Roadside services redevelopment at 23 - 27 Woodbridge Road East, Ipswich

What was proposed

The application proposed replacing the existing roadside services facility with a new petrol station, coffee drive-through, jet washes, EV charging and landscaping.

“26/00009/FUL REPS Ward:BIXLEY Proposal:Redevelopment of existing roadside services facility to comprise revised layout, demolition of existing sales kiosk building and the erection of a new kiosk building including coffee shop drive through, demolition of existing fuel pumps and the erection of new PFS facility with canopy, replacement of existing and additional to include high power EV charging points, provision of jet washes, substation and EV equipment, Sheffield cycle…”

“1.Proposal 1.1The application proposes the redevelopment of existing roadside services facility to comprise revised layout, demolition of existing sales kiosk building and the erection of a new kiosk building including coffee shop drive through, demolition of existing fuel pumps and the erection of new petrol filling station facility with canopy, replacement of existing and additional to include high power EV charging points, provision of jet washes, substation and EV…”

Officer report

The site and its setting

The site is a 0.4-hectare commercial area containing a petrol station, car wash, dwelling and boundaries adjoining residential properties.

“1.3The site is generally level and currently part occupied by a petrol filling station including the canopy and forecourt, and to the west of the site is a car wash beyond which is a detached dwelling and its front and rear gardens. The car wash occupies a small proportion of the site and is surrounded by grassed areas.”

Officer report

Earlier applications and site history

The site has operated as a garage since the 1950s, while a previous drive-through proposal was refused and dismissed on appeal because of amenity concerns.

“The application has been submitted with the following documents: Air Quality Exposure Assessment Bat Survey Biodiversity Net Gain Report Existing site layout plan Fuel Storage Feasibility Assessment 22.4.26 Heritage Statement Hydraulic Calculation Noise impact assessment Planning Statement Preliminary Ecological Appraisal Phase one Environmental Desk Study Technical Note for highways and transportation issues 2.Background 2.1The site was an area of agricultural land in…”

“2.3An application under reference 20/00756/FUL for removal of automatic car wash and erection of new stand-alone Costa Drive Thru building with associated parking and external works was refused in December 2020. This was dismissed at Appeal on amenity grounds. 2.4A current application for various illuminated and non-illuminated advertisements and totem sign has been submitted under reference 26/00496/ADV. This is a retrospective application for the rebranding…”

Officer report

What officers recommended

Officers recommended approval because the principle, design, contamination, noise, air quality, access, parking and biodiversity impacts were considered acceptable with conditions.

“Revised plans were submitted showing the provision of acoustic fencing on sides of the site and a condition imposed to limit the hours of operation of the jet wash. With this mitigation, it is considered that noise and perceived noise levels could be considered acceptable. 6.4The revised extensive planting at the site would improve its overall appearance and present enhancements to biodiversity in accordance with policy DM8.”

“Provision has been made for electric vehicle parking and provision of future electric vehicle parking at the site. In addition, Suffolk County Council Highways have made no objection to the lack of compliance with the parking standards. On balance, subject to conditions requiring the provision of cycle and two wheeler parking, the proposed parking arrangements are considered to be acceptable.”

Officer report

Who spoke at the meeting

The agent supported the redevelopment, while a nearby resident opposed it and asked for refusal or deferral until impacts and outstanding information were addressed.

Why the application was deferred

The committee deferred the application for a site visit and further work on traffic, pedestrian safety, boundary treatment, jet wash impacts, operating hours and outstanding information.

“Councillor Jones proposed that the application be deferred to enable the following areas to be addressed and for a site visit to be undertaken, and this was agreed:”

“- SCC Highways: details of how to deal with increased traffic on site and improve pedestrian safety on the pavement outside the site. - Boundary treatment: improve planting and consider if higher fencing would be preferable to affected residents. - Jet wash facility: consider noise levels and positioning of the jet wash facility. - An informative to request solar panels on the roof of the proposed shop.”

Minutes