Commercial, Planning Appeals, Residential

Major Planning Development within Newmarket Conservation Area Allowed on Appeal.

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Parker Planning Services are delighted with the news that following a 2-day hearing in May of this year, planning permission has been granted for the major planning development within Newmarket Conservation Area on Appeal ‘B’ for a scheme comprising 123 residential dwellings together with the part demolition, extension and conversion of the former White Lion public house to provide up to 562 sqm of commercial space (Use Classes E(c)(i), E(c)(ii). E(c)(iii)), a new convenience store providing up to 371 sqm of floor space (Use Class E(a)), public open space, landscaping and land reserved for a dedicated horse walk.

‘Linked’ Appeals ‘A’ & ‘C’, that sought listed building consent and planning permission respectively and for the demolition of two end stables and the erection of gates at the Queensbury Lodge, Cottage and Stables, 196-198 High Street, Newmarket, Suffolk, CB8 9AP were dismissed by Planning Inspector P W Clark.

In issuing his decision, Mr Clark stated that one of the main issues with the appeals was whether the development proposals would secure the restoration and long-term future use of the historic Grade II listed Queensbury Lodge and its associated cottage and stables, which date back to the 19th century. As can be observed via the links below, the dilapidated condition of these buildings have been described locally as an ‘eyesore’.

In granting planning permission for the new homes, Mr Clark imposed a condition that no development could take place before details of the restoration, refurbishment, and reuse, of all three listed buildings had been submitted and approved by West Suffolk Council. Furthermore, Mr Clark stipulated that not a single one of the 123 new homes could be occupied until all the restoration work had been completed.

In allowing the appeal, Mr Clark identified how:

‘The stables are a rare survival of one of the earliest racing stable groups in Newmarket…. They document the development of the horse racing industry with which Newmarket is synonymous internationally and from which the town has evolved. The group is associated with leading historic figures in the horseracing industry.’

Parker Planning Services are delighted to have worked in partnership with Unex (№3) Limited, TAP Investments and Oftenfact Limited in the preparation and submission of the various planning applications and appeals. Furthermore, PPS’ Planning Policy Specialist has been promoting the site via the West Suffolk Local Plan process. The site was allocated within Forest Heath’s Site Allocations Local Plan (SALP) adopted by the Council in 2019 but for an indicative figure of only 50 units.

The potential capacity of the site was explored through a Development Brief, submitted with the ‘original’ application and highlighted the opportunities, constraints, and parameters of the site. The Appellants were also able to demonstrate as part of the application and appeal processes that the site had the environmental capacity to provide for significantly more homes, 30% of which will be affordable homes, by making effective and efficient use of the land, which is in a highly sustainable location, and as per the provisions of the National Planning Policy Framework (NPPF).

Our Advice:

The planning applications comprised (among other):

  • Planning statement (including affordable housing statement, statement of community involvement and heads of terms),
  • Design and access statement,
  • Heritage impact assessment (HIA),
  • Air quality assessment.
  • Preliminary ecological assessment (PEA),
  • Flood risk assessment and drainage strategy,
  • Land contamination assessment,
  • Horse racing industry impact assessment,
  • Landscape visual impact assessment (LVIA),
  • Arboricultural statement,
  • Transport assessment (TA),
  • Interim travel plan,
  • A development brief.

Drawings were also submitted in support of the applications, which included but were not limited to, a site location plan, illustrative layout plan, topographical survey and detailed access drawings.

Outcome The major planning development in Newmarket Conservation area comprising of 123 dwellings, together with the part demolition, extension and conversion of the former White Lion public house to provide commercial space, a new convenience store, public open space, landscaping and land reserved for a dedicated horse walk has been granted planning permission, on the condition that no development shall take place until details of a scheme of restoration, repair, reinstatement, refurbishment and reuse of the three listed buildings forming the Queensbury Yard has been submitted and approved to West Suffolk Council.

Further Reading:

DC/22/1495/OUT | Outline planning application – (means of access to be considered) – a. provision of up to 123 residential dwellings (class C3); b. the part demolition, extension and conversion of the former White Lion public house to provide up to 562 sqm of commercial space (classes E(c) (i), e(c)(ii); e(c)(iii)); c. convenience store providing up to 371 sqm of floor space (class E(a)); together with public open space, landscaping and land reserved for a dedicated horse walk | Land At Black Bear Lane High Street Newmarket Suffolk (westsuffolk.gov.uk)

End in sight for Newmarket High Street eyesore as inspector rules in favour of new 123-home development (suffolknews.co.uk)

Bill Gredley gets go-ahead for Newmarket homes development at Fitzroy paddocks, but what cost the long delay? (suffolknews.co.uk)

(click image to enlarge)

Newmarket Major Development

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