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East Bergholt DRAFT Neighbourhood Plan, PRE-SUBMISSION version
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Contents
Page
Foreword
Chapter 1: East Bergholt Neighbourhood Plan Review
X
Chapter 2: Developing the Plan X
Chapter 3: The Village of East Bergholt X
Chapter 4: The Vision X
Chapter 5: New and amended policies X
Chapter 6: Housing X
Chapter 7: Natural e nvironment, l andscape and o pen space X
Chapter 8: Design, character and heritage X
Chapter 9: Transport X
Chapter 10: Rural e conomy and tourism X
Chapter 11: Community facilities and physical infrastructure X
Chapter 12: Sustainability and net zero X
Chapter 13: Implementation and r eview X
Appendix
Appendix A: Neighbourhood Plan committee X
Appendix B: Glossary X
Appendix C: Policies map X
Appendix D: East Bergholt Design Codes and Guidance – attached
document
X
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Foreword
JOAN TO PROVIDE
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Chapter 1:
East Bergholt Neighbourhood Plan
Review
1.1 In September 2016, the Neighbourhood Plan for East Bergholt parish was
adopted by Babergh District Council after it was supported by over 94% of
residents who voted at a parish referendum. The East Bergholt
Neighbourhood Plan was one of the first to be prepared within Babergh
district.
1.2 The planning system continues to change, and the Parish Council considers it
is now necessary to build upon all the good work of the original team, and to
bring the Neighbourhood Plan up- to-date and in line with current national
and local planning policies. It is recognised that national and local planning
policy have both changed considerably since the Neighbourhood Plan was
‘made’ and that there is likely to be further change in the immediate future. It
should be noted that the existing Adopted East Bergholt Neighbourhood Plan
policies remain live and extant for the purposes of determining planning
applications in the parish until the Neighbourhood Plan Review has been
formally adopted by Babergh District Council. This will be following a formal
Referendum and is expected to be in 2026.
1.3 It is acknowledged that there has been considerable physical change in the
parish since the original Neighbourhood Plan came in to force and with
considerable additional new housing being constructed in the parish since
that time. The quantum of new housing in the parish, which was higher than
that anticipated by the Adopted Neighbourhood Plan, was largely as a result
of a lack of a 5- year land supply in the Babergh District. This is currently no
longer the case with most recent figures from December 2024, suggesting a
6.75 year supply. However it is acknowledged that changes to national
planning policy proposed by the new Government, specifically those around
the methodology used to calculate district wide housing figures (as outlined
in the National Planning Policy Framework. NPPF December 2024), may
require a greater level of supply. However, it should be noted that the
indicative housing requirement for the parish of East Bergholt has already
been met by existing permissions and completions (see Chapter 6).
1.4 The purpose of Neighbourhood Plans is not to ‘ block’ development, they are
required to be ‘positively prepared’ and they are most useful in helping
communities to manage future house building in a way that best meets the
requirements of that local community. Furthermore since the Neighbourhood
Plan was ‘made’, Part 1 of the Joint Babergh Mid Suffolk Local Plan, was
adopted in November 2023. This provides district level guidance for planning
applications and sets out the overall strategic approach to be taken in the
district.
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1.5 The Neighbourhood Plan Review (this document) takes the original
Neighbourhood Plan, the work that supported its preparation, and updates its
evidence, to add further value to it and to ensure that it remains relevant for
the purposes of determining planning applications in the parish. A clear focus
for the review has been to take a strategic approach to climate change and
sustainable development and to ensure this theme is embodied throughout
the Plan and its policies.
1.6 The new Neighbourhood Plan looks different to the 2016 Plan but remains one
that is led by the community and the desire to ensure that East Bergholt
retains its attractive village environment.
1.7 Throughout this new Neighbourhood Plan, appropriate reference is made
back to the Adopted 2016 Neighbourhood Plan, primarily to provide context.
The regulations covering neighbourhood planning require that, where
significant changes are made to a Neighbourhood Plan, the Plan should be
taken through a process of appropriate consultation, examination and
referendum, as necessary.
1.8 This Neighbourhood Plan is a review of the existing Neighbourhood Plan and
extends the Plan period to 2037 in line with the Adopted Babergh-Mid Suffolk
Joint Local Plan Part 1.
1.9 The journey of this Neighbourhood Plan Review began with the updating of
information and the commissioning of new supporting studies. The updated
evidence was then followed by some consultation with the community, which
sought to provide a relevant and robust evidence base to support the new
policies.
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Key Completed Current stage Further stages to be undertaken
Figure X: East Ber gholt Neighbourhood Plan review process undertaken.
1.10 This is the pre-submission version of the East Bergholt Neighbourhood Plan
Review. Local residents, businesses, and statutory agencies will have the
opportunity to comment on the draft Plan when it is published for consultation
between X and X 2025. At the same time there are a number of new
supporting documents which accompany the plan which will also be
available for public comment.
Accompanying supporting documents
1.11 The following documents have been commissioned to support the review of
the East Bergholt Neighbourhood Plan:
• Site Options and Assessment (produced by consultants AECOM in
2023).
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• Historic Landscape Study of East Bergholt and the cutural legacy of
John Constable (undertaken by the Heritage Collective in 2021).
• East Bergholt Proposal for Extending the Conservation Area (produced
by the Neighbourhood Plan Steeri ng Group in 2021) .
• East Bergholt Traffic Management Strategy (undertaken by consultants
PJA in December 2022).
• Data Profile for East Bergholt to include 2021 Census Data, (completed
in November 2023).
• Housing Needs Assessment (undertaken by consultants AECOM,
completed in May 2024).
• East Bergholt Village Character Assessment (undertaken by the
Neighbourhood Plan Steering Group).
• Design Codes and Guidance (undertaken by consultants AECOM,
completed in June 2024).
Submission
1.12 Following the conclusion of the pre-submission consultation all representations
will be analysed and changes made to the plan as appropriate. The
amended Neighbourhood Plan Review will be presented to the Parish
Council, who will be asked to agree for it to be submitted to Babergh District
Council. The submitted Neighbourhood Plan Review will be accompanied by
two additional documents – these are:
• Basic Conditions Statement – provides evidence that the
Neighbourhood Plan policies meet the statutory basic conditions
• Consultation Statement – details the community engagement and
consultation processes undertaken by the Steering Group/Parish
Council to inform the Neighbourhood Plan content.
• Strategic Environmental Assessment: TBC
Examination and referendum
1.13 After submission, Babergh District Council will undertake a checking process
and further consultation. The Neighbourhood Plan will then go through an
independent examination. Subject to the Examiner’s report, the Neighbourhood Plan should then proceed to referendum.
1.14 At referendum, as with the previous Neighbourhood Plan , every resident of
East Bergholt parish, who is entitled to vote in the Council elections will have
the opportunity to vote on whether or not they agree with the Neighbourhood Plan Review.
1.15 The Neighbourhood Plan Review covers the same Neighbourhood Area as
the original Neighbourhood Plan i.e . the Parish Boundary which is unchanged.
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Figure X: East Bergholt parish, the Neighbourhood Plan area (source: Parish Online, with own
annotations). Blue line denotes parish boundary.
What has changed since the original plan was adopted?
1.16 There are a number of key drivers for the review of the Neighbourhood Plan.
These include changes in national and local policy, changes in related
legislation and also the passage of time – it is eight years since the original
Neighbourhood Plan was ‘made.’
1.17 The key changes at national level that have occurred since the adoption of
the original Neighbourhood Plan are as follows:
• 2021 census data.
• Changes to the National Planning Policy Framework (NPPF) in 2018,
2022, 2023 and 2024.
• Environment Act 2021, specifically the introduction of Biodiversity Net
Gain.
• Levelling Up and Regeneration Act 2023.
• Change of name from Areas of Outstanding Natual Beauty to National
Landscape and extension to the Suffolk and Essex Coast and Heaths
National Landscape to include parts of the parish.
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1.18 At a local level there has also been change to the strategic policies for the
area. The Babergh- Mid Suffolk Local Plan Part 1 was adopted in November
2023. This follows the decision of the Councils at the suggestion of the Local
Plan Examiners in December 2021, to split the emerging Joint Local Plan into
two parts.
1.19 Part 1 contains the strategic pol icies for the area but does not contain any
site allocations or details of the settlement hierarchy. This will be contained in
Part 2 of the Local Plan which is to be developed during 2024 and 2025. In
January 2024, the Districts undertook a ‘Call for Sites’. The results of this
exercise were published in February 2024, where it was revealed that two sites
had been submitted in East Begholt. These were as follows:
o Site HE22979: Land south of Heath Road (8.9 hectares), housing/mixed
use.
o Site HE23478: Land west of Putticks Lane (0.9 hectares), housing/mixed
use
Figure X: 2024 residential call for sites,
Babergh Mid Suffolk Councils.
1
Crown copyright and database
rights 2025 Ordnance Survey
100023274.
1.20 The site south of Heath Road, already has the benefit of plannin g permission
for 75 dwellings granted in 2016, and was originally identified in the
November 2020 version of the Emerging Babergh Mid Suffolk Local Plan (prior
to the decision to set aside the site allocations and the spatial strategy).
There is a current (undetermined) 2024 application on the site which seeks to
increase the numbers from 75 dwellings to 108 dwellings (including 38
affordable dwellings) over two phases. Phase 1 is for 40 dwellings and phase 2
is for 68 dwellings.
1 https://baberghmidsuffolk.opus4.co.uk/planning/localplan/maps/res-call-for-site-
2024#/center/51.9782,1.0289/zoom/16/baselayer/b:30/layers/annotations:0,o:11309
(accessed 29.01.25).
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Housing committments
1.21 Since 2016, planning permission has been granted for approxima tely 2 39 new
dwellings in the parish. 229 of these were on three sites. Each site was
identified as a potential allocation in the November 2020 version of the
Babergh Mid Suffolk Joint Local Plan. The three sites are as follows:
• Land northwest of Moores Lane, 144 dwellings
• Land south west of Gatton House, 10 dwellings
• Land south of Heath Road, 75 dwellings . Note: this may change
depending upon the outcome of application number 24/02093 .
Figure X: Recent large scale development in East Bergholt (source: Parish Online, with own
annotations).
Community Land trust
1.22 At a parish level, the East Bergholt Community Land Trust has been
established. This was originally identified as a project in the Adopted
Neighbourhood Plan.
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Chapter 2:
Developing the Plan
2.1 The Neighbourhood Plan Review has been commissioned by East Bergholt
Parish Council (as the Qualifying Body) and the day to day preparation and
management of the Neighbourhood Plan Process has been undertaken by
the Neighbourhood Plan Committee with support from a team of
independent consultants.
2.2 Funding for the preparation of the Neighbourhood Plan has come from a
central Government Locality grant and the Parish Council’s own funds.
Community engagement and consultation
2.3 The East Bergholt Neighbourhood Plan Review, built on the hard work and
community engagement of the Adopted Plan. There ha ve been several
stages of community engagement and consultation. The Neighbourhood
Plan Committee have been committed to community engagement and
have used a range of methods to inform and consult residents including face
to face meetings, drop in events and questionnaires. More details of all the
consultation will be outlined in the Consultation Statement, which will
accompany the submission of the Neighbourhood Plan Review to Babergh
District Council in due course.
2.4 Below is a summary of each of the community engagement and consultation
stages.
Stage 1: Key issues and thematic consultations (2021-2024)
• STEERING GROUP TO PROVIDE DETAILS OF ANY CONSULTATION PRIOR TO 2021
• Mini Survey (late 2021): aimed at identifying key issues for the review. Respondents
to be over 14 years old and survey delivered in hard copy throughout the parish.
(X respondents.) Key issues identified included .
• Sustainability questionnaire, undertaken by consultants PJA (June-August 2022):
Hard copies distributed to all households but also available on line 86 responses
(67 online). Results included 82% in favour of a net zero target for the parish.
Timescale for the target: 2035 = 35% and 28% = 2050. 61% of household s expressed
interest in replacing a petrol/diesel vehicle with a fully electric vehicle within 5
Stage 1:
Key issues and
thematic
consultations
Stage 2:
Commissioning
specialist
reports and
residents survey
Stage 3:
Policy drafting
and pre-
submission on
the draft
Neighbourhood
Plan
Stage 4:
Submission,
examination,
referendum and
adoption
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years. 42% of respondents answered ‘maybe’ to whether they would be
interested in replacing their fossil fuel (e.g. gas/oil/coal) heating systems with a
heat pump by 2030. 53% of residents were already on a green energy tariff.
• Transport survey (DATE): Questionnaire available in hard copy and on line.
Questionnaire seeking to establish current transport preferences of residents
together with views on parking, congestion and public transport. X responses. Key
issues arising from results X
• East Bergholt Neighbourhood Plan Review draft policy ideas drop- in consultation
(February 2024). Pol icy Ideas Drop in exhibition consultation on draft policy ideas.
Also available online. 156 responses in total of which 82 were online.
Figure X: Drop-in event draft policy ideas drop-in consultation, February 2024.
Stage 2: Commissioning specialist reports and household survey (December 2023 to
July 2024).
• Historic Landscape Study of East Bergholt and the Cultural Legacy of
John Constable, undertaken by the Heritage Collective (March 2021): Considers
the archaeological dimension of the village, the depth of the landscape around the village documented in Constable’s paintings and the modern heritage and
landscape context of the village.
• East Bergholt Proposal for Extending the Conservation Area (May 2021): prepared
by the Neighbourhood Plan Working Group on behalf of East Bergholt Parish Council. Detailed proposal for extending the existing Conservation Area to include five specific areas of land.
• Site Options and Assessment, AECOM (January 2023): Assessments of the sites put
forward following the Neighbourhood Plan “Call for Sites” undertaken between
November 2021 and January 2022.
• East Bergholt Traffic Management Strategy, PJA (December 2022): Strategy to
identify and develop interventions that could enhance the street environment in the Parish. (Findings fed back to community in 2023)
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• East Bergholt Data Profile (November 2023): Compendium of census 2021 and
other data to support the review.
• Housing Needs Assessment, AECOM (April 2024): An examination of housing size,
type, tenure and affordability issues in the parish currently and throughout the
projected plan period.
• East Bergholt Design Codes and Guidance, AECOM (July 2024). An analysis of
good design in the parish and production of specific design codes and guidance
for the Neighbourhood Area.
Figure X: Historic Landscape Study of East Bergholt and the Cultural Legacy of
John Constable; Data Profile; East Bergholt Design Codes and Guidance.
Stage 3: Policy drafting and pre-submission consultation on the draft Neighbourhood
Plan (Regulation 14) (May 2024-November 2024)
• Policy drafting began in April 2024, with the development of new policies and
detailed review of existing policies. Policy drafting continued to August 2024.
Supporting text and plan formatting followed in Autumn 2024.
• Following approval from the Parish Council in X 2025, the draft Neighbourhood
Plan was published for pre-submission consultation (from X until X 2025). Sent to
statutory agencies and available for residents to comment.
• Consultation launched with an exhibition on X, including consultation response
forms. Subsequently the documents and response form were available at X and
on the Parish Council website.
[Insert image of flyer when designed]
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Stage 4: Submission, examination, referendum and adoption
• Modifications to be made to the Neighbourhood Plan, following pre-submission
consultation.
• Submission of the Neighbourhood Plan to Babergh District Council with supporting
documents happened.
• Examination
• Referendum and adoption
Communication
2.5 Communicating with residents and businesses through the development of
the Neighbourhood Plan Review was particularly important during the initial
stages of the review to help ascertain the direction of the review and but also
to establish the need for new policies.
2.6 A dedicated Neighbourhood Plan page can be found on the Parish Council
website www.eastbergholt.org/neighbourhood -plan. The page contains
information about the emerging Neighbourhood Plan Review.
2.7 There is a parish magazine produced by St Mary’s Church which is free and
delivered monthly to every household. The magazine has been used to
publicise and promote the Neighbourhood Plan including the various
consultation events and the surveys.
2.8 Facebook, posters, flyers and a banner were used to promote the progress of
the Neighbourhood Plan Review. An update for the Parish Council on the
Neighbourhood Plan progress was presented regularly.
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Chapter 3:
The village of East Bergholt
3.1 East Bergholt is situated in rural South Suffolk just north of the Essex border
and east of the main Ipswich to London trunk road, the A12. The parish sits
on the edge of the River Stour and overlooks the Stour Valley and Dedham
Vale, National Landscape to the southwest. Since the original
Neighbourhood Plan was adopted the Suffolk and Essex Coast and Heaths
National Landscape to the north and east has been extended to include
significant parts of the parish (figure X). The historic qualities of the parish are
also recognised through the designation of a significant Conservation Area
(figure X) first designated in 1968 and extended in 1975. The nearest town
and railway station is Manningtree in Essex. East Bergholt is ten miles (16
kilometres) north of Colchester, Essex and eight miles (13 kilometres) south of
Ipswich, Suffolk.
3.2 East Bergholt is famous for being the birthplace of notable English painter
John Constable and the locations for many of his famous works are in and
around the parish. The parish attracts approximately 250,000 visitors per
annum. The majority of whom are attracted by its links to Constable and his
paintings.
Figure X: National Landscape (shown green) and Conservation Area (shown in blue hatch).
(Source: https://bmsdc.cloud.cadcorp.com/WebMap/Map.aspx . Accessed 29.01.25). Red
line denotes parish boundary.
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History and development
3.3 East Bergholt (or wooded hill in Old English) was listed in the Domesday Book
as Bercolt. It had one royal manor, formerly held by King Harold and there
has been a settlement here since the Stone Age.
3.4 The County Historic Environment Record (maintained by Suffolk County
Council) has entries for 68 finds and monuments within the Parish, with all
periods well represented apart from the Anglo Saxon period. The Portable
Antiquities Scheme has 755 records of finds from the Parish, the dates of
which again reflect this trend. There is archaeological evidence for
prehistoric and medieval activity along the Stour valley sides and in East
Bergholt. Large scatters of prehistoric material have been recorded across
the Parish and a number of ring ditches and enclosures which are likely to
be prehistoric in date have been detected through aerial photography. A
cremation cemetery of Roman date is recorded within the Parish, and
where the Roman road crosses the Parish boundary into Capel St Mary there
is evidence for Roman activity.
Figure X: East Bergholt
Street – John Constable
(The Village Heart).
Source: Victoria and
Albert Museum, London.
Figure X: Village Heart,
c1900.
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Figure X: Village Heart,
c1940.
Figure X: Village Heart,
today.
3.5 East Bergholt’s importance was probably due to Flatford’s position as the
lowest bridging point of the River Stour in ancient times. Cloth making was
firmly established in the Stour valley by the 13th century and, at that time,
East Bergholt was an important and wealthy centre.
3.6 The shape of East Bergholt is now defined by what was the common land,
an approximate square of 2km, known as the Heath, the four manor houses
that surrounded it and the small settlements of Gaston End, Burnt Oak,
Puttocks End, Pitts End, Bakers End and East End. These were connected by
tracks around the Heath which have now become public highways. Most of
these highways are narrow, two lane roads with limited or no footpaths. The
Heath, which is now the core of the village, is farmed and the majority lies
within the National Landscape. The Parish also includes the hamlet of
Flatford which lies in the valley by the River Stour, also in the National
Landscape.
3.7 Historical development in East Bergholt has been mainly ribbon style along
the roads bordering the Heath. As a result, it does not have a defined
centre, however there is a discernible ‘Village Heart’ (figure X) which lies
along the road at the southwest corner of the Heath near to the largest of the manors, Old Hall, the Parish Church and Congregational Chapel. There are some retail outlets and small business premises interspersed with
residential properties, including the former home of Randolph Churchill.
