northern and eastern boundaries improving connectivity to the wider ecological network. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Infrastructure Any application for development should demonstrate how surface water flooding issues will be mitigated. There are a number of water sewers and mains within the site that should be considered as part of any development. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land adjacent to Moseley's Farm, Fornham All Saints

A site of 2.5 hectares at Moseley's Farm, as shown on the policies map, is allocated for around 10 homes as enabling development to bring forward 0.43 hectares of employment land and an extension to the village cemetery. The site should also deliver the following: a. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • Existing woodland, hedgerows and trees to be retained with appropriate buffers apart from any removal necessary to allow a link between the existing cemetery and its extension. d. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. The planning application for the site will need to demonstrate how the proposed uses, their location, access arrangements, design and landscaping will be accommodated on the site and how these will be delivered. This is to ensure the enabling housing development secures the provision of employment land and the extension to the village cemetery. Employment The employment uses, mix and scale should reflect that of the adjacent rural employment area at Moseley's Farm, Fornham All Saints (policy SP23ak) being low rise, low density and high quality. Suitable uses include: • Offices • research and development • light industrial. Provision of start-up units will be supported. General industrial will not be supported at this location due to the potential detrimental impact on both the current neighbouring and proposed residential development. Extension to village cemetery The cemetery extension must be suitably landscaped, enclosed and linked by a path to the existing facility. The extension should be of sufficient size to meet the burial demands of the parish for at least the next 75 years (the parishes current period exclusive right of burial) and must also have vehicular access with suitable turning space for a hearse and funeral cortege. Sustainable travel An appropriate off-site contribution shall be requested for the delivery of an active travel route between Fornham All Saints and Hengrave. The proposed route will form part of an improved green infrastructure network and help achieve the objectives set out in the Suffolk Rights of Way Improvement Plan. Heritage Specific mitigation measures to help protect the significance of the heritage assets in the vicinity of the site should include: • Retaining and enhancing the tree bank between the western boundary of site and the scheduled monument. • Having regard to the settings of the listed buildings within and surrounding the sites and locate new buildings where they would not adversely affect their settings. • Locating any new buildings within the site away from the boundaries, in order to maintain the character and appearance of the conservation area. • The design and scale of the new buildings and the palette of materials selected should reflect the historic use of the site and complement the existing buildings. Prior to the determination of any planning application, a heritage impact assessment will be required in accordance with policy LP35 and LP37. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Biodiversity The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Land fronting The Street, Fornham St Martin

A site of 0.4 hectares fronting The Street, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. Sustainable travel connections to the wider village, nearby public rights of way and the countryside, including the provision of a pedestrian crossing to the footway on the eastern side of The Street in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • The existing woodland and hedgerows to be retained with appropriate buffers and enhanced. d. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land north of village hall, Freckenham

A site of 0.7 hectares north of the village hall, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Fordham Road. b. Sustainable travel connections to the wider village in accordance with policy LP41, including to nearby public rights of way and the countryside, and the provision of a pedestrian crossing to the footway on the southern side of Fordham Road. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts on the surrounding countryside. • Sustainable drainage systems features. • The existing hedgerow to be retained with an appropriate buffer, and connectivity to the ecological network enhanced through planting of native hedgerows on the boundaries. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

South-east Bury St Edmunds

A site of 75 hectares south-east of Bury St Edmunds, as shown on the policies map, is allocated for around 1250 homes. The site should provide as a minimum the following: a. A relief road between Rougham Hill roundabout and Sicklesmere Road and associated highways works including a River Lark crossing. b. Sustainable travel connections both within the site and to existing local destinations in accordance with policy LP41, including nearby public rights of way and the countryside, including a route into Nowton Park. c. A new local centre of sufficient size to meet the needs of the development and community facilities (in the form of a community building or centre or equivalent). d. Land sufficient to accommodate: • A primary school • Sports playing fields • allotments • open space and play equipment. e. Green and blue infrastructure that will include: • Strategic landscaping which will include measures to minimise the visual impacts of the new development on the Horringer Farmland and Parks Locally Valued Landscape, to the south-east boundary. • Sustainable drainage systems features. • Retention of existing woodland, mature trees and hedgerows within the site. • Twenty-five metre dark corridor linking the River Lark to Nowton Park. • Thirty metre buffer to either side of the River Lark within the site. f. Design of the landscape planting and streets to minimise the impact of the existing retained power lines within the site. g. The development must mitigate for its recreational effects on Breckland (SPA and SAC) in accordance with policy SP11. h. Any proposal should positively use the framework for new development provided by the existing natural environment and character of the area including the maintenance of significantly important open spaces that provide views towards the cathedral tower. Proposals should also ensure that there is no increase in flooding off site. The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Land north of Troston Road, Honington and Sapiston

A site of 0.6 hectares north of Troston Road, as shown on the policies map, is allocated for around 12 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations, including the wider village, the national cycle route along Troston Road, nearby public rights of way and the countryside, including the provision of a pedestrian crossing to the footway on the southern side of Troston Road in accordance with policy LP41. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts on the surrounding countryside. • Sustainable drainage systems features. • The existing boundary hedgerows and trees are to be retained with appropriate buffers and enhanced. d. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land south of Bardwell Road, Honington and Sapiston

A site of 0.6 hectares south of Bardwell Road, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. A safe and suitable access for all users onto Bardwell Road should be provided. b. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside in accordance with policy LP41, including: • Extension of the existing footway to the site frontage. • Provision of a new bus shelter at the Coney Western Road stop. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts on the surrounding countryside. • Sustainable drainage systems features. • The existing boundary hedgerows and trees, and the woodland to the east are to be retained with appropriate buffers and enhanced. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land off Chevington Road, Horringer

A site of one hectare between Glebe Close and the A143 Chevington Road, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. Sustainable travel connections to existing local destinations, nearby public rights of way and the countryside in accordance with policy LP41, including: • The provision of a footpath and cycle link onto the A143 Chevington Road. • Improvements to the nearest bus stop. b. Fully accessible informal and formal open space and play space. c. Green and blue infrastructure that will include: • Strategic landscaping. • Sustainable drainage systems features. • The existing boundary hedgerows and trees are to be retained with appropriate buffers and enhanced. d. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39. Biodiversity The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application.

Land north of Griffin Gardens, Ingham

A site of 0.47 hectares west of the A134, as shown on the policies map, is allocated for around 10 homes. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto the A134. b. Sustainable travel connections to existing local destinations in accordance with policy LP41, including to the wider village, nearby public rights of way and the countryside. c. Fully accessible informal and formal open space and play space. d. Green and blue infrastructure that will include: • Strategic landscaping to soften the development edge and reduce the visual impacts on the surrounding countryside. • Sustainable drainage systems features. • Retain and enhance the existing hedgerow. e. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) in accordance with policy SP11. Archaeology An archaeological evaluation will be required in accordance with policy LP39.

