Three beach huts at Part Beach At Undercliff Road West, Felixstowe

What was proposed

The application proposed three beach huts on raised wooden platforms, including two historic huts, with a shared accessible walkway between them.

“There is currently consent for seven beach huts on raised platforms within this section of beach, and seven in the section to the north-east, beyond one of the rock groynes. Those huts and platforms were granted planning permission under DC/23/2089/FUL for "The reinstatement of 14 beach huts, previously sited on the promenade, and the erection of associated wooden platforms located on the beach between the shelter and Spa Pavilion" on 20 December 2023.”

“As per the existing /previously consented huts, the proposed platforms would be level with the promenade, with steps on the seaward side down to the beach. The two huts that are proposed to be shorter in depth, are to be historic beach huts, and they would have a shared access platform between them, to provide direct access from the promenade, so that users do not need to go on to the beach and up the steps.”

Officer report

The site and its setting

The beach lies south-west of the Spa Pavilion, beside Cliff Gardens and outside the conservation area, near listed heritage assets and existing huts.

“This application seeks planning permission for the erection of three beach huts on raised platforms on the beach, in a position to the south-west of an existing group of four beach huts /platforms. They are to be located adjacent to the section of the promenade that runs parallel to Undercliff Road West, Felixstowe.”

“The application site is located to the south-west of the Spa Pavilion, which has Cliff Gardens to the north-east, and Spa Gardens to the south-west, directly opposite the application site.”

Officer report

Earlier beach hut permission

Seven huts already had permission on platforms in this beach section, following an earlier approval for 14 reinstated beach huts.

“Whilst there are a number of beach huts currently siting on the promenade, they have not been granted planning permission to be sited in their current positions. Officers understand, they are on the promenade from when they previously had to be lifted off the beach to avoid potential storm/sea damage and/or are to be moved onto the existing platforms.”

Officer report

Consultation responses

The Town Council supported the proposal, highways and drainage consultees raised no objections, coastal management supported conditions, and no third-party responses were received.

“Consultee Date consulted Date reply received Felixstowe Town Council 29 January 2026 11 February 2026 “Committee recommended APPROVAL and strongly welcomed this thoughtful proposal to resolve a longstanding issue relating to beach huts at this location.”

“Consultee Date consulted Date reply received East Suffolk Head Of Coastal Management 4 February 2026 5 March 2026 Summary of comments: No objection. They are satisfied that the application has acknowledged that the beach huts are to be in a Coastal Change Management Area and there is a risk of coastal erosion, and that there will be an agreement in place for a clause in the tenancy agreement for the huts, that they may be moved should the Council need access to…”

Officer report

Public views

No third-party responses were received, while the publicity included newspaper advertisements and site notices because heritage assets and the conservation area were affected.

“There have been no third-party responses received.”

“Site Notice Type Date Posted Expiry date Reason General Site Notice 4 February 2026 25 February 2026 Conservation Area Affects Setting of Listed Building…”

Officer report

Who spoke

The applicant said the new platforms would match the existing ones, address coastal erosion, respect the historic setting and improve access to the historic huts.

Members’ discussion

Councillor Ninnmey asked whether four huts remained without homes, and the applicant said all 14 displaced huts had been rehoused on 14 platforms.

“Councillor Ninnmey said the original reinstatement saw some beach huts without homes. He asked if 4 were still homeless.”

“The applicant explained that 14 were homeless but there are now 14 platforms so they have all been rehomed. There will be 3 additional huts to bring the total to 17.”

Minutes

The vote

Councillor Ninnmey proposed approval, Councillor Deacon seconded it, and the application was approved unanimously.

“On the proposal of Councillor Ninnmey, seconded by Councillor Deacon it was unanimously…”

“That the application be approved subject to the conditions outlined below…”

Minutes

The decision

The application was approved subject to conditions covering plans, materials, platform engineering, maintenance, overnight sleeping, coastal vulnerability and flood response.

“Standard time limit 2. Approved plans/documents condition 3. Materials and finishes 4. Engineering plans of the platforms 5. Management and maintenance plan 6. No overnight sleeping 7. Undertaken in accordance with the CMVA 8. Flood response plan…”

Minutes