Three commercial units at Hatchfield Farm, Fordham Road, Newmarket

What was proposed

The application sought reserved matters approval for three commercial units providing employment space, with parking, landscaping and circulation areas.

“The application concerns the reserved matters (appearance, landscaping, layout, scale and access (other than the previously approved and installed means of access) associated with Outline application DC/24/0720/OUT for three commercial units. The units will provide 18,990 sq. m of employment space in use classes E(g) (Offices/R&D/Light industrial) and/or B2 (general industrial) and B8 (storage and distribution).”

“The development details associated parking, landscaping and circulation space.”

Officer report

The site and surroundings

The site lies on Newmarket’s north-eastern edge beside the A14 slip road, residential development and nearby commercial areas.

“The site is located to the North-Eastern edge of Newmarket accessed from Fordham Road (A143) to the West with the A14 slip road abutting the site to the north and the wider Hatchfield farm residential development site to the South.”

“On the opposite side of the A142/Fordham Road is the residential area of Studlands Park, and a commercial development comprising of the Studlands Park Industrial Estate, Minton Enterprise Park and a Tesco superstore with more retail units to the South.”

Officer report

Earlier planning decisions

The employment development already had outline permission, following earlier approvals for the wider residential and infrastructure development.

“DC/13/0408/OUT Outline application: Residential development of up to 400 dwellings plus associated open space (including areas of habitat enhancement), foul and surface water infrastructure, two accesses onto the A142, internal footpaths, cycle routes and estate roads. (Major Development) (Departure from the Development Plan) Called in by Secretary of State and granted in 2020 11 July 2014”

“DC/24/0622/RM Reserved Matters Application - submission of details under outline planning permission DC/13/0408/OUT (Granted by the Secretary of State under reference APP/H3510/V/14/2222871 ) a. appearance, layout, landscaping and scale of development within the residential parcels for the development of up to 400 dwellings b. discharge of conditions 3 (lighting strategy) 5 (market housing mix) 14 (drainage Application Granted 4 October 2024”

Officer report

What consultees said

Highways raised no objection subject to parking and cycle conditions, while other consultees supported the scheme or requested security, waste and drainage measures.

“SCC Highways Authority 10. No objection subject to conditions relating to car parking and cycle parking.”

“WS Landscape Architect 12. Expresses support for the overarching landscape principles and design intent for the wider landscaped areas. Further to the receipt of amended plans the majority of the initial landscape comments have been addressed. One new comment is raised in relation to the use of Betula pendula (silver birch) which is not as resilient to climate change as other species.”

Officer report

Objections and concerns

Objections focused on HGV traffic, impacts on Newmarket and Snailwell, noise, lighting, building scale, employment use and effects on horseracing.

“Newmarket Town Council 20. Strongly objects to the application for the following reasons: • Impact on traffic – Traffic survey not taken into account development at St. Felix and wider Hatchfield site • HGV traffic must use A14 • Would prefer mixed employment scheme or science park of small and medium light industrial units with a park and ride • Concerned that the use will cause noise and light pollution…”

“Increase in traffic including HGV’s • HGV’s travelling through the centre of Newmarket • Impacts on traffic through the village of Snailwell in an attempt to avoid Newmarket itself • On the basis of approval, would seek a condition requiring HGV’s to turn immediately towards the A14 regardless of direction of intended travel…”

Officer report

Who spoke at the meeting

A town council representative and two councillors spoke against the application, while the applicant spoke in support.

Members’ discussion

Members debated HGV restrictions, the distribution centre, overnight traffic, nearby homes, vehicle checks and whether additional highway discussions were needed.

“Considerable further discussion took place with regard to the distribution centre proposed as part of the scheme. Councillor Charlie Lynch remarked on the impact the distribution centre would have on the levels of overnight traffic experienced by the residents near Fordham Road. Accordingly, he proposed that consideration of the application be deferred in order to allow additional time in which to discuss this particular matter further with Suffolk County Council Highways.”

“Councillor Lora-Jane Miller-Jones continued to voice concerns over the distribution centre and the impact this could have on future residents of the development. The Principal Planning Officer confirmed that there was approximately 80 metres, at the closest point, between the distribution centre and the proposed residential dwellings, with intervening landscaping.”

Minutes

The vote

A proposal to defer the application failed to gain a seconder, while approval was proposed, seconded and supported by 13 votes to 2.

“Councillor Jon London spoke in support of the application, he welcomed the infrastructure having been put in place, the proximity to the A14 and the development’s BREEAM Excellent standard. He therefore proposed that the application be approved as per the Officer recommendation and this was duly seconded by Councillor Carol Bull.”

Minutes

The committee’s decision

Planning permission was granted subject to approved-plan, cycling-facility and crime-reduction conditions.

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

“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. Prior to the first occupation of the development, details of the proposed cycling changing facilities shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes