Agenda and minutes

Apologies for absence were received from Councillors Roger Dicker, Rachel Hood, Lora-Jane Miller-Jones and David Smith.

Any member who is substituting for another member should so indicate, together with the name of the relevant absent member.

The following substitutions were declared:

Councillor Gerald Kelly substituting for Councillor Roger Dicker;

Councillor Andy Drummond substituting for Councillor Rachel Hood;

Councillor Peter Armitage substituting for Councillor Lora-Jane Miller-Jones; and

Councillor Donna Higgins substituting for Councillor David Smith.

To confirm the minutes of the meeting held on 5 July 2023 (copy attached).

The minutes of the meeting held on 5 July 2023 were confirmed as a correct record and signed by the Chair.

Members are reminded of their responsibility to declare any disclosable pecuniary interest, other registerable or non-registrable interest which they have in any item of business on the agenda, no later than when that item is reached and, when appropriate, to leave the meeting prior to discussion and voting on the item.

Members’ declarations of interest are recorded under the item to which the declaration relates.

Report No: DEV/WS/23/017

Planning application - animal feed mill and associated development including ancillary offices, silos, warehouse, improved access route and parking

(Councillor Diane Hind declared, in the interests of openness and transparency, that she had attended Bury St Edmunds Town Council’s meeting when the Town Council considered the application. However, she stressed that she would keep an open mind and listen to the debate prior to voting on the item. Councillor Hind also advised, for clarity, that whilst Councillors Peter Armitage and Donna Higgins were also on the Town Council they had not been present when this application was discussed.)

Planning application - animal feed mill and associated development including ancillary offices, silos, warehouse, improved access route and parking

The application was referred to the Development Control Committee as the proposed development was of a substantial scale and on an edge of town location, where it was likely to have significant impact on the landscape and character of the area. 

Bury St Edmunds Town Council objected to the application.

A Member site visit was held prior to the meeting and as part of his presentation to the meeting the Principal Planning Officer also showed videos of the site.

The Committee was also displayed visual mock-ups of the site demonstrating various viewpoints inclusive of 15 years-worth of growth from the landscaping which was proposed as mitigation.

Reference was made to the letter sent by the applicants to all Members of the Development Control Committee on 28 July 2023. The Principal Planning Officer responded in detail to some of the points raised in the letter within his presentation.

Officers were recommending that the application be refused for the reason set out in Paragraph 177 of Report No DEV/WS/23/017.

Speakers:    Sarah Broughton (objector) spoke against the application

(The Chair explained that whilst Councillor Broughton was a West Suffolk District Councillor she was speaking on the application in a personal capacity.)

Dino Kiriakopoulos (applicant) spoke in support of the application

Considerable debate and discussion was undertaken by the Committee. A number of whom remarked on the historic and economic importance of British Sugar to the local area.

The need for animal feed mills on this scale, to support the country’s agricultural industry, was also highlighted by some Members.

The Principal Planning Officer responded to specific questions/comments in connection with the following topics:

Existing mill site – the Committee was advised that the existing feed mill site was coming to the end of its useful life, however, any future alternative use/development of the site would be subject to a separate planning application and did not form part of the current considerations;

Alternative locations – the applicants had undertaken a considerable scoping exercise in which they explored alternative locations for the scheme and set out the rationale behind opting for the application site within the submission documents for the application;

Working hours – these would be 24/7 shift working, as per the existing mill site; and

Highways – Members were assured that Suffolk County Council Highways and National Highways had looked at the cumulative impact of the vehicle movements associated with the scheme and these had been  ...  view the full minutes text for item 363.

Report No: DEV/WS/23/018

Planning Application - a. single storey extension to west elevation; b. single storey extension to south east elevation;. c. install external entrance step and internal alterations d. construction of detached eight bedroom accommodation wing with parking and landscaping alterations (following demolition of Copperfords, 11 Bridge Street) e. alterations to Ashton Gate including replacement conservatory and insertion of windows

Planning Application - a. single storey extension to west elevation; b. single storey extension to south east elevation;. c. install external entrance step and internal alterations d. construction of detached eight bedroom accommodation wing with parking and landscaping alterations (following demolition of Copperfords, 11 Bridge Street) e. alterations to Ashton Gate including replacement conservatory and insertion of windows

This application was referred to the Development Control Committee following consideration by the Delegation Panel on 18 July 2023, at the request of the Ward Councillor for Kentford and Moulton (Councillor Roger Dicker), where it was recommended that the application should be presented to the Committee. 

