Land off Newmarket Road, Bury St Edmunds, IP33 3YD

a hybrid planning application for: a) Full planning application for the construction of new junction works with Newmarket Road and construction of associated adjacent drainage basin; and b) Outline planning application for the construction of a relief road and up to 485 dwellings including provision of pedestrian and cycle connections, open space, landscaping and associated infrastructure

Authority: West Suffolk
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Coffey L

Main issues, as the Inspector framed them

whether the proposal would comply with the development plan, and whether there are any material considerations to justify a decision other than in accordance with the development plan

What decided it

The proposal was found to comply with the development plan as a whole (the allocated site delivering the required housing, relief road and infrastructure), with no material considerations indicating a decision otherwise.

the significant benefits of market and affordable housing delivery, SANG provision and biodiversity net gain, together with a net landscape benefit, outweighed some limited localised character and visual harm, and since the proposal accorded with the development plan as a whole the appeal was allowed in the absence of contrary material considerations

Framework references: 49, 56, 57, 58

Plan policies cited: Policy CS1, Policy CS11, Policy CS14, Policy CS7, Policy CS2, Policy CS5, Policy CS8, Policy CS12, Policy DM2, Policy DM13, Policy DM22, Policy DM10, Policy DM11, Policy DM12, Policy DM7, Policy BV5, Policy AP4, Policy SP7, Policy SP8

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.