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Castle Keep

Fairfield Road - Framlingham - Suffolk

In August 2014 Taylor Wimpey submitted a planning application for a new residential development of 163 homes on land to the east of Fairfield Road, Framlingham, Suffolk.

Suffolk Coastal District Council refused the planning application in February 2015. Taylor Wimpey appealed the decision in April 2015 and the Planning Inspector granted planning permission for the proposed development in April 2016.

  • Overview

    Land off Fairfield Road

    We are commited to delivering a new residential development of 163 high-quality homes with public open space on land to the east of Fairfield Road, Framlingham.

    In 2010 the proposed development site was assessed in Suffolk Coastal District Council’s Strategic Housing Land Availability Assessment (SHLAA) and was considered to have capacity for up to 200 homes.

    Framlingham is a historic market town and is identified in the Council’s Local Plan (adopted July 2013) as having a thriving centre with few constraints to development. As such the town is identified as capable of accommodating significant levels of growth.

    We held a public consultation for our proposed development in November 2013 and the feedback we received has been taken into consideration as our planning application has been finalised.

    Discussions with Framlingham Town Council and officers at Suffolk Coastal District Council have also helped us to shape our final plans for the proposed development.

    We submitted our planning application to Suffolk Coastal District Council in August 2014. Permission was refused in February 2015 and following this, we submitted an appeal in April 2015.

    In April 2016, the Planning Inspector granted planning permission for 163 homes on our proposed site.

  • About the site

    The development site

    The proposed development site covers an area of 6.77 hectares and is located to the east of Fairfield Road, on the south-eastern edge of the Framlingham settlement area. 

    It is a greenfield site currently in agricultural use and is bordered by existing residential properties in Fairfield Crescent and Fairfield Road to the north and north-west. Brick Lane runs alongside the site’s southern boundary and commercial development is situated across Fairfield Road to the west, while further agricultural land is situated to the east and south.

    Key characteristics of the site and its surroundings are illustrated in the plan below. We will be taking these characteristics into account in the design of our scheme.

    Framlingham Cons  Opps

    Characteristics of the site and its surroundings


    Some of the lowest-lying areas of the proposed development site are located in Flood Zone 2 (according to Environment Agency flood maps). This means that we should not build any new homes within the lower areas of the site as there is a risk of flooding along Fairfield Road.

    Many existing urban drainage systems can cause problems of flooding, pollution or damage to the environment and are resilient to climate change in the long term.

    Therefore, the preferred method of surface water disposal is through the use of Sustainable Drainage Systems (SuDS) – a range of techniques that aim to mimic the way surface water drains in natural systems within urban areas. Our proposed strategy is to provide for a range of attenuation basins and swales in a north-south direction, which capture and store surface water and prevent it spilling on to Fairfield Road. This water will thereafter be discharged into the central ditch.

    Anglian Water has confirmed that Framlingham sewage treatment works has sufficient capacity to treat the flows from this development.

    Framlingham Landscape Section copy

    An indicative site section showing how the new homes will be separated from lower-lying areas

    Landscape and open spaces

    The site is not covered by any statutory or non-statutory designations for landscape character or quality, nor does it contain any heritage assets.

    A visual assessment of the site has identified a small number of opportunities to view the site from the surrounding landscape. In particular, the lower parts of the site are well contained from the surrounding area in terms of views. Accordingly, the assessment found that development could be accommodated at the site without materially impacting on the character of the adjoining countryside or the setting of the town of Framlingham.

    In combination with the SuDS areas, the open spaces have been designed so as to integrate and create a meadow area. This meadow area will serve as an attractive entrance to the development as well as a sensitive entrance to the town as Fairfield Road moves from a rural setting, through a meadow area to a more urban environment. Our landscape and play area strategies for the proposed development are illustrated below.


    The landscape strategy for our proposed development. Click on the image for a zoomable view.


    The play area strategy for our proposed development. Click on the image for a zoomable view.

    Other issues we are taking into account

    Ecology – potential to improve biodiversity value of the site with planting and landscaping (e.g. woodland, grassland, wetland).

    Trees and hedges – existing healthy trees to be retained and maintained; safeguards for protecting birds and bats.

    Access – main site access from Fairfield Road with an emergency-only link off Brick Lane.

    Noise – no noise constraints to development.

    Public rights of way – existing public rights of way to be incorporated into the scheme.

    Play area – use, form and location of children’s play provision to be considered.

  • What's proposed

    Our proposals

    Framlingham Layout no key

    The layout of our proposed development. Click on the image for a zoomable view.

    We have received planning permission for our proposed residential development, which is illustrated in the layout plan pictured right.

    Our proposals have been developed following public consultation as well as discussions with Suffolk Coastal District Council and Framlingham Town Council, in consideration with any technical constraints and opportunities.

    Key elements of our proposed development are as follows:

    • 163 new homes
    • A mix of 1, 2, 3, 4 and 5-bedroom houses plus a small number of 3-bedroom bungalows
    • 53 affordable houses (including disabled access bungalows)
    • Vehicle access from Fairfield Road
    • Potential emergency access from Brick Lane
    • Pedestrian-only access points along Fairfield Road
    • Existing footpaths around the edges of the site to be enhanced and integrated with internal pedestrian links
    • Significant area of landscaped public open space at Fairfield Road frontage and throughout the development
    • Three children’s play areas
    • Existing healthy trees retained and enhanced with new planting
    • Sustainable Urban Drainage System to manage surface water run-off and risk of flooding

    Public consultation responses

    During our public consultation in November 2013, we presented an initial masterplan for a development of up to 200 homes and asked for feedback on our proposals.

    Detailed below are our responses to the key issues, concerns and queries raised by local people during the consultation, which have been incorporated within our final scheme wherever possible.

