Habitats Sites Mitigation

An introduction to habitats sites in Suffolk

The Suffolk Coast and Heaths is a special place. Its internationally important wildlife is a huge draw, for both residents and visitors.

New residential development in the area (including tourist accommodation) is expected to increase the number of people who visit our county's wildlife sites.

These wildlife sites include Special Protection Areas, Special Areas of Conservation, and Ramsar sites. These three designations are collectively known as 'habitats sites' (also known as 'European sites'). They are protected by the Conservation of Habitats and Species Regulations 2017 (as amended) - known more colloquially as the 'Habitats Regulations'.

Habitats sites are designated for their incredible birds, plants, habitats, and other rare and unusual species. It's this natural diversity that makes visiting the Suffolk Coast and Heaths such a unique experience.

However, this exceptional wildlife has not evolved to deal with the large numbers of visitors. Recreational activities can disturb or kill animals, and their habitats can be damaged, or even destroyed, by large numbers of visitors. Birds are less likely to survive and reproduce, if they are regularly disturbed by people and their dogs.

This is because humans and dogs appear as predators to birds. If frequently disturbed, chicks might be abandoned - or may not receive all the food that they need to survive. Exhausted birds that have just travelled thousands of miles from Africa, and elsewhere, to spent their winter on Suffolk Coast need to rest and feed to recover. Disturbance to these birds can, again, affect their chances of survival.

Habitats themselves can also be damaged by people - through fires, trampling, dog fouling, vandalism, and litter.

Recreational Disturbance Avoidance and Mitigation Strategy ('RAMS')

The Suffolk Coast Recreation Disturbance Avoidance and Mitigation Strategy (‘RAMS’) is a partnership between East Suffolk Council, Ipswich Borough Council, and Babergh and Mid Suffolk District Councils.

The aim of the RAMS is to mitigate and avoid the impact of increased levels of recreational use of habitats sites, which have come as a result of new residential development in the area. Each Council's Local Plan Habitats Regulations Assessment found that the effects of new residential development and increased visitor numbers, when considered in-combination, could not be effectively mitigated or avoided without a Strategy - hence the creation of the Suffolk Coast RAMS.

The relevant policy from our Joint Local Plan is Policy SP09.

The RAMS provides a cost-effective, simple, and coordinated way for developers to deliver mitigation across the project area - especially when compared to project-by-project mitigation packages otherwise needed.

Our RAMS partnership approach also has support from Natural England.

Further information about RAMS

Access the Suffolk Coast RAMS FAQs
The public facing brand of the Suffolk Coast RAMS is Wildlife Wise

Where the Suffolk Coast RAMS applies

The 'Zone of Influence' is the area where increased residential development will result in likely significant effects. As set out in the RAMS, evidence shows that there is a 13km Zone of Influence surrounding the relevant habitats sites. It spans authority boundaries under East Suffolk Council, Ipswich Borough Council, and Babergh and Mid Suffolk District Councils.

It also extends to a small area of East Suffolk where the Broads Authority serves as the local planning authority.

The Zone of Influence also extends beyond the 13km area, to encompass the whole northern part of the former Waveney District. This provides mitigation for Little Terns nesting outside habitats sites, which are still protected by the Habitats Regulations.

Any new residential development within the Zone of Influence has to mitigate the effects of the development - and show how this will be achieved, prior to planning approval. For smaller development, this is best achieved via payment of the RAMS tariff only.

For sites of more than 50 dwellings - and in more sensitive locations - a bespoke approach, which includes payment of the tariff and demonstration of onsite and offsite mitigation measures will be needed.

These measures include high-quality open spaces, dog walking routes, dog waste bins, and a commitment to the long-term maintenance and management of these provisions. The requirements listed here are not comprehensive and you should read Annex I of the Suffolk Coast RAMS Habitat Regulation Assessment (HRA) Record for the full guidance, which has been agreed with Natural England.

Habitats sites included in the Suffolk Coast RAMS

Alde-Ore Estuary Special Protection Area
Alde-Ore Estuary Ramsar site
Benacre to Easton Bavents Special Protection Area
Deben Estuary Special Protection Area
Deben Estuary Ramsar site
Minsmere to Walberswick Heaths and Marshes Special Area of Conservation
Minsmere - Walberswick Special Protection Area
Minsmere - Walberswick Ramsar site
Orfordness - Shingle Street Special Area of Conservation
Sandlings Special Protection Area
Stour and Orwell Estuaries Special Protection Area
Stour and Orwell Estuaries Ramsar site

The Deben Estuary Special Protection Area, Deben Estuary Ramsar site, Stour and Orwell Estuaries Special Protection Area, and Stour and Orwell Estuaries Ramsar site are all relevant to the districts of Babergh and Mid Suffolk.