A Member site visit was held prior to the meeting and as part of her presentation to the meeting the Planning Officer also showed videos of the site.

Attention was drawn to the supplementary ‘late papers’ which were issued after publication of the agenda and which set out the comments received from Moulton Parish Council who did not object to the application as a whole but raised some specific concerns and queries.

As part of the presentation Members were shown the tree adjacent to the site which had been served with a TPO following receipt of the application.

Officers were recommending that the application be approved, subject to conditions as set out in Paragraph 68 of Report No DEV/WS/23/018 and inclusive of a further suggested condition in respect of boundary treatment, as referenced in the presentation to the Committee.

Speakers:    Sue Allot, Shane Horan, John & Christine Leighton, Helen Slater, Jill Lamb and Justin & Kim Neill (neighbouring objectors) spoke against the application

                   (None of the neighbouring objectors were present at the meeting in order to address the Committee, instead the Democratic Services Officer read out a pre-prepared joint statement on their behalf)

                   Henry Fairbanks (applicant) spoke in support of the application

A number of the Committee remarked on the need to support the hospitality industry in the current climate and recognised their need for diversification.

In response to a question as to whether the applicants had purchased the Copperfords property with the aim of expanding the Inn, the Service Manager (Planning – Development) explained that the answer to the question was not known, but in any event this was not a Material Planning Consideration.

Councillor Donna Higgins asked if it would be possible to include opaque glazing in order to reduce the impact on the neighbour’s amenity, however, Officers were content that the Oak lourve panels to be placed on relevant elevations with windows would minimise overlooking sufficiently without the need for opaque glazing.

Questions were raised in relation to access and the Planning Officer explained that the main entrance was via the existing single-storey element of the complex, adjacent to the car park accessed off Bridge Street.

Following comments made on the differing levels between the existing car park and the proposed additional parking area, the Planning Officer confirmed that ground works would be undertaken to address this.

Due to the proximity of residential properties, Councillor  ...  view the full minutes text for item 364.

Report No: DEV/WS/23/019

Householder planning application - single storey side extension

Householder planning application - single storey side extension

This application was referred to the Development Control Committee following consideration by the Delegation Panel on 18 July 2023.

Fornham St. Martin cum St. Genevieve Parish Council raised no objection.

A Member site visit was held prior to the meeting.

The applicants had submitted a letter of representation to the Planning Authority on 31 July 2023 which the Case Officer read out to the meeting in full.

Officers were recommending that the application be refused for the reason set out in Paragraph 26 of Report No DEV/WS/23/019.

Councillor Carol Bull proposed that the application be approved, contrary to the Officer recommendation, as she did not consider it to have an adverse impact on the character of the area. This was duly seconded by Councillor Jon London.

The Service Manager (Planning – Development) explained that the Decision Making Protocol would not need to be invoked, as the impact on the character of the area was a subjective matter which would not significantly impact on the policies of the Development Plan, and the motion for approval would not be ‘minded to’ and not subject to the production of a Risk Assessment.

Accordingly, the Case Officer then outlined conditions which could be appended to a planning permission.

Upon being put to the vote and with 14 voting for the motion and with 2 against, it was resolved that

Decision

Planning permission be GRANTED, CONTRARY TO THE OFFICER RECOMMENDATION, subject to the following conditions:

1        Time limit

The development hereby permitted shall be begun not later than three years from the date of this permission.

2        Compliance with Plans

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents, unless otherwise stated.

(Councillor Peter Armitage left the meeting at 1.00pm on conclusion of this item.)

Report No: DEV/WS/23/020

Planning application - a. subdivision of Half Acre Bungalow to create two dwellings with associated alterations; b. single storey side extension to Half Acre Cottage c. two roof lights to West elevation of Half Acre Cottage

Planning application - a. subdivision of Half Acre Bungalow to create two dwellings with associated alterations; b. single storey side extension to Half Acre Cottage c. two roof lights to West elevation of Half Acre Cottage

This application was referred to the Development Control Committee as the proposal represented a departure from the Development Plan.