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3.8 Within East Bergholt parish the largest of area of built settlement centres
around the area broadly bordered by Hadleigh Road, Gaston Street and
Heath Road to the north west of the Old Heath. A further area of built
settlement is f areas located to the south and east of the Old Heath centres
on White Horse Road, Gandish Road, Flatford Road and Orvis Lane and is
linked to the first area by The Street and Rectory Lane, which comprise the
majority of the ‘Village Heart.’ A further and separate area of settlement is
found further east close to the parish boundary with Brantham and is known
as East End, lying north of Slough Land and Park Road. This area is
predominantly residential estate development (figure X).
3.9 The majority of the land in East Bergholt is owned and farmed by two
landowners and consists of mostly grade 2 farmland with some grade 3
farmland on the south of the Parish alongside the River Stour.
Heritage and natural environment
3.10 East Bergholt is rich in heritage assets with tracts of land owned by the
National Trust. The village contains 89 listed buildings (77 grade 2, 7 grade 2*
and 5 grade 1) many built from the wealth gained in the middle ages. It also
is the site of a Scheduled Ancient Monument. A feature of note is the large
Bell Cage, situated at ground level in the churchyard which is listed Grade
II*. This was built around 1500 and houses the heaviest 5 bell peal in the
country including one bell cast in 1450. It is unique in the way the bells are
housed and rung.
Figure X: Church today, and Constable
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Figure X: Bell cage.
Links with John Constable
3.11 One of the most important elements of East Bergholt is that is the birthplace
of John Constable (1776 –1837), perhaps the greatest and most original of all
British landscape artists. C onstable is renowned especially for his views of
East Bergholt and the Stour Valley. Many of the views painted by John
Constable are still recognisable around the village today. These street
scenes and settings are of artistic and historical importance and place East
Bergholt high on the nation’s list of heritage sites and tourist venues and the
area is visited by approximately 250,000 pe ople per annum. here are 250,000
visitors to Flatford each year. All tourists reach Flatford via the village of East
Bergholt and the very narrow Flatford Road. The number of Constable
paintings, sketches and drawings depicting scenes in East Bergholt parish is
129
2
. The vast majority of the paintings were in or near the centre of East
Bergholt (63); the second most densely painted area is Flatford (39) and the
third is the Heath (15)
3.12 John Constable said of East Bergholt :
“The beauty of the surrounding scenery, its luxuriant meadow flats sprinkled
with flocks and herds, its woods and rivers, numerous scattered villages, farms
and picturesque cottages, I love every style and stump and lane; as long as I
am able to hold a brush I shall not cease to paint them”.
“I associate my careless boyhood with all that lies on the banks of the Stour.
Those scenes made me a painter and I am grateful.”
2 Source showing the location and distribution across the parish of each work is
)
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Figure X: Flatford B ridge – John Constable, and today.
Figure X: The
Church Porch, East
Bergholt –
John
Constable,
and today
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Figure X: The Haywain – John
Constable.
3.13 Flatford is internationally renowned and is the site of four Grade I listed
buildings and one Grade II*. It has a Tourist Centre, RSPB Wildlife Garden and
Field Studies Centre. It is the setting for a number of John Constable’s
paintings, including one of England’s most reproduced works of art, “The
Haywain.”
Population and housing
3.14 The usual resident population of East Bergholt parish was 2,765 in the 2011
Census. 49.8 per cent of the population were males, 50.2 per cent of the
population were females. By 2021, the usual resident population of East
Bergholt parish had declined by approximately 40 people, to 2,724. 48.5 per
cent of the population were male and 51.5 per cent of the population were
female. However, with the construction of the new housing developments at
Moores Lane (144 dwellings), Heath Road (75 dwellings) and Hadleigh Road
(10 dwellings), the population is likely to increase significantly over the plan
period.
3.15 The total number of properties in East Bergholt was 1,580 in 2023, according to
data from Babergh District Council. There is a higher percentage of
bungalows and detached houses in East Bergholt compared to Suffolk and
England. There is a lower percentage of Flats/Maisonettes, Terraced houses
and semi-detached houses in East Bergholt compared to Suffolk and
England. The number by type is broken down into:
• Bungalows, 550
• Detached, 570
• Flats or maisonettes, 30
• Semi-detached, 210
• Terraced, 200
Community services and facilities
3.16 East Bergholt has a range of local services and facilities. There is primary and
secondary school provision in the parish and both have been rated as Good
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by Ofsted making them attractive prospects for families both within and
outside of the parish. There is a nursery located on Hadleigh R oad.
3.17 There are four public houses in or around the village. These are The Carriers,
The Hare and Hounds, The Red Lion and The Dicky (Royal Oak) at East End .
There is a popular tea-room, a general store (Co-Op) with Post Office (co-
op), chemist, bakery and small hardware shop. It is anticipated that the Co –
op will move to new premises on the Hills Estate, and it is currently uncertain
what will happen to the existing building when this happens. The use of the
building is retail. The village contains a medical centre, garage, playing
fields and a sports centre and four community buildings, including a village
hall. East End hosts a butcher’s shop. There is a new café which occupies
part of the former King’s Head building, and a new wedding venue has
opened in East End. There are over 50 active clubs and societies serving
various interests of the community.
Employment
3.18 East Bergholt is generally an affluent Parish where incomes and levels of
education are on average higher than the Babergh District as a whole. It
has low levels of recorded deprivation and 27% of East Bergholt residents
work in administrative and professional occupations. However there is a
higher level of retired residents when compared to Suffolk and England. The
unemployment rate is low at 1.6%.
3.19 There are some specific employment premises within the parish which
include clusters of businesses at The Gattinetts, just off Hadleigh Road, and
Wheelers Yard. This is in addition to employment generated by the local
retail outlets, Oranges and Lemons at Burnt Oak, Fields at East End, the pubs,
the schools and the visitor centre at Flatford.
3.20 East Bergholt has its own distinct local economy and, unlike many other
villages in this area, is not just a dormitory for commuters to London, Ipswich
or Colchester. In the 2021 census, 41% of the population worked mainly at or
from home although this would have been when covid-19 restrictions were
in place, however anecdotally, it is anticipated that there will be a degree
of hybrid working and there are relatively few second homes in the parish.
Transport and communications
3.21 The primary road access to and from East Bergholt is via the B1070 which
passes through the village to the north of the Heath. It links the main north /
south highway, the A12, to Cattawade, Brantham and Manningtree with its
railway station.
3.22 Access to the High School and the Medical Centre immediately opposite is
from the B1070 and there are highway safety and congestion issues at peak
times when there is a high incidence of on street car parking. The
pavements in this area are also narrow which adds to the safety concerns
evidenced in the Traffic Survey.
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3.23 Road access to the centres of employment is via the A12 northbound via its
junction with the A14 at Copdock, south of Ipswich or via the A12
southbound which is very busy at peak times around Colchester. Both north
and southbound junctions of the B1070 onto the A12 serving East Bergholt
have very short slip roads and poor visibility and are a cause for safety
concern.
3.24 Despite this accessibility and proximity to major routes, East Bergholt is poorly
served by public transport in the form of buses.
3.25 There is rail access to both Norwich and London (1 hour travel time) served
by the station at Manningtree (3.6 miles away). The rail route is popular with
commuters and the railway station car park has been extended in recent
years, Road access from East Bergholt to the railway station is poor with a
level crossing for large vehicles and a single carriageway underpass for cars
and motorcycles, which is very dangerous for pedestrians. However despite
being a busy station it is poorly served by bus services and there is no safe
cycle route.
Flood risk
3.26 The River Stour runs along the southern boundary of the parish. Areas within
East Bergholt parish are within the Environment Agency’s Flood Risk Zones 2
and 3. Flood Zone 2 is shown in pale blue, and this shows a medium risk of
flooding with land having a 1 in 100 or greater annual probability of river
flooding. Flatford is 3m above sea level making it vulnerable to climate
change induced sea level rise.
Figure X: Flood Zone 2 and 3 (shown in light blue). (Source:
https://bmsdc.cloud.cadcorp.com/WebMap/Map.aspx . Accessed 29.01.25). Red line
denotes parish boundary.
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Figure X:
Recent large
scale
development in
East Bergholt
(source: Parish
Online, with
own
annotations).
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Chapter 4:
An updated vision for East Bergholt
2037
4.1 The original vision was based on extensive public engagement and was felt
to still be relevant to the parish. However, it was considered that the issues of
climate change and net zero should be better reflected in the vision and that
sustainability should be a key strategic theme running through the plan more
generally.
4.2 The vision will be applied in managing the development of our village over
the plan period.
Neighbourhood Plan vision statement
East Bergholt will continue to have an attractive village environment, meeting local
needs for new housing and services, and respecting the village’s special character,
heritage assets and its setting within a unique landscape in the heart of Constable
Country. The parish will successfully accommodate the needs that arise from new
housing. The village will retain its sense of community, respect the natural
environment, be welcoming to visitors and tourists, and through sustainable
development will support a successful rural economy to meet the future needs of all
those who live and work in the village.
Underpinning this vision, East Bergholt will address the challenges of a changing
climate, aiming for a net zero community by the end of the Plan period.
4.3 To define net zero in terms of what might be practically achieved by a rural
parish such as East Bergholt, the focus for community actions will be on the
parish’s most significant impact areas (as outlined in the results of the
Sustainability Questionnaire):
• the electricity and heat consumed and generated in East Bergholt
buildings,
• the vehicles run by East Bergholt residents.
4.4 As heat becomes decarbonised through the use of heat pumps, and vehicles
through the switch to electric vehicles, projections based on the UK Climate
Change Committee carbon budget models, suggest the parish should
expect a threefold increase in electricity consumption between now and
achieving net zero. For this reason, it is important to consider these three
impact areas in a holistic fashion, whilst recognising that the scope and limit
of the Neighbourhood Plan policies in achieving this important behavioural
change.
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4.5 The existing Neighbourhood Plan objectives, listed below, were also felt to still
be relevant to the Neighbourhood Plan Review in terms of principle and
direction and are therefore retained. However they have been shortened
and where appropriate merged in order to provide clarity and certainty.
References to Areas of Outstanding Natural Beauty have been updated to
refer to National Landscapes.
Neighbourhood Plan objectives
Housing
• Maintain our strong and vibrant community with a better supply
and a good mix of home types, sizes and tenures enabling
people to stay in the village throughout their lifetime with special
focus on low cost market housing for young families, housing
suitable for older people, including those with supported needs
and appropriate numbers of affordable homes.
• Accommodate new housing where the location, scale of
development and design integrates well into East Bergholt’s
village character.
Natural
environment,
landscape
and open
space
• Protect and enhance the rural village character of East Bergholt,
its high quality landscape including the areas of National
Landscape, Conservation Area, Special Character Area,
heritage assets and built environment.
• Maintain the distinctive views in, around and approaching East
Bergholt and its visual connectivity with the surrounding
countryside including the areas of National Landscape.
• Protect and enhance the village’s important open spaces and
biodiversity.
Design,
character
and heritage
• As the birthplace and Suffolk home of John Constable, to protect
East Bergholt as a heritage asset of national importance, visitor
centre and source of employment.
• To ensure the many other heritage assets in East Bergholt and
their environs are protected.
• To ensure new developments enhance the open character and
special feel of the village of East Bergholt.
Transport
• To reduce congestion in the Village Heart whilst facilitating good
accessibility around the village
• Ensure East Bergholt offers a safe environment for people and
vehicles to move around
• Promote and seek “green” transport solutions for East Bergholt
residents
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Rural
economy and
tourism
• To ensure a prosperous rural economy and to encourage
economic growth in a way that reduces dependence on the
motor car, long distance commuting and mitigates the impact
on the overloaded infrastructure.
• To support local employment and business needs and support
the continuation of local farming and agriculture.
• Maintain East Bergholt’s position as a successful tourist destination
and the mix and variety of shops and service outlets.
• Maintain and reinforce the vitality and viability of the ‘Village
Heart’ as a centre for commercial and cultural activity.
Community
facilities and
physical
infrastructure
• Retain existing and encourage new services which support the
village’s growing and ageing population.
• Ensure that physical infrastructure is available to support new
housing growth.
Sustainability
• East Bergholt will aim to be a ‘net zero’ community by the end of
the Neighbourhood Plan period.
4.6 The diagram below shows the relationship between the Vision, the objectives
which underpin the vision and the policies which seek to deliver it.
Figure X: Structure of the East Bergholt Neighbourhood Plan.
Projects
4.7 The existing Neighbourhood Plan contained a number of projects which were
to be taken forward outside of the Neighbourhood Plan process.
Steering group to add text in here about progress on original projects plus any
new projects identified.
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Chapter 5:
New and amended policies
5.1 In producing the Neighbourhood Plan Review it has been necessary to revisit
each of the policies in the original Neighbourhood Plan, the majority of
policies are still fit for purpose and the direction and principles are still
supported. Some policies have required minor updating to reflect changes in
circumstance e.g. the change in title from Area of Outstanding Natural
Beauty to National Landscape, or to reflect the latest national or local
guidance. Some policies have been updated to reflect updated evidence
e.g. the proposed amendment to the Conservation Area.
5.2 There are also a number of new policies which reflect changes in emphasis at
national level e, g. Design Codes, dark skies and biodiversity, low carbon and
net zero; or reflect the outcome of commissioned work e.g. Conservation
Area Extension.
5.3 The table below provides a summary of the changes made to policies fro m
the original Neighbourhood Plan and how they are reflected in the
Neighbourhood Plan Review.
Neighbourhood Plan existing, amended and new policies
Existing Neighbourhood
Plan p olicy
Commentary Neighbourhood Plan
Review p olicy
Policy EB1: Housing
Numbers
Updated to reflect
BMSJLP and current
commitments
Policy EB1 New Housing
2018- 2037
Policy EB2: Development,
size and location
Amended to reflect
change in National Landscapes and RAMS
Policy EB2 Development
Size and location
Policy EB3: Village Heart Merged with EB2
Policy EB4: Housing type,
tenure and size
Updated to reflect HNA Policy EB3: Housing type,
tenure and size
Policy EB5: Increasing the
choice of housing options
for older people
No change Policy EB4: Increasing the
choice of housing options
for older people
Policy EB6: Landscape
and views
Updated to reflect
supporting evidence
Policy EB5: Landscape
and views
Policy EB6: (new policy)
Special Character Area –
see Lawshall
Policy EB7: (new policy)
Dark Skies
Policy EB7: Local Green
Spaces
Minor wording
amendment to capture
new spaces
Policy EB8: Local Green
Spaces
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Existing Neighbourhood
Plan p olicy
Commentary Neighbourhood Plan
Review p olicy
Policy EB8: Biodiversity Amended to reflect
Environment Act 2021
Policy EB9: Biodiversity
Policy EB9: Housing and
Non Residential Design
Amended to reflect
Design Code
Policy EB10: Design
Policy EB10: Preservation
of Non Designated
Heritage Assets
Amended to reflect
criteria
Policy EB11: Preservation
of Non Designated
Heritage Assets
Policy EB11: Red Lion Car
Park
Amended to reflect latest
position
Policy EB12: Village Car
and Coach Park
Policy EB12: New
developments, parking
Deleted and added to
Design Policy Amended
to reflect Design code
EB13: New developments
walking and cycling
Updated to reflect Design
Code and other
guidance. Merged with
EB14
Policy EB13: Walking,
cycling and Public Rights
of Way
Policy EB14: New
developments footpaths,
cycleways and
bridleways
Delete and merge with
EB13
Policy EB15: The
development of new and
expanded businesses
Minor updates Policy EB14: The
development of new and
expanded businesses
Policy EB16: Safeguarding
employment land and
premises
Minor update to reflect
JLP
Policy EB15: Safeguarding
employment land and
premises
Policy EB17: Agricultural
Land
Minor Update to reflect
NPPF changes
Policy EB16: Agricultural
Land
Policy EB18: New
development and farm
vehicle access
Deleted NA
Policy EB19: Conversion of
agricultural buildings
Minor updates to reflect
National Landscape and
Area of High Heritage
Value
Policy EB17: Conversion of
agricultural buildings
Policy EB20: Tourist
facilities and services
Minor update to reflect
National Landscape and
Area of High Heritage
Value
Policy EB18: Tourist
facilities and services
Policy EB21: Work Hub Deleted Policy EB19: (new policy)
Vitality and Viability of the
Village Heart
Policy EB20: (new policy)
New and improved
community facilities
Policy EB21: (new policy)
New and improved sport
and recreation provision
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Existing Neighbourhood
Plan p olicy
Commentary Neighbourhood Plan
Review p olicy
Policy EB22: Electric cars Deleted. Covered by
Building Regs and Design
Policy
NA
Policy EB23: Sustainable
Drainage Systems
Updated to reflect latest
guidance
Policy EB22: Sustainable
Drainage Systems
Policy EB23: (new policy)
Sustainability and
Achieving Net Zero in East
Bergholt
Regulations relating to ‘modified’ or ‘reviewed’ Neighbourhood Plans
5.4 Under the Neighbourhood Plan (general) Regulations 2012, b efore submitting
a proposal to modify a neighbourhood plan to the local planning authority
(Babergh), the qualifying body (East Bergholt Parish Council) must provide a
statement setting out whether or not the qualifying body consider that the
modifications contained in the modification proposal are so significant or
substantial as to change the nature of the neighbourhood development plan
which the modification proposal would modify, and give reasons for why the
qualifying body is of this opinion.
5.5 This Neighbourhood Plan Review document proposes to allocate land for
specific types of development – the existing Neighbourhood Plan does not
contain any specific allocations, Furthermore this Neighbourhood Plan Review
introduces new policies relating to dark skies, the vitality and viability of the
village heart, community facilities, sports provision, sustainable drainage and
net zero. There are also significant changes to policies covering biodiversity,
design which reflect the latest national and local guidance. For these reasons
the qualifying body is of the opinion that the proposed modifications to the
Neighbourhood Plan are significant.
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Chapter 6:
Housing policies
Objective 1: Maintain our strong and vibrant community with a better supply and a
good mix of home types, sizes and tenures enabling people to stay in the village
throughout their lifetime with special focus on low cost market housing for young
families, housing suitable for older people, including those with supported needs
and appropriate numbers of affordable homes.
Objective 2: Accommodate new housing where the location, scale of development
and design integrates well into East Bergholt’s village character.
New housing
6.1 Whilst Local Plans, produced at District Council level, are required to include
strategic housing targets and make sufficient allocations to meet those
targets, Neighbourhood Plans are not compelled to provide new housing.
However, Neighbourhood Plans should not promote less development than
set out in the strategic policies for their area or undermine those strategic
policies and the NPPF encourages Neighbourhood Plan to give particular
consideration to opportunities for alloca ting small and medium siz ed sites.
3
6.2 Housing is often one of the key reasons why a community decides to embark
upon the production of a Neighbourhood Plan, particularly if a community considers there is a need for a specific type or form of housing that is not
being met or if there is concern that new housing may occur that is the wrong
type, scale and or in the wrong location.
6.4 Government guidance contained in the National Planning Policy Framework
(NPPF) advises that Neighbourhood Plans must be in general conformity with
the strategic policies contained in any development plan that covers their
area. As outlined earlier, in the case of this Neighbourhood Plan Review this is
the Babergh- Mid Suffolk Joint Local Plan – Part 1 of which was adopted in
November 2023, and Part 2 which is currently in production.
6.5 Neighbourhood Plans can usefully set out more detailed policies for specific
areas or types of development. This can include allocating sites, the provision
of community facilities, establishing design principles, conserving, and
enhancing the natural and historic environment and setting out detailed
policies for the management of development. The NPPF requires
Neighbourhood Plans to support the delivery of strategic policies contained in
local plans and shape and direct development that is outside of these
strategic policies.
3 Para 73 of the NPPF 24 – sites no larger than 1 hectare.
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6.6 In terms of rural housing, the NPPF states that, ‘To promote sustainable
development in rural areas, housing should be located where it will enhance
or maintain the vitality of rural communities. Planning policies should identify
opportunities for villages to grow and thrive, especially where this will support
local services. Where there are groups of smaller settlements, development in
one village may support services in a village nearby.’
