Roof and hours changes at Former Deben High School, Felixstowe

What was proposed

The application sought changes to residential roofs, the cricket pavilion roof and drainage, plus earlier cricket club operating hours.

“This application relates to a Variation of Condition under Section 73 (s.73) of the Town and Country Planning Act 1990, pursuant to the development known as “Deben Fields” in Felixstowe. The application seeks to alter the approved development in relation to the roofs of the residential development, and the roof and operational hours of the cricket pavilion.”

“Parcel Application Condition Amendment Residential – apartments and dwellings Full 9a (approved plans) Revise design of both apartments and houses to reduce PV panels and extent of green roofs Full 27a (surface water drainage strategy) Revise the drainage report previously approved Leisure – cricket pitches, cricket pavilion and indoor sports club Outline All conditions (by default) Propose alternative drainage strategy to allow green roof on the cricket pavilion to be…”

Officer report

What officers recommended

Officers recommended approval because the amendments remained policy compliant and would not materially diminish the approved development.

“It should be noted that the principle of development on this site has already been agreed. The existing extant permission is a material consideration. It is only the effects of these changes (and any other intervening material considerations) which should be considered.”

“Taking account of all relevant planning considerations, the proposed amendments to the residential aspect of the development are considered to remain policy compliant and would not alter the overall acceptability of the approved scheme. It is considered that, had the revised roof design and layout of the apartment blocks and dwellings been included within the original submission, officers would still have recommended approval.”

Officer report

What consultees and residents said

The town council recommended approval, environmental protection later raised no objection, and other consultees had no objections; residents criticised noise, parking and operating hours.

“23/04/26 Concerns were raised as information was missing from the assessment. This principally related to the noise assessment which re-examined the entire development as opposed to the amended hours sought.”

“Objections centred on the hours of evening opening and control of operations which have already been agreed, including noise breakout and parking impacts. No specific comments were made in relation to the revisions proposed.”

Officer report

Who spoke

A planning consultant and representatives of the development team said the changes were needed for viability, delivery, energy efficiency and Passivhaus objectives.

What members debated

Members questioned the lost solar panels and green roofs, battery storage, design changes, costs and running impacts, while others supported the improved emissions reduction.

“The Senior Design Manager said during design development and achieving passivhaus standards is when they realised that changes were required. Green roofs aren’t necessary for passivhaus. Unfortunately you can’t have a green roof right to the edge which the original plans showed. Ventilation has also pinched some space. However there are solar panels on every block.”

“Councillor Ninnmey said the running costs for the units with reduced solar panels will be higher than others. Batteries would have helped. A passivhaus needs vents so it was very worrying that this came so late in the construction and questioned who approved it originally. He found it disturbing and was minded not to approve and wanted a more beneficial change to reduce running costs.”

Minutes

The vote and decision

Councillor Daly proposed approval, Councillor Hedgley seconded it, and the committee approved the variation by majority subject to conditions.

“On the proposal of Councillor Daly, seconded Councillor Hedgley it was by majority…”

“That the committee approved the s.73 Variation of Condition application subject to the below conditions.”

Minutes