Plans for up to 485 homes and relief road on land off Newmarket Road in Bury St Edmunds granted on appeal

Long-running plans for hundreds of homes and a relief road on the edge of Bury St Edmunds have been approved on appeal.

Pigeon Investment Management Ltd has won permission from the Planning Inspectorate for a hybrid proposal for land off Newmarket Road including an outline application for a relief road and up to 485 homes as well as a full application for junction works with Newmarket Road.

West Suffolk Council rejected the proposal in October but the authority and Suffolk County Council have since withdrawn their reasons for refusal following changes by Pigeon.

Cllr Chris Chambers, the county council’s cabinet member for transport strategy, planning and waste, said: “Of note, is the delivery and funding secured for the new relief road - this important piece of strategic infrastructure will help to relieve traffic congestion for Bury St Edmunds and in particular the village of Westley.”

The application was the developer’s third for the site since 2019, with the first withdrawn due to concerns by West Suffolk Council that it did not deliver a complete relief road due to ownership of the land.

While the second scheme did commit to a full relief road, it was refused for reasons including an unacceptable relief road design and a failure to protect the identity of Westley.

An appeal to the planning inspector was launched in June but was withdrawn in August.

The third scheme, which proposed half a relief road due to the land being in two separate ownerships, was refused by West Suffolk Council, which said it would not protect the character and identity of Westley and failed to demonstrate it would not have an unacceptable impact on highway safety.

The appeal decision said the county council, Pigeon and West Suffolk all now agreed that traffic could be accommodated on the existing highway network, without the entirety of the relief road being delivered.

Pigeon agreed to transfer to the county council the land within its ownership on which the relief road would be built, which would include the northern and central sections of the road.

The developer will contribute £3.2 million towards buying land required and delivering the remaining southern section of the road which lies outside the appeal site.

The approved scheme also includes funding for the expansion of local GP surgeries, primary and secondary education places, and enhancements to local sports, leisure, and library services.

Investments are planned for new and improved active travel walking and cycling infrastructure, to be delivered by the county council, as well as a new regular bus service.

There would be a new on-site pre-school and a new country park to the west of Bury St Edmunds.

Cllr Jim Thorndyke, cabinet member for planning at West Suffolk Council, said: “I am delighted that Pigeon has worked collaboratively with both West Suffolk and Suffolk County highways to overcome our concerns and bring forward a scheme which will make a notable contribution to the town.

“We now look forward to further discussions with the applicant to progress the scheme, which will involve the submission of further detailed planning applications and supporting Suffolk County Council with the delivery of the road.”

The site is known as Bury West in the former St Edmundsbury Borough Council’s Vision 2031 framework for growth.

Simon Butler-Finbow, group planning director at Pigeon, added: “We are delighted with the outcome of the appeal and particularly pleased with the collaborative approach taken by Suffolk County Council and West Suffolk.

“The new homes, infrastructure, and community benefits secured through the appeal process will have a lasting positive effect on the local area and for generations to come.”