Housing requirement in East Bergholt
6.7 Figures from Babergh District Council’s Annual Monitoring indicate that
between April 2013 and March 2023 ,51 new dwellings were constructed in
the parish. Figures from Babergh also indicate that at 1
st
April 2021, planning
permission existed for new 239 dwellings. In September 2021, Babergh
confirmed that the indicative housing figure for East Bergholt between 2018
and 2037 was 235 dwellings for the main part of the village and 6 for East End.
dwellings. The se figures were a ‘commitments’ figure in that planning
permission had already been granted for that number of dwellings (and
more) in the parish.
6.8 The indicative figures are comprised as follows:
Existing c ommitments
Dwellings with planning permission, under construction or complete since
2015.
Moores Lane: site has planning permission, site under construction 144
Hadleigh Road: site is complete 10
Heath Road: site has planning permission (revised application for
higher numbers awaiting determination
75
Other commitments (Infill/individual dwellings or small groups)
elsewhere in the parish
16
Total 245
6.9 It is therefore considered that the Local Housing Requirement for the Parish up to 2037 has already been met and in fact exceeded as further permission
have been granted for infill development in 2024.
Extending the Plan period beyond 2036
6.10 It is anticipated that the Babergh-Mid Suffolk Joint Local Plan Part 2 will cover
the period up to 2037 and possibly 2038. This document will also i nclude new
housing figures for every parish up to that period and also provide an
indication of where each parish sits in the overall spatial settlement hierarch.
Currently East Bergholt is divided into two main areas of settlement – East
Bergholt and East End. East Bergholt was defined in the now superseded
Babergh Core Strategy (2011 to 2031) as a ‘Core Village’ due to the fact that
it includes both primary and secondary education, medical facilities,
employment, and a range of businesses. It is also located close to the A12.
However a considerable part of the parish falls within the Suffolk and Essex
Coast and Heaths and the Dedham Vale National Landscapes , which enjoy
statutory protection for their landscape value. East End was identified as a
hamlet.
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6.11 At the time of writing (Early 2025), it is not yet known where in the new
settlement hierarchy East Bergholt and East End will be positioned, however
given the fact that the parish still retains a wide range of key services, it is
expected that the main settlement will be similarly positioned in the hierarchy
below the market towns . This will not be revealed by Babergh until early 2025
at the earliest. It is also unclear at this stage whether there will be a revised
Local Housing Requirement figure for East Bergholt, even though the plan
period is only likely to be extend by 1-2 years.
6.12 In anticipation of this position, the Neighbourhood Plan has considered
whether some new small scale additional housing specifically targeted to
meet particular identified needs within the community should be included in
the Neighbourhood Plan Review. This would address the potential of new
development but do so in a positive manner which manages that
development and ensure it provides appropriate development on
appropriate sites to the benefit of the community .
Call for Sites and Site Options
6.13 Between November 2021 and January 2022, the Neighbourhood Plan
Working Group undertook a ‘Call for Sites’ i.e. landowners within the parish
were encouraged to put forward land for potential development – this
included land not just for residential development but also for renewable
energy generation and recreation uses. Four sites were put forward. These
were as follows:
1. EB01: Land at White Hor se Farm (1.37 hectares) – for a mix of market,
affordable and self-build properties.
2. EB02: Harvey and Doubles (9.5 hectares) – a mix of market, affordable
and self-build
3. EB03: Park Road (8 hectares) – Housing – market and affordable.
Residential care home, holiday accommodation, community uses,
solar farm.
4. EB04: Quintons Road (0.2 hectares) – Housing – market, affordable and
self-build. Holiday accommodation.
6.14 In 2022, Consultants AECOM, were commissioned by the Parish Council via
the Locality Neighbourhood Plan Technical Support Package, to undertake
an objective assessment of the suitability of the sites put forward under the
Call for Sites process. Site assessment of potential development sites is guided
by Government Guidance
4
and therefore AECOM also took into account
sites in the parish that had previously been put forward under the Babergh-
Mid Suffolk Joint Local Plan Call for Sites process which were contained in the
Babergh Strategic Housing and Employment Land Availability Assessment
(SHELAA) 2020
5
. This resulted in 13 sites being assessed in total. The full details
of the assessments are contained in the AECOM East Bergholt
4 https://assets.publishing.service.gov.uk/media/5a807559ed915d74e33fa8ba/land-
availability.pdf
5 https://www.babergh.gov.uk/documents/d/asset-library-54706/bmsdc-joint-shelaa-report-
oct-2020
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Neighbourhood Plan Site Options and Assessment Report 2022, which is a
supporting document to the Neighbourhood Plan Review.
6.15 In summary the report concluded that a number of the sites already had the
benefit of planning permission for residential development and would not
need to be allocated in the Neighbourhood Plan Review, although support
for development at these locations could be demonstrated through an
allocation. One site, EB01 White Horse Farm, was considered potentially
suitable for market or affordable housing, and therefore appropriate for
allocation in the Neighbourhood Plan with an indicative capacity of 16
dwellings. The report noted that there should be evidence that the site is
available and viable for the proposed development if selected for allocation.
EB01 was also found to be potentially suitable for small-scale solar farm
development if it is demonstrated to be available for this use and subject to
further investigation. The remaining nine sites were found to be unsuitable for
residential (including Affordable Housing) or solar energy generation
development and therefore not appropriate for allocation in the plan. Three
of the nine sites were potentially suitable for recreation use subject to further
consultation with the landowners, Babergh District Council and Sports
England.
Policy i deas d rop-in consultation (February 2024)
6.16 Between 2022 and 2023, the Parish Council /Neighbourhood Plan Committee
had further refined its thoughts on the potential for allocating sites for housing
development and had undertaken discussions with the East Bergholt
Community Land Trust which had been established following the Adoption of
the first Neighbourhood Plan. Through these and other local discussions, some
other potential sites for either community-led housing or housing specifically
for older people were identified. Two sites were identified and there were a)
adjacent to the Congregational Church and b) land at East End.
6.17 At the Policy Ideas drop-in held in February 2024, attendees were asked for
their views on a range of housing issues including potential locations for
affordable housing. The questions were also available on line . Given the level
of development and housebuilding taking place in the parish there was
understandably a degree of scepticism about the prospect of further new
housing development. However the potential for more affordable housing,
particularly that aimed at local people, both young and old was supported.
6.18 Taking all of this into account, the Neighbourhood Plan, therefore proposes to
make additional provision to 2027/8 of 32 dwellings, which is specifically
aimed at addressing specifically identified needs in the parish, which are not
being addressed by recent developments, those currently under construction
or those which have the benefit of planning permission but where
construction is yet to begin. This additional provision will be as follows:
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New housing provision 20 2037/8
Site adjacent Congregational Church (for older people) 8
Site at White Horse Farm (includes open market and Affordable
Housing)
16
Exception Site at Straight Road, East End (community-led
affordable housing scheme)
8
(Awaiting confirmation re site at East End) ?
Total 32?
6.19 When adding the existing commitment figure (239) to the proposed
additional development (32), the Neighbourhood Plan makes provision
between 2018 and 2037/8 for at least 271 new dwellings. Policy EB1 below
has been amended from the policy in the ‘made’ Neighbourhood Plan to
reflect this up to date position.
POLICY EB1: New housing up to 2037
During the plan period, new housing development within the parish will come
forward only through existing commitments, sites specifically identified in this
Neighbourhood Plan or windfall/infill development in accordance with the relevant
policies of the Adopted Local Plan and this Neighbourhood Plan (see also policy
EB2).
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A minimum of 271 new homes shall be developed in East Bergholt during the Plan
period 2015 to 2037. Of this figure 245 are already committed.
6
• Commitments (number of dwellings already with planning permission,
under construction or completed since 2015): 245
• Site EBNP1 Land adjacent to the Congregational Church (housing
specifically for older people): 8
• Site EBNP2 Land at White Horse Farm (mix of open market and affordable
dwellings): 16
• Site EBNP3: Land at Straight Road, East End (Community led development
providing Affordable Housing for local people): 8
• Total: 277
6.20 The details of the development to take place on the three new proposed
sites is set out in the three site specific policies below , which takes into
account the specific guidance contained in the East Bergholt Design Codes
and Guidance for each site.
Site EPNP1: Land adjacent to the Congregational Church
6.21 The Design Code on the development of this site is intended to inform
proposals which support sheltered housing that are adaptable to the needs
of aging residents.
• Building designs must incorporate flexibility and adaptability to allow
for future changes. This includes designs which incorporate wheelchair
accessibility, the reconfiguration of internal walls and ease of
extension. This should be reflected in the construction design and use
of space.
• The HAPPI (Housing our Ageing Population Panel for Innovation)
principles, based on 10 key design criteria, must be taken into
consideration in any new development. Those criteria reflect space
and flexibility, daylight in the house and shared spaces, balconies and
outdoor space, adaptability, natural environment, and energy
efficiency.
• New development on this site must be 2 storey and of limited massing
to reflect the small site size and location next to the heritage asset the
Congregational Church). Alms style houses could be appropriate for
this context. Terraced cottages with smaller gardens will be permissible
for dwellings on this site. Plans must also consider a planted courtyard
between dwellings and the church building.
6 Includes 6 at East End
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Figure X: Site EBNP1, Land
adjacent to the
Congregational Church
(source: Parish Online, with own
annotations).
POLICY EB1(a)
Site EBNP1: Land adjacent to the Congregational Church
A site of 0.16 hectares adjacent to the Congregational Church (figure X), is
identified for approximately 8 dwellings specifically to meet the needs of older
people.
7
This will include single bedroom units adaptable for older people from the
local community.
8
Site EBNP2: Land at White Horse Road
6.22 The Design Code specific to this site relates to the area allocated within the
Neighbourhood Plan. These are additional requirements for the small infill site
along White Horse Road with specific requirements owing to its location and
size.
• Development must propose dwellings with a maximum of two storeys
with low ridge heights and appropriately spaced to mitigate any
negative visual impact on surrounding landscape and views.
• Proposals must also consider the site’s elevated and sloping
topography, responding accordingly with lowering scale on elevated
positions towards the countryside. Massing of development should be
appropriate for the site size. Plot ratios must therefore reflect
surrounding context and feature generously sized gardens to transition
into the rural landscape at the back of the site.
• Proposals must feature an appropriately landscaped buffer from main
road (B1077) with hedges, large trees, or planted verges to not deviate
from the existing settlement gap along White Horse Road.
• Proposals must sustain the linear settlement pattern appropriately set
back from White Horse Road.
7 People over or approaching retirement age.
8 With a demonstrable local connection consistent with the definition used by the
Community Land Trust.
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6.23 Other requirements:
• Smaller dwellings are preferred over larger residences to aid with
affordability.
• Site should deliver both affordable and market housing and not be
developed as a single residence.
Figure X: Site EBNP2, Land at
White Horse Farm (source:
Parish Online, with own
annotations).
POLICY EB1(b)
Site EBNP2: Land at White Horse Farm
A site of 0.45 hectares at White Horse Farm shown (figure X) is identified for
approximately 16 dwellings including 6 affordable dwellings for local people.
Site EBNP3: Land at Straight Road, East End (awaiting confirmation from the Group
whether this remains)
6.24 The following codes are specific to site EPNP3 allocated within the
Neighbourhood Plan. These are intended to ensure that development within
this infill site support the provision of affordable homes on the site, while
ensuring the prevailing character of the site is protected.
• Set back distances from the Straight Road and East End Lane must
conform with the prevailing building line. Slight variance in the building
line could be appropriate in order to retain views of The Royal Oak
pub.
• Provision for public space must be considered to respond
appropriately to the surrounding rural context of the site’s location.
• Dwellings must respond to the gateway qualities at the junction of the
Straight Road and East End Lane. Therefore, dwellings at this corner
must feature facades animated with doors and windows.
• Exposed, blank gable end buildings with no windows fronting roads
and/or public spaces should be avoided.
• Typologies must balance affordability while making an appropriate use
of land on the site. The site could accommodate a range of between
6 and 8 dwellings, however, the scale and massing of these must be
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limited and not exceed those of adjacent buildings within the site’s
immediately surrounding context.
6.25 Other requirements:
• Site should be developed for Community- led housing only.
Figure X: Site EBNP3, Land at
Straight Road, East End (source:
Parish Online, with own
annotations).
POLICY EB1(c)
Site EBNP3: Land at Straight Road, East End
A site of 0.32 hectares at Straight Road, East End, located outside of the settlement
boundary (figure X) identified as a community-led development for approximately 8
affordable dwellings/Almshouses, specifically for local people.
Infill development and the village heart
6.26 It is recognised that during the Plan period there will be applications for new
infill development submitted and that the Neighbourhood Plan needs to
provide guidance on how those applications should be determined. The
overarching attitude to such development remains unchanged with
proposals for suitable infill development within the defined settlement
boundary being supported in principle provided it is consistent with other
policies of this plan specifically those relating to design and character.
6.27 New development in the Village Heart (see figure X) which remains a sensitive
location due to its historic character remains only supported when certain
criteria are met (Policy EB2).
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Figure X: East Bergholt
village heart (source:
Parish Online with own
annotations).
6.28 In addition to applications inside of the settlement boundary there may also
be applications submitted which includes land outside of the identified
settlement boundaries. The Neighbourhood Plan seeks to provide clear
guidance and support for affordable housing outside of the settlement
boundaries provided it is in the form of a rural exception site or a community
led development.
6.29 Policies EB2 and EB3 of the Adopted Plan have been merged to provide a
comprehensive policy which sets out the approach to new, small-scale infill
housing development on sites that have not been allocated, together with
new guidance on exceptions and community led developments. The po licy
has been updated to include references to the latest position with National
Landscapes (formerly Areas of Outstanding Natural Beauty), the Design Code
and to include suitable references to the Suffolk Coast Recreational
Disturbance Avoidance and Mitigation Strategy (RAMS) Policy EB2 is shown
below.
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POLICY EB2: Development size and location
New housing will be supported within the identified settlement boundaries provided
that the proposal:
1. Would not have an unacceptable adverse impact on the Dedham Vale and
Suffolk Coast and Heaths National Landscape (figure X), Local Green Spaces
or sites of biodiversity and geodiversity importance.
2. Conserves, enhances and respects the Conservation Area (figure X), the
Special Character Areas (figure X), heritage assets and the built character of
the local area, respecting the density, rhythm, pattern, proportions and
height of existing development in the street scene.
3. Would not have an unacceptable adverse impact on the local highway
network.
4. Would be of an acceptable size and scale that contributes to the character
of the village and the ‘Sense of Place’.
Village Heart
Within the Village Heart, housing development will be supported only for small scale
infill development that does not harm the character or appearance of the
Conservation Area (figure X), nor adversely impacts upon the setting of a
designated heritage asset. Development should reflect the traditional scale, form,
massing and siting of buildings in the area.
Development, including backland development, on large gardens that adversely
affects the character of the Conservation Area (figure X) and the setting of listed
buildings will not be supported.
Exceptions Housing
Where a need for such housing is proven, Rural Exceptions Affordable Housing and
Community-led developments will be supported on sites adjacent to or well related
to the settlement boundaries, (figure X) in accordance with Joint Local Plan Policy
LP07.
All residential development within the Zones of Influence (ZOI) of European Nature
Conservation sites will be required to make a financial contribution towards
mitigation measures, as detailed in the Suffolk Coast Recreational Disturbance
Avoidance and Mitigation Strategy (RAMS),5 to avoid adverse in combination
recreational disturbance effects on European sites.
See also Policy EB9 and the East Bergholt Design Codes and Guidance June 2024.
Housing size, type and tenure
6.30 The size, type and tenure is a key issue for local communities in respect of new
housing. The specific mix of new housing that will come forward, will clearly
have an impact on the demographics of the existing community and
therefore careful thought needs to be applied to determining that mix.
6.31 Consultation undertaken during the preparation of the Adopted
Neighbourhood Plan indicated that there was a need for new housing to
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meet the needs of both young families and older people at social rent levels.
Data from the 2021 Census indicated that there had been a drop in overall
population within the parish from 2 ,765 to 2, 712. The age group with the most
significant loss was aged 15 and under, reducing from 504 in 2011 to 396 in
2021. During the same period, the number of residents aged 64 and over,
rose from 686 on 2011 to 825 in 2021. The population profile is likely to have
changed from that in 2021 due to the level of housebuilding between 2022
and the time of writing (January 2025).
6.32 Government guidance emphasizes that delivering a wide choice of high
quality homes is essential to support a sustainable, vibrant, and mixed
community. This includes both open market housing (housing to purchase on
the open market) or affordable housing (housing for rent, for sale at
discounted prices).
Housing Needs Assessment
6.33 In early 2024, the Neighbourhood Plan Committee commissioned consultants
AECOM, through the Locality Technical package to undertake a Housing
Needs Assessment for the parish. The report was finalised in April 2024 and is a
supporting document to this Neighbourhood Plan Review. The Housing Needs
Assessment looked in detail at issues of housing size, type and tenure in the
parish including affordability and whether there was a need for any forms of
specialist housing.
6.34 The key findings of the HNA are summarised below:
Tenure and Affordability
o Home ownership is the dominant tenure in East Bergholt at 79% of
all households, which is slightly higher than the district average. Of
the remaining households, 12% live in private rented housing and
10% in socially rented housing, but are both smaller proportional
shares than the district average.
o Over the last decade, there has been a proportionally significant
increase in number of private renters, this is in contrast to much
slower growth in the proportional share of owner occupiers.
Housing Costs
o Home values in East Bergholt have followed a clear upward
trajectory over the last decade. The current
9
median house price
(middle number when arranged from lowest to highest) is £470,000, which is 62% higher than the median in 2013.
o The lower quartile price (the lowest 25% of prices, used as a good proxy for entry-level housing) sits at £378,000, which is 60% higher
than in 2013.
o It is worth noting that the current median house price in East Bergholt is significantly more expensive than the current median for Babergh as a whole (£333,000). (Note: a household with an income
of £50,000 would need 6 x their salary to purchase on the open market)
9 At April 2024 – from the HNA.
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o It was found that local households on average incomes are unable
to access even entry- level homes unless they have the advantage
of a very large deposit. The median house price would require an
annual income of around 150% above the current average.
o Private renting presents a similar affordability challenge, generally
only allowing average income households to access 2 bedroom
rented homes. Households made up of two lower earners could not
afford the given rental thresholds and would need to rely on social
and affordable rented options.
o Subsidised routes to home ownership like First Homes and shared
ownership are intended to target people who can afford to rent
but not to buy. In East Bergholt, there is a relatively large gap
between the income needed to afford to rent (£40,800) and to buy
(£97,200), who may benefit from these products.
o First Homes: even applying a 50% discount would make new
housing only marginally affordable to average earners
10
.
o Affordable rented housing appears generally affordable to households with two lower earners (average earning households
are unlikely to be eligible).
o Single lower earners can afford average social rents and affordable
rents but the lowest earners, if unable to secure a social rented
dwelling or additional subsidy, may need to live in a room in a
shared house using housing benefits.
Figure X: Median prices paid when homes were sold in East Bergholt ward and how
they compare to regional and national averages January 2022 to December 2022.
Source: Office for National Statistics. Obtained from Suffolk Observatory website 9
29.09.2022.
10 First Homes will no longer be applicable from December 2024.
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Type and Size
o The East Bergholt housing stock is significantly represented by
detached homes, which make up approximately two thirds of the
overall stock. Moreover, cumulatively detached and semi-
detached dwellings make up close to 85% of the housing stock. The
remainder is made up of terraced dwellings and a smaller number
of flats.
o The size profile of homes in East Bergholt is fairly similar to the District,
with a much higher proportion of detached dwellings and a smaller
proportion of the other housing types.
o The Neighbourhood Area has a higher proportion of larger 4+
bedroom homes than is common across Babergh.