Land to the north of Mount Road, Bury St Edmunds

A site of 8.04 hectares to the north of Mount Road Bury St Edmunds, as shown on the policies map, is allocated for around 120 homes. The site should also deliver the following: a. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. b. A minimum 25 metre landscape buffer for residential and ecological amenity should be provided between the site and the railway to the north. c. Existing boundary hedgerows and trees should be retained and enhanced, and new hedgerows to the southern boundary. d. Fully accessible informal and formal open space and play space. e. Green and blue infrastructure that will include strategic landscaping including a buffer of at least 15 metres on the eastern boundary to further reduce the visual impact of the development from the countryside beyond and sustainable drainage systems features. f. Sustainable travel connections both within the site and to existing local destinations should be provided in accordance with policy LP41, including to Moreton Hall to the west and strategic allocation policy AP3 (Land north of Rougham Tower Avenue, Bury St Edmunds) to the south. Connections should also be provided to primary and secondary schools, the local centre at Lark Grange and nearby public rights of way and the countryside. This should also include active travel infrastructure improvements to connect to and enhance the surrounding local cycling walking infrastructure network. The development must mitigate for its recreational effects on Breckland Special Protection Area and Special Area of Conservation (SPA and SAC) and Bradfield Woods Site of Special Scientific Interest (SSSI) in accordance with policy SP11. The impact of the development on bats and the nearby Glen Chalk Caves SSSI and/or Horringer Court Caves SSSI must be assessed as part of any planning application. An archaeological evaluation will be required in accordance with policy LP39. 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 in consultation with Suffolk County Council as Minerals and Waste Authority, prior to any planning application being approved.

Former railway sidings, Bury St Edmunds

A site of 3.3 hectares at the former railway sidings in Bury St Edmunds, as shown on the policies map, is allocated for around 200 homes. The amount of land available for development, phasing arrangements, location of uses, access arrangements, mix, design and scale of buildings and landscaping will be informed by a masterplan for the site. Applications for planning permission will only be determined once the masterplan has been agreed by the local planning authority. This masterplan will be prepared by the site promoters and be subject to public engagement with the local community and key stakeholders in accordance with the statement of community involvement. The additional following specific requirements should be met: a. A suitable buffer to the Cambridge to Ipswich railway line to the north to protect resident amenity and mitigate against any noise and vibration issues. b. Sustainable travel connections both within the site and to existing local destinations in accordance with policy LP41, including to the railway station, neighbouring developments at Tayfen Road, phase one of the Station Hill development area and Bury St Edmunds Town Centre. c. The provision of custom and self-build plots will be encouraged in accordance with policy SP20. d. Strategic landscaping, sustainable drainage systems features, open space and public realm improvements to meet the site's requirements. e. Protection of the setting of Bury St Edmunds Railway Station and Yard Signal Box (off-site and both grade II listed) and Burlington Mill (off-site undesignated heritage asset). f. Appropriate cycle and bin storage should be provided within each residential block. g. All residential parking spaces should be provided with an operational electric vehicle charging point in accordance with policy LP3.

Housing needs for specific groups

The council will support the delivery of specialist housing and care accommodation for older, and/or vulnerable persons and people with disabilities to reflect the needs of the changing demographic profile of the district's population across the plan period. Proposals for new or extensions to existing accommodation for elderly and/or vulnerable people that are of an appropriate scale will be permitted within housing settlement boundaries provided that such schemes meet the following criteria: a. The proposed development is designed to meet the specific needs of residents including requirements for disabled persons where appropriate. b. Appropriate amenity space for residents of an acceptable quantity and quality is provided. c. The location of the development is well served by sustainable transport routes including footpaths, cycle routes and/or adequate public transport, community and retail facilities. Isolated accommodation will not be permitted. d. Includes secure, covered ground floor electric buggy parking and charging points where appropriate. e. There is no adverse impact on the surrounding landscape, local character, residential amenity or highway safety. f. The proposed development does not create an over concentration of similar accommodation in any one street or area. Proposals for new specialised accommodation meeting particular needs of specific groups may be justified outside settlement boundaries which meet criteria a – f above and where evidence is provided to the satisfaction of the local planning authority demonstrating: • Why any other sequentially preferable sites are unsuitable. • The need for the facility or accommodation in that location. Proposals for extensions to existing specialist accommodation outside areas otherwise suitable for residential development will be permitted providing a need can be clearly demonstrated and the proposal meets the above criteria as appropriate.

Agricultural and essential workers dwellings

New homes in the countryside, related to and located in the immediate vicinity of a rural enterprise, will only be permitted, in accordance with other policies within the development plan where: a. Evidence has been submitted to demonstrate that there is an existing agricultural, forestry or other commercial equine business-related functional need for a full-time worker in that location. This evidence may be subject to an independent assessment to ensure the evidence submitted is to the satisfaction of the local authority. b. There are no suitable alternative homes available, or which could be made available, in the locality to serve the identified functional need. c. It can be demonstrated that the enterprise is, or will be in the case of new businesses, a viable business with secure future prospects. d. The size and nature of the proposed dwelling is appropriate for the needs of the enterprise concerned. e. The development is well designed and preserves the character and appearance of the surrounding area. In addition to the above requirements, if a new home is essential to support a new agricultural or forestry or other commercial equine business-related enterprise it will normally, for the first three years, be provided temporarily by a caravan, a wooden structure which can easily be dismantled, or other temporary accommodation. Successive extensions to any temporary permission will not normally be granted beyond three years, and subsequent proposals to provide permanent accommodation at any site will be considered using the criteria above. Planning permission will be subject to an appropriate occupancy condition. To avoid the creation of isolated homes, this condition will only be waived or varied where it can be demonstrated that there is no long term need for such a home associated with the enterprise or permitted by the occupancy condition. In such cases evidence should be submitted to demonstrate that it has been offered for sale and to let for a period of at least 12 months to other eligible interests, at a price to reflect the occupancy condition.

Residential use of redundant buildings in the countryside

Proposals for the conversion of redundant or disused barns or other buildings in the countryside into dwellings will be permitted where: a. Alternative uses for employment, economic development, tourist accommodation, recreation and community facilities, have been fully explored to the satisfaction of the local planning authority and can be discounted. This includes evidence of marketing the building for a minimum of 12 months in accordance with guidance in Appendix J for alternative uses. b. Evidence is submitted to demonstrate that the building is structurally sound and capable of conversion without the need for extension, significant alteration or reconstruction, to the satisfaction of the local planning authority. c. The proposal is a high-quality design, and the method of conversion retains the character and historic interest of the building. In the case of barns, the external appearance of the building should be retained with minimal change. d. The proposal would lead to an enhancement to the immediate setting of the building, and the creation of a residential curtilage and any associated domestic paraphernalia would not have a harmful effect on the character of the site or setting of the building, any wider group of buildings, or the surrounding area. e. The proposal conserves or enhances the intrinsic rural character and appearance of the countryside and the conversion of the existing building or buildings would not result in an intrusive feature within the rural landscape. f. Where the proposal is on land subject to flood risk a flood risk assessment should be undertaken to demonstrate that the proposal is resilient and safe.

Alterations and extensions to dwellings and residential annexes

Alterations, extensions and ancillary development Proposals for alterations or extensions to existing dwellings, and ancillary development within the curtilage of dwellings will be permitted, in accordance with other policies within the development plan, where the proposal: a. Respects the character, scale and design of existing dwellings, and the character and appearance of the immediate and surrounding area. b. Will not result in inadequate garden, functional or amenity space. c. Will not adversely affect the residential amenity of occupants of nearby properties. Proposals for the alteration or extension of an existing dwelling in the countryside should be subservient in scale and proportion to the original dwelling and preserves or enhances the character and openness of the surrounding countryside. Residential annexes Proposals for residential annexes within the curtilage of an existing dwelling will be permitted, in accordance with other policies within the development plan, where: d. The annexe is ancillary to and subservient in size and scale to the host dwelling and respects the design of the existing dwelling, and the character and appearance of the immediate and surrounding area without creating an independent and/or separate planning unit at any time. e. The annexe is located within the current residential curtilage and has strong functional links to the host dwelling. f. The annexe is physically and functionally integrated into the existing dwelling, and the design and siting of the annexe is such that it is capable of being reasonably integrated into the use of the original dwelling once the need for it has ceased. g. Evidence is submitted to demonstrate the need for the annexe and the size of the annexe is the minimum necessary to meet the purpose. h. The proposal will not result in inadequate garden, functional or amenity space and will not adversely affect the residential amenity of occupants of nearby properties. Development of detached residential annexes within the defined property boundary will only be permitted in exceptional circumstances where it is demonstrated that the accommodation cannot reasonably be provided through extension to the original dwelling. Where a proposal does not meet these criteria, the proposal will be considered as a new dwelling and will be assessed against the appropriate policies within the development plan. The occupation of the annexe will be controlled by a planning condition to ensure that it is related to the main dwelling and cannot be used as a separate dwelling.

