Operational hub expansion at West Suffolk Operational Hub Bury Road, Fornham St Martin

What was proposed

The hybrid application sought a new car park and yard, changes to existing parking, and outline permission for future operational hub buildings.

“With regards to development within the existing WSOH, the existing staff car park, which currently provides 125 car parking spaces, cycle and PTW parking, will be re-purposed to create a storage area and parking for 17 vehicles. In addition, the parking area to the front of the existing office and vehicle maintenance building will be reconfigured, taking the total parking spaces in this area from eight to nine.”

“The ‘outline’ application relates to the remaining agricultural land to the east of the WSOH site and seeks permission for buildings to facilitate the expansion of the existing operational hub, including associated storage areas, yards and supporting infrastructure.”

Officer report

The site and surroundings

The site includes the existing operational hub and an adjoining 10-hectare agricultural field, with hedgerows, trees, a gas pipeline and nearby industrial uses.

“The local area comprises a mix of agricultural land, woodland belts and stud land, along with agricultural and industrial buildings. Directly to the south of the existing WSOH lies Hollow Road Farm and its associated buildings, and there is commercial and industrial development to the south-west, most notably the British Sugar complex.”

“Whilst occupying an edge-of-settlement location, the site has a strong functional and visual relationship with established commercial and industrial development. This relationship will be further pronounced if the approved expansion of the British Sugar site is developed (DC/22/1294/FUL/ DC/26/0678/CLE). The British Sugar expansion would introduce additional industrial development adjacent to the application site.”

Officer report

Earlier site history

The existing operational hub was granted planning permission in 2017 and has since been subject to several amendments and condition applications.

“DC/17/0521/FUL Planning Application - Creation of a municipal operational hub comprising waste transfer station, household waste recycling centre (including reuse building), fleet depot (including offices), public realm maintenance depot and associated infrastructure including accesses, paths, internal roads and paths, parking, weighbridges, Application Granted 21 December 2017 and landscaping, (as amended).”

“DCON(F)/17/0521 Application to Discharge Conditions Condition 8 (Routing Management Plan), Condition 11 (Implementation of the Travel Plan), Condition 13 (Travel Information Pack), Condition 19 (Arch post investigation assessment), Condition 22 (Compliance with odour management plan), Condition 26 (Electric vehicle charging points) and Condition 36 (Vermin birds and litter management) of Application DC/17/0521/FUL Application Granted 11 December 2019”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal was considered sustainable development, with substantial public benefits outweighing limited landscape and visual harm.

“Overall, the proposal is considered acceptable in relation to these matters, subject to the recommended mitigation and planning conditions. Nevertheless, the development would result in the extension of the Operational Hub into an area of undeveloped agricultural land and, particularly in relation to the outline element, would give rise to some landscape and visual harm through the introduction of buildings, operational yards and associated infrastructure into the…”

“Having regard to the development plan as a whole, and weighing any landscape and visual harm against the substantial public benefits of the scheme, it is considered that the proposal represents sustainable development and planning permission should therefore be granted, subject to the recommended conditions.”

Officer report

Consultation responses

consultees raised no objection subject to conditions or informatives, and no representations were received from residents or others.

“Ecology 23. Following the submission of amended BNG details, the Ecology Officer has no objection, subject to conditions. It is recommended that for the ‘full’ application conditions are imposed to secure compliance with the submitted preliminary ecological appraisal, restricted external lighting, a biodiversity enhancement strategy (BES), a construction environmental management plan (CEMP), protection of breeding birds during construction and compliance with the submitted…”

“Lead Local Flood Authority 27. The LLFA initially issued a holding objection due to concerns regarding the freeboard for the three drainage basins and the discharge rate. Following the submission of amended and additional information, the LLFA has no objection to the proposal, subject to conditions to secure the details of the Flood Risk Assessment and Drainage Strategy, the Construction Surface Water Management Plan, submission of surface water drainage details for the…”

Officer report

Who spoke

The agent spoke in support of the application.

Committee discussion

Members discussed the proposed speed-limit process and suggested that future schemes consider harvesting rainwater from solar canopies.

“Further to questions, the Principal Planning Officer confirmed that the intention was to still proceed with the reduction of the speed limit on Fornham Road. However, this would be progressed separately by way of a Traffic Regulation Order process and it did not form a prerequisite to the development proposed.”

“Councillor Andy Neal made reference to the solar canopies and asked that, for future applications of this nature, consideration also be given to harvesting rainwater from them.”

Minutes

The vote

Councillor Susan Glossop proposed approval, Councillor Ian Houlder seconded it, and the vote was unanimous.

“Councillor Susan Glossop proposed that the application be approved, as per the Officer recommendation. This was duly seconded by Councillor Ian Houlder.”

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

Minutes

The decision

Planning permission was granted for the full and outline elements, subject to conditions, with the air quality condition removed following the updated assessment.

“As part of her presentation to the Committee the Principal Planning Officer drew attention to the supplementary ‘late paper’ which had been issued following the agenda’s publication. The supplementary document explained that: • Further to the revised National Planning Policy Framework (NPPF) published by the Government during August 2026, a further assessment had been undertaken on the application and the full list of relevant NPPF policies was listed which the application…”

“Planning permission be GRANTED subject to the following conditions:”

Minutes