Population characteristics
o There is a distinction between the younger and older population in
East Bergholt, with each cohort aged younger than 64 showing
population decline and the older population showing proportional
growth, notably in those aged 85+.
Future population and size needs
o Estimating the size mix of future homes suggests that new
developments should deliver a variety of dwellings with between 1-
3 bedrooms, with a focus on 2/3 bedroom homes.
Specialist Housing for Older People
o The report estimate s there are around 432 individuals aged 75 or
over in East Bergholt, a number that has grown from 318 in 2011
and is projected to rise to 691 by the end of the Neighbourhood
Plan period.
o A clear majority (82%) of Babergh’s households aged between 55
and 75 in 2011 (and therefore likely to reach the 75+ bracket by
2041) are owner occupiers and the remainder predominantly rent
from a social landlord.
o Those currently owning will require specialist accommodation for
market purchase, being largely ineligible for subsidised housing,
while those in private or social rent will need to rely on subsidised
rented housing because they are unlikely to have the funds to buy.
Projected demographic change and need for specialist housing
o The 75+ population of the parish is projected to increase from 16%
to 23% of the overall population between 2021 and 2040.
o The growth of the older population should be converted into
households because some older people will be cohabiting. The
projected growth in the older population points to 185 new
households made of persons aged 75+ over the Neighbourhood
Plan period.
o The potential need for specialist housing with some form of
additional care for older people can be estimated by bringing
together data on population projections, rates of disability, and
what tenure of housing the current 55-75 cohort occupy in the
parish.
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o The report estimat es a range of 65 to 79 specialist accommodation
units that might be required during the plan period.
o Between 60-75% of the need can be accommodated through
market purchase (as opposed to Affordable Housing).
o Between 60-70% of the need can be accommodated through
either sheltered accommodation or adaptations to the existing
housing stock, rather than new extra care options.
o The potential need for care and nursing home beds in East Bergholt
by 2040 can be estimated at roughly 15.
o The main unmet need in East Bergholt is for market sheltered
accommodation which may be satisfied by ensuring most or all
new housing is accessible and adaptable for people with lower
support needs in line with Policy LP24 of the adopted Part 1 of the
Babergh and Mid Suffolk Local Plan, which suggests that 50% of
new dwellings meet the requirements for accessible and
adaptable dwellings under Part M4(2) of Building Regulations.
6.35 The p olicy ideas drop-in consultation undertaken in February 2024, to support
the Neighbourhood Plan review, revealed local support for affordable
housing for local people and there was a strong recognition that the parish
was a desirable location with a high quality environment but that house
prices are also higher than other locations , almost inevitably out of the reach
of most local families. The establishment of the Community Land Trust
following the adoption of the existing Neighbourhood Plan is also an
indication of the recognition of the issue. Policy EB1 and the site specific sub-
policies aim to address some of the issues identified in the HNA, however it is
recognised that over the life of the plan there may be other sites that come
forward where there may be opportunities to provide an appropriate mix of
housing to meet specific identified needs. Policy EB3 below has been
prepared to provide guidance for such applications.
6.36 Note: It should be noted that due to the high cost of housing in the parish that
the policy expresses a preference for social rent over affordable rent which
would still not be a reasonable affordable option for most people.
Furthermore, due to changes to the NPPF in December 2024, First Homes is no
longer included in the policy.
POLICY EB3: Housing type, t enure and sizes
Residential development shall provide a mix of house types, tenures and sizes to
support the delivery of dwelling which meet the identified housing needs of the
Parish. Affordable Housing on sites over 10 dwellings shall be provided in
accordance with Policy SP02 of the Adopted Part Babergh- Mid Suffolk Joint Local
Plan 2023.
The mix of new housing provided should be based on evidence of need and should
be in accordance with the East Bergholt Housing Needs Assessment 2024
11
as set out
below:
11 Produced by AECOM.
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• Size – new developments should deliver a variety of dwellings with between
1-3 bedrooms, with a focus on 2/3 bedroom homes.
• Tenure – where affordable housing is to be provided on it should comprise of
80% social/affordable rent, with the preference for social rent 19% Shared
ownership.
Housing for older people
6.37 As outlined in the summary of key finding from the HNA above, the
Neighbourhood Plan Review must consider how it meets the needs of an
ageing population who wish to stay in the parish. The approach taken in the
Adopted Neighbourhood Plan to enable the development of appropriate
types of housing development specifically suited to older people is continued
by this Neighbourhood Plan Review.
6.38 The aim is to help people stay in the village close to their support networks as
they get older which in turn helps to keep people in the community with local
support, reducing costs to social care and health services and reducing the
isolation of older people. It also helps to release homes that may be ‘under
occupied’ for family use.
6.39 This Neighbourhood Plan Review has identified a specific site adjacent to the
Congregational Church in Policy EBNP1 for this purpose. However Policy EB4
below (formerly Policy EB5) provides support in principle for such
development and is unchanged from the adopted policy wording.
POLICY EB3: Housing type, t enure and sizes
Up to one third of new housing developed in the plan area should be designed to
meet the needs of older people
12
. The development of homes suitable for older
people, including affordable and market housing, of types and sizes that meet local
housing need will be supported on sites that satisfy the requirements of Policy EB2.
Small scale infill development of older people’s housing within 400 metres of St
Mary’s Church (Map 8) will be supported where they provide homes with easy
access to the facilities in the Village Heart (figure X), subject to conforming to other
policies of the development plan.
Subject to the need and viability being demonstrated, the development of a care
home in the village will be supported.
See also Policy EB1 and EB2.
12 See NPPF Definition in Glossary
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Chapter 7:
Natural environment, landscape
and open space policies
OBJECTIVE 3: Protect and enhance the rural village character of East Bergholt, its
high quality landscape including the areas of National Landscape and
Conservation Area, heritage assets and built environment.
OBJECTIVE 4: Maintain the distinctive views in, around and approaching East
Bergholt and its visual connectivity with the surrounding countryside including the
areas of National Landscape.
OBJECTIVE 5: Protect and enhance the village’s important open spaces and
biodiversity.
Landscape
7.1 The distinctive nature of the parish is defined by its high quality landscape.
The western and southern parts of the parish fall within the Dedham Vale
National Landscape. Following the conclusion of the boundary review for the
Suffolk Coast and Heaths National Landscapes in 2020, parts of the north and
east of the parish now fall within that National Landscape. The National
Landscapes are areas recognised by the United Kingdom government as
having national importance. This importance is reflected in their designation
under the National Parks and Access to the Countryside Act (1949).
7.2 The primary purpose of the designation is to conserve and enhance natural
beauty. In pursuing the primary purpose of the designation, account should
be taken of the needs of agriculture, forestry and other rural industries and of
the economic and social needs of local communities. Particular regard
should be paid to promoting sustainable forms of social and economic
development that in themselves conserve and enhance the environment.
Recreation is not an objective of the designation, but the demand for
recreation should be met insofar as this is consistent with the conservation of
natural beauty and the needs of agriculture, forestry and other uses.
Suffolk and Essex Coast and Heath National Landscape
7.3 The Suffolk and Essex Coast and Heaths National Landscape is a distinctive
area of legally protected countryside, which covers towns and villages in East
Suffolk and North Essex. The area was designated in 1970 and extended in
2020. The designation covers a beautiful stretch of the Suffolk coast, from
Kessingland in the north, to the River Stour Estuary in North Essex in the south.
The area is characterised by wildlife rich estuaries, shingle beaches and
heathland, together with large swathes of important agriculture and forestry
land and picture- postcard coastal towns. Tourism is an important economic
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activity with visitors attracted by the authenticity of the area, its amazing
environment, quality accommodation and local food and drink. It’s cherished
for its relatively undeveloped, tranquil landscape and stunning natural and
cultural history.
Dedham Vale National Landscape
7.4 The Dedham Vale National Landscape is the fourth smallest of the 38 National
Landscapes in England and Wales, comprising of approximately 90 square
kilometres along the Essex/Suffolk border. The area has a rich history and
heritage, synonymous with the artist John Constable, and the Stour Valley
Project area is a distinctive landscape with agriculture at its core. Dedham
Vale is essentially a farmed landscape characterised by rolling hills and gentle
valleys, trees, riverbank willows, floodplain meadows, ancient lanes,
traditional villages and farm buildings and meander ing rivers.
Figure X: National Landscapes (in green) and Site of Special Scientific Interest (in orange)
(Source: https://bmsdc.cloud.cadcorp.com/WebMap/Map.aspx . Accessed 29.01.25). Red
line denotes parish boundary.
7.5 The NPPF is clear that protecting and enhancing valued landscapes is a key
task for planning pol icies and that ‘major developments’ should be refused if
they fall within a National Landscape. The boundary review of the Suffolk
Coast and Heaths National Landscape, which took place after the existing
Neighbourhood Plan was made, has increased the amount of National
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Landscape within the parish and this in turn will have the impact of limiting the
amount of land within the parish being suitable for further growth.
7.6 The Historic Landscape Study of East Bergholt and the Cultural Legacy of
John Constable Report from 2021, identified a number of key findings as
follows:
• East Bergholt is a very special English village as the birthplace of the
internationally renowned painter John Constable and was his
inspiration throughout his life.
• Constable’s iconic landscape paintings were not just of Flatford Mill;
the village and former heath were important subjects in his work.
• Most of the views in Constable’s paintings remain unchanged today.
• These fields, tracks and hedgerow now need a higher level of
landscape protection.
• The study charts the organic growth of East Bergholt since pre-historic
times, through Medieval changes to the 19
th
century, through to the
20th century and current times. The narrative describes the satellite
hamlets, the field enclosures of the 19th century, and the survival,
currently, of the openness of the heath.
• The study assesses the landscape sensitivity of key areas around East
Bergholt, from a heritage and cultural point of view. It warns of threats
of potential damage by inappropriate large scale development,
despite Conservation Area and National Landscape status.
7.7 It is clear from public consultation undertaken both in respect to the Adopted
Neighbourhood Plan but also during the preparation of the Neighbourhood
Plan Review that, the local community attaches great importance to its
landscape and cultural heritage. This is reflected in Pol icy EB5 below (formerly
Policy EB6).
POLICY EB5: Landscape and views
The views shown in figure X), taken from the Historic Landscape Study 2021, are
identified as important public views due to their historic and cultural connections
with the landscape painted by John Constable. Proposals for development shall
demonstrate that they:
1. Comply with the policies and guidance relating to the Dedham Vale and
Suffolk Coast and Heaths National Landscapes and their setting.
2. Where appropriate, satisfy the development tests set out in the National
Planning Policy Framework.
3. Respond positively to the special qualities and scenic beauty of the Dedham
Vale and Suffolk Coast and Heaths National Landscapes and their setting.
4. Have taken full account of the capacity assessment set out in the Landscape
Sensitivity and Capacity Assessment (Map 11) and the guidance in the
Historic Landscape Study; and
Would not have an unacceptable adverse impact on the landscape setting of the
village demonstrated through a Landscape and Visual Impact Assessment.
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Figure X: Views and viewpoint locations (source: Historic Landscape Study of East Bergholt
and the Cultural Legacy of John Constable).
Conservation Area
7.8 The Historic Lands cape Study findings indicated that despite significant areas
of the parish falling within the two National Landscapes, and therefore
afforded the protections commensurate with those designations, that there
were still areas of land and specific features within the p arish with significant
landscape, heritage and cultural significance which were not subject to any
protection. The Study indicated that these required a higher level of
protection.
7.9 In addition to the National Landscapes, there is a Conservation Area in the
parish which was designated in 1968 and extended in 1975. However there is
no current up to date appraisal or management plan. The Conservation Area
is centred largely on the area known as the ‘village heart’ which includes a
cluster of listed buildings along the L shaped route which forms the historic
core of the settlement. This includes significant large historic properties such as
St Mary’s Church, but many buildings are small cottages or former
commercial premises, set into their original context. The East Bergholt
Conservation Area encompasses an area of land bordering Gaston Street,
The Street and Rectory Hill, between the two main settled parts of the village.
The Conservation Area is wholly within the Dedham Vale National Landscape.
This area is defined by significant buildings that form the historic origins of the
village at Old Hall and is characterised by a more dispersed settlement
pattern and varied building line compared to the village centre. The
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combination of important historic buildings, historic boundary walls and
mature vegetation combine to create a special highly valued character.
Figure X: Conservation Area (source: Parish Online with own annotations). Blue line denotes
parish boundary.
7.10 This special landscape character combine d with the nationally significant
cultural qualities of the area such as Flatford Mill, the parish’s rich built
heritage ( which includes over 90 listed buildings), attracts over 250,000 visitors
to the area annually. It is therefore important that it is retained for furt her
generations to enjoy. The Neighbourhood Plan Review presents an
opportunity to provide this additional protection, and the issue has been
explored in detail building on the steer provided by the Historic Landscape
Study.
Special Character Area
7.11 The Historic Landscape Study undertook a detailed assessment of both the
landscape and historic environment of the parish. The study identifies areas of
archaeological and landscape sensitivity:
• The former heathland north of the village has archaeological potential.
• The historic landscape pattern is still evident north of the village and is
highly susceptible to visual impacts.
• The former East Bergholt Heath at the centre of the village is sensitive to
encroachment and erosion of historic character and has important
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cultural associations with Constable’s work. The study recommends
that the landscape on either side of the Donkey Track is protected.
• The historic association of the medieval satellite hamlets and village
greens has been weakened or lost due to encroachment, including
‘Quinton’s Area’ and land south of Gandish Road.
7.12 Furthermore, the Study identifies some specific landscape and development
guidelines to protect the historic environment from inappropriate
encroachment or from erosion of character. The Study concludes that
greater recognition of the important association with Constable and close
associations with the village and the former heath warrants a higher level of
protection and the historic landscape character can be strengthened and
enhanced for future generations. It was suggested that the Neighbourhood
Plan review may be able to provide some protection for the area although
not formally as an extension to the Conservation Area as this can only be
achieved under a separate process as set out in the Planning (Listed Buildings
and Conservation Areas) Act 1990.
7.13 The Neighbourhood Plan therefore identifies additional Special Character
Areas which match the areas identified by the Historic Landscape Study. The
specific justification for the inclusion of five additional areas is set out in the
‘Proposal for Extending the Conservation Area’ document produced in May
2021 by the Neighbourhood Plan Working Group. This is a supporting
document to the Neighbourhood Plan Review. The initial research was much
wider than just the five areas proposed. Both the built fabric and landscape
character across the parish were assessed. The areas chosen as Special
Character Areas embody strong characteristics of the historic landscape and
East Bergholt’s early development. They also include many places where
John Constable celebrated the natural environment, which are still evident
today. These five areas have different qualities and justifications which are set
out below.
7.14 The Area termed ‘The Donkey Track’ is the first of the proposed extensions to
the Conservation Area .
Figured X: Area 1
(shown in green) ‘The
Donkey Track’. Black
line denotes the existing
Conservation Area
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Area 1: The Donkey Track
Description: It is central to the village, abuts the existing Conservation Area
and is core to the heritage landscape of Constable’s period. The area also
includes Golding Constable’s (father to John) garden. To the south west of
the track, the undulating land is divided by the Riber stream which
continues across Rectory Hill and eventually down to the Stour. The western
boundary is created by the rear of The Old Rectory and properties which
face Rectory Hill, The Street, and Gaston Street. The north eastern side of
the track is distinguished by a 20 year old woodland at the southern end
leading to cultivated fields divided by hedges leading up to Heath
Road/Mill Road, the main vehicular route around East Bergholt. The rear of
the 1970’s Richardson Road estate and the Medical Surgery complex abut
the land to the north.
Justification: The cultural importance of the landscape views are on an
international scale because of Constable’s fame as an artist. These views
recorded two centuries ago still exist and therefore should be protected.
The Landscape Sensitivity Appraisal of 2020 by Heritage Collective
awarded this area High Sensitivity. High Sensitivity means that “It is unlikely
that any development, save for individual plots in very specific locations,
would be appropriate.” .The Donkey Track itself is a very popular amenity
and walking route for the residents of East Bergholt and therefore has a
demonstrable value to the local community.
7.15 This area is a well-defined triangle, an ancient village green formed by
Quintons Road, Woodgates and Heath Road containing historic open space
and many historic buildings.
Figured X: Area 2
(shown in red)
‘Quinton’s triangle’
(source: Parish online,
with own annotations).
Black line denotes the existing Conservation
Area.
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Area 2: Quinton’s Triangle
Description: The area was known as Gaston’s End on early Brassier maps,
particularly of East Bergholt Heath of 1731, where the triangle with its historic
pond is clearly shown as a green surrounded by houses. The main green
open space is a remnant of the original Heath and is known locally as the
“Box Iron” because of its shape. It contains a number of trees with Tree
Preservation Orders. The Quintons Triangle contains no less than 10 listed
buildings: The Hermitage, Chaplins, Chaplains Cottage and Gascoignes,
The Carriers Arms, High Trees Farmhouse, Blacksmiths Cottage, The Linnets,
Quintons Cottage, Quintons House, and The Hare and Hounds, many
dating from the 15th and 16th centuries.
Justification: Quinton’s Triangle contains a combination of a variety of
historic buildings and green open spaces which , together, represent a
unique vestige of an important part of East Bergholt’s growth over the
centuries . New development on the elements of open land would destroy
the setting and character of the area. The Quinton’s area has previously
been included in the Conservation Area until at least 1995. It is not known
why it is not currently represented. The Box Iron is designated as a ‘Local
Green Space in the Adopted East Bergholt Neighbourhood Plan.
7.16 This section runs from the village centre at the Gaston Street junction, from
The Gables (grade II listed), along the western side of Hadleigh Road to the
junction with Hughes Road . The area is an important tree lined entrance to
the village with large, listed houses.
Figured X: Area 3
(shown in orange )
‘Hadleigh Road, west
side’ (source: Parish
online, with own annotations). Black line
denotes the existing
Conservation Area.
Area 3: Hadleigh Road, west side
Description: While the eastern side of the road is not for conservation area
consideration, it does contribute to the attractive natural tree cover that
characterizes the road. Together with the western side, the mature trees
create a pleasing “tunnel” effect over the road at all seasons. The tree
lined frontages for historic buildings such as Gatton House and Ackworth
House, are spaced out along the road, with driveway entrances such as
the one for the Gattinets business units. Generally, these historic buildings
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are only partly visible from the road where the vegetation predominates,
with no pavement on this side. At the top Hadleigh Road intersects with
Hughes Road and Elm Road, before it continues northwards. Here there is a
large open meadow in front of the historic Allens Farmstead and features
the gated drive to the Grade 2* listed “The Lodge”, which is not really visible
from the road.
Justification: This is an important and historic entrance to the village. The
western side is line with a sequence of historic and listed houses, effectively
spaced apart from each other. There is a special “natural” character to this
section of Hadleigh Road created by the arbor of mature trees, the hedges
and the gentle curve of the road. Inappropriate development in the future
on this well used route could severely diminish the character and simple
attractiveness of its setting. The 2020 Heritage Collective Historic Landscape
Study records this as an area of HIGH heritage sensitivity. The area sits within
the Dedham Vale National Landscape. There is evidence of archaeology,
particularly near the old Roman road, where artifacts were found during
the construction of Ackworth House.
7.17 This area is another important entrance route to the village where only the
east side currently has Conservation Area status protection.
Figured X: Area 4
(shown in blue) ‘Gaston
Street West’ (source:
Parish online, with own annotations). Black line
denotes the existing
Conservation Area.
Area 4: Gaston Street West
Description: Gaston Street has been an important thoroughfare in East
Bergholt for centuries, linking the village centre and The Street in the south,
with the area once known as Gaston End in the north, where it now adjoins
the B1070. It lies on a bus route into the village and is a main access route.
