The Old Forge, Annexe The Street Bradfield Combust Suffolk IP30 0LP

1. 1.The West Suffolk Local Plan 2024-2041 seeks to promote a sustainable pattern of development with new homes directed towards the more sustainable settlements in the settlement hierarchy. New developments will be expected to have regard to the position of the site within the settlement hierarchy. The West Suffolk Local Plan supports the National Planning Policy Framework in that areas designated as countryside will be protected from unsustainable Planning and Growth, West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU development and Policy SP21 sets out the strict circumstances in which dwellings will be permitted outside settlement boundaries. The site falls outside of any defined settlement boundary, on land designated as countryside from a planning perspective. The application site is not situated within an otherwise continuous built-up frontage and is not within a small cohesive group of 7 or more dwellings albeit can be described as next to a highway. Given the nature of the proposal, the plot has already been developed in the form of an annexe but it is not considered to conform with the remaining part of the definition of a small undeveloped plot. The scale of the development is not commensurate with the scale of existing dwellings and is not within an otherwise continuous built-up frontage. Accordingly, the proposal fails to satisfy Policies SP12, SP13 and SP21 of the West Suffolk Local Plan and is contrary to the National Planning Policy Framework.
2. 2.Policy LP44 states that developments will be required to provide appropriately designed and sited car and cycle storage. 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. Policy LP41 requires all development proposals to provide for active travel on and off site through maximising walking opportunities, promoting cycling opportunities, providing secure cycle storage and safe and suitable access to public transport. Suffolk Guidance for Parking (2023) specifically states that cycle storage should be in secure covered area with a minimum internal dimension of 1.8 metres x 2.0 metres. The submitted proposed block plan demonstrates a cycle rack for 3no. cycles, however, due to the absence of secure, covered cycle storage in accordance with the relevant guidance, the proposed development is not considered to conform with the provisions of LP41 and LP44.
3. 3.The proposed development is located within an area identified as being susceptible to increased recreational pressure on European and nationally designated nature conservation sites. Policy SP11 of the West Suffolk Local Plan outlines a strategic approach to mitigating such impacts, requiring either the provision of Suitable Alternative Natural Greenspace (SANG) for larger developments or a financial contribution towards recreational access management and monitoring for smaller developments that result in a net increase in dwellings. Planning and Growth, West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU In this instance, no Section 106 agreement or equivalent mechanism has been secured to provide the necessary financial contribution. As a result, the proposal fails to demonstrate that it will not lead to adverse effects on sensitive European designated sites such as the Brecks special protection area as a result of an increase in visitor pressure. The development is therefore contrary to Policy SP11 of the West Suffolk Local Plan.

From the council's decision notice.

Postcode

IP30 0LP

Application type

Full Planning Application

Scale / size

Small

Parish

Bradfield Combust With Stanningfield

Date validated

8 December 2025

Consultation expiry

28 January 2026

Consultation start

9 December 2025

Consultation end

2 January 2026

Neighbour consultation end

6 January 2026

Target decision date

5 February 2026

Agent

HOMZ UK

Agent address

170 Kennington Lane London SE11 5DP

Case officer

Gregory McGarr

Statutory period

59 days

Site notice start

7 January 2026

Site notice end

28 January 2026

Planning Portal ID

PP-14487632

Documents

13

Constraints

8