Settlement hierarchy

All proposals for new development will be expected to have regard to the position of the site within the settlement hierarchy as follows: Towns • Brandon • Bury St Edmunds • Haverhill • Mildenhall • Newmarket Key service centres • Barrow • Clare • Ixworth • Kedington • Lakenheath • Red Lodge • Stanton Local service centres • Barningham • Beck Row • Cavendish • Exning • Great Barton • Great and Little Whelnetham • Hopton • Hundon • Moulton • Rougham • West Row • Wickhambrook Type A villages • Bardwell • Barnham • Barton Mills • Chedburgh • Fornham All Saints • Fornham St Martin • Freckenham • Great Thurlow and Little Thurlow • Honington and Sapiston • Horringer • Ingham • Kentford • Pakenham • Risby • Stoke by Clare • Tuddenham Type B villages • Bradfield St George • Chevington • Coney Weston • Cowlinge • Elveden • Eriswell • Gazeley • Great Bradley • Hargrave • Hawkedon • Hepworth • Holywell Row • Icklingham • Lidgate • Lord's Walk • Market Weston • Ousden • RAF Honington • Rede • Stanningfield • Stansfield • Stradishall • Thelnetham • Troston • Whepstead • Withersfield • Worlington Countryside Comprises the countryside and small rural settlements.

Housing needs

To meet West Suffolk's local housing need, provision is made for at least 13,005 new homes (net) and associated infrastructure to be delivered in the period 1 April 2024 to 31 March 2041 (an average of 765 new homes (net) per annum). 14,875 homes (net) have been identified in this local plan to meet the overall housing requirement. Provision is met through existing planning commitments, site allocations in the development plan and a windfall allowance. Supporting communities make provision to meet local housing needs Support will be given to communities to make provision for housing by taking forward neighbourhood plans and proposals which support locally identified housing needs through the provision of rural exception sites, community led schemes such as community-led, community right to build orders or a neighbourhood development order.

Neighbourhood plans

The minimum housing requirement for the period 1 April 2024 to 31 March 2041 for each designated neighbourhood areas is set out in appendix H of this plan. This provision accords with the spatial strategy of this local plan and which seeks to address the strategic housing needs of the district. The council has identified site allocations to meet the minimum housing requirement for each designated neighbourhood area in this plan. There is no need for the neighbourhood groups to repeat these allocations in their neighbourhood plans. Neighbourhood groups may choose to identify additional sites in their neighbourhood area to address their locally identified housing needs. Neighbourhood plans will need to be in general conformity with the site allocation policies in the local plan. There is no identified housing requirement for the designated neighbourhood areas which only contain type B villages and or the countryside, as no allocations are made in these locations in this plan. Following adoption of the local plan, indicative housing requirements will be provided upon request for those neighbourhood plan bodies undertaking a review of their neighbourhood plan. They will also be provided where a new neighbourhood area is designated. The housing requirement will be assessed based on the approach set out in the National Planning Policy Framework or any successor policy.

Affordable housing

West Suffolk's affordable housing need is to provide 505 rented homes per annum between 2023 and 2040. The council is committed to improving housing affordability in West Suffolk. On all proposals for development of sites of ten or more (net) homes, or with an area of 0.5 hectares or more the following levels of affordable housing provision will be required: a. On greenfield sites 40 per cent of homes shall be

Rural exception sites

As an exception to the provision made in this plan to meet housing need, the local planning authority will permit rural affordable housing schemes adjoining but outside a housing settlement boundary provided that: a. The development will meet or assist in meeting a proven and specific need for affordable housing in the locality which could not otherwise be met. b. The development is on the edge of a key or local service centre or type A or B village and is well related to existing community services and facilities and sympathetic to the form and character of the settlement. c. The proposed development is considered suitable by virtue of its size and scale in relation to an existing settlement and its services, and its proximity to public transport, cycling and walking links. d. The development will not negatively impact on the natural environment or the surrounding landscape character and any unavoidable harm to the natural environment will be adequately mitigated. e. Secure arrangements are made to ensure that initial and subsequent occupation of the dwellings can be restricted to those having an identified local need for affordable housing through the use of appropriate safeguards, including conditions or legal obligations. In exceptional circumstances, a small number of market homes will be permitted where demonstrated to be essential on viability grounds to facilitate the delivery of affordable homes. First homes exception sites Proposals for first homes exception sites will be considered on a site-by-site basis considering the requirements of Government guidance for such sites, the above criteria and other relevant policies in this plan. Community-led development exception sites Proposals for community-led development exception sites will be supported that are adjacent to an existing settlement and do not exceed five per cent of the existing settlement or one hectare in size subject to the above criteria, other relevant policies in this plan and relevant Government guidance. Custom and self-build housing Custom and self-build housing will be supported to facilitate affordable housing subject to the criteria above where relevant, a proven local need and compliance with policy SP20 Custom build and self-build homes. For the purposes of this policy local housing need is confined to the parish in which the proposal is situated and immediately adjoining rural parishes and is evidenced by the council's housing register or an independent housing needs survey.

Gypsies and Travellers and travelling showpeople

West Suffolk's Gypsy and Traveller need over the plan period has been identified as an overall cultural need of 39 pitches. No need has been identified for travelling showpeople, boat dweller or other caravan dwellers accommodation in the plan period. The full cultural need for 39 pitches will be met through the intensification of, or extension to, existing sites and the regularisation of existing tolerated pitches. The intensification of, or extension to, existing sites will be supported having regard to criteria c to k below. Proposals for Gypsy and Traveller sites and sites for travelling showpeople yards will be supported where there is an identified need that cannot be met on existing sites, having regard to the following criteria: a. The site is within or adjacent to a settlement identified as more sustainable within the settlement hierarchy (towns, key service centre, local service centres and type A villages) or other sustainable locations. b. Accessibility to local services, including schools, shops, community and health facilities, by a variety of means of transport. c. The site is suitable in terms of vehicular and pedestrian access to the highway, parking, turning and road safety. d. The proposal respects the scale of the nearest settled community to allow for successful co-existence. e. The proposal will not unacceptably impact on landscape and settlement character, the natural environment, and heritage. f. Proposals provide for satisfactory residential amenity both within the site and with neighbouring occupiers and thereby do not detrimentally affect the amenity of residents by reason of on-site business activities, noise, disturbance, or loss of privacy. g. Pitch sizes that facilitate good quality living accommodation without over-crowding or unnecessary sprawl. h. Good design and layout including, the adequacy of facilities, services and amenities, the utility of outside space for leisure, recreation and for any essential employment related activities including storage and maintenance of equipment, where required. i. Appropriate landscaping and screening to provide privacy for occupiers and to maintain the visual amenity of the wider landscape and townscape. j. The site is served, or could readily be provided with, electricity, mains water, drainage, sewage and waste disposal facilities. k. The site is not affected by environmental hazards that may affect the residents' health or welfare or be in an area at high risk of flooding or a functional flood zone, and will only be allowed in an area at medium risk of flooding if both the sequential and exception tests are satisfied in accordance with national policy. The change of use of existing sites to alternative uses will not be permitted unless replacement provision meeting the above criteria is provided elsewhere. A condition or legal agreement to control the future uses of sites for Gypsies, Travellers or travelling showpeople may be imposed, as appropriate. Where the proposed use is short term, the development will be limited by a temporary permission.