The street widens as it approaches the village centre. Gaston Street is a
primarily residential street with a wide variety of house types, sizes and
styles. The two exceptions are Richardson’s farm which remains a working
farm, with its listed farmhouse situated towards the northern end, and the
single storey Lambe School, founded in 1594 and now used as a village hall,
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located closer to the village centre. The latter sits opposite some large
houses built in classical style in the late 20th century. Gaston Street
remained largely undeveloped until Victorian times. In 1851 there were only
16 houses on Gaston Street with Tufnell’s located at one end and The
Gothics at the other. Since then any gaps have been filled to provide an
eclectic and interesting streetscape with 10 listed buildings scattered on
both sides of the street intermixed with more modern development with a
wide range of building styles. The street scene is enhanced by the number
and type of large mature trees, many with preserved trees.
Justification: The west side of Gaston Street is not an island. It is integrally
linked in its history and in its visual impact to the east side of the road which
is already part of the Conservation Area. The integrity of the Conservation
Area in this part of the village can only be protected by recognising that
Gaston Street is one entity with each side of the road complementing the
other. Both sides merit protection in their own right. Without the inclusion of
this area the impact of any development has potential to be detrimental to
views out of the area and compromise the overall character of the area.
This is particularly pertinent should any development take place in front
gardens on the west side of Gaston Street, or if the larger rear gardens of
the houses at the southern end of the street backing onto Hop Meadow
succumb to development pressure.
7.18 Flatford Mill and Flatford Lane are candidates for a World Heritage Site
application.
Figured X: Area 5
(shown in blue)
‘Flatford Mill’ (source:
Parish online, with own annotations). Black
line denotes the
existing Conservation
Area.
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Area 5: Flatford Mill
Description: Flatford itself is a small cluster of buildings on the banks of the
River Stour to the south of East Bergholt. It includes the famous Flatford Mill,
together with other historic structures such as the lock, the bridge, the
Granary, Valley Farmhouse and Willy Lott’s Cottage. It is served by Flatford
Lane on the north side of the river, which runs in a loop from the crossroads
at Gandish Road/White Horse Road junction downhill towards the National
Trust Car Park, and then uphill to East Bergholt Church. The area is within the
Dedham Vale National Landscape with cross country pedestrian and boat
access to Dedham itself. The area also comprises the fields and woods
either side of Flatford Lane, and the mill related properties on the riverside.
Justification: Flatford Mill, together with the buildings and river structures on
the banks of the Stour, is nationally recognisable as quintessentially English.
The architecture, the landscape and the views have been carefully
maintained and restored in order to maintain the special qualities. Flatford
Lane, and the fields on both sides of it, have not materially changed in
hundreds of years. The route and the area offer a sequence of stunning
views and beauty spots. John Constable gave the Mill, Flatford Lane and
Fen Lane international recognition through his iconic paintings of 200 years
ago. An application is being made for World Heritage status for Flatford Mill.
7.19 In the light of these special qualities, the Neighbourhood Plan designates
these five areas, as identified (figure X), as Special Character Areas. The
designation does not have a statutory status but development proposals that
do not take account of he built, and natural qualities of this area could have
a significant wider impact on its character and will not be supported. Given
the range and quality of buildings and features of architectural, landscape
and historic interest in the Special Character Areas, it is considered that a
formal extension to the Conservation Area is required. The Parish Council will
continue to press Babergh District Council, to undertake the review process .
Policy EB 6 below sets out the approach to be taken to development within
these additional areas, until that formal review is in place.
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Figured X: Conservation Area extension proposals (source: Parish online, with own
annotations).
POLICY EB6: Special Character Areas (proposed Conservation Area extension)
Five Special Character Areas are identified (figure X) as follows:
1. The Donkey Track
2. Quinton’s Triangle
3. Hadleigh Road west side
4. Gaston Street west
5. Flatford Mill and Flatford Lane
Within these areas, as well as having regard to the need to preserve or enhance the
significance of the heritage, landscape or archaeological assets in or adjoining the
area, consideration should be given as to how a proposal enhances the distinct
characteristics of the identified area.
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Proposals for development will not be supported where the harm caused as a result
of the impact of a proposed scheme is not justified by the public benefits that would
be provided.
Local Green Spaces
7.20 The distinctive and unique village character of East Bergholt does not only
stem from its location within the wider landscape and the views surrounding
the village. It also stems from, and is reinforced by, open areas within the
village and their relationship with the buildings within the village. These open
spaces within the village are important to its character and identity as well as
being identified as important by the community in the consultation
undertaken to support the Adopted Neighbourhood Plan. The loss of any of
these open spaces to development would be damaging not only to the
amenity of those who live near them or who use or enjoy them, but also to the
overall character and identity of the village and its economy. Any
development affecting these open areas therefore has the potential to
negatively affect the village’s heritage status in the heart of Constable
Country. Therefore the Adopted Neighbourhood Plan identified a number of
spaces as Local Green Spaces. These spaces and this policy are retained.
However, taking into consideration the development in the parish which is
planned, under construction and completed since the Adoption of the
previous Neighbourhood Plan, there are a number of potential green spaces
which will come forward as a requirement of that development. These will
therefore be protected once they have been delivered on site.
Figure X: Local Green Spaces, as designated in the Adopted Neighbourhood Plan.
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POLICY EB7 : Local Green Space
Those areas defined in figure X (more detail in figures X-X) shall be protected as
Local Green Spaces. Proposals that would result in the loss of or adversely affect the
function or appearance of a Local Green Space, will only be permitted in very
special circumstances.
Of special importance are open spaces within the village which have recreational
and amenity value and reduce recreational pressure on the Stour and Orwell
Estuaries Special Protection Areas.
Where new green spaces are delivered on development sites as part of the open
space contribution for that development, these will be protected as though they
were Local Green Spaces.
Biodiversity
7.21 There is a statutory duty on public authorities to have regard to the purpose of
conserving biodiversity under the Natural Environment and Rural Communities
Act 2006. The NPPF indicates that planning policies should contribute to and
enhance the natural and local environment by protecting and enhancing
sites of biodiversity or geological value and minimising impacts on and
providing measurable net gains for biodiversity. Recent reports at both a
national and international level recognise that nature is in crisis and that
positive action through mechanisms such as Local and Neighbourhood Plans
is vital.
7.22 The Environment Act 2021 introduces a new system for the delivery of
Biodiversity Net Gain (BNG) which was not in operation when the Adopted
Neighbourhood Pl an was made. In simple terms, BNG is an approach to
development which aims to leave the natural environment in a measurably
better state than it was beforehand. Planning policy that seeks to protect and
enhance biodiversity is not new, but this latest approach focuses in more on
the measurability aspect. Planning applications will need to quantify the
different habitat types on site both before and after the proposed
development using the latest Biodiversity Metric. Opportunities to improve
biodiversity in and around developments should be integrated as part of their
design to secure a minimum of 10 per cent net gain firstly onsite, or if not,
locally. Where this cannot be achieved, a developer can secure the shortfall
by securing a site for biodiversity uplift elsewhere. BNG is now mandatory on
all development sites except for householder applications.
7.23 Part 1 of the Babergh Mid Suffolk Joint Local Plan was adopted before all of
the mandatory requirements for BNG had been enacted, however Policies
SP09 and LP16 of the Joint Local Plan address the issue. Neighbourhood Plans
should need not repeat or duplicate such matters unless there is clear, robust
local evidence for doing so.
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7.24 The Stour and Orwell Estuaries are designated as a Special Protected Area
(SPA), a Site of Special Scientific Interest and a Ramsar site (for wetland
habitats) and form an important component of the Suffolk Coast and Heaths
National Landscape Beauty. The estuaries include extensive mudflats, low
cliffs, salt marsh and small areas of vegetated shingle on the lower on the
south side of the Orwell and at Cattawade Marshes at the head of the Stour.
The Stour and Orwell Estuaries designation runs along the southern boundary
of East Bergholt parish and is within a small area of the parish. There are also
two County Wildlife Sites (CWS) within East Bergholt parish:
• CWS Babergh 46 Gibbonsgate Field (Flatford Mill).
• CWS Babergh 160, which is also a Roadside Nature Reserve
7.25 Opportunities to environmentally enhance or connect these existing
designations through the creation of new green corridors within the parish.
Where new development is proposed networks of green infrastructure should
be provided, linking with existing networks of open space. Policy EB8 below
seeks to provide a more localised dimension.
POLICY EB8 : Biodiversity
Proposals for development should improve, protect and enhance biodiversity and
geodiversity to reflect the requirements of the Environment Act 2021 and the
National Planning Policy Framework.
Using national policy guidance and DEFRA metrics, development proposals will be
expected to provide a minimum of 10 per cent net gain in biodiversity, with an
aspiration to 20 per cent over the plan period, through the following:
1. The creation of new and the restoration and enhancement of existing natural
habitats. This will include the planting of additional trees and hedgerows to
restore, connect and repair fragmented biodiversity networks and create
new wildlife corridors and habitat areas
2. Protecting and enhancing internationally, nationally and locally designated
sites, protected species and ancient or species-rich hedgerows, grasslands
and woodlands.
3. Preserving ecological networks, and the migration or transit of flora and
fauna.
4. Protecting ancient trees or trees of arboricultural value;
5. Promoting the preservation, restoration and re-creation of wildlife priority
habitats and the protection and recovery of priority species;
6. Incorporating appropriate scale widlife friendly measures in all new
development such as nest bricks for birds and insects
7. Avoiding potential impacts on the Stour and Orwell Estuaries Special
Protection Area (SPA) and Ramsar site.
Proposals should demonstrate that they have had regard to the relevant guidance
in the East Bergholt Design Codes and Guidance 2024,and that ecological
considerations have been properly assessed in relation to the application site and
those adjacent to it where appropriate.
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Proposals should conform to the mitigation hierarchy and seek to retain existing
features and avoid loss or damage of biodiversity. Where loss or damage is
unavoidable, the benefits of the development must clearly outweigh the impacts
and the development shall provide for mitigation in the form of equivalent or better
replacement or replanting or appropriate natural feature on site before offsetting
elsewhere within the parish will be considered.
Off-site biodiversity enhancements should be directed to areas identified in any
Local Nature Recovery Strategy within the parish.
See also East Bergholt Design Codes and Guidance 2024.
Dark Skies
7.26 The NPPF indicates that development proposals should limit the impact of
light pollution from artificial light on local amenity, intrinsically dark
landscapes, and nature conservation. The issue of Dark Skies is not addressed
in at all in the Adopted Neighbourhood Plan or in detail in the Joint Local Plan
and therefore leaves scope for a locally distinctive planning policy on the
subject. It should be noted that such a policy can only cover lighting where
planning permission is required e.g. lighting schemes submitted as part of a
planning application and not outdoor lighting in and around domestic
properties.
7.27 According to the CPRE light pollution maps, the majority of the most rural
parts of the parish falls within the categories of the medium to darker skies
e.g. categories 2 and 3 out of 9 with 9 being the most polluted. However in
the main areas of settlement this does rise to category 4.
Figure X: Light pollution
and dark skies map for
the East Bergholt area
and surrounds (source:
CPRE).
7.28 High levels of lighting can affect the health, wellbeing and amenity of
adjacent residents but also have impacts for natural habitats and species. Nil
or low levels of light pollution are an important aspect of peace and
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tranquillity which was also an important characteristic of the parish that
people valued during the consultation exercises . Light pollution comes in
many forms such as sky glow as a consequence of water droplets in the air
and illumination from artificial light and glare. Artificial light is not detrimental
in all cases and the solution to light pollution is not turning off all lighting. Light
pollution is where light is excessive or intrudes where it is not wanted or
expected. Well-designed lighting sends light only where it is needed and
without scattering it elsewhere. The NPPF advises that by encouraging good
design in planning policies this should limit the impact of light pollution from
artificial light on local amenity, intrinsically dark landscapes, and nature
conservation.
7.29 In order to retain dark skies, warm white light sources of between 2700 and
3000K should ensure appropriate levels of light spill and glare. Light shields are
recommended for additional protection over glare and light spill.
POLICY EB9 : Dark skies
Development proposals will be required to minimise light spillage and glare and
ensure good lighting management and design to protect those areas of the parish
with intrinically dark skies such as the areas of National Landscape and should seek
to minimise further increases of light pollution within the parish as a whole.
Where planning permission is requiredall outdoor lighting schemes should be
designed to minimise their overall impact on the environment including wildlife,
through the use of low level and energy efficient technologies. When considering
applications for rooflights, velux and dormer windows, the impacts of potential light
pollution from such windows on dark night skies should be given high priority and
mitgation measures included.
Downlighting and environmental efficient lighting should be used particularly where
adjacent to the countryside, heritage assets such as the Conservation Area and
Special Character Areas and priority habitats. Whilst ensuring that new development
is safe and secure in terms of occupation and use, and vehicle safety, existing dark
skies will be protected.
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Chapter 8:
Design, character and heritage
policies
OBJECTIVE 6: As the birthplace and Suffolk home of John Constable, to protect East
Bergholt as a heritage asset of national importance, visitor centre and source of
employment.
OBJECTIVE 7: To ensure the many other heritage assets in East Bergholt and their
environs are protected.
OBJECTIVE 8: To ensure new developments enhance the open character and
special feel of the village of East Bergholt.
Design
8.1 To make a decision as to whether something is in keeping with the existing
development is subjective. However it tends to be one of the most keenly
debated factors when considering responses to planning applications.
Consultants AECOM were commissioned in 2023 to produce East Bergholt
Design Codes and Guidance (Design Code) which will assist with this
judgement. The report completed in July 2024 has been used to inform Policy
EB10 below.
8.2 The ‘Design Code’ was guided by the Neighbourhood Plan Committee and
sought to devise guidance that will assist with the development of the
Neighbourhood Plan. The Design Code built on the work of the East Bergholt
Village Character Assessment which was undertaken by the Neighbourhood
Plan Steering Group. The Character Assessment is a description of the current
built settlement in the parish using a set of criteria. These are :
• Spaces,
• Buildings,
• Greenery & Landscape Features,
• Light/Dark,
• Noise & Smell
• Spirit of Place.
8.3 Sixteen distinct character areas were identified within the parish, to which the
criteria above were then applied. The final report is a supporting document to
the Neighbourhood Plan Review and a summary is included within the Design
Code. The final Design Code is an Appendix to the Neighbourhood Plan
Review (Appendix D). Matters such as design, impact on local character,
layout, scale and parking are the most common design issues that will cause
the local community concerns about any proposed new development. If a
community believes that it has been involved in and been able to influence
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the design of a development at an early stage, the higher the likelihood that
the development will be considered to be acceptable.
8.4 A key purpose of the Neighbourhood Plan (and the Design Code) is not only
to help influence those who design and bring forward development at an
early stage of formulating their proposals, but also to help promote an
understanding of what elements make up the character of the area and
what constitutes good design that respects local character.
8.5 Government guidance places considerable emphasis on achieving well
designed places and describes it as fundamental to what the planning and
development process should achieve. Good design is a key aspect of
sustainable development, creates better places in which to live and work
and helps make development proposals acceptable to communities.
Effective engagement between applicants, communities and local planning
authorities is essential.
8.6 The NPPF also advises that design policies should be developed with local
communities so that they reflect local aspirations and are grounded in an
understanding and evaluation of each area’s defining characteristics.
Neighbourhood Plans can play an important role in identifying the special
qualities of an area and how they should be reflected in development.
8.7 The Design Code highlights the specific design parameters that need to be
considered in formulating proposals for development. The design
principles outlined within the report will have weight and will be considered
when arriving at planning decisions. The Design Code provides an element of
parish wide design guidance supplemented by specific guidance and codes.
The document is in two forms:
• Design guidance: Key design principles which are applicable to the
whole of East Bergholt. These are strongly encouraged to be followed
by any future development proposals.
• Design codes: Expressed as design requirements that must be adhered
for by any future development proposal.
8.8 The Adopted Neighbourhood Plan contained Policy EB9 which covered
design matters. This policy has been updated to reflect the production of the
Design Code and is set out in Policy EB10 below.
POLICY EB10: Housing and non -residential design
Proposals for new development in East Bergholt must have regard and take
account of the guidelines set out in the East Bergholt Design Codes and Guidance
(2024). This policy is applicable to both residential and non-residential proposals
including new builds, alterations and extensions.
New development should be informed by the wider context, and proposals should
also take account of the individual characteristics of distinctive character areas
within the parish, as identified in the Village Character Assessment, and seek to
enhance and reflect its distinctive features.
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Proposals must plan positively for the achievement of high quality and inclusive
design reinforcing the locally distinctive and aesthetic qualities of the buildings and
landscape in the Parish as in the East Bergholt Design Codes and Guidance 2024,
The spirit of this guidance is to encourage good design whether it may be historically
derived or in a contemporary idiom.
Developments in the Conservation Area (figure X) and the proposed Special
Character Areas (figure X) should preserve or enhance the character and
appearance of the Conservation Area (figure X), whilst developments within the
setting of a listed building should not result in harm to that building’s significance.
Due to the highest status of landscape protection afforded to the Dedham Vale
and Suffolk Coast and Heaths National Landscapes, the highest standards of design
will be required for development within the area and, where appropriate, its setting.
Proposals for vehicle and cycle parking should be in accordance with the Suffolk
Guidance for Parking document (2023) or successor document.
Development proposals should design out crime and design in community safety
having regard to the latest Secured by Design Guidance.
13
The Design and Access Statement submitted to accompany qualifying planning
applications should demonstrate how the East Bergholt Design Codes and Guidance
2024 has been taken into account in the design of the proposal.
Non-designated Heritage Assets
8.9 The Adopted Neighbourhood Plan highlighted that it was of paramount
importance to the local community to protect and enhance the character
and appearance of buildings of architectural and historic interest and their
settings. The parish is home to a number of listed buildings which are statutorily
protected and covered by policies in the Local Plan. The Adopted
Neighbourhood Plan contained Policy EB10 which set out the approach to be
taken to proposals affecting non designated heritage assets.
8.10 Non-designated Heritage Assets are those buildings, structures, monuments
areas or landscapes identified as having a degree of significance meriting
consideration in planning decisions. Significance is the value of a heritage
asset to this and future generations because of its heritage interest that can
be archaeological, architectural, artistic or historic.
8.11 Non-designated Heritage Assets are not formally designated heritage assets.
In some areas, local authorities identify some non-designated heritage assets
as locally listed. There are no additional permissions required, maintenance
liabilities or restrictions on property owners if a building they own is identified
as a non-designated heritage asset. The identification as a non-designated
heritage asset acts to highlight that the building has a heritage significance
13 https://www.securedbydesign.com
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which should be taken into account when determining planning applications
that could affect this heritage value either directly or indirectly.
8.12 The policy approach to non- designated heritage assets remains unchanged.
The policy has been amended to include more detail on the criteria that will
help to identify whether a building or structure is likely to be a non-designated
heritage asset. The revised Policy EB11 is set out below.
POLICY EB11: Protection of Non -designated Heritage Assets
Proposals for development that affect Non-designated Heritage Assets, will be
considered taking account of the scale of any harm or loss and the significance of
the heritage asset. Non-listed buildings that make a positive contribution to the
character or appearance of the Conservation Area (figure X), the proposed Special
Character Areas (figure X) should be retained, and their demolition should only be
permitted in exceptional circumstances.
Within the parish, buildings, structures, monuments, sites or areas that have some
identified historic or cultural significance in respect of at least two of the following
criteria
14
will be treated as Non-designated Heritage Assets for the purposes of the
determination of planning applications:
a. Age: including the use of distinctive local characteristics or building
traditions. The older the building the more important it is. Rarely post 1945.
b. Rarity: the number of similar assets in the parish or wider local area.
c. Architectural and Artistic Interest: the design and aesthetic value of an
asset relating to local and/or national styles, materials, construction and
craft techniques, or any other distinctive characteristics, for example
where the asset features in paintings by Constable.
d. Group Value: the asset is part of a grouping of assets with a clear visual
design or historic relationship.
e. Archaeological Interest: including in the form of buried remains but may
also be revealed in the structure of buildings or in a designed landscape,
for instance.
f. Historic Interest: a significant historical association of local or national
note, including links to important local figures, such as John Constable.
g. Landmark Status: strong communal or historical associations, or has a
striking aesthetic value, may be singled out as a landmark within the local
scene.