The Scheme of Delegation states that the Committee determines all matters falling within their remit including departures from the provisions of the Development Plan where planning permission is recommended for approval.

Barrow cum Denham Parish Council had no comments to make.

As part of her presentation to the meeting the Planning Officer provided videos of the site by way of a virtual ‘site visit’.

Officers were recommending that the application be approved, subject to conditions as set out in Paragraph 34 of Report No DEV/WS/23/020.

Councillor Ian Houlder spoke in his capacity as Ward Member (Barrow) for the application. He proposed that the application be approved as per the Officer recommendation, this was duly seconded by Councillor Andy Drummond.

Upon being put to the vote and with the vote being unanimous, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

1.   Time limit

The development hereby permitted shall be commenced no later than 3 years from the date of this permission.

2.   Compliance with plans

The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

3.   Construction hours

Demolition or construction works shall not take place outside 8am hours to 6pm hours Mondays to Fridays and 8am hours to 1:30pm hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

4.   Limit water use

The dwelling(s) hereby approved shall not be occupied until the requirement for water consumption (110 litres use per person per day) in part G of the Building Regulations has been complied with and evidence of compliance has been obtained.

5.   Visibility splays

Before the access is first used visibility splays shall be provided as shown on Drawing No. 104 with an X dimension of 2.4 metres and a Y dimension of 43 metres [tangential to the nearside edge of the carriageway] and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no obstruction to visibility shall be erected, constructed, planted or permitted to grow over 0.6 metres high within the areas of the visibility splays.

6.   Parking

The use shall not commence until the area(s) within the site shown on drawing no. 104 for the purposes of loading, unloading, manoeuvring and parking of vehicles has / have been provided and thereafter the area(s) shall be retained, maintained and used for no other purposes.

7.   Cycle storage

The use shall not commence until the area(s) within the site shown on Drawing No. 101  ...  view the full minutes text for item 366.

Report No: DEV/WS/23/021

Planning application - variation of condition 10 of DC/21/1198/FUL, to enable commencement of the development prior to obtaining bat licence

Planning application - variation of condition 10 of DC/21/1198/FUL, to enable commencement of the development prior to obtaining bat licence

The Committee was advised that planning permission was originally granted under DC/21/1198/FUL for three dwellings (following demolition of existing dwellings) on this site.

The current application seeking determination was referred to the Development Control Committee as the original permission was approved as a departure from the Development Plan.

The application, which sought to vary one of the conditions of the original permission, must also be treated as a departure and in accordance with the Scheme of Delegation must therefore be determined by the Development Control Committee.

Officers were recommending that the application be approved, subject to conditions as set out in Paragraph 30 of Report No DEV/WS/23/021.

A number of Members voiced displeasure at the application to vary the condition in respect of a bat licence and questioned why the applicant had not addressed this in a timely manner in order to prevent such a situation.

The Service Manager (Planning – Development) agreed to communicate this formally to the applicant on behalf of the Committee.

Councillor Phil Wittam proposed that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Gerald Kelly.

Upon being put to the vote and with 14 voting for the motion and with 1 abstention it was resolved that

Decision

Planning permission be GRANTED subject to:

1            The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents, unless otherwise stated.

 2       Demolition or construction works shall not take place outside 8am hours to 6pm hours Mondays to Fridays and 8am hours to 1pm hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

 3       Prior to first occupation, all dwellings with off street parking shall be provided with an operational electric vehicle charge point at reasonably and practicably accessible locations, with an electric supply to the charge point capable of providing a 7kW charge.

 4       Prior to the dwellings hereby permitted being first occupied, the existing vehicular access onto the highway shall be properly surfaced with a bound material for a minimum distance of 10 metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority.

 5       The areas to be provided for storage and presentation for collection of Refuse/Recycling bins shall be provided in their entirety, in accordance with details agreed under DCON(A)/21/1198, before the development is brought into use and shall be retained thereafter for no other purpose.

 6       The use shall not commence until the areas within the site shown on Drawing No. 100 REV B for the purposes of manoeuvring and parking of vehicles has been provided and thereafter that those areas shall be retained and used for no other purposes.

 7       The areas to be provided for secure cycle storage shall be provided in their  ...  view the full minutes text for item 367.