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Dismissed21 November 20253372807

Pernataen, Snailwell Road, Newmarket, Suffolk, CB8 7DP

Planning appeal 3372807 at Pernataen, Snailwell Road, Newmarket, Suffolk, CB8 7DP (West Suffolk) was dismissed on 21 November 2025 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be 'habitats development', having particular regard to the effect of the proposed development on the integrity of Breckland Special Protection Area (SPA) and Special Area of Conservation (SAC), Devils Dyke SAC, and Wicken Fen (a component of the Fenland SAC).

new dwelling and adaption to on-site parking on land within the curtilage of Pernataen, Snailwell Road, Newmarket

Authority
West Suffolk
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Dade E
Postcode
CB8 7DP

Main issues, as the Inspector framed them

  • Whether the proposed development would be 'habitats development', having particular regard to the effect of the proposed development on the integrity of Breckland Special Protection Area (SPA) and Special Area of Conservation (SAC), Devils Dyke SAC, and Wicken Fen (a component of the Fenland SAC)

What decided it

The proposed development would constitute 'habitats development' under the Habitats Regulations because it would likely have significant adverse effects on the integrity of European protected sites without secured mitigation measures, and no alternative solutions or overriding public interest justification exists.

What the Inspector cited

Development plan policies
WSLP Policy SP11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.