14 Taken from Historic England’s Listing: identifying and conserving local heritage Advice
Note 7
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Chapter 9:
Transport policies
OBJECTIVE 9: Promote measures which will reduce vehicle speeding, HGV usage
and increase safety for pedestrians and cyclists on the B1070.
OBJECTIVE 10: To reduce congestion in the Village Heart whilst facilitating good
accessibility around the village
OBJECTIVE 11: Ensure East Bergholt offers a safe environment for people and vehicles
to move around.
OBJECTIVE 12: Promote and seek ‘green’ transport solutions for East Bergholt
residents.
Transport in East Bergholt
9.1 The Adopted Neighbourhood Plan highlighted the key transport issues facing
East Bergholt. At that time, one of the main issues identified through
community consultation was congestion around East Bergholt’s Village Heart.
However, since that time and following the granting of permissions for new
housing both within East Bergholt but also in surrounding parishes, a second
major issue of concern has emerged which is the speed and frequency of
traffic using the B1070. The B1070 is also the location for the High School and
the Medical Practice. This issue was reflected in the results of the residents’
traffic questionnaire and in the East Bergholt Traffic Management Strategy
produced by consultants PJA.
9.2 Car dependency in the parish is increasing. Of the just over 1100 households
in the parish in 2011 only 9.4% did not have access to a car or van. However
by 2021, this had reduced to 7.6%. Given this trend, coupled with the level of
new housing expected in the parish, the number of cars on the road in and
around the parish will greatly increase and with them issues of congestion,
speeding and highway safety.
Traffic concerns for the B1070 – Health Road, Mill Road and Manningtree Road
9.3 With the projected levels of new housebuilding expected to result in the
village growing by 20% ( including the large sites at Moores Lane and Heath
Road) and traffic using the B1070 will increase exponentially. With the
cumulative effects of housing growth in nearby parishes such as Brantham,
Lawford and also Manningtree itself, this could rise to an increase of 50%
traffic usage as this route is used as a way of accessing the A12.
9.4 Issues affecting the route include HGV usage (despite there being a
restriction in place) , traffic speeds regularly exceed the 30mph limit, on street
parking reducing visibility of other traffic and limited safe crossing
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opportunities for pedestrians especially across Gaston End and Heath Road. .
The East Bergholt Traffic Management Strategy identifies a number of
measures which attempt to address these issues. These include:
• Layout changes from a ‘Y’ junction to ‘T’ junction with the Gaston End
arm realigned with tighter entry radii to reduce vehicle speeds;
• Provision of wider footways and public realm from reclaimed
carriageway space to provide more space for pedestrians;
• Informal crossing points on either side of the junction on Heath Road,
including build outs to narrow the carriageway and provide safer
crossing opportunities for pedestrians; and
• Surface material treatment on the junction and on approach to the
junction to visually indicate to drivers to slow on approach.
• Removal of centre line and material surface treatment to indicate to
drivers to slow on approach to the high school;
• Install pedestrian (zebra) crossings at the eastern and western extent of
the existing school access points to reduce severance and improve
safety for children crossing; and
• Extend the footway on the northern side of the carriageway to provide
a landing area for the eastern crossing point from the future housing
provision on the south side of the B1070.
9.5 Whilst it is recognised that the majority of these solutions could be carried out
under permitted development rights by the Highway Authority, and would not
require the benefit of planning permission, the Neighbourhood Plan Review is
supportive of the implementation of appropriate measures to address
residents’ concerns and to prevent the position from worsening.
Congestion in the village heart
9.6 The ‘spread out’ nature of the properties in East Bergholt makes a significant
contribution to this problem as people tend to use their cars when travelling
to the Village Heart. This is a major issue for the following reasons:
• On-road parking reduces road safety by making the roads narrow,
reducing visibility of pedestrians, particularly children, walking on the
pavement.
• Cars park on the already very narrow pavements, forcing pedestrians
to walk in the road.
• Negatively impacts the street scene, hiding attractive listed buildings
and giving the village a “cluttered” feeling
• Impacts accessibility for visitors.
9.7 Evidence for this problem came from residents in response to the consultation
undertaken to support the original Neighbourhood Plan. A series of policies
and projects were drawn up to tackle the issues but also to encourage the
use of more sustainable transport modes. The East Bergholt Traffic
Management Strategy make a series of recommendations in this respect:
• Removal of on-street parking bays outside the village shop to open up
the space for other public uses;
• Provision of one designated blue-badge accessible space close to the
entrance to the village shop;
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• Provision of public realm improvements, cycle parking and seating in
the reclaimed carriageway space outside the village shop
• Re-surface entire carriageway and footway to form an at-grade plaza
style space to reduce vehicle speeds and improve pedestrian
movement;
• Extend width of pedestrian footway outside The Red Lion to improve
pedestrian access to the car park.
9.8 The Design Code at Section 4.10 also reflects this issue and acknowledges
there are opportunities to create a more pedestrian friendly environment to
benefit local businesses around this key node within the parish. The Design
Code provides design guidance on how these might be achieved in a
manner which reflects the character of the area.
Village centre car parking
9.9 The Adopted Neighbourhood Plan identified that the Red Lion Car park was
being underused despite there being considerable issues of on street parking
and congestion in the village centre. The Red Lion car park continues to be
registered as an Asset of Community Value as it was felt necessary to
safeguard the car park in its existing use so that the opportunity for parking in
and around the village centre was not lost altogether because the pressures
on parking in the area are already extremely high. Policy EB11 of the
Adopted Neighbourhood Plan set out the approach.
9.10 In December 2023, planning permission was granted for the construction of
four dwellings, storage building with two bed and breakfast rooms for the
Hotel and Brasserie, public convenience building (following demolition of
existing Toilet Block) and alterations to car park under reference
DC/23/00740. An application for five dwellings had been refused by Babergh
on the basis of the Adopted Neighbourhood Plan policy but the subsequent
appeal was upheld in January 2024 and permission therefore exists for five
dwellings on the site. Both applications included part of the existing car park
site. It therefore remains critically important that the remaining car parking
area is not lost to other uses. This approach is reflected in Policy EB12 below.
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Figure X: Village car and
coach park, as in the
Adopted Neighbourhood
Plan.
POLICY EB12: Village Car and Coach Park
The Village Car and Coach Park, including the existing public conveniences
identified in figure X shall be safeguarded for public use and parking. The existing
area of car parking and the number of spaces will be retained. The size of the
individual spaces will also be retained as a minimum, so that there is no loss in overall
size of parking area or parking capacity.
Proposals for this site should retain the current green visual appearance, setting and
level of landscaping. The loss of trees and biodiversity on site will be resisted.
Any change of use of the site shall not be permitted unless alternative public
parking provision (which includes provision for coaches) and public convenience
provision of the same or greater size and capacity can be provided in a location
within 100m of the local facilities in the Village Heart.
Where a proven need is identified, opportunities for increasing the public car parking
capacity, of the Village Car and Coach Park, consistent with other policies in this
Neighbourhood Plan, will be supported.
Car parking in new developments
9.11 In 2023, Suffolk County Council produced revised parking guidance for the
County which included revised and updated car parking standards for all
forms of new development and is the standard adopted throughout the
county. This supersedes the guidance on the Suffolk Parking Technical
Guidance which was referred to in the Adopted Neighbourhood Plan Policy
EB12. The East Bergholt Design Codes and Guidance 2024, also provides
guidance for new development but this complements the quantitative
guidance set out the Suffolk Guidance by adding a design led approach to
assimilating parking into new developments to minimise the overall visual
impact on the character of the area or on the look and feel of new
development.
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Walking and cycling
9.12 A key foundation of the Adopted Neighbourhood Plan’s approach to
transport issues was to promote sustainable transport modes. This was due to
the potential for increased car dependency to occur as a result of new
developments located on the edge of the built up area. The Neighbourhood
Plan included an emphasis on walking and cycling, but also encouragement
for the development of walking and cycling infrastructure to facilitate this. In
addition the Neighbourhood Plan contained support for new bridleways. The
approach was set out in Policies EB13 and EB14.
9.13 The Neighbourhood Plan Review has brought together those policies to
provide a comprehensive approach to walking, cycling and public rights of
way. The policy approach remains unchanged and new connections suitable
for all users, residents and visitors, which connect parts of the village to each
other but also to the wider countryside are encouraged. The policy also
makes reference to the sensitive nature of the landscape and the fact that
parts of the parish fall within the Zones of Influence of the Special Protection
Area for the Stour and Orwell, within which mitigation measures are required.
9.14 Policy EB13 below sets out the updated approach.
POLICY EB13: Walking, cycling and Public Rights of Way
Where new development is to be permitted, opportunities should be sought to
make the Parish safer and more accessible and to contribute to the health and
wellbeing of residents. New developments should provide an attractive and safe
footpath layout within the development and good pedestrian links to pedestrian
routes in the village and into nearby countryside. Schemes should make provision for
all users and demonstrate cycle friendly road layout and safe connections to the
highway.
Where possible, new development should take advantage of any opportunity to
enhance and protect existing Public Rights of Way including footpath, cycleway
and bridleway networks. Enhancements include, creating new networks, the
widening of existing pavement sot make them safe for all users and improving
connections between existing parts of the parish and other settlements.
New developments should aim to reduce recreational pressure on Stour & Orwell
Special Protection Areas and all residential development within the Zones of
Influence (ZOI) of European sites will be required to make a financial contribution
towards mitigation measures, as detailed in the Suffolk Coast Recreational
Disturbance Avoidance and Mitigation Strategy (RAMS) to avoid adverse in
combination recreational disturbance effects on European sites.
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Chapter 10:
Rural economy and tourism policies
OBJECTIVE 13: To ensure a prosperous rural economy and to encourage economic
growth in a way that reduces dependence on the motor car, long distance
commuting and mitigates the impact on the overloaded infrastructure.
OBJECTIVE 14: To support local employment and business needs and support the
continuation of local farming and agriculture.
OBJECTIVE 15: Maintain East Bergholt’s position as a successful tourist destination and
the mix and variety of shops and service outlets.
OBJECTIVE 16: To ensure the ‘Village Heart’ remains a vibrant and viable retail and
cultural centre underpinned by a strong mix and variety of shops and services.
Rural Economy
10.1 The NPPF advises that planning poicies should support economic growth in
rural area to create jobs and increase prosperity by taking a positive
approach to new development.
10.2 The Adopted Neighbourhood Plan highlighted that the parish benefitted from
a range of mix of services and facilities which were highly valued by the
community. The Neighbourhood Plan sought to support local employment
and business needs by retaining and encouraging services and facilities sin
the parish. The local economy is small but relatively prosperous with low
unemployment when compared to the wider district and most jobs in the
parish tend to focus on the provision of local services. Relatively high levels of
people are employed in professional services and light industry and the parish
does benefit from specific business units at Wheelers Yard and the Gatinetts.
Homeworking has also increased since the existing Plan was made – this
includes people operating their own business but also those who work flexibly
at home away from their main place of work.
10.3 With approximately 250,000 visitors to the area annually, tourism is an
important key contributor to the economy of the parish. This broadly takes
two forms. Firstly, direct income from visitor spend for businesses in the parish
such as the visitor centre at Flatford Mill, the village food and drink outlets and
other retail businesses. Secondly through job creation in the parish, both for
residents and for those who live close by, to service these visitor demands.
According to the 2021 census, just over 15% of East Bergholt residents worked
in sectors relating to hotels, distribution and restaurants although the data is
not refined enough to indicate how much of this is within East Bergholt parish
itself.
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10.4 The existing approach to new business is broadly similar to that in the
Adopted Neighbourhood Plan, although slightly updated and is contained in
the following policies ( Policy EB14 and EB15) as set out below.
POLICY EB14 : The development of new and expanded businesses
Proposals for the development of new businesses and the expansion or
intensification of existing businesses which provide opportunities for local job
creation which will benefit the local community will be supported provided that
they:
1. Would not have an unacceptable adverse impact on nearby residential or
other uses, by virtue of the proposed use or impacts derived from it such as
noise, air or water pollution, dust or vibration, ;
2. Would not lead to an unacceptable increase in traffic generation, parking
problems, caused by visitors and deliveries which would have an adverse
impact on the local highway network or traffic in East Bergholt village; and
exploits opportunities to make the location more sustainable by improving
the scope for access, on foot by cycling or public transport
3. Make provision for adequate vehicle parking;
4. Would not have an unacceptable adverse impact on the Dedham Vale
Area of National Landscape (figure X), Local Green Spaces (figure X) or sites
of biodiversity and geodiversity importance; and
5. Would conserve, enhance and respect the Conservation Area, the Special
Chracter Areas (figure X), heritage assets and built character of the local
area.
POLICY EB15: Safeguarding employment land and premises, and community
facilities
Existing employment sites, services and businesses that serve the community should
be retained in employment, business or community uses, wherever possible.
Proposals to redevelop or re-use existing employment land, sites and premises or
community facilities for non- employment or community purposes, will only be
supported if the applicant can demonstrate that their retention for an appropriate
employment or community use has been fully explored; or the community facility is
to be replaced by a similar or improved facility within the parish.
The site or premises shall be marketed for a minimum period of 6 months in a
manner consistent with Babergh Mid Suffolk Joint Local Plan Policy LP10.
Agricultural Land
10.5 Farming remains an important land use within the parish. The majority of the
farmland is Grade 2 and Grade 3. The Heath is farmed mainly for growing
cereal crops, sugar beet, rape and flax. Agriculture is also an important
factor in preserving the landscape and helps to maintain its special visual
qualities and retain its balance with biodiversity. The NPPF provides support for
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the development of agricultural and other land-based businesses. The NPPF
seeks to safeguard the best and most versatile (BMV) land; this is land
classified as grade 1, 2 and 3a within the Agricultural Land Classification (ALC)
system. Policy EB16 therefore remains unchanged.
POLICY EB16: Agricultural land
New development not connected with agriculture should avoid the loss of best and
most versatile agricultural land.
Agricultural buildings
10.6 There are a number of farm and other rural buildings within the parish which
could provide opportunities for new or existing businesses to remain in or
locate to, the parish. These include both new and traditional buildings which
can be suitable for a range of uses both large scale and small. This includes
the potential to support tourism uses in recognition of the attractiveness of the
area to visitors. The re-use of such buildings can help to strengthen the local
economy ether directly through providing jobs or indirectly through visitor
spend in the area. Given the importance of the landscape and historic
character the area, the conversion of existing agricultural buildings should be
undertaken carefully.
10.7 Where existing traditional buildings are to be converted, Historic England
provides useful guidance
15
. In cases where traditional style farm buildings are
not listed there may be merit in treating some as Non-designat ed Heritage
Assets depending on their condition, quality and design. The Design Code
contains some specific guidance for the conversion of buildings in the parish
in Section VA05. Proposals for the conversion of existing property should be
sympathetic to the building and propose an appropriate reuse/adaptation of
the asset. The architectural character and scale of the building should be
carefully considered, and traditional materials and simple detailing employed
when converting existing buildings. Existing window and door openings
should be retained and reused where appropriate, and the number of new
openings kept to a minimum. This is particularly important in the case of farm
buildings to ensure that their agricultural character is retained.
10.8 Policy EB17 below provides a slightly updated policy from that contained in
the Adopted Neighbourhood Plan at Policy EB19.
POLICY EB17: Conversion of agricultural buildings
The reuse of redundant farm and other rural buildings 15 or more years old may be
permitted for residential use, business, or tourism purposes, including the provision of
tourist accommodation, provided that the proposed use meets all the following
criteria:
15 https://historicengland.org.uk/advice/caring-for-heritage/rural-heritage/farm-buildings/
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1. The buildings in question can be converted to a high standard using local
materials, where appropriate, compliant with the East Bergholt Design
Codes and Guidance 2024 (Section VA05) and to Historic England’s
guidance for the conversion of traditional farm buildings;
2. Make a positive contribution to the surrounding landscape; including the
National Landscapes, the Conservation Area and the Special Character
Areas (proposed Conservation Area Extension).
3. Would not have an unacceptable impact on the local highway network and
can be made accessible by sustainable modes of transport.
4. Would have an acceptable relationship with agriculture and other land
based activities;
5. Would maintain or enhance the amenities of adjoining or nearby occupiers;
6. The conversion should be sensitive to the setting of the building and its
relationship with its immediate surroundings and landscape character; and
7. There would be no material adverse impact on protected species,
particularly bats and barn owls.
Tourism
10.9 As mentioned in earlier chapters, tourism is important to the Parish, both in
terms of the income generated from the visitor economy but also because of
the opportunities it provides for job creation. Residents are fortunate to live in
an attractive environment based around Constable’s birthplace, Flatford and
the landscape made so famous by his paintings. Yet the very attributes of the
landscape and village that draw visitors to East Bergholt Parish require
protection. It is necessary to balance the protection of this internationally
renowned landscape with the needs of the tourism industry which supports
the economy of the area. If this balance is not achieved, the very landscape
visitors have come to enjoy will be destroyed and the visitors, local residents
and businesses will no longer be attracted to the area.
10.10 Policy EB18 (formerly EB20) below seeks to guide the provision of tourist and
visitor facilities. The policy is slightly updated from the previous version. It
recognises the many sensitive and valued landscapes and heritage assets
across the parish, and balances these against the needs of tourists and visitors
to have a range of facilities provided in the area which can enhance their
visitor experience. Through enabling the provision of new facilities which
might include local shops, cafes, pubs, leisure attractions, adequate parking
and accommodation for visitors, that are of a scale, design and character
that contribute positively to the area, the policy aims to provide the
conditions for sustainable tourism to flourish and so support an important
component of East Bergholt’s local economy, whilst protecting against the
pressures from traffic, noise, congestion and unsuitable development.
10.11 It is important to acknowledge that the rural nature of the parish and its
attractive landscape made famous by the paintings of Constable inevitably
draws visitors to attractions that are not in sustainable locations or which can
be accessed by a range of means of transport. The access to Flatford Mill for
example, is via Flatford Road which is narrow, difficult for cars to pass in
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places and has no footpath or cycle provision. It is therefore dangerous for
most road users. At busy times pedestrians and cars are competing to use the
narrow country lane to access the Mill and which causes congestion, safety
issues and parking and passing problems.
10.12 The majority of tourist visit to the parish are day visitors. There is tourist
accommodation available in the parish in the form of self-catering
cottages/lodges, and bed and breakfast accommodation although this is
relatively limited in number. There is no hotel provision. For the parish to
benefit more greatly from its visitors, there needs to be more opportunity for
visitors to spend more money in the village itself. This could include converting
some of the day visits into overnight stays which may then use the existing
hospitality venues in the evenings. The Plan seeks to encourage visitors to
‘Stop,Stay and Eat’ in the parish.
10.13 The Neighbourhood Plan supports the provision of new tourist
accommodation in the form of sensitively designed and located hotel
accommodation or bed and breakfast rooms, which would increase
overnight bed spaces available in the parish. Where appropriately located
existing unused or underused buildings can be sensitively and sympathetically
converte d to form such accommodation this will be supported.
POLICY EB18: Tourist facilities and services
Developments that provide facilities or services for the visitor or tourist which
promote the quiet enjoyment and understanding of the important cultural heritage
and identity of the area will be supported provided that they:
1. Demonstrate that they would conserve and enhance the landscape,
heritage, character and appearance of the area. Special consideration
should be given to developments in or affecting the setting of the Dedham
Vale and Suffolk Coast and Heaths National Landscapes (figure X) and the
East Bergholt Conservation Area (figure X) and the Special Character Areas.