Affordable Housing

West Suffolk's affordable housing need is to provide 505 rented homes per annum between 2023 and 2040. The council is committed to improving housing affordability in West Suffolk. On all proposals for development of sites of ten or more (net) homes, or with an area of 0.5 hectares or more the following levels of affordable housing provision will be required: a. On greenfield sites 40 per cent of homes shall be affordable. b. On brownfield sites 30 per cent of homes shall be affordable. Where this would result in a requirement for a percentage of a dwelling to be affordable, this should be rounded up (0.5 or above) or down as appropriate to a whole number. It is recognised that there may be particular circumstances (including on larger sites where there is a need to deliver important strategic infrastructure, all flatted development on brownfield sites and specialist schemes for older persons accommodation) where variations to this requirement may be justified on viability grounds with the expectation that evidence will be submitted to demonstrate affordable provision will be maximised. Affordable housing shall be provided on-site, unless it can be demonstrated that exceptional circumstances exist which necessitate provision on another site within the control of the applicant, or the payment of a financial contribution to the local planning authority to enable the housing need to be met elsewhere. The exact tenure mix of affordable homes should be identified through discussions with the local authority and informed by the latest Government guidance and an up-to-date local housing need assessment across social rent, other affordable housing for rent and affordable home ownership tenures. The council will prioritise affordable housing for rent to meet West Suffolk's local need as set out in the most recent housing needs assessment and policy SP17. The affordable homes should be distributed across the development and well-integrated within the design and layout such that they are indistinguishable from the market housing on the same site. This should be implemented in small groups or clusters of no more than 15 units. All new affordable homes should meet or exceed the nationally described space standards and be the appropriate type and size to meet local needs as informed by the council's latest evidence on local housing need. Planning permission will be refused for development proposals where a larger site has been deliberately sub-divided into smaller development parcels in order to avoid the requirements of this policy. To ensure the latest identified local needs are addressed sites with multiple phases of development will have the affordable housing provision reviewed for each subsequent phase. The affordable housing provided must be made available solely to people in housing need at an affordable cost and must include provisions to remain at an affordable price for future eligible households, or for the subsidy to be recycled for alternative affordable housing provision in perpetuity. Review mechanism Where a proposal is being considered that does not meet local plan affordable housing requirements, the council may seek a review of viability of the scheme, post decision, with the aim of achieving policy compliance over time. This review will allow for any improvements in scheme viability after planning permission has been granted with the aim of achieving policy compliance. The review mechanism, secured by legal agreement, will specify a trigger point or points for undertaking a review of viability. Any further provision or contributions secured via the review mechanism will be capped at the level of the minimum local plan affordable housing policy requirement, taking into account what was already secured at the time of determining the application. The provisions of this policy will be secured through a section 106 agreement to accompany the planning permission.

Housing type and tenure

Proposals for all major residential development should seek to meet the identified housing needs of the district in order to contribute towards the creation of mixed, balanced and inclusive communities. To achieve this new residential development should provide a range of housing tenures, types and sizes as set out below: Size | Market homes (per cent) | Affordable routes to homeownership (per cent) | Affordable housing for rent (per cent) One bedroom | 0 to 10 | 10 to 20 | 30 to 40 Two bedrooms | 30 to 40 | 40 to 50 | 30 to 40 Three bedrooms | 40 to 50 | 30 to 40 | 15 to 25 Four bedrooms or more | 10 to 20 | 0 to 10 | 5 to 15 Any deviation from the above mix must be justified by evidence having regard to: • The nature of the site, its location and character of the area. • The existing mix of properties. • Any up-to-date evidence of need (such as the housing register). • Viability. Space standards All new homes should meet or exceed the nationally described space standards or any subsequent national standard or policy. Accessible homes All new homes must be built to building regulations M4(2) 'accessible and adaptable' standard, with around 13 per cent of affordable homes built to building regulations M4(3) 'wheelchair user' standard (or successor standards) unless site specific factors mean that those standards cannot be achieved or would make the development unviable. Proposals which deliver market homes to M4(3) standard will be encouraged.

Rural exception sites

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Custom and self-build

Demand for custom and self-build plots in West Suffolk is approximately 30 plots per annum. Proposals for self-build or custom build housing, or proposals that provide serviced self-build and/or custom plots will be supported to meet demand on the West Suffolk Council Self-Build and Custom House Building Register where they comply with other policies in the development plan. Proposals for self-build and custom build homes will be supported within a housing settlement boundary, or by allocation in a neighbourhood plan. All proposals for development of 100 homes or more will be encouraged to provide at least ten per cent of the total homes as custom and/or self-build plots. Where this would not result in a whole dwelling the requirement for self and custom build should be rounded up (where it is 0.5 or above) or down as appropriate. The inclusion of self-build plots on sites of less than 100 homes will also be encouraged. All proposals for self-build or custom build housing plots must include: a. Legal access onto a public highway. b. Water, foul drainage, broadband connection, and electricity supply available at the plot boundary. c. Sufficient space in order to build without compromising neighbouring properties and their amenity and the amenity of future occupiers. d. An agreed design code or plot passport for the plots to include: • Marketing details • plot size and location • the ratio of built footprint to overall plot size • permissible building lines • maximum building heights. Custom and self-build homes will not contribute towards the requirement to provide affordable housing unless it is a form of affordable housing that meets the definition in the National Planning Policy Framework Annex 2 or successor documents. Once completed the self-build and custom build home should be the sole residence of the owner. Plots must be made available, and appropriately marketed for a period of at least 12 months before being returned to the market or built out by the developer if not taken up. Communities preparing neighbourhood plans are encouraged to consider the identification of sites which make provision for self and custom build plots within their neighbourhood plan area subject to evidence of demand on the self-build register or an up-to-date housing needs study.

Housing in the countryside

Proposals for new dwellings will be permitted in the countryside subject to satisfying the following criteria: a. The development is within a small cohesive group of seven or more existing dwellings next to or fronting an existing highway. b. The scale of development consists of the infilling of a small undeveloped plot in the order of one dwelling or a pair of dwellings and that these are commensurate with the scale and character of existing dwellings within an otherwise continuous built-up frontage. c. Locations must have access to sustainable transport links, including footpaths, cycle routes and/or adequate public transport to a settlement in the hierarchy defined in policy SP13. Locations that are so remote or so poorly served by sustainable transport options that occupants will rely exclusively on a car to access everyday goods and services will not be supported. Permission will not be granted where a proposal harms or undermines a visually important gap that contributes to the character and distinctiveness of the rural scene, results in an unacceptable level of harm to the amenity of neighbouring properties, or where development would have an adverse impact on the environment or highway safety. Development should not contribute towards coalescence with adjacent settlements or contribute towards the development of isolated homes in the countryside in a piecemeal manner on sites next to other dispersed rural housing in the countryside. Proposals for self-build and custom-build homes will be supported where they meet the above criteria and do not conflict with other policies within this plan. The replacement of an existing dwelling on a one for one basis where the replacement dwelling and domestic curtilage respects the scale and floor area of the existing dwelling is supported. The subdivision of an existing isolated home in the countryside will be supported where the proposed subdivision respects the scale, floor area and domestic curtilage of the existing dwelling and does not conflict with other policies within this plan.

