Land Off Dunstall Green Road Ousden Suffolk

1. 1.The site lies outside the defined Housing Settlement Boundary for Ousden and is therefore within the countryside for planning policy purposes. The proposal would infill a visually important gap which makes a positive contribution to the rural character and edge of settlement landscape. As a result, the development would harm the character, distinctiveness and pattern of built form along Dunstall Green Road. The proposal therefore conflicts with Policies SP4 Planning and Growth, West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU (Design), SP7 (Landscape), SP12 (Spatial Strategy), SP13 (Settlement Hierarchy), SP21 (Housing in the Countryside), SP4 (Design), LP1 (Climate and Environment), and LP9 (Well designed Places) of the West Suffolk Local Plan (2025). In addition, the site comprises Grade 2 'best and most versatile' agricultural land, the permanent loss of which conflicts with the spatial strategy's requirement to avoid development on high quality agricultural land wherever possible and to direct new housing towards more sustainable locations within defined settlement boundaries. The proposal therefore also conflicts with Policy SP12 (The Spatial Strategy), which seeks to safeguard the countryside, protect BMV land, and prevent unsustainable encroachment into rural areas.
2. 2.The proposed development would result in the loss of approximately 150m² of established garden that currently forms part of the residential amenity area of Lilac Cottage. Its reduction to accommodate the proposed dwelling would materially diminish the usable amenity space available to the occupiers of Lilac Cottage, contrary to Policy LP9(d). Additionally, the red line boundary incorporates land to the rear of Lilac Cottage which, although indicated as intended for biodiversity enhancements, could reasonably be used as amenity space for the proposed dwelling. Such potential use would result in harm to the privacy and general amenity of Lilac Cottage. The authority is not satisfied that this impact could be acceptably mitigated or controlled by condition or obligation at outline stage in a manner that would meet the tests for planning conditions. The proposal therefore fails to protect or enhance residential amenity, contrary to Policy SP4(n).
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. 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 designated sites due to increased visitor pressure. The development is therefore contrary to Policy SP11 of the West Suffolk Local Plan.

From the council's decision notice.

Application type

Outline Application

Scale / size

Small

Parish

Ousden

Date validated

19 December 2025

Consultation expiry

16 January 2026

Consultation start

19 December 2025

Consultation end

12 January 2026

Neighbour consultation end

16 January 2026

Target decision date

16 February 2026

Committee meeting

10 February 2026

Agent

Acorus Rural Property Services

Architect profile

ACORUS RURAL PROPERTY SERVICES LIMITED

Agent address

Acorus Rural Property Services Old Market Office 10 Risbygate Street Bury St Edmunds IP33 3AA

Case officer

Cara Fieldhouse

Statutory period

59 days

Site notice start

19 December 2025

Site notice end

12 January 2026

Planning Portal ID

PP-14514534

Documents

20

Constraints

7