The Forest City 1 proposal targets up to 45,000 acres of rural land east of Cambridge. Critics and local politicians describe much of this as grade 2 (best and most versatile) agricultural land. This page explains what that means, how land grade is evidenced, and why it matters for planning.
What is "best and most versatile" (BMV)?
The National Planning Policy Framework (NPPF) Annex 2 glossary defines "best and most versatile agricultural land" as grades 1, 2 and 3a of the Agricultural Land Classification (ALC).
- Grade 1 is the highest quality (most flexible, fewest constraints).
- Grade 2 is also prime land.
- Grade 3a is good quality but with more limitations.
BMV land is generally protected from development unless there are overriding reasons and no suitable alternative.
GOV.UK guidance on assessing development proposals on agricultural land directs users toward MAGIC mapping (the mapping portal for environmental and land-use data) and site surveys to evaluate whether proposals affect BMV land. Where data is absent or strategic-scale mapping is inconclusive, detailed surveys may be necessary.
How is land grade evidenced?
Land quality is evidenced through the Agricultural Land Classification (ALC) system. ALC grades are derived from soil surveys and mapping. Strategic-scale ALC maps (e.g. from MAGIC) give an overview but have limitations: they may not reflect local variation, drainage, or recent land management. For site-specific proposals, a detailed survey may be required.
For Forest City 1, no formal planning application has been submitted and no site-specific ALC survey has been published. Public references to "grade 2" and "BMV" are based on strategic mapping and general characterisation of the area. The exact extent and grade of affected land would be determined through proper assessment if the proposal proceeds.
What is known vs unknown in the target area
The proposal area spans land between Newmarket and Haverhill, east of Cambridge. Strategic mapping indicates significant areas of grade 2 and 3a land. Villages such as Cowlinge, Great Thurlow, and Withersfield sit within or near the indicative area.
West Suffolk MP Nick Timothy has described the proposal as destroying "vast tracts of irreplaceable countryside and productive farmland".
What is known
- The scale (45,000 acres) and general location.
What is unknown without detailed survey
- The precise ALC breakdown.
- Soil conditions at parcel level.
- The full extent of BMV land.
The NPPF requires that development on BMV land is justified and that alternatives (brownfield, lower-grade land) have been properly considered.
Why this matters
Britain produces only about half its own food. Converting 45,000 acres of productive farmland to urban use reduces national capacity and increases reliance on imports. Food security and resilience are cited in planning policy as reasons to protect BMV land. The trade-off is explicit: building a new city on this scale means losing agricultural output, landscape character, and potentially habitats that depend on farmland structure (e.g. hedgerows).
Primary references for agricultural land and the NPPF are listed on our sources page.
Alternatives
The NPPF and many critics emphasise alternatives before releasing BMV land:
- Brownfield redevelopment.
- Greyfield (derelict retail parks, offices, industrial estates).
- Gentle densification of existing suburbs.
Successful examples include King's Cross, Salford Quays, and Wolverhampton's Canalside South. Housing economist Ian Mulheirn has argued that England had a surplus of dwellings relative to households in 2018 and 2021; the affordability crisis is driven more by credit and tax than by supply. These arguments inform the debate over whether a new city on farmland is necessary.
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