As of the 6th April 2025, the Suffolk Coast RAMS contribution is set at £145.90 per dwelling within Zone A. Each year the contribution rate will be adjusted on the 6th April, to align with the start of the financial year, and the new rate will be published on this web page. The contribution rate to be paid becomes fixed on the date the payment is made.The RAMS contribution per dwelling is index linked to the BCIS (Building Cost Information Service) index with a base date of May 2019 (the date of adoption of the Strategy). This is to ensure the financial sustainability of the project by linking the contribution rate to the most appropriate measure of inflation.
Habitats Regulations Mitigation (RAMS)
The Suffolk Coast and Heaths is a special place, with its internationally important wildlife sites a huge draw for residents and visitors. New residential development in the area, including tourist accommodation, is therefore expected to increase the number of people visiting these wildlife sites, which 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 as the Habitats Regulations). Habitats sites are designated for their incredible birds, plants, habitats and other rare and unusual species. It’s this diversity of nature 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 destroyed by large numbers of visitors undertaking a wide range of activities. Birds are less likely to survive and reproduce if regularly disturbed by people and their dogs. This is because humans and our dogs appear as predators to birds, which will avoid the habitats they need to feed, rest and raise their chicks. If frequently disturbed, chicks may not receive the regular food they need to survive or they may be abandoned. For exhausted birds which have just travelled thousands of miles from Africa and elsewhere to spend the winter on the Suffolk Coast, they need to rest and feed to recover. Disturbance to these birds can again be the difference between survival or not. Habitats themselves can also be damaged by people, thorough fires, trampling, dog fouling, vandalism and litter.
Suffolk Coast Recreational Disturbance Avoidance and Mitigation Strategy (‘RAMS’)
The Suffolk Coast Recreation Disturbance Avoidance and Mitigation Strategy (‘RAMS’) [AR1] (PDF) is a partnership between East Suffolk Council, Ipswich Borough Council and Babergh and Mid Suffolk District Councils. Its aim is to mitigate and avoid the impact of increased levels of recreational use of Habitats sites, resulting from new residential development in the area. Each Council’s Local Plan Habitats Regulations Assessment, found that the effects of new residential development from 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 Strategy provides a cost effective, simple, coordinated way for developers to deliver mitigation for their developments across the project area, especially when compared to project-by-project mitigation packages otherwise required. The RAMS partnership approach also has support from Natural England.
Further information can be found below:
- Suffolk Coast RAMS Supplementary Planning Document [AR2] (PDF)
- Suffolk Coast Recreational Disturbance Avoidance Mitigation Strategy FAQ
The public facing brand of the Suffolk Coast RAMS is Wildlife Wise.[AR3]
Where RAMS applies
The Zone of Influence is the area where increased residential development will result in likely significant effects. As set out in the strategy, evidence shows that there is a 13 km Zone of Influence around the relevant Habitats sites. The zone of influence spans East Suffolk Council, Ipswich Borough Council, and both Babergh District Council and Mid Suffolk District Council authority boundaries. It also extends to a small area of East Suffolk where the Broads Authority is the Local Planning Authority. The zone of influence extends beyond 13km to encompass the whole northern part of the former Waveney District, to provide mitigation for Little Terns nesting outside of Habitats sites, which are still protected by the Habitats Regulations.
Any new residential development within the Zone of Influence will be required to mitigate the effects of the development and show how this will be achieved prior to approval of planning permission. For smaller development this is most efficiently achieved through payment of the RAMS tariff only. For sites of more than 50 dwellings and in more sensitive locations, a bespoke approach including payment of RAMS and demonstration of on-site/off-site mitigation measures will be required. This includes, but is not limited to high-quality public open space, 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 agreed with Natural England.
Habitats sites affected
Map of the Habitats sites included in the strategy.
This is the list of Habitats sites:
- 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 RAMS Tariff
The Strategy Document [AR1] states in page 103, paragraph 9.48 that “Per house tariffs may be subject to change throughout the lifetime of the Strategy, as housing figures are reviewed again over time, and in response to more detailed understanding of costs, and as measures are implemented and monitored for effectiveness.” Additionally, the Suffolk Coast RAMS Supplementary Planning Document [AR2] states that “The tariff will be indexed linked, with a base date of 2019 and will be reviewed periodically.
Any revisions to the tariff will be published via the Council’s website. As such the RAMS tariff per dwelling is index linked to the BCIS (Building Cost Information Service) index with a base date of May 2019 (the date of adoption of the Strategy). This is to ensure the financial sustainability of the project by linking the tariff rate to the most appropriate measure of inflation.