Primary school provision in Newmarket

To cater for the projected need, primary school and early years provision will be required in Newmarket. New provision will be confirmed by Suffolk County Council and may be located on one of the following options or an alternative, appropriately located site: • AP19 Hatchfield Farm. • AP20 Pinewood Stud. • The former Scaltback Middle School site. • The Laureate Community Primary Academy site.

Land north of Barrow Primary School

A site of one hectare, as shown on the policies map, is reserved for the expansion of Barrow Primary School. Any development should consider opportunities to provide enhancements to footpath and cycleway access south into the village. The opportunity to include some additional car and cycle parking to serve the primary school should be explored as part of any application for development. Existing hedgerows and boundary trees on the eastern and western boundaries should be retained and enhanced and a new hedgerow with trees planted on the northern boundary to reduce the impact of the development on the wider landscape.

Land north of Moulton Primary School

A site of 0.75 hectares, as shown on the policies map, is reserved for the expansion of Moulton Primary School. Any development should consider opportunities to provide enhancements to footpath and cycleway access and links south into the village. The existing public right of way to the north of the site, hedgerows and boundary features should be retained and enhanced as appropriate. The opportunity to include some additional car and cycle parking to serve the primary school should be explored as part of any application for development.

West Suffolk Hospital

Within the site shown on the policies map at Hardwick Lane, Bury St Edmunds (known as the hospital site), support will be given for the provision of new buildings and extension of existing premises for health care and associated uses where: a. Efficient use of land is maximised. b. Adequate car parking is provided. c. Measures to promote sustainable modes of transport are incorporated into the development. d. Any development mitigates against any unacceptable impact on residential amenity and that of the surrounding area. e. Impact on the landscape is adequately mitigated and on-site landscape features including woodland, mature and veteran trees, parkland and grassland are retained, conserved and enhanced. f. The areas of irreplaceable habitat (as shown on the policies map) are safeguarded and are not negatively impacted on, either directly or indirectly. In addition, should major development be proposed above and beyond the new hospital planning permission (DC/22/0593/HYB), a site wide masterplan must be prepared which will need to take account of on-site constraints, increased demand for parking, traffic generation, sustainable modes of transport and environmental impacts on the site. The future management, design and development of the site should be sympathetic to sensitive environmental and heritage features and any potential adverse effects must be mitigated.

West Suffolk Operational Waste Hub and reserved land

Site AP11(a) east of the A143 and south of Fornham Road, as identified on the policies map, is in existing use as an operational waste and associated services hub. Any future development on this land must be directly related to the current use. Site AP11(b) to the east of the operational waste hub is identified on the policies map as land reserved to meet any future expansion of the operational hub. Should the reserved land be required in the plan period, the amount of land required for development, location of uses, access arrangements and design and landscaping, will be determined through discussions with West Suffolk Council and/or Suffolk County Council. Any application for development on this reserved land, which is wholly or mainly for the storage and/or processing of waste or associated activities, must be made to Suffolk County Council as Minerals and Waste Authority.

Digital infrastructure

Digital infrastructure The improvement of the digital communications network in the district, including through the provision of mobile data networks and digital technology upgrades, will be supported, subject to compliance with relevant policies in this plan and national policy. Proposals for new residential, public and business premises will include gigabit-capable connections, or be constructed to be high-speed ready. Telecommunications Telecommunications development shall be permitted in accordance with other policies within the development plan where it is demonstrated as appropriate: a. The selection of the location has applied the following order of preference: • Sharing existing telecommunications sites and installations, including masts, structures and buildings. • Using existing buildings and structures where there are no existing telecommunications installations. • Other locations. b. Street clutter is minimised including the number, size, and prominence of equipment cabins. c. The impacts on the surrounding area's visual amenity, character, and appearance through appropriate design and/or mitigation measures is demonstrated. d. Where on a building, the location and design does not have a detrimental impact to that building's appearance. e. The proposal has special regard to the natural and historic environment where the quality of the landscape or townscape may be particularly sensitive to the intrusion of communications infrastructure. f. No detrimental impact is caused on the movement of pedestrians and cyclists or on the safe and effective functioning of highways or cause severe harm to the highway. g. There is no interference with other electrical equipment, air traffic services or instrumentation operated in the national interest.

Secondary school, Red Lodge

To cater for the projected need, a site of around nine hectares to provide a secondary school will be supported. Any planning application will require a project level habitats regulations assessment in accordance with policy SP10 should the site fall within the Breckland Special Protection Area (SPA) or associated buffer.

Infrastructure

It is important that the infrastructure and facilities needed to support new development and planned growth is delivered alongside development at the appropriate time, and for existing infrastructure to be protected and enhanced for the future. Proposals for development will be required to retain, enhance, and provide additional infrastructure, as appropriate to the scale and location of the proposal, to mitigate direct and cumulative impact of development. Proposals will need to demonstrate how they will: a. Deliver the necessary on-site infrastructure requirements and where appropriate off-site infrastructure requirements and/or a financial contribution which will be secured through a legal agreement. b. Provide a suitable mechanism, subject to approval by the district council, to ensure the appropriate and sustainable long-term governance, stewardship, maintenance and management of infrastructure including blue and green infrastructure, integrated water management infrastructure, the public realm, and community facilities, for example through a financial contribution and supporting statement or a management plan. c. Ensure the timely and phased delivery of infrastructure to serve development, especially where new development is dependent on this infrastructure. Existing resources and infrastructure and, where necessary access to them, will be protected to ensure a flexible approach to future growth and infrastructure requirements. The delivery or the capacity of essential infrastructure must be confirmed by the provider or acceptable mitigation provided. Where this is not possible, development may be phased by condition of a planning permission or by prior agreement with the developer to ensure the delivery of infrastructure at the appropriate time. On large strategic developments that are being delivered incrementally over the plan period, improvements to essential infrastructure and phasing should be addressed in masterplans. This requirement also applies to future phases of developments where either a full or reserved matters planning application is required. The council will continue to work with statutory consultees and infrastructure providers, organisations and other authorities within and across administrative boundaries to take account of the impacts of cumulative and residual growth. It will seek to safeguard, protect and ensure provision, resilience and enhancement of infrastructure and services to meet the current and planned future needs of residents, businesses and communities in West Suffolk are delivered in a timely manner. Proposals for development which are located adjacent to existing educational facilities will not be supported if they compromise the ability of the school to expand to an appropriate size to meet a future potential need for additional school places, or to be reconfigured and improved to meet the needs of the school and the community it serves. Proposals for development which are located adjacent to existing health facilities will not be supported if they compromise the ability for their expansion to meet a future potential need. The council will work with the relevant stakeholders, National Highways and Suffolk County Council, to enable the delivery of key strategic highways infrastructure projects to mitigate the cumulative traffic impacts arising from the plan. Primarily, the impacts will be mitigated through modal shift to sustainable transport. Development will be expected to contribute to the delivery of sustainable transport strategies for managing the cumulative impacts of growth directly or through financial contributions, including to measures to promote sustainable travel. Transport Statements and Assessments will provide the evidence of how cumulative impacts are being addressed.

