One self-build dwelling at First Floor Offices Unit, 6 Bulmer Road, Sudbury

What was proposed

The application sought prior approval to convert first-floor offices into one self-build dwelling.

“RECOMMENDATION: REFUSE PRIOR APPROVAL Development of Description Application to determine if prior approval is required for a proposed: change of use from Commercial, Business and Service (Use Class E) to Dwellinghouses (Use Class C3). Town and Country Planning (General Permitted Development) (England) Order 2015 (As Amended) Schedule 2, Part 3, Class MA.”

Officer report

The site and surroundings

The site is within an industrial estate containing commercial and industrial uses, and lies in the Stour Valley Project Area and Sudbury Settlement Boundary.

“The application site forms part of Bulmer Road Industrial Estate, across the River Stour in Ballingdon. The surrounding area is characterised by a mix of commercial and industrial uses, including machine manufacture, metal fabrication, vehicle repair, a gym, and office space.”

“The site is within the Stour Valley Project Area of the Dedham Vale National Landscape and Sudbury Settlement Boundary.”

Officer report

Earlier applications

Earlier permissions included a café use and office-related uses, while a previous dwelling conversion application was refused in 2025.

“REF: DC/19/04397 Planning Application - Part change of use of motorcycle repair and sales to ancillary cafe (A3) DECISION: GTD 28.10.2019”

“REF: DC/25/02485 Application to determine if prior approval is required for a proposed: Change of use from Commercial, Business and Service (Use Class E) to Dwellinghouses (Use Class C3) Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) Schedule 2 Part3 Class MA - Conversion into 1No dwelling DECISION: RFDR 04.08.2025”

Officer report

Officers’ recommendation

Officers recommended refusal because noise, the industrial setting and insufficient biodiversity information meant prior approval requirements were not met.

“RECOMMENDATION That Members resolve that PRIOR APPROVAL IS REQUIRED AND REFUSED for the following reasons: The Local Planning Authority is not satisfied that the proposed residential use would provide acceptable living conditions for future occupants, having regard to the impacts of noise arising from surrounding commercial and industrial premises.”

“The application site is located within the Bulmer Road Industrial Estate, which the Local Planning Authority considers to be an important employment area comprising a range of commercial and industrial uses.”

Officer report

What consultees said

Highways had no objection subject to conditions, while environmental health, ecology and economic development raised concerns about noise, ecology and employment land.

“Internal Consultee Responses Ecologist Comments Received – 18 th May 2026 I note no ecological report has been provided. I have reviewed the Suffolk Biodiversity Information Service records, Google Satellite imagery, and submitted documentation in relation to the likely impacts of development on designated sites, protected and Priority species and habitats.”

“Environmental Health - Noise/Odour/Light/Smoke Comments Received – 1 st May 2026 Thank you for your reconsultation on the above application. The applicant’s comments, dated 28th April on the planning pages of the website, are noted. We would continue to comment that in order for internal ambient noise levels as given in BS8223 to be met, there would be an expectation that windows would need to be kept closed, save for purge ventilation.”

Officer report

Public representations

No letters, emails or online comments had been received when the report was written.

“SUMMARY OF REPRESENTATIONS At the time of writing this report 0 letters/emails/online comments have been received. An update shall be provided as necessary either via Tabled Papers or verbally at the meeting. All individual representations are counted and considered. Repeated and/or additional communication from a single individual will be counted as one representation.”

Officer report

Who spoke

The agent and the applicant addressed the committee, and the applicant answered questions about the intended use.

Members’ discussion

Members discussed the property’s use, living conditions, industrial land, employment needs, noise, future use and the applicant’s personal needs.

“Members debated the application on issues including: the use of the property, the proposed living conditions, and the loss of industrial properties.”

“Members continued to debate the application on issues including: the need for employment land, the noise impact on the property, the future use of the property, and the personal needs of the applicant.”

Minutes

The vote

A proposal to approve was not seconded, while a proposal to refuse was seconded and passed by six votes to one.

“Councillor Reece proposed that the application be approved. There was no seconder and, as such, this proposal was lost.”

“Councillor Regester proposed that the application be refused as detailed in the officer’s recommendation, which was seconded by Councillor McLaren.”

Minutes