Access a map of the Suffolk Coast RAMS

The RAMS Tariff

As of April 2024, the RAMS tariff is set at £142.27 per dwelling within Zone A, and £374.29 per dwelling within Zone B.

The tariff rate is adjusted on April 6 each year, to align with the start of the new financial year.

The tariff rate to be paid becomes fixed on the date that payment is made.

You can check which zone your development falls within - and pay the tariff quickly and easily - by using our online RAMS payment form, which you can access further down this webpage.

You can also access a map of the Suffolk Coast RAMS.

Page 103 (Paragraph 9,48) of the Strategy Document contains more information about the RAMS tariff.

How to pay the RAMS tariff

Where payment of the tariff is required, you can pay for it upfront, or - in cases where other contributions are needed - via a Section 106 legal agreement.

Upfront payments are refundable in the event that planning permission is refused, an appeal is dismissed, or the development is not implemented.

If you have formally requested pre-application planning advice, the need for a RAMS contribution will be included in the response.

Section 106 Planning Obligation (S106)

Where a Section 106 Agreement is required for a planning permission, the Suffolk Coast RAMS payment can be included with the other obligations.

Reporting on RAMS

Reporting on RAMS is included in the Infrastructure Funding Statement.

If you are expecting a decision for your application

If, during the application process you have been advised that a contribution is needed, please complete our RAMS payment form.

This will enable you to submit payment under Section 111 of the Local Government Act 1972, Recreational Avoidance Mitigation Contribution.

You must submit this payment before a decision is issued.

RAMS Payment Form

If permission is refused, but you have already submitted the RAMS payment, you are entitled to a refund. This claim can only be made six months following the date of decision. This is when the time limit for lodging an appeal has expired.

To claim your refund, please email the Infrastructure Team and quote your application reference.

If you have an older permission with a RAMS condition

There are older planning permissions that contain a condition relating to the RAMS contribution. Though we will not apply this condition in the future, all existing conditions must be discharged before development starts.

The customer must apply to discharge this condition by submitting a Discharge of Conditions (DOC) application to the local planning authority (LPA). When the condition has been met, the LPA will discharge it by way of formal written approval.

The application asks that the customer enter into a legal agreement (known as a 'unilateral undertaking'). This will legally bind them to submit the RAMS payment. The application will involve a payment to the Legal Team (minimum £50).

The condition can also be discharged by submission of payment via the RAMS Payment Form (instead of a unilateral undertaking). You must not complete the payment form until you have received confirmation that your DOC application has been validated.

Please contact the Planning Validation Team if you have any questions.

- If you submit a DOC application for the RAMS condition only, there will be no application fee. If you submit a DOC application for multiple conditions (including the RAMS condition) the usual application fee must be paid
- If there is an existing Unilateral Undertaking the RAMS payment must be paid when development starts. This is done at the same time the Infrastructure team are served a commencement notice. Please visit our Infrastructure section for further guidance

Parishes within the Zone of Influence

Babergh District	Mid Suffolk District
Aldham	Akenham
Arwarton	Ashbocking
Belstead	Ashfield Cum Thorpe
Bentley	Barham
Brantham	Barking
Capel St Mary	Baylham
Chattisham	Bramford
Chelmondiston	Claydon
Copdock and Washbrook	Coddenham
East Bergholt	Darmsden
Elmsett	Flowton
Freston	Framsden
Great Wenham / Wenham Magna	Gosbeck
Hadleigh	Great Blakenham
Harkstead	Helmingham
Higham	Hemingstone
Hintlesham	Henley
Holbrook	Laxfield
Holton St Mary	Little Blakenham
Kersey	Needham Market
Layham	Nettlestead
Leavenheath	Offton
Little Wenham / Wenham Parva	Somersham
Pinewood	Whitton
Polstead	Willisham
Raydon
Shelley
Shotley
Sproughton
Stoke By Nayland
Stratford St Mary
Stutton
Tattingstone
Wherstead
Woolverstone