A view from around the Rowley Drive area of Newmarket

Plans for a £100 million major transformation of the Rowley Drive neighbourhood in Newmarket have taken an important step forward.

West Suffolk Council’s cabinet adopted the Rowley Drive Masterplan as informal planning guidance at its meeting on 14 April.

Bromford Flagship LiveWest (BFL), UK's largest provider of new affordable homes, has set out in the masterplan a long-term vision that could replace all 263 existing homes across seven blocks of flats at Icewell Hill, Churchill Court and Regent Court as a minimum.

James Payne, Director of Regeneration at BFL, said: "This is a once-in-a-generation opportunity to do something genuinely transformative for the people who live in this part of Newmarket.

"We've been working with residents and the local community on this since 2022, and they've told us loud and clear that they want to see significant change. This approval means we can move to the next stage, enabling people to thrive in homes and a neighbourhood they can be proud of."

BFL owns approximately 85% of the homes within the masterplan area and has been working with residents and the wider community since 2022 to shape the vision for the neighbourhood's future. More than 5,000 pieces of feedback were gathered through face-to-face workshops, online surveys, text messages and youth engagement with local schoolchildren, with a formal six-week public consultation last autumn drawing majority support.

The existing blocks of flats, built in the 1960s and 70s, have faced persistent challenges including antisocial behaviour, fly-tipping and a lack of usable green space and play areas.

Residents have consistently said that doing nothing is not an option. They want to feel proud of where they live, in homes that are modern, energy-efficient and affordable to run. They want to feel safe walking home at night. They want children to have places to play close to home. And they want a neighbourhood that feels connected to Newmarket, not cut off from it.

Key changes were made to the masterplan following consultation, including the removal of previous density uplift figures and computer-generated images that had given the impression of a finalised design. The updated height parameter plan now more clearly shows that the majority of buildings would be three to four storeys, stepping down across the site.

Mr Payne said: "We've listened carefully to what residents, the town council and councillors have told us, and we've made real changes as a result.

“This masterplan is a broad vision, not a blueprint, and there will be plenty more opportunities for people to shape the detail as individual phases come forward through the planning process."

BFL has acknowledged concerns raised by Newmarket Town Council around the height, density and form of new buildings and has committed to addressing these through continued engagement as detailed proposals are developed.

The project represents a significant investment in Newmarket, with the redevelopment expected to take place over several phases, each subject to separate planning applications.

Simon Lea, director at project partners, architecture firm Levitt Bernstein, said: ““We’re pleased to see the Rowley Drive masterplan adopted, as it marks an important step towards regenerating a neighbourhood that better reflects the needs and aspirations of local residents.

“Working collaboratively with BFL, Newmarket and West Suffolk Councils, the Jockey Club and, most importantly, the community since the earliest stages has helped the BFL team and Levitt Bernstein shape a shared vision that is grounded in a clear understanding of the place, its unique character and the history of Newmarket, with a focus on long‑term sustainability.

“Residents have been clear about wanting safer streets, better homes that cost less to run, and more green spaces.

“The adoption of the masterplan provides an essential framework to guide future work, and we look forward to seeing the project move into more detailed stages, working collaboratively with the community to achieve meaningful, long‑term change.”

• Bromford Flagship LiveWest (BFL) is the UK's largest provider of new affordable homes, delivering over 3,000 new homes each year. BFL provides services to nearly 300,000 customers across east, central and south west England.
• The Rowley Drive Masterplan covers seven blocks of flats across the Icewell Hill, Churchill Court and Regent Court sites in Newmarket, Suffolk.
• The masterplan was first shared with the community in September 2025, with formal public consultation running for six weeks in October/November 2025.
• Adoption as informal planning guidance is a planning policy step. Detailed proposals for individual phases will be subject to full planning applications and further community engagement.
• The Icewell Hill site currently includes blocks of up to six storeys, which have been described as visually intrusive and out of keeping with the surrounding area.