    Housing density

    Your comment – The number of homes being proposed for the development is too high.
    Our response – We have reduced the number of homes from up to 200 to 163.

    Housing need

    Your comment – There is no requirement for new housing in the local area.
    Our response – Suffolk Coastal District Council is currently only able to provide land to meet 3.7 years of its 5-year housing land supply requirement. There are also a significant number of people on the local housing register in high housing need. Our proposed development will provide much-needed housing to contribute towards the requirement for affordable homes and to meet the council’s shortfall in housing land supply.

    Local infrastructure

    Your comment – Existing local services such as schools and health facilities will struggle to cope with additional demands from the new homes.
    Our response – If planning permission is granted for our proposed development, we will provide funding to pay for improvements to local facilities and services which may be required as a result of our development. These contributions will be decided by the council in accordance with local need, though our proposal already includes a commitment to provide appropriate payments towards schools in Framlingham.

    Housing need

    Your comment – A variety of property types should be provided to ensure the development meets a range of housing needs.
    Our response – Our development will include a wide range of property types, from one and two-bedroom houses through to three, four and five-bedroom houses plus some three-bedroom bungalows. The range of properties being proposed will suit the needs of a variety of homebuyers, including first-time buyers, downsizers, professionals and families. We will also be providing 53 affordable homes for local people in housing need.

    Housing design

    Your comment – The new homes should be in keeping with the distinctive character of the local area with appropriate building materials used.
    Our response – As part of the design process, we carried out an assessment of key architectural styles, building materials and features of existing homes around Framlingham. This has helped us to ensure that our new homes reflect the character of the local area, with building materials including a mixture of red brick, render, weatherboard cladding, red, brown and grey tiles and a variety of architectural features inspired by existing architecture around the village. The proposed development will be divided into three distinct character areas with each area featuring its own individual design elements. This will help ensure that the development will have an identity and character of its own while remaining sympathetic to its surroundings.

    Landscaping and trees

    Your comment – As many of the site’s existing trees and hedgerows as possible should be preserved and landscaping should be provided at the edges of the development to help soften views of the site.
    Our response – Existing healthy mature trees will be retained and enhanced with new planting as part of the development’s landscaping scheme. Our proposals also include a significant area of landscaping at the western edge of the site to provide good separation between Fairfield Road and the new homes. More than 2 hectares of open space will be provided throughout the development.

    Children’s play areas

    Your comment – There are not enough play facilities for children currently available in Framingham
    Our response – Three children’s play areas are now proposed for the development – a natural play area towards the centre of the site and set back from Fairfield Road, and two Local Areas for Play.

    Flood risk and drainage

    Your comment – Fairfield Road is currently susceptible to flooding and there is potential for the new development to worsen this problem.
    Our response – Our development will include a sustainable drainage system to manage the drainage of the site, ensuring that levels of surface water run-off are no higher than current greenfield levels. This will also ensure that the risk of flooding to neighbouring areas is not increased. There is enough capacity within the existing local drainage network to accommodate both surface water drainage and foul drainage from the development.


    Your comment – Local views must be considered in the design of the scheme.
    Our response – Our proposed development has been carefully designed to minimise the impact on surrounding areas and important local views. Our final layout has been designed in consultation with Framlingham Town Council and Suffolk Coastal District Council and has particular consideration for views from Fairfield Road, Framlingham Castle and the Church of St Michael.

    Traffic and highways

    Your comment – The local road network cannot accommodate the additional traffic from the development.
    Our response – We have discussed our proposals in detail with Suffolk County Council (the Highways Authority) and we are confident that our development can be delivered without any adverse impact on the condition of local roads or on road safety.


    Your comment – The development will worsen parking problems in the town centre.
    Our response – Our planning application is supported by a Travel Plan, which includes a package of measures to encourage new residents to choose alternative modes of transport to their cars. The site is also within easy walking distance of the town centre and its facilities, and we are confident that the new homes will not increase the pressure on town centre parking.

  • Community

    Investing in the community

    Community benefits

    As well as providing much-needed high-quality homes for the local area, our proposed development will contribute towards a range of services and infrastructure provisions through a Section 106 agreement. Different areas of Suffolk have different priorities and therefore it is important to appreciate where particular needs and pressures arise in Framlingham relating to measures such as:

    • Affordable housing
    • Community uses
    • Early years and childcare provision
    • Education provision (primary, secondary, sixth form)
    • Fire and rescue services
    • Health facilities
    • Highways infrastructure and rights of way
    • Maintenance of public open spaces and sustainable drainage

    Such contributions must be necessary to make the development acceptable in planning terms and directly related to the development, as well as fairly and reasonably related in scale and kind to the development.

    The feedback received during the November 2013 public consultation has helped us to understand the areas which may need to be improved in order to ensure that our proposed development can successfully integrate with the local community. This has helped inform our discussions with local authorities and contributions will be determined by the council as a condition of planning approval.

    Economic benefits

    It is estimated that 1.5 full-time direct jobs are created for each new home built, plus an additional three jobs per home in the wider supply chain. Based on 163 homes, this would equate to approximately 245 direct jobs and 489 supply chain jobs during the construction of this development.

    The New Homes Bonus is a grant paid by central government to local councils for increasing the number of homes and their use. Based on 163 homes, funds in the region of £1.14m will be generated for Suffolk Coastal District Council. The development would also generate an estimated £1.72m per year in additional retail expenditure (based on England average expenditure per capita).

  • Updates

    Planning application timeline

    April 2016 - Planning permission approved

    April 2015 - Appeal to be submitted

    February 2015 - Planning application refused

    August 2014 - Planning application submitted

    November 2013 - Pre-application public consultation period