2. Would not have an unacceptable impact on the local highway network and
would provide adequate parking provision.
3. Be of a scale and design that is sensitive to the character of the landscape
and heritage of the area; and
4. Would not have an unacceptable adverse impact on nearby residential or
other uses.
5. New parking faciltiies for tourists should be provided in off-street locations.
Vitality and viability of the Village Heart
10.14 The Village Heart (figure X) is East Bergholt’s primary activity area located
within the Conservation Area and the village’s historic core. It lies at the south
west corner of the Heath near to the largest of the manors – Old Hall, at the
junction of Cemetery Lane and The Street. It is the location of a number of
the parish’s historic buildings and features and hosts many of the village’s
retail and leisure facilities. Currently it is the location for The Village Shop and
Post Office (Co- op – although this is expected to move to the Heath Road
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development), the Red Lion (gastro pub and restaurant) , an Estate Agents,
hairdressers and a tea room.
10.15 The Neighbourhood Plan seeks to retain a mix of uses in this location and
reinforce its role as the centre for village services. The location also provides
opportunities to create a more pedestrian friendly environment to benefit
local businesses around this key node within the parish. It is a key aim of the
Neighbourhood Plan to ensure that the future vitality and viability of the
Village Heart is safeguarded, reinforced and where possible enhanced. The
Neighbourhood Plan seeks to promote the Village Heart as a core centre in
order to retain its function. This can be achieved not only through physical
and visual improvements to the area but also by safeguarding the current mix
of uses and resisting the loss of ground floor premises to residential use (where
permission is required) and trying to retain active frontages which retain the
vitality of the area and avoiding ‘dead’ frontages which would detract from
this.
10.16 Uses in this location which reflect the landscape and cultural heritage of the
area such as a cultural centre/building associated with Constable would be
supported in principle. Other uses which would be supported include
independent retail, food and drink, clothing and convenience.
10.17 The policy ideas drop-in exhibition revealed local support for improving the
visual appearance of the area and also for measures which would improve
highway and pedestrian safety making the area a more attractive location
for businesses, local residents and visitors.
10.18 The East Bergholt Design Codes and Guidance 2024, at Section 4.10 provides
some specific guidance on how this might be achieved. It is noted there is an
aspiration to introduce a 20mph speed limit along The Street. While additional
traffic assessments and engineering studies will be required, interventions
could also improve pedestrian safety and enhance quality of the public
realm in the Village Heart. Measures such as improving the gateways
(entrances/exists) to the village and signifying entry into the Village Heart
along approaching routes could be considered as part of a series of traffic
calming measures, particularly along Rectory Hill, Hadleigh Road and Gaston
Road to safely signify the introduction of a 20mph speed limit. Any gateway
improvements should be subtly designed, include soft landscaping, and
signage appropriate to the historic setting of the Village Heart. Build- outs
which reduce the width of the carriageway on the approach to Village Heart
gateways may also support traffic calming.
10.19 This could be achieved by widening pavements and planted verges or
introducing subtle painted road markings. However, a full feasibility study will
be needed to ensure safety and viability. Raised tables which create a
shared space could also be considered along The Street at the junction with
Cemetery Lane. This would prioritise pedestrians and those with buggies and
wheelchairs, with the added effect of slowing traffic around this key activity
area. Similarly, raised tables providing an elevated section of road could also
be introduced at pedestrian crossings along approaching routes from the
north and south of this junction to reduce traffic speeds and prioritise the
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needs of pedestrians, as well as those with buggies and wheelchairs. The
introduction of contrasting surface materials presenting textural and visual
difference along the carriageway could help delineate specific movement
corridors, parking areas, and activity spaces within the Village Heart.
10.20 This Neighbourhood Plan Review contains a new Policy EB19 which aims to
protect the existing vitality and viability of the Village Heart as the
commercial and retail centre of the village whilst providing support for
measures which would improve the visual and physical environment of the
area and make it an attractive and safe location.
POLICY EB19: Vitality of the Village Heart
Development proposals located within the identified Village Heart (figure X) will be
expected to reinforce and underpin the important function of the Village Heart as a
viable and attractive village centre.
The retention of a mix of retail, community, leisure and cultural uses which contribute
to the Villlage Heart’s existing and future vitality and viability will be supported.
Proposals which would involve the change of use of an existing non-residential
building to either a residential or an alternative non-residential use or would result in
the creation of ‘dead frontages’ at ground floor level will not be supported.
See also East Bergholt Design Codes and Guidance 2024 (Section 4.10).
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Chapter 11:
Community facilities and physical
infrastructure
OBJECTIVE 17: Retain existing and encourage new services which support the
village’s growing and ageing population.
OBJECTIVE 18: Ensure that physical infrastructure is available to support new housing
growth.
Community facilities
11.1 As outlined in earlier chapters, East Bergholt as a range of community facilities
available to its residents including health, education, retail, leisure, recreation
and cultural facilities.
11.2 The overarching social objective for the planning system, as set out in the
NPPF, is to support strong, vibrant, and healthy communities by ensuring that
a sufficient number and range of homes can be provided to meet the needs
of present and future generations, with accessible services and open spaces
that reflect current and future needs and supports the health, social and
cultural well-being of communities.
11.3 To achieve this, new development needs to be planned hand in hand with
community services and facilities and a range of cultural facilities to support
that new development. This includes transport, education, green
infrastructure, sports facilities, local shops, public rights of way, cycleways,
allotments, health and social care facilities. These are often collectively
referred to as community infrastructure. Housing and other development will
be expected to pay towards improving local services and infrastructure
through either, the payment of Community Infrastructure Levy (CIL), planning
obligations (via a Section 106 agreement/Section 278 agreement) or through
the use of planning conditions.
11.4 The Parish Council will continue to be proactively involved in S106
negotiations with the aim of securing the optimum benefits for the community
and ensuring that sufficient community infrastructure to support planned
growth is provided. CIL will also be used to deliver community projects.
11.5 It is recognised that in respect of some facilities e.g. recreational facilities such
as formal pitches and amenity green space
16
, East Bergholt already has some
areas of deficit. With new development, the population continues to increase
and where there are capacity issues or existing deficits these will be
exacerbated. East Bergholt High School has operated under its capacity of
972 pupils, but from 2024/25 (depending on house completion rates) is
expected to exceed it. The Primary School with a capacity of 210 pupils is also
16 https://www.babergh.gov.uk/documents/d/asset-library-54706/babergh-and-mid-suffolk-
open-space-assessment-may-2019-
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expected to be operating beyond capacity in 2024/25. The position with
education is complex because there are existing pupils at both schools who
come from outside of East Bergholt and will continue attend those school at
the same time as the school age population of East Bergholt is increasing.
11.6 The Constable Country Medical Practice list has increased from 10,282 in 2020
to 10,576 in 2023, and is expected to rise further. To accommodate this
expected growth additional clinical rooms have been added to the practice
through refurbishment and additional clinical and administrative staff
recruited as necessary.
11.7 The Policy Ideas Drop -In Exhibition undertaken to support the Neighbourhood
Plan Review asked specific questions about what additional community
facilities are needed in the village, for children and young people, whether
there was a need for new sports and recreation facilities and if so where in
the parish should they go. The results of the drop-in and the online exercise
revealed that there was support for indoor and outdoor spaces for meetings
and events, community café, and flexible or adaptable spaces which could
be used for a multitude of purposes.
11.8 The potential for the Congregational Church building to be used more widely
as a community indoor space was also supported. The land around the
Church building has been identified as suitable for the development of
housing for older people (see Policy EBNP1). Identifying the Congregational
Church as a community indoor space is consistent with the objective to
reinforce the important community and cultural role of the Village Heart.
11.9 Community consultation also revealed support for new recreation and sports
pitches, with the most popular locations being adjacent to the High School or
to existing facilities at Gandish Road. A key criterion which would need to be
satisfied and therefore would influence a location was felt to be whether
adequate off-street car parking could be provided. Whilst it is recognised that
in line with other objectives in the plan new facilities should be located where
they can be accessible by pedestrian and cyclists as well as making provision
for cyclists with regard to sports pitches it was acknowledged that there
would need to be car parking provision for visiting teams. The results of the
consultation are reflected in new Policies EB20 and EB21 below.
POLICY EB20: New and improved community facilities
Proposals that would provide for improved or additional community facilities or
buildings, which can be flexibly used to meet the needs of a range of users
(including small and large indoor meeting spaces, space for health, social care,
community and cultural uses) will be supported in principle.
Particular support is given for the following:
• dual use of education facilities
• flexible or multi use indoor community space
• new or improved facilities suitable for young people
• Uses which would re- use an existing underused or vacant space or building
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The Congregational Church
Proposals for change or use, extension or enhancement which would facilitate the
creation of a new community hub located in the Congregational Church, will be
particularly supported.
POLICY EB21: New and improved sports and recreation provision
Proposals for new and improved sports and leisure facilities in East Bergholt such as
new sports pitch provision and multi-use all weather games areas will be supported
in principle, provided a clear need can be demonstrated and they are acceptable
in all other planning terms.
New sports and leisure facilities should be located where there is good pedestrian
and cycle access or where this provision can be achieved and where sufficient off-
street car parking for the proposed use can be provided including cycle parking.
Where new sports pitches are proposed these should be located where the risk of
flooding is minimised and the impacts of any floodlighting will be controlled.
Particular support is given to otherwise acceptable proposals which would:
• concentrate new sports pitch provision on land adjacent to the High School
• reconfigure the existing parking provision for sports and recreation uses at
Gandish Road, which would increase capacity and enable cars to be
accommodated off street.
• Extend the recreational facilities at Gandish Road.
Infrastructure – flooding and drainage
11.10 The Adopted Neighbourhood Plan touched on the issues of physical
infrastructure but did not include any specific poicies. This is understandable
given that the provision of physical infrastructure is largely a matter for the
relevant infrastructure provider and is not something that the Neighbourhood
Plan has significant influence. It is important that the village develops the
physical infrastructure that is required to deal with the impacts of new housing
growth.
11.11 Community consultation both in respect to the Adopted Neighbourhood Pan
and the Neighbourhood Plan Review identified concerns relating to drainage
and specifically those areas of the village which are increasingly prone to
surface water flooding. High levels of rainfall in Autum and Winter 2023
resulted in many areas of Babergh experiencing significant levels of surface
water flooding.
11.12 It is therefore important that new development does not become a burden
on the natural environment and instead makes a positive and limited impact
on East Bergholt’s overall ecology. One way this can be achieved is by
prioritising sustainable drainage. Surface water flooding is a key concern with
surface water emanating from new development, being identified as a major
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contributory factor to localised flooding. It is important therefore that where
new development occurs it should have adequate drainage systems in place
both for surface water but also for sewage. New development should not
lead to the exacerbation of existing localised flooding problems or cause
new ones. The use of well-designed and located Sustainable Drainage
Systems (SuDS) will help to mitigate these risks as well as having the potential
to provide other benefits for biodiversity and recreation. Suffolk County
Council as Lead Local Flood Authority (LLFA) recommends the use of SuDS in
all new development even minor developments and Policy EB22 has been
developed accordingly.
11.13 In addition, Section 4.6 of the East Bergholt Design Codes and Guidance
provides specific guidance for the design of SuDS which is intended to ensure
that development proposals avoid siting homes in high-risk flood areas and
mitigate increased risk of storms or flooding with Sustainable Drainage Systems
(SuDS). These reduce the amount and rate at which surface water reaches
sewers and watercourses in favour of filtration.
POLICY EB22: Sustainable Drainage Systems
All new developments (including minor development) are required to use
appropriate sustainable drainage methods (including SuDs and drainage lagoons),
wetland and water features to prevent localised flooding, protect against pollution
and provide wider amenity, recreational and biodiversity benefits.
New development must not cause new or contribute to the exacerbation of existing
flooding, pollution or drainage issues, either within the parish or outside of it.
New large developments must provide a foul drainage strategy at the planning
application stage, which will be implemented prior to occupation. This strategy must
consider the drainage of the site in the context of other future developments and
existing communities, including the cumulative impacts of multiple drainage
solutions.
Surface and foul water drainage systems should remain separate to prevent
rainwater entering sewers, overwhelming treatment works and leading to the
discharge of effluent into watercourses.
The retrofitting of measures elsewhere in the parish, such as swales, tree pits and rain
gardens next to roads to prevent highway run off from entering combined systems is
supported.
Permeable materials must be used on freestanding areas, such as parking bays,
vehicle laybys, and new play areas and the use of tarmac and concrete paving for
driveways and parking areas should be avoided.
Design of SuDs
Sustainable Drainage Systems associated with any planned development will:
a. appear natural and be able to be colonised by the local fauna and flora
whilst still maintaining their design purpose.
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b. be well designed to ensure that they appear natural and are integrated into
the landscape and if located at the entrance to the development, care
should be taken over their visual appearance.
c. be sensitively and safely located within new developments, for example
away from children’s play areas.
d. Be excluded from the open space calculation for the site.
All development will be expected to demonstrate how it can mitigate its own
flooding and drainage impacts, avoid increase of flooding elsewhere and seek to
achieve lower than greenfield runoff rates. All proposals for new development within
the Plan area must take account of the advice and guidance on surface water
drainage and the mitigation of flood risk obtainable from Suffolk County Council (as
Lead Local Flood Authority) and the relevant Internal Drainage Board (as statutory
Drainage Board for the Plan area).
See also section 4.6 of the East Bergholt Design Codes and Guidance 2024.
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Chapter 12:
Sustainability policies
OBJECTIVE 19: East Bergholt will aim to be a ‘net zero’ community by the end of the
Neighbourhood Plan period.
Sustainability and Net Zero Carbon
12.1 This Neighbourhood Plan includes the ambition to achieve Net Zero by the
end of the Plan period and this is embedded in the revised vision for the Plan.
12.2 Legislation implemented by the coalition government between 2010 and
2015, require d every new- build home to have zero carbon emissions; this was
subsequently revoked and subsequent Governments consulted on
requirements for a ‘Future Homes Standard’ expected to be introduced in
2025.
12.3 Fabric efficiency, building form and envelope are primary considerations
when designing a building and new homes built under any future standard
should not incur a retrofit burden because of poor fabric efficiency. The
marginal cost of improving fabric efficiency is low, whereas retrofitting fabric
efficiency measures is more expensive than raising fabric standards at the
point of construction. Current standards are set out in Building Regulations
(Part L). However there is an ambition in the community which is reflected in
this Neighbourhood Plan to go beyond these current standards and to not
rely on low carbon heating technology alone to decarbonise the built
environment. Improving fabric efficiency must be the priority, as part of a
wider basket of solutions.
12.4 Because of such concerns, and to minimise future operational and capital
costs for homeowners, this Neighbourhood Plan has chosen to use the UK Net
Zero Carbon Buildings Standard as its key reference point. This Standard has
been developed by representatives from) BBP, BRE, CIBSE, the Carbon Trust,
IStructE, LETI, RIBA, RICS and UKGBC
17
and is in line with the current edition of
the RICS Professional Standard – Whole Life Carbon Assessment for the Built
Environment.
12.5 The UK Net Zero Carbon Buildings Standard has the advantage of detailed
requirements, not just for homes, but for each of the many different types of
buildings that might be found in East Bergholt, as well as different types of
building works, from new build to refurbishment. It also has requirements for
life cycle carbon assessments. Given that the Neighbourhood Plan Review is
17 BBP – Building Better Partnerships, BRE – Building Research Establishment, CIBSE – Chartered
Institute of Building Services Engineers, IStructE – Institute of Structural Engineers, LETI – a
collective of built environment professionals, RIBA – Royal Institute of British Architects, RICS –
Royal Institute of Chartered Surveyors and UKGBC – the UK Green Building Council.
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looking even further into the future it would be remiss if the Neighbourhood
Plan did not provide sufficient guidance on and support for improved
standards. The UK parliament declared an environment and climate change
emergency in 2019, and the Government has set a target to reduce carbon
emissions by 80 per cent (compared to 1990 levels) by 2050.
12.6 Government planning guidance encourages the planning system to support
the transition to a low carbon future in a changing climate. It should help to
shape places in ways that contribute to radical reductions in greenhouse gas
emissions, minimise vulnerability and improve resilience, encourage the re-use
of existing resources, including the conversion of existing buildings and
support renewable and low carbon energy. The NPPF contains specific
support for the retrofitting of specific environmental measures to existing
properties.
12.7 In 2019, Babergh District Council declared a Climate Emergency and have
produced a Carbon Reduction Management Plan to set out the Council’s
vision, commitment and priorities, together with how it intends to achieve
some of its climate aspirations.
12.8 Part 1 of the Joint Local Plan includes Policy LP23 which covers the issues of
Sustainable Construction and Design specifically energy efficiency, water use
and water stress. In addition, Babergh working with Mid Suffolk are in the
process of preparing two Supplementary Planning Documents which will
cover ‘Renewable & Low Carbon Energy’, and ‘Design – Part A: Sustainable
Construction’. Neighbourhood Plan policies should add local detail to the
strategic policies and not repeat or duplicate them.
12.9 Whilst the Neighbourhood Plan cannot mandate a low or zero carbon
approach to development that is stricter than current Building Regulations,
every new build or redevelopment project in the parish provides an
opportunity to make a difference and a contribution towards meeting the UK
wide climate change targets for 2050. Given the urgent need to help attain
the 2030 and 2050 climate objectives, the Neighbourhood Plan Review is
strongly supportive of zero or low carbon measures being included in new
developments.
12.10 The Neighbourhood Plan considers it imperative to act now and give this issue
a greater importance. The local climate is already experiencing changes to
weather, the winters of 2023 and 2024 which were both relatively mild in terms
of temperature but generated heavy down pours resulting increased
frequency and greater severity of flooding. To provide some context Flatford
Mill (the generator of the majority of tourism visits to the parish) is only 1m
above sea- level and is accessed via footpaths in the river valley.
12.11 Community consultation undertaken specifically on the issue of the future
sustainability of East Bergholt through the Sustainability Questionnaire in 2021,
revealed that 82 per cent of respondents (86 respondents in total), were in in
favour of a net zero target for the parish with 39% advocating that this be
achieved by 2035 and a further 28% by 2050. The majority (61%) of
respondents answered that they would like to replace their petrol/diesel
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vehicles with fully electric vehicles over the next five years. Furthermore, (42%)
of respondents answered ‘maybe’ to whether they would be interested in
replacing their fossil fuel (e.g. gas/oil/coal) heating systems with a heat pump
by 2030 with a further 35% indicating yes, they would be interested. The most
common reasons given for hesitancy in respect of moving to greener vehicles
or heating systems were cost and the reliability of such measures.
12.12 Section 4.8 of the East Bergholt Design Codes and Guidance provides some
detailed guidance on designing for sustainability in the context of the
sensitive character of the parish. In combination with meeting existing
environmental standards, prioritising energy efficiency and maintaining high-
quality designs, contextual to East Bergholt’s setting should be a priority
concern for new developments.
12.13 Policy EB23 has been devised to address these issues.
POLICY EB23: Sustainability and achieving net zero in East Bergholt
Note: This policy only applies to applications for building types covered by the UK
Net Zero Carbon Building Standard.
All planning applications covering developments in the parish during the plan
period will be required to meet the UK Net Zero Carbon Building Standard. The most
recent edition of the standard available at the time of submission shall apply.
All such applications shall demonstrate that they have been designed to meet the
UK Net Zero Carbon Building Standard requirements and limits for:
• Operational Energy use
• Renewable Energy generation
• Freedom from Fossil Fuels
• Operational Water use
In addition, major developments will be expected to meet the requirements and
limits for life cycle analysis and embodied carbon.
