Future Housing Development in Bentley – An Update from Bentley Parish Council

The Parish Council is aware that the possibility of further housing development in Bentley is a growing concern for many residents. We want to reassure the community that we are actively engaged with this issue and are taking steps now to ensure that Bentley is in the strongest possible position to influence future development and protect the character and environment of our village.

Why is this happening?

There is currently significant pressure on local authorities to increase housing delivery. As a result, Babergh District Council’s annual housing target has nearly doubled, from 416 to 775 new homes per year – an increase of 86%.

This inevitably means that there will be pressure for some additional housing development across the district, including in Bentley.

At present, however, there is no confirmed housing allocation or firm figure for the number of additional homes that Bentley will be expected to accommodate. We do not expect to have greater clarity on this until around January 2027.

It is important to emphasise that there are currently no large development planning applications submitted to Babergh in respect of the sites being discussed, and the Parish Council has not been approached by any developers. We are aware, however, that surveys of potential sites are taking place and will keep residents informed as further information becomes available.

What sites are being considered?

Babergh District Council has undertaken a “call for sites”, through which landowners have put forward land that they believe could potentially be developed. Four sites in Bentley have been put forward - see map.

Babergh has already assessed three of these sites as potentially suitable for a total of 110 homes:

25 homes off Church Road
25 homes off Station Road
60 homes off Capel Road/Bergholt Road.

These figures do not represent an allocation or planning permission, and they should not be interpreted as meaning that 110 homes will necessarily be built.

Nevertheless, the Parish Council believes it is important to understand what development might realistically be possible on these sites. We have therefore commissioned a consultant to undertake a more detailed assessment of the four sites, including their potential capacity, characteristics and suitability.

This work will give the Parish Council a much better evidence base from which to respond to future proposals.

Why is the Neighbourhood Plan important?

Bentley’s existing Neighbourhood Plan does not currently allocate sites for housing. The Parish Council has therefore commissioned work to review and update the Plan so that it reflects the latest national planning policy and guidance and provides the strongest possible framework for influencing future planning decisions.

This is particularly important because, where appropriate sites have not been identified through a Neighbourhood Plan, there is a greater risk of speculative development proposals from developers.

The recently revised National Planning Policy Framework also places a stronger emphasis on sustainable development. Sites within or close to village boundaries, and within safe walking or cycling distance of village facilities, may therefore be considered more favourably.

Updating our Neighbourhood Plan will therefore help ensure that Bentley has a clear, evidence-based and locally informed planning framework.

Residents will have a say

The Parish Council recognises that decisions about future development should not be made without proper community involvement.

Once the site assessments and initial Neighbourhood Plan work have progressed, we will hold a Community Engagement event, giving residents an opportunity to learn more about the potential sites and see the findings of the assessments.

This will be followed by a consultation survey, allowing residents to provide feedback and express their views about the potential sites and their preferences for future development.

Further details will be provided when arrangements for the consultation have been finalised.

Working with neighbouring parishes

The Parish Council has also joined forces with a number of neighbouring Parish Councils through the Three Valleys Alliance.

Working collectively gives the rural parishes a stronger voice in responding to Babergh District Council’s forthcoming proposals for strategic housing development across the district and ensures that the particular challenges and characteristics of our rural communities are properly considered.

What does this mean for Bentley?

There is understandably uncertainty at present. The Parish Council does not want to speculate about final housing numbers before the relevant planning information becomes available.

What we can say is that we are not waiting for those numbers to be confirmed before taking action.

We are:

Building an evidence base around the potential development sites;
Assessing what scale and type of development might realistically be accommodated;
Updating Bentley’s Neighbourhood Plan;
Preparing for meaningful consultation with residents;
Working with neighbouring parishes through the Three Valleys Alliance;
Monitoring activity on potential development sites; and
Keeping residents informed as the situation develops.

We cannot control national housing policy, nor can the Parish Council prevent all future development. However, we can ensure that Bentley is properly prepared, well informed and in the strongest possible position to influence what happens here.

Our objective is to ensure that any future development is appropriate in scale, location and character, while protecting Bentley’s environment, landscape and village identity as far as the planning system allows.

We will continue to keep residents informed, particularly as we approach January 2027, when we expect to have greater clarity about the housing requirements affecting Bentley.