Park Farm (St Genevieve Lakes), Ingham

A site of 86 hectares at Park Farm, Ingham, as shown on the policies map, is allocated for leisure, recreation and tourism. The following specific requirements should be met on the site: • Up to 100 holiday lodges. • Public footpath and cycleway access within the site and to the nearby villages of Fornham All Saints, Fornham St Genevieve, Ingham and Culford. • Public transport links. • Areas of public open space and recreational open space. • A landscape managed to enhance nature conservation value and provide opportunities for contact with nature. Development will be subject to the necessary planning controls to restrict the use of lodges to holiday accommodation only. Sustainable travel A transport assessment and safety audit will need to be provided as part of any proposal for development on the site. Landscape and biodiversity The area of woodland on the northern boundary of the site is to be retained and enhanced with an appropriate buffer to protect its integrity. All planning proposals should be supported by an up-to-date ecological survey to ensure that the existing habitats and species on the site are protected and enhanced. The impact of the development on bats and the nearby Glen Chalk Caves Site of Special Scientific Interest (SSSI) and/or Horringer Court Caves SSSI must be assessed as part of any planning application. Archaeology Any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

Business and domestic equine

Proposals for equestrian development in the countryside, whether domestic or commercial, will be permitted providing they meet the following criteria: a. The size, scale, design and siting of new development (including lighting and means of enclosure) does not have a significant adverse effect on the character and appearance of the locality. b. Proposals do not result in the irreversible loss of best and most versatile agricultural land, or it can be demonstrated to the satisfaction of the local planning authority that there are no suitable alternative sites on lower grade land. c. Proposals should re-use existing buildings where appropriate, and any new buildings should be located in or next to an existing group of buildings and have minimal visual impact within the landscape. d. Landscape mitigation measures are included appropriate to the scale and context of the proposal. e. There is no significant detriment to residential amenity in terms of noise, odour, light pollution, or other related forms of disturbance. f. There is appropriate parking and access, and the associated traffic movement should not result in an adverse impact on highway safety or public rights of way. g. Sufficient land is available for grazing and exercise where necessary. h. Proposals include a satisfactory scheme for the disposal of waste. i. There would be no significant detriment to the historic environment or the surrounding landscape character. j. Proposals for new equine-related businesses on land holdings that do not include appropriate accommodation on site for stock management and welfare will be required to provide evidence of site selection and demonstrate that no suitable sites with accommodation were available and why the proposed site is considered suitable and how animal welfare and supervision will be carried out. Applications for dwellings for essential workers associated with commercial equine establishments will be considered in the same manner as applications for dwellings for key agricultural workers in accordance with other policies within this plan. Encouragement will be given to off road riding facilities such as headlands or bridleways within farm units.

The Spatial Strategy

The plan makes provision for development needs and supporting infrastructure for the district to 2041. A sustainable pattern of development that conserves and enhances the natural, built and historic environment and seeks to mitigate climate change and adapt to its effects will be promoted. The provision of new homes is directed towards the more sustainable settlements in the settlement hierarchy (policy SP13), where infrastructure capacity and environmental constraints allow. Employment Provision of employment land is focused in the most sustainable settlements, the towns and key service centres and adjacent to existing rural employment areas. The strategy recognises the important role that existing general and rural employment areas play in accommodating local businesses in the district also the importance of and retaining home-based businesses within the local community. Their role within the community will be supported. Housing settlement boundary Housing settlement boundaries are defined on the policies map. Proposals for new residential development, residential conversion schemes, residential redevelopment and replacement of an existing dwelling with a new dwelling will be permitted within housing settlement boundaries where supported by other policies in the development plan. All areas outside of the defined housing settlement boundary are to be regarded as 'countryside' unless specifically identified for other uses in the development plan. Countryside The intrinsic benefits, character and beauty of the land designated as countryside on the policies map is recognised, and is protected from unsustainable development. Development should avoid the 'best and most versatile' agricultural land (grades 1, 2 and 3a as classified through the agricultural land classification system) wherever possible in line with the National Planning Policy Framework. Town centres and local centres A positive approach will be taken to the growth, management and enhancement of the town centres of Brandon, Bury St Edmunds, Clare, Haverhill, Mildenhall and Newmarket. These towns play an important role and function in providing shops, services and facilities for our local communities and will be safeguarded as the most sustainable locations. The role and function of local centres identified in policy LP29 will be protected in order to meet the needs of the local community. The horse racing industry, military bases and prison uses The spatial strategy will protect and ensure the operational needs of the military bases, prisons, and the horse racing industry and ensure they are not adversely affected by the impact of development. Natural, historic and built environment The internationally, nationally and locally important nature conservation sites, locally valued landscape, historic parks and gardens, other heritage assets and the unique stud farm landscape around Newmarket will be safeguarded and protected.

Existing special operational uses

RAF Mildenhall, RAF Lakenheath, RAF Honington and RAF Barnham Camp and HMP Highpoint, Stradishall are identified as land and assets for 'special operational uses' and are identified as such on the policies map. RAF Mildenhall, RAF Lakenheath, RAF Honington and RAF Barnham Camp military air bases are recognised for their strategic military importance to the UK. The policy identifies the sites and supports their expansion to meet their operational needs including necessary related facilities, taking into account existing constraints and statutory guidelines. Proposals for development, including permitted development at RAF Mildenhall, RAF Lakenheath, RAF Honington and RAF Barnham Camp may require a project level habitat regulations assessment (HRA), the competent authority being the local planning authority or the Ministry of Defence. The applicant is required to submit information to inform the HRA in accordance with policy SP10. At HMP Highpoint, Stradishall the policy supports expansion to meet operational needs including necessary related facilities, taking into account existing constraints and statutory guidelines. In order to protect and ensure the operational needs of RAF Mildenhall, RAF Lakenheath, RAF Honington and RAF Barnham Camp are met, where development is outside of the area of operational use applicants will be required to submit evidence demonstrating that there would be no detriment to operational use resulting from the development having regard to the following constraints which are identified on the council's on-line mapping system: • The aircraft noise and vibration constraints associated with the airbase flight paths. • Safeguarding zones. • Areas where building height restrictions and restrictions on some methods of renewable energy generation for example wind turbine generators or solar photo voltaic panels are not permitted on development due to their potential impact upon military aviation activities. In the event 'special operation uses' of land and assets become available for redevelopment or change of use, or are known to shortly become surplus to requirements, whether for the whole or part of the landholding in that area, the council will consult with the Ministry of Defence and/or Ministry of Justice as appropriate. A feasibility assessment exploring potential future opportunities and uses appropriate to the site, having regard to the site's opportunities and constraints and wider impacts of the proposal will be carried out. This evidence would then inform the next local plan review, and/or a masterplan, for the site to be prepared in accordance with policy LP10 in this local plan.

Tourism development

Proposals for new tourism facilities, including overnight visitor accommodation such as hotels, bed and breakfast, self-catering, holiday lodges, static and touring caravans and tenting fields, or improvements and extension to existing facilities, will be permitted provided that: a. The site has good transport connections to existing facilities or the site is well related to the main urban areas of a defined settlement. b. The site is accessible by adequate public transport, cycling and walking links. c. It would not adversely affect the character, appearance or amenities of the area and the design is to the satisfaction of the local authority. d. Vehicle access, on-site vehicle parking and secure cycle storage would be provided to an appropriate standard. e. Where an essential worker is proposed, evidence has been submitted demonstrating the need for a 24-hour presence on site. The larger urban areas (towns and key service centres) will be the focus for larger scale tourism activities and overnight accommodation in accordance with the requirement to concentrate development at the most sustainable locations. Proposals for tourism development and activities within local service centres, type A villages, type B villages and the countryside must, in addition to the criteria above, have good access to existing local community services and facilities, and: f. Recognise the intrinsic character and beauty of the countryside. g. Be of an appropriate scale when compared to existing development in the surrounding area or comprise of the conversion of suitable existing rural buildings or limited extension to existing visitor accommodation. The occupation of any new tourist accommodation will be restricted through condition or legal agreement to ensure proposals remain in tourism use and do not result in permanent residential occupation where it may not otherwise be appropriate.

