Flexible rural retail village at Bens Yard, Soham Road, Stuntney

What was proposed

The application sought flexible retail, food, service, leisure, office, art, agricultural and microbrewery uses, seasonal events and retrospective overflow-car-park resurfacing.

“The application seeks full permission for the proposed change of use of the site to allow class E(a) retail sale of goods, class E(b) sale of food and hot drinks, class E(c)(ii) professional services, class E(c)(iii) personal services class E(d) indoor sport, recreation or fitness, class E(e) medical and health services, class E(g)(i): offices, class F1(b): display of works of art, agricultural, sui generis: microbrewery, dog groomers, ancillary office/storage and…”

“This application does not seek to expand the consent for retail (Class E(a)) or an increase in the allowable floorspace linked to this use. Instead, the application proposal seeks to broaden the range of uses at Ben’s Yard to allow the applicant to respond to challenges in the retail market, respond to evolving market demand for alternative uses to retail, which in turn will help to secure tenants for vacant units and ensure the long-term viability of Ben’s Yard.”

Officer report

The site

The site is a 4.1-hectare rural retail and leisure village outside Stuntney, containing buildings, play space, car parks and an events area.

“The site is located 1km to the southeast of Stuntney and 3.5km southeast of Ely city centre, along the Soham Road (A142). The site is situated outside of the development boundary of Stuntney, in the open countryside. Access is via the A142. The A142 (Soham Road) links Ely to the northwest with Soham and Newmarket to the southeast.”

“The Site is 4.1ha in size and comprises an arrangement of buildings that contain that are used for retail and leisure uses, a children’s playpark, a main car park, an overflow car park, an area for seasonal events, drainage basin and internal access road (from the A142 junction).”

Officer report

What officers recommended

Officers recommended approval because the proposal would improve flexibility, occupancy, employment and visitor appeal without increasing approved retail floorspace.

“The proposal would provide greater flexibility within the existing Ben’s Yard rural retail village permission through the expanded range of Class E uses, Class F uses and associated sui generis uses, alongside amendments to unit size restrictions, mezzanine floorspace, trading hours, seasonal events and the removal of restrictions on retail multiples. The application does not propose an increase in overall retail floorspace previously approved.”

“It is considered that significant weight be afforded to the economic and viability benefits arising from the increased flexibility of the scheme. The applicant has demonstrated that the current permission has proven restrictive. The broadened range of uses would assist in securing tenants, improve occupancy rates and support the long-term sustainability of the development.”

Officer report

Consultation responses

consultees raised no objections overall, subject to conditions covering ecology, noise, travel, drainage and other matters.

“The specific rated noise level emitted from the site shall not exceed the background noise level. When assessing, the free field sound level shall be measured and/or calculated at the boundary of the nearest noise sensitive property. The noise level shall be measured and/or calculated in accordance with BS 4142:2014+A1:2019.”

“County Highways Transport Team – 28 May 2026 No objections subject to a condition for a Travel Plan.”

Officer report

Public representations

Fifteen neighbouring properties were notified and no responses were received.

“A site notice was displayed near the site on 23 January 2026 and a press advert was published in the Cambridge Evening News on 29 January 2026.”

“Neighbours – 15 neighbouring properties were notified. No responses were received.”

Officer report

Who spoke

The applicant’s representative described the estate’s diversification, vacant units and need for flexibility, and answered questions about parking, employment and landscaping.

Committee discussion

Members discussed highway queues, parking, employment and the site’s distance from homes before supporting the proposal and its conditions.

“In reply to concerns about parking, David Morren, Strategic Planning and Development Management Manager, stated that a Travel Plan was one of the conditions, to ensure a safe flow of traffic on the highway.”

“Cllr Lucius Vellacott stated that the conditions were sufficient to ensure safe travel to and from the site. He asserted that it was important to support employment in the area and proposed that the Committee approved the application. Cllr Julia Huffer agreed, stating that the retail industry was in particular need of support. She seconded the application.”

Minutes

The vote

The committee unanimously supported approval as recommended by the officer.

“Cllr Lucius Vellacott proposed and Cllr Julia Huffer seconded that the application be approved, as recommended by the officer. A vote was taken and the Committee unanimously agreed…”

Minutes