Other aspects of the UK Net Zero Carbon Building Standard such as District Heating
and Cooling shall apply where relevant.
Where the UK Net Zero Carbon Building Standard expects a post build assessment
policy EB23 shall require the planning application to be accompanied by an
appropriate, professionally prepared technical analysis of the design to
demonstrate that the building can reasonably be expected to meet the
requirements of the Standard under normal operating conditions.
See also East Bergholt Design Codes and Guidance 2024.
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Chapter 13:
Implementation and review
Implementation
13. 1 The East Bergholt Neighbourhood Plan Review has been developed
to assist with the planning of sustainable growth across the parish for a period
up to 2038. This Plan updates the Neighbourhood Plan made in 2016. The
implementation of the Neighbourhood Plan Review will require the
co-ordinated input and co-operation of relevant statutory and non-statutory
agencies and the local community.
13.2 The policies in this document shape the way in which development takes
place within the parish. Where development is proposed, it may be required
to deliver other uses on site in order for that development to be considered to
be acceptable, e.g. new open space or biodiversity enhancements. Where
this occurs, these will be delivered through planning obligations, often
referred to as section 106 agreements, which are legal agreements
negotiated between the District Council and a developer or landowner
(usually in the context of a planning application).
13.3 Planning obligations are typically used to ensure that new developments:
• comply with planning policy, for instance, by requiring affordable
housing or public open space to be provided; and
• do not impose undue burdens on existing facilities, for instance, by
requiring financial contributions to increase/improve local services
such as schools, libraries or transport.
Monitoring
13.4 There is no formal requirement or timetable for the review of neighbourhood
plans. This Neighbourhood Plan Review began in 2018. It is good practice to
report on the use of the Neighbourhood Plan and the Parish Council will
continue to monitor the use of its policies Much like the preparation of this
Neighbourhood Plan Review, any review process would need to be
undertaken in consultation with the local community to ensure that the
Neighbourhood Plan is still current and remains a positive planning tool to
deliver sustainable growth.
13.5 In order to determine when a review is necessary, the Parish Council will
monitor development in the parish together with changes in local and
national planning policy and the appropriate legislative context.
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Appendix
Appendix A: East Bergholt Neighbourhood Plan
Committee
Committee
• Valerie Ayton, local resident, Neighbourhood Plan Committee Secretary
• Sallie Davies, local resident, c hair of the Neighbourhood Plan Committee, District
Councillor
• Mark Hurley, local resident, Parish Councillor
• Nigel Downton, local resident, Chair of Trustees of East Bergholt Community Land
Trust
• Brian Matthews, local resident
• John Lyall, local resident, Chair of East Bergholt Society
• Joan Miller, local resident, Parish Council Chair , Trustee of East Bergholt
Community Land Trust (until January 2025)
• Fiona Mullins, local resident
• Nigel Roberts, local resident, Parish Council vice- chair, Trustee of East Bergholt
Community Land Trust
• Chirs Tuppen, local resident and Trustee (East Bergholt Community Land Trust)
Supported by consultants
• Rachel Leggett, design, consultation and project management
• Andrea Long, planning policy and technical support
• Emma Harrison, data analysis and environmental screenings
Appendix B: Glossary
Glossary of terms used and/or relevant to the East Bergholt Neighbourhood Plan
Review and supporting submission documents. Definitions are taken directly from the
glossary of the National Planning Policy Framework December 2024, except where
stated.
Affordable housing: Housing for sale or rent, for those whose needs are not met by
the market (including housing that provides a subsidised route to home ownership
and/or is for essential local workers); and which complies with one or more of the
following definitions:
a) Social Rent: meets all of the following conditions: (a) the rent is set in accordance
with the government’s rent policy for Social Rent; (b) the landlord is a registered
provider; and (c) it includes provisions to remain at an affordable price for future
eligible households, or for the subsidy to be recycled for alternative affordable
housing provision.
b) Other affordable housing for rent: meets all of the following conditions: (a) the
rent is set in accordance with the government’s rent policy for affordable Rent, or is
at least 20% below local market rents (including service charges where applicable);
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(b) the landlord is a registered provider, except where it is included as part of a Build
to Rent scheme (in which case the landlord need not be a registered provider); and
(c) it includes provisions to remain at an affordable price for future eligible
households, or for the subsidy to be recycled for alternative affordable housing
provision. For Build to Rent schemes affordable housing for rent is expected to be the
normal form of affordable housing provision (and, in this context, is known as
Affordable Private Rent).
(c) Discounted market sales housing: is that sold at a discount of at least 20% below
local market value. Eligibility is determined with regard to local incomes and local
house prices. Provisions should be in place to ensure housing remains at a discount
for future eligible households.
(d) Other affordable routes to home ownership: is housing provided for sale that
provides a route to ownership for those who could not achieve home ownership
through the market. It includes shared ownership, relevant equity loans, other low
cost homes for sale (at a price equivalent to at least 20% below local market value)
and rent to buy (which includes a period of intermediate rent). Where public grant
funding is provided, there should be provisions for the homes to remain at an
affordable price for future eligible households, or for any receipts to be recycled for
alternative affordable housing provision, or refunded to government or the relevant
authority specified in the funding agreement.
Ancient or veteran tree: A tree which, because of its age, size and condition, is of
exceptional biodiversity, cultural or heritage value. All ancient trees are veteran
trees. Not all veteran trees are old enough to be ancient, but are old relative to
other trees of the same species. Very few trees of any species reach the ancient life-
stage.
Ancient woodland: An area that has been wooded continuously since at least 1600
AD. It includes ancient semi-natural woodland and plantations on ancient
woodland sites (PAWS).
Archaeological interest: There will be archaeological interest in a heritage asset if it
holds, or potentially holds, evidence of past human activity worthy of expert
investigation at some point.
Article 4 direction: A direction made under Article 4 of the Town and Country
Planning which withdraws permitted development rights granted by that Order.
Best and most versatile agricultural land: Land in grades 1, 2 and 3a of the
Agricultural Land Classification.
Brownfield land: See Previously developed land.
Build to Rent: Purpose built housing that is typically 100% rented out. It can form part
of a wider multi-tenure development comprising either flats or houses, but should be
on the same site and/or contiguous with the main development. Schemes will
usually offer longer tenancy agreements of three years or more, and will typically be
professionally managed stock in single ownership and management control.
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Climate change adaptation: Adjustments made to natural or human systems in
response to the actual or anticipated impacts of climate change, to mitigate harm
or exploit beneficial opportunities.
Climate change mitigation: Action to reduce the impact of human activity on the
climate system, primarily through reducing greenhouse gas emissions.
Community Right to Build Order: An Order made by the local planning authority
(under the Town and Country Planning Act 1990) that grants planning permission for
a site- specific development proposal or classes of development.
Community-led development: A development taken forward by, or with, a not-for-
profit organisation, that is primarily for the purpose of meeting the needs of its
members or the wider local community, rather than being a primarily commercial
enterprise. The organisation should be created, managed and democratically
controlled by its members, and membership of the organisation should be open to
all beneficiaries and prospective beneficiaries of that organisation. It may take any
one of various legal forms including a co-operative society, community benefit
society and company limited by guarantee. The organisation should own, manage
or steward the development in a manner consistent with its purpose, potentially
through a mutually supported arrangement with a Registered Provider of Social
Housing. The benefits of the development to the community should be clearly
defined and consideration given to how those benefits can be protected over time,
including in the event of the organisation being wound up.
Conservation (for heritage policy) : The process of maintaining and managing
change to a heritage asset in a way that sustains and, where appropriate,
enhances its significance.
Decentralised energy: Local renewable and local low-carbon energy sources.
Deliverable: To be considered deliverable, sites for housing should be available now,
offer a suitable location for development now, and be achievable with a realistic
prospect that housing will be delivered on the site within 5 years. In particular:
a) sites which do not involve major development and have planning permission, and
all sites with detailed planning permission should be considered deliverable until
permission expires, unless there is clear evidence that homes will not be delivered
within 5 years (for example because they are no longer viable, there is no longer a
demand for the type of units or sites have long term phasing plans).
b) where a site has outline planning permission for major development, has been
allocated in a development plan, has a grant of permission in principle, or is
identified on a brownfield register, it should only be considered deliverable where
there is clear evidence that housing completions will begin on site within 5 years.
Design code: A set of illustrated design requirements that provide specific, detailed
parameters for the physical development of a site or area. The graphic and written
components of the code should build upon a design vision, such as a masterplan or
other design and development framework for a site or area.
Design guide: A document providing guidance on how development can be
carried out in accordance with good design practice, often produced by a local
authority.
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Designated heritage asset: A World Heritage Site, Scheduled Monument, Listed
Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or
Conservation Area designated under the relevant legislation.
Developable: To be considered developable, sites should be in a suitable location
for housing development with a reasonable prospect that they will be available and
could be viably developed at the point envisaged.
Development plan: Is defined in section 38 of the Planning and Compulsory
Purchase Act 2004, and includes adopted local plans, neighbourhood plans that
have been made and published spatial development strategies, together with any
regional strategy policies that remain in force. Neighbourhood plans that have been
approved at referendum are also part of the development plan, unless the local
planning authority decides that the neighbourhood plan should not be made.
Early years: The provision of childcare (including education) for a young child,
meaning a child from birth to the September after the child turns 5.
Green infrastructure: A network of multi-functional green and blue spaces and other
natural features, urban and rural, which is capable of delivering a wide range of
environmental, economic, health and wellbeing benefits for nature, climate, local
and wider communities and prosperity.
Habitats site: Any site which would be included within the definition at regulation 8 of
the Conservation of Habitats and Species Regulations 2017 for the purpose of those
regulations, including candidate Special Areas of Conservation, Sites of Community
Importance, Special Areas of Conservation, Special Protection Areas and any
relevant Marine Sites.
Heritage asset: A building, monument, site, place, area or landscape identified as
having a degree of significance meriting consideration in planning decisions,
because of its heritage interest. It includes designated heritage assets and assets
identified by the local planning authority (including local listing).
Historic environment: All aspects of the environment resulting from the interaction
between people and places through time, including all surviving physical remains of
past human activity, whether visible, buried or submerged, and landscaped and
planted or managed flora.
Historic environment record: Information services that seek to provide access to
comprehensive and dynamic resources relating to the historic environment of a
defined geographic area for public benefit and use.
Housing Delivery Test: Measures net homes delivered in a local authority area
against the homes required, using national statistics and local authority data. The
Secretary of State will publish the Housing Delivery Test results for each local authority
in England annually.
International, national and locally designated sites of importance for biodiversity: All
international sites (Special Areas of Conservation, Special Protection Areas, and
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Ramsar sites), national sites (Sites of Special Scientific Interest) and locally designated
sites including Local Wildlife Sites.
Irreplaceable habitat: Habitats which would be technically very difficult (or take a
very significant time) to restore, recreate or replace once destroyed, taking into
account their age, uniqueness, species diversity or rarity. They include ancient
woodland, ancient and veteran trees, blanket bog, limestone pavement, sand
dunes, salt marsh and lowland fen.
Local housing need: The number of homes identified as being needed through the
application of the standard method set out in national planning practice guidance.
Local Nature Partnership: A body, designated by the Secretary of State for
Environment, Food and Rural Affairs, established for the purpose of protecting and
improving the natural environment in an area and the benefits derived from it.
Local planning authority: The public authority whose duty it is to carry out specific
planning functions for a particular area. All references to local planning authority
include the district council, London borough council, county council, Broads
Authority, National Park Authority, the Mayor of London and a development
corporation, to the extent appropriate to their responsibilities.
Local plan: A plan for the future development of a local area, drawn up by the local
planning authority in consultation with the community, under the Town and Country
Planning (Local Planning) (England) Regulations 2012. A local plan can consist of
either strategic or non-strategic policies, or a combination of the two.
Major development: For housing, development where 10 or more homes will be
provided, or the site has an area of 0.5 hectares or more. For non- residential
development it means additional floorspace of 1,000m2 or more, or a site of 1
hectare or more, or as otherwise provided in the Town and Country Planning
(Development Management Procedure) (England) Order 2015.
National Landscapes: Areas legally designated as areas of outstanding natural
beauty under the National Parks and Access to the Countryside Act 1949 and
Countryside and Rights of Way Act 2000.
Nature Recovery Network: An expanding, increasingly connected, network of
wildlife-rich habitats supporting species recovery, alongside wider benefits such as
carbon capture, water quality improvements, natural flood risk management and
recreation. It includes the existing network of protected sites and other wildlife rich
habitats as well as and landscape or catchment scale recovery areas where there is
coordinated action for species and habitats.
Neighbourhood plan: A plan prepared by a parish council or neighbourhood forum
for a designated neighbourhood area. In law this is described as a neighbourhood
development plan in the Planning and Compulsory Purchase Act 2004.
Non-strategic policies: Policies contained in a neighbourhood plan, or those policies
in a local plan that are not strategic policies.
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Older people: People over or approaching retirement age, including the active,
newly- retired through to the very frail elderly; and whose housing needs can
encompass accessible, adaptable general needs housing through to the full range
of retirement and specialised housing for those with support or care needs.
Open space: All open space of public value, including not just land, but also areas
of water (such as rivers, canals, lakes and reservoirs) which offer important
opportunities for sport and recreation and can act as a visual amenity.
Outstanding universal value: Cultural and/or natural significance which is so
exceptional as to transcend national boundaries and to be of common importance
for present and future generations. An individual Statement of Outstanding Universal
Value is agreed and adopted by the UNESCO World Heritage Committee for each
World Heritage Site.
People with disabilities: People have a disability if they have a physical or mental
impairment, and that impairment has a substantial and long-term adverse effect on
their ability to carry out normal day- to-day activities. These persons include, but are
not limited to, people with ambulatory difficulties, blindness, learning difficulties,
autism and mental health needs.
Planning condition: A condition imposed on a grant of planning permission (in
accordance with the Town and Country Planning Act 1990) or a condition included
in a Local Development Order or Neighbourhood Development Order.
Planning obligation: A legal agreement entered into under section 106 of the Town
and Country Planning Act 1990 to mitigate the impacts of a development proposal.
Playing field: The whole of a site which encompasses at least one playing pitch as
defined in the Town and Country Planning (Development Management Procedure)
(England) Order 2015.
Post-16: Young people who are over compulsory school age but under 19, or aged
19 or over and for whom an Education, Health and Care (EHC) plan is maintained.
Previously developed land: Land which has been lawfully developed and is or was
occupied by a permanent structure and any fixed surface infrastructure associated
with it, including the curtilage of the developed land (although it should not be
assumed that the whole of the curtilage should be developed). It also includes land
comprising large areas of fixed surface infrastructure such as large areas of
hardstanding which have been lawfully developed. Previously developed land
excludes: land that is or was last occupied by agricultural or forestry buildings; land
that has been developed for minerals extraction or waste disposal by landfill, where
provision for restoration has been made through development management
procedures; land in built- up areas such as residential gardens, parks, recreation
grounds and allotments; and land that was previously developed but where the
remains of the permanent structure or fixed surface structure have blended into the
landscape.
Priority habitats and species: Species and Habitats of Principal Importance included
in the England Biodiversity List published by the Secretary of State under section 41 of
the Natural Environment and Rural Communities Act 2006.
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Renewable and low carbon energy: Includes energy for heating and cooling as well
as generating electricity. Renewable energy covers those energy flows that occur
naturally and repeatedly in the environment – from the wind, the fall of water, the
movement of the oceans, from the sun and also from biomass and deep
geothermal heat. Low carbon technologies are those that can help reduce
emissions (compared to conventional use of fossil fuels).
Rural exception sites: Small sites used for affordable housing in perpetuity where sites
would not normally be used for housing. Rural exception sites seek to address the
needs of the local community by accommodating households who are either
current residents or have an existing family or employment connection. A proportion
of market homes may be allowed on the site at the local planning authority’s
discretion, for example where essential to enable the delivery of affordable units
without grant funding.
Self-build and custom-build housing: Housing built by an individual, a group of
individuals, or persons working with or for them, to be occupied by that individual.
Such housing can be either market or affordable housing. A legal definition, for the
purpose of applying the Self-build and Custom Housebuilding Act 2015 (as
amended), is contained in section 1(A1) and (A2) of that Act.
Setting of a heritage asset: The surroundings in which a heritage asset is experienced.
Its extent is not fixed and may change as the asset and its surroundings evolve.
Elements of a setting may make a positive or negative contribution to the
significance of an asset, may affect the ability to appreciate that significance or
may be neutral.
Significance (for heritage policy): The value of a heritage asset to this and future
generations because of its heritage interest. The interest may be archaeological,
architectural, artistic or historic. Significance derives not only from a heritage asset’s
physical presence, but also from its setting. For World Heritage Sites, the cultural
value described within each site’s Statement of Outstanding Universal Value forms
part of its significance.
Special Areas of Conservation: Areas defined by regulation 3 of the Conservation of
Habitats and Species Regulations 2017 which have been given special protection as
important conservation sites.
Special Protection Areas: Areas classified under regulation 15 of the Conservation of
Habitats and Species Regulations 2017 which have been identified as being of
international importance for the breeding, feeding, wintering or the migration of rare
and vulnerable species of birds.
Site of Special Scientific Interest: Sites designated by Natural England under the
Wildlife and Countryside Act 1981.
Spatial development strategy: A plan containing strategic policies prepared by a
Mayor or a combined authority. It includes the London Plan (prepared under
provisions in the Greater London Authority Act 1999) and plans prepared by
combined authorities that have been given equivalent plan-making functions by an
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order made under the Local Democracy, Economic Development and Construction
Act 2009 (as amended).
Stepping stones: Pockets of habitat that, while not necessarily connected, facilitate
the movement of species across otherwise inhospitable landscapes.
Strategic environmental assessment: A procedure (set out in the Environmental
Assessment of Plans and Programmes Regulations 2004) which requires the formal
environmental assessment of certain plans and programmes which are likely to have
significant effects on the environment.
Strategic policies: Policies and site allocations which address strategic priorities in line
with the requirements of section 19(1B-E) of the Planning and Compulsory Purchase
Act 2004.
Strategic policy-making authorities: Those authorities responsible for producing
strategic policies (local planning authorities, and elected Mayors or combined
authorities, where this power has been conferred). This definition applies whether the
authority is in the process of producing strategic policies or not.
Supplementary planning documents: Documents which add further detail to the
policies in the development plan. They can be used to provide further guidance for
development on specific sites, or on particular issues, such as design. Supplementary
planning documents are capable of being a material consideration in planning
decisions but are not part of the development plan.
Sustainable Drainage System: A sustainable drainage system controls surface water
run off close to where it falls, combining a mixture of built and nature-based
techniques to mimic natural drainage as closely as possible, and accounting for the
predicted impacts of climate change. The type of system that would be
appropriate will vary from small scale interventions such as permeable paving and
soakaways that can be used in very small developments to larger integrated
schemes in major developments.
Sustainable transport modes: Any efficient, safe and accessible means of transport
with overall low impact on the environment, including walking and cycling, ultra low
and zero emission vehicles, car sharing and public transport.
Transport assessment: A comprehensive and systematic process that considers and
sets out transport issues relating to a proposed development, in the context of the
vision for the scheme. It identifies measures required to support alternatives to the
car such as walking, cycling and public transport, and to promote accessibility and
safety, together with measures that will be needed deal with the anticipated
transport impacts of the development.
Transport statement A simplified version of a transport assessment where it is agreed
the transport issues arising from development proposals are limited and a full
transport assessment is not required.
Wildlife corridor: Areas of habitat connecting wildlife populations.
East Bergholt DRAFT Neighbourhood Plan, PRE-SUBMISSION version
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Windfall sites: Sites not specifically identified in the development plan.
Appendix C: Policy map
CREATE AND INSERT POLICY MAP WHEN ALL OTHER NP MAPS ARE FINALISED
Appendix D: East Bergholt Design Codes and Guidance