Town centres

The following town centres and primary shopping areas are defined on the policies map. Policy references • LP28a Brandon Town Centre Boundary • SP25a Brandon Primary Shopping Area • LP28b Bury St Edmunds Town Centre Boundary • SP25b Bury St Edmunds Primary Shopping Area • LP28c Clare Town Centre Boundary • LP28d Haverhill Town Centre Boundary • SP25c Haverhill Primary Shopping Area • LP28e Mildenhall Town Centre Boundary • SP25d Mildenhall Primary Shopping Area • LP28f Newmarket Town Centre Boundary • SP25e Newmarket Primary Shopping Area Within the town centre boundary, but outside the primary shopping area support will be given to proposals for retail and a range of complimentary town centre uses, as defined below: • Financial and professional services. • Food and drink establishments. • Leisure, culture, arts and tourism. • Intensive sport and recreation uses such as gyms, bowling centres and cinemas. • Offices. • Visitor accommodation. • Medical and health services. • Creche, day nursery or day centre. • Residential uses, including older person's accommodation. Proposals will be expected to enhance the vitality, viability and overall attractiveness of the centre. Proposals for residential uses, including those meeting the needs of older persons will be supported in appropriate locations in the defined town centres or edge of town centre locations provided it will not be adversely impacted by the existing town centre uses. Within defined town centres the council will support the retention, enhancement and provision of existing and new markets. It will support makers markets in the towns to attract new traders, creative industries, and local start-ups, including young entrepreneurs. It will support flexible shared workspaces and new business and start-up opportunities in town centres such as bringing forward temporary shops. Primary shopping areas Within the primary shopping area boundary, as defined on the policies map, support will be given to proposals for retail and a range of complimentary town centre uses, provided a predominance of retail uses is maintained. Residential and office uses will be supported on upper floors only, to promote active retail frontages in the primary shopping area and to protect the vitality and viability of our town centres. Start-ups, pop-up shops and making use of empty shops will be supported. A balance between retail and complimentary town centre uses will be maintained to secure the vitality and viability of the primary shopping areas, albeit with a predominance

Local centres

There are 23 existing local centres in West Suffolk and eight new local centres proposed within the strategic housing and mixed-use allocations and commitments. These are defined on the policies map and listed in the policy. New local centres will be defined on the policies map, in a local plan review after their implementation. The role of the local centres is to serve local community needs. Existing local centres: LP29(a) Barton Road, Bury St Edmunds LP29(b) Cadogan Road, Bury St Edmunds LP29(c) Glastonbury Road, Bury St Edmunds LP29(d) Hardwick Precinct, Bury St Edmunds LP29(e) Lake Avenue Parade, Bury St Edmunds LP29(f) Moreton Hall, Bury St Edmunds LP29(g) The Parade, Ridley Road, Bury St Edmunds LP29(h) St Olaves Precinct, Bury St Edmunds LP29(i) Stamford Court, Bury St Edmunds LP29(j) Hales Barn, Haverhill LP29(k) Strasbourg Square, Haverhill LP29(l) Leiston Road, Haverhill LP29(m) Blair Parade, Haverhill LP29(n) Hanchett End, Haverhill LP29(o) Valley Way, Newmarket LP29(p) Elizabeth Avenue, Newmarket LP29(q) St Johns Close, Mildenhall LP29(r) Barrow LP29(s) Ixworth LP29(t) Kedington LP29(u) Lakenheath LP29(v) Red Lodge LP29(w) Stanton Proposed new local centres within sites: Marham Park, (north-west Bury St Edmunds site) Lark Grange, (Moreton Hall site) North-east Bury St Edmunds site South-east Bury St Edmunds site North-west Haverhill site Two local centres at north-east Haverhill site Land west of Mildenhall site Within the local centres as defined on the policies map, support will be given to proposals for retail and community services and facilities as defined below: a. Small scale retail development, to meet local needs (not exceeding 280 square metres in gross floor area unless a larger area is required to meet a demonstrated local need). b. Leisure and recreation uses. c. Health and community facilities. d. Early years setting including creche and day nursery. In local centres the loss or change of use of shops or services and facilities (or premises last used for such purposes) will not be permitted unless it has been demonstrated the following criteria have been met: • The use is no longer viable or that the change of use will not have a detrimental impact on the vitality and viability of the centre. • Suitable alternative provision is available which will meet the day to day needs of people in the local area. • The premises have been realistically, and unsuccessfully, marketed for a minimum period of 12 months in accordance with guidance in appendix J. Proposals for new or extended shops or services within local centres will be permitted provided that there is no adverse effect on residential amenity, highways and environmental quality. New local centres should be well served by public transport, cycle path access and cycle parking, and be within reasonable walking distance of all parts of the development. Green infrastructure in local centres contributes towards environmental quality, amenity, health and wellbeing and will be retained, restored, protected and enhanced. Proposals for the provision, enhancement or loss of community facilities and services, leisure and recreation, health and education uses will be subject to compliance with other policies within this development plan.

Street trading and street cafes

Proposals for street trading and street cafés in defined primary shopping areas and town centre boundaries will be permitted unless there would be unacceptable adverse impact on amenity and/or the movement and safety of pedestrians, prams, wheelchairs, emergency, and other vehicles would be obstructed.

Ancillary retail uses

Proposals for extensions and/or change of use to provide ancillary retail sales facilities attached to petrol filling stations or garages, farms, market gardening, horticultural centres, craft workshops, light and general industrial uses, and similar establishments will be considered against the following criteria: a. The sale of goods should be small in scale in relation to the primary use or activity. b. In the case of light and general industrial uses and craft workshops, the sale of goods should relate to products manufactured on site.

Retail and other complimentary town centre uses

This policy supports the role and function of town centres and local centres in providing services and facilities to local communities and promotes their long-term vitality and viability. The network and hierarchy include six town centres, 23 existing local centres and eight proposed local centres. Town centres and primary shopping areas There are six settlements in West Suffolk with defined town centres, Brandon, Bury St Edmunds, Clare, Haverhill, Mildenhall and Newmarket. The extent of the town centre and primary shopping area boundaries are defined on the policies map. The town centres are the focus for shopping, leisure, business and cultural activities, serving the towns themselves, surrounding villages, with the larger towns meeting the needs outside the district. Local policy LP28 makes clear the role of the town centres and primary shopping areas and range of uses permitted in these locations. The primary shopping areas will be expected to provide active street frontages to create attractive and safe street environments. Within defined town centres the council will support the retention, enhancement and provision of existing and new markets. It will support makers markets in the towns to attract new traders, creative industries, and local start-ups, including young entrepreneurs. It will support flexible shared workspaces and new business and start-up opportunities in town centres such as bringing forward temporary shops. Proposals for the enhancement and improvements in the quality of the district's town centre environments and improvements to their accessibility will be supported including frontages, streetscapes, buildings, car parking and public realm – to create more attractive, accessible, safe, healthy and greener environments and protect their historic heritage assets. Existing urban green spaces contribute towards health and wellbeing and economic growth and will be protected and enhanced under local policy LP23. Local centres There are 23 existing local centres in West Suffolk and eight new local centres proposed within the strategic housing and mixed-use allocations and commitments. These are defined on the policies map and listed in local policy LP29. New local centres will be defined on the policies map, in a local plan review after their implementation. The role of the local centres is to serve local community needs. Local policy LP29 sets out the range of uses permitted in these locations. Areas outside town centres and local centres Proposals for main town centre uses, as defined in the glossary which are not in a defined town centre or local centre and are not in accordance with an up-to-date development plan must apply a sequential test to demonstrate that there are no suitable, viable and available sites in defined town centres or on the edge of town centre locations. The sequential test must be undertaken in accordance with the considerations in the National Planning Policy Framework (or successor document). Where main town centre uses are proposed, and suitable and viable town centre sites are not available, appropriate edge of centre sites that are well connected to the town centre can be considered. If edge of centre sites cannot be identified, proposals should be in accessible locations that are well connected to the town centre. This sequential approach should not be applied to applications for small scale rural offices or other small scale rural development. Outside a defined town centre or local centre, proposals for retail and leisure uses for 280 gross square metres of floorspace or more, which are not in accordance with an up-to-date development plan will require the applicant to undertake an impact assessment to demonstrate it will not have a significant adverse impact in accordance with the National Planning Policy Framework (or successor document). Where a planning application fails to satisfy the sequential test or is likely to have significant adverse impact, it should be refused planning permission. Local policies LP25 and LP26 set out how small rural retail proposals, farm diversification, re-use and replacement of buildings in the countryside will be assessed. Local policy LP19 supports the retention of existing shops, community services and facilities in local centres in recognition of their important role in serving their communities.

