78 homes and link road at Land South Of Glebe Way, Mendlesham

What was proposed

The hybrid application proposed 76 homes, including 27 affordable homes, a link road and infrastructure, plus two outline self-build plots.

“Hybrid Application: (i) Full Planning Application for the construction of 76no dwellings (including 27no affordable local needs dwellings), link road between Old Station Road and Glebe Way, access roads, vehicular accesses, parking, garaging, public open space, landscaping, ecological enhancement areas, sustainable drainage and associated infrastructure. (ii) Outline Planning Application for 2no Self Build plots with all matters reserved save for access.”

Officer report

Earlier applications

Earlier proposals included an approved outline scheme for up to 28 homes and several refused or withdrawn residential applications.

“REF: DC/18/03147 Outline Planning Application (Access to be considered) - Erection of up to 28 dwellings (including 9 affordable homes), provision of public open space, and construction of new access to Old Station Road. DECISION: GTD 03.08.2020”

“Officer comment: this application again relates to a smaller area of the overall site for the current application – in effect the northern third of the site. Members will note that it relates to a previously approved outline application ref. DC/18/03147. It is also noted that the approved plans at that time did not show the provision of a link road – the permission having been granted prior to the adoption of the Mendlesham Neighbourhood Plan in 2022.”

Officer report

Why officers recommended approval

Officers considered the allocated site suitable for housing and found that its policy requirements and impacts could be addressed through agreements and conditions.

“Decision taking begins with the development plan and it is of vital importance that planning decisions are plan-led. The NPPF, an important material consideration, reiterates this fundamental point. As noted elsewhere in the report, the application site has been identified in the current development plan as being a suitable location for new residential development – comprising approximately 75no. dwellings.”

“Leading on from this, when considered in the light of development criteria identified in the site- specific policy MP1 officers consider that the proposal meets the requirements identified. Mitigation of impacts can be addressed through CIL, legal agreement and appropriately worded conditions.”

Officer report

What consultees said

The highway authority raised no objection after amendments, while consultees sought conditions covering drainage, ecology, archaeology, heritage, transport and infrastructure.

“The Highway Authority, following the initial submission of the application, requested a series of amendments and clarifications. Following the receipt of amended plans the Authority has confirmed no objection to the proposal subject to the imposition of conditions on a grant of planning permission.”

“The Ecologist has advised no objection to the proposals subject to the imposition of conditions on a grant of planning permission.”

Officer report

Objections and support

The parish council recommended approval with conditions, while eleven objections raised concerns including traffic, flooding, drainage, access, heritage and community capacity.

“MP1 of the Mendlesham NP requires that affordable housing is distributed throughout the site. Both the Parish Council and the Strategic Housing consultee feel that this is not fully addressed by having blocks of these. "Pepper-potting” these homes is needed. • We mentioned the need for a small play area on the site. The PC still has concerns about this. To access the existing play area and field necessitates crossing Old station Road.”

“We, too, have concerns as, if our sewerage infrastructure is nearing capacity as suggested, this development needs to take that into account • SCC Highways had a holding objection recommendation and require footpaths and cycling to be addressed. They also require bus stops near the site. We believe these points to be important.”

Officer report

Who spoke

The committee heard from a parish council representative, the applicant and the ward member, who answered questions from members.

What members debated

Members discussed HGV access, the link road, construction controls, school and community pressures, pedestrian safety, parking, drainage, flooding and SuDS.

“Members continued to debate the application on issues including: the potential footfall to the school, play area and community centre, pedestrian safety concerns, the potential increase in traffic, the adequacy of the parking provision, foul water drainage capacity, the potential flood risks at the site, and the number of SuDS (Sustainable Drainage Systems) on the site.”

“The Area Planning Manager read out the additional conditions discussed including: a review with Suffolk County Council Highways of the HGV traffic control at the junction of the link road and Glebe Way, ducting for solar panels, construction management plan to details HGV access routes for construction, and a swift brick and bat brick scheme.”

Minutes

The vote

Councillor Lawrence proposed approval, Councillor Hardingham seconded it with additional conditions, and the committee voted five votes for and one against.

“Councillor Lawrence proposed that the application be approved as detailed in the Officer recommendation.”

“Councillor Hardingham seconded the proposal with additional conditions as raised during debate.”

Minutes

The committee decision

Members were minded to grant hybrid permission subject to a highway review, NHS consultation outcome, a legal agreement and the listed conditions.

“That Members are minded to grant planning permission, subject to review with SCC Highways the HGV traffic control at the junction of the link road and Glebe Way and, following receipt of the consultation comments of the NHS, if no new materials issues are raised requiring further consideration by Committee that…”

“That the Chief Planning Officer be authorised to GRANT Planning Permission upon completion of the legal agreement subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:”

Minutes