As of 6 April 2025, the RAMS tariff is set at £145.90 per dwelling within Zone A and £384.51 per dwelling within Zone B. Each year the tariff rate will be adjusted on 6 April, to align with the start of the financial year, and the new rate will be published on this web page. The tariff rate to be paid becomes fixed on the date the payment is made.
All developments within the authority boundaries of Ipswich Borough Council and Babergh and Mid Suffolk District Councils are within Zone A. Developments within East Suffolk Council may be within either zone.
RAMS Payment Options
The mechanisms for securing contributions are detailed below. Development Management officers will advise on the most appropriate mechanism during the course of the application process.
Section 106
Where a Section 106 Agreement is required for a planning permission, the Suffolk Coast RAMS payment will be secured through the S106.
The Council charges a fee for the legal costs involved in the preparation and production of Section 106 Agreements. An estimate of the fees will be given by the Council's legal officer upon first instruction from the relevant planning officer. The legal fee will be in addition to the statutory planning application fee and the contribution itself.
S111 Agreement (upfront payment)
Where a financial contribution towards the Suffolk Coast RAMS is required and there are no other Section 106 planning obligations associated with the application, the payment can be made upfront.
To make an upfront payment, please complete the S111 agreement (Word Document). Once you have completed the S111 agreements, it can be emailed to Development.Management@ipswich.gov.uk. Alternatively, send a printed copy to the Planning Service (Development Management), Ipswich Borough Council, Grafton House, 15-17 Russell Road, Ipswich, IP1 2DE.
Payment of the RAMS contribution can be made via BACS, credit or debit card payment. To make a card payment please call Planning Business Support on 01473 432913, making sure to quote your unique planning reference number. For BACS contribution details please see the S111 agreement.
The upfront payment is refundable in the event that the application does not receive approval, is withdrawn or the development is not implemented, minus an administrative charge.
For further details, please see the S111 agreement (Word Document).
Unilateral Undertaking (on commencement of development)
Where a financial contribution towards the Suffolk Coast RAMS is required and there are no other Section 106 planning obligations associated with the application, the payment can also be made through a Unilateral Undertaking (legal agreement) which will secure payment on commencement of the development.
Legal fees for a Unilateral Undertaking
Developers or land owners are expected to meet the Local Planning Authority’s legal fees associated with drafting, checking and approving any Unilateral Undertaking. The legal fee will be in addition to the statutory planning application fee and the contribution itself.
The legal fee for a Unilateral Undertaking is set at £50 to cover the cost of administering the Unilateral Undertaking and is non-refundable.
Payment of the legal fee for the Unilateral Undertaking can be made via BACS, credit or debit card payment. To make a card payment or request BACS details please call Planning Business Support on 01473 432913, making sure to quote your unique planning reference number.
Please note that the Unilateral Undertaking will not be checked until the legal fee has been received.
Unilateral Undertaking Template
A Unilateral Undertaking template has been created for applicants to complete.
By creating a template, the Council only need to charge a nominal fee towards the legal work involved in administrating the Unilateral Undertaking.
Please return a hard copy of the completed Unilateral Undertaking, Land Registry Title Plan and Register to the Legal Team, Ipswich Borough Council, Grafton House, 15-17 Russell Road, Ipswich, IP1 2DE.
The Unilateral Undertaking must be returned with a HM Land Registry Title Plan and Register, dated no more than three months before, which can be purchased online at Land Registry. If the title is unregistered, please arrange for a solicitor to complete a Certificate of Title for Unregistered Land. If there is a mortgage on the property, the Mortgagee will also be required to sign the Unilateral Undertaking.
If you decide not to use the Council’s standard Unilateral Undertaking template or make any amendments to the Unilateral Undertaking, it may be necessary for you to pay additional charges to the Council’s Legal Services. These charges will vary dependent on the amount of time taken and an estimate will be provided to you and must be paid before this work is undertaken.
The submission of the Unilateral Undertaking must not be taken to mean that planning permission will be granted. The planning application remains to be determined by powers delegated to the Head of Planning, or by the Planning Committee.
Please note if the Unilateral Undertaking is not completed in a timely manner the case officer may need to secure an extension of time beyond the statutory eight or thirteen/sixteen-week period.
Paying the RAMS contribution on commencement of development
As per the terms of any legal agreement (S106 or Unilateral Undertaking), payment of the tariff is due on commencement of development, unless otherwise agreed.
Payment of the RAMS contribution can be made via BACS, credit or debit card payment. To make a card payment or request BACS details please call Planning Business Support on 01473 432913, making sure to quote your unique planning reference number.