Electric vehicle charging points in new developments

All proposals for new homes are required to provide smart charging facilities for plug-in electric vehicles in safe, accessible and convenient locations as follows: a. At least one electric charging point for every new home with parking space(s) regardless of whether the parking is provided in a garage, on plot or in off plot parking areas. b. In addition, visitor parking in all major developments should be provided with an appropriate proportion of electric vehicle charging points having regard to the Suffolk Guidance for Parking 2023 or any successor documents. In the case of homes that rely on shared parking areas, provision of EV charging points infrastructure should be designed so that cables do not obstruct footpaths and vehicle accesses or driveways and are installed to enable shared use. Provision of covered parking incorporating solar panels will be encouraged. All proposals for non-residential development and residential institutions such as care homes are required to provide smart EV charging points and charging infrastructure including cable routes to enable the installation of electric vehicle charging points as appropriate to the use proposed, having regard to the adopted standards (Suffolk Guidance for Parking 2023 and successor documents). Accessible electric bicycle, buggy and scooter electric charging facilities should be provided where necessary. All proposals for new petrol filling stations and proposals for extensions or alterations to existing petrol filling stations are required to provide smart rapid (50 kilowatts (kW) plus) EV charging points commensurate to the size of the garage, accessibility of the site to the strategic road network and network capacity. All proposals should specify the type and output power rating of charge points to be installed. Electric vehicle charging power capacity should have regard to the power capacity set out in the Suffolk Guidance for Parking or successor documents. Chargers should provide suitable power for a meaningful charge to vehicles based on anticipated dwell time.

Active and sustainable travel

Proposals for development must provide for active travel on and off site by: a. Maximising walking opportunities for all levels of personal mobility and contributing to a positive public realm. Proposals must maintain, improve and create new safe and attractive routes suitable for pedestrians, push chairs and wheelchairs including appropriate street furniture such as seating and lighting as necessary. b. Promoting opportunities for an accessible, safe, and segregated cycle network, including protecting existing routes, and providing appropriate facilities for the use of cyclists. Cycle infrastructure should be built to the requirements of Gear Change and Cycle Infrastructure Design Local Transport Note 1/20 and related guidance or successor documents. c. All destinations, transport hubs and commercial, business and service premises are required to have facilities to allow people to cycle all year around including, but not limited to, workplace showers, covered cycle storage, changing rooms, drying rooms and lockers provided, with opportunities for the hire of bicycles, e-bikes and e-scooters as appropriate to the use and scale of the proposal. d. Provide sufficient, secure, convenient and accessible undercover cycle spaces for a range of bicycles and installing and maintaining secure, undercover cycle parking spaces in line with Suffolk Guidance for Parking 2023 or successor document. e. Ensuring new or improved sustainable links both within the site and to local destinations are provided to enhance access within the settlement, between settlements and/or provide access to the countryside or green infrastructure sites, local facilities, services, and other destinations as appropriate. f. Improvements to public transport infrastructure through upgrading bus and/or rail links, providing well-designed facilities, passenger information infrastructure, protection and enhancement of public transport routes, bus stops, provision of shelters and by appropriate contributions as necessary. g. Safe and suitable access to public transport through direct provision of suitable infrastructure. Where it is necessary to mitigate and accommodate the transport impacts of development, developers will be required to make provision or financial contributions will be required, appropriate to the scale of the development, towards the delivery of improvements to transport infrastructure which includes facilitation or improvements to access for sustainable modes of transport.

Rights of way

Development will be expected to improve or contribute to the improvement of public rights of way on and off site to facilitate sustainable modes of access, connect communities together, promote access to the countryside for recreation, and improve health and wellbeing. Where necessary, new links should be added to the Public Rights of Way Network. Public rights of way should be maintained on their original alignments wherever possible, within a wide green corridor, and should be enhanced. Development which would adversely affect the character or result in the loss of existing or proposed public rights of way will not be permitted unless alternative provision or diversions can be arranged which are at least as attractive, safe and convenient for public use. This will apply to public rights of way for pedestrian, cyclist, or horse rider use. The rights of way network should be seamlessly integrated with the site layout. Improvements to the Suffolk Public Rights of Way Network through development should contribute to achieving the aims of the Suffolk Green Access Strategy Rights of Way Improvement Plan 2020 – 2030 (or its successor document).

Transport assessments, transport statements and travel plans

For major development and/or where a proposal is likely to have significant or complex transport implications, the council requires the applicant to submit the following documents alongside their planning applications: a. A multi modal transport assessment or transport statement appropriate to the scale and impacts of development identifying the likely extent of transport implications and proposed mitigation measures. b. A travel plan that outlines physical and management measures necessary to mitigate impacts and deliver a sustainable transport solution for the development. The developer will be required to provide the necessary funding to deliver and monitor any required travel plan for at least 10 years from first occupation. Where the local highway authority considers that a transport assessment, transport statement and/or travel plan indicates that the cumulative and residual travel impacts on the road network and other routes arising from the development would be severe, or there would be an unacceptable impact on highway safety, then planning permission will not normally be granted. Where it is necessary to mitigate and accommodate the transport impacts of development, developers will be required to make provision or a financial contribution, appropriate to the scale of the development, towards the delivery of improvements to transport infrastructure which includes facilitation or improvements to access for sustainable modes of transport.

Parking standards

All proposals for development, including changes of use, will be required to provide appropriately designed and sited car parking and secure cycle storage and where necessary two-wheeler parking. Provision should be made for visitor, emergency, delivery, service, and disabled vehicle parking. All proposals must have regard to the adopted standards (Suffolk Guidance for Parking 2023 or successor documents). The council will seek to reduce over-reliance on the car and to promote more sustainable forms of transport. Provision should have regard to the accessibility of the site to sustainable transport modes with consideration for the need to decarbonise. In the town centres and other locations with good accessibility to facilities and services, and/or well served by public transport, a reduced level of car parking may be permitted in new development proposals where it is demonstrated there are appropriate sustainable transport measures and no cumulative harm to the highway network.

Safeguarding horse walks and crossings

The council will prioritise the retention and improvement of existing horse walks and crossings, as shown on the policies map, to safeguard horse movements in Newmarket. The extension or the provision of new facilities will be supported through: • Traffic management proposals • Parking restrictions • Signage • Reserving land as part of new development proposals • Direct provision by horse racing interests or by developers through a legal agreement under Section 106 of the 1990 Planning Act (or successor legislation) where necessary to the acceptability of the development. Any proposal shall be of an appropriate design and make a positive contribution to the area's local character and distinctiveness and will not have an unacceptable impact on the historic environment or local amenity. Proposals shall include detailed consideration of the movement of horses to and from training, highway safety, network capacity and accessibility for all modes of transport, and measures to reduce any transport impacts of the proposal to an acceptable level to the local highway authority.