Junction condition change at Land North West Of Stowupland Road, Stowmarket

The site and junction

The proposal concerned a B1115/A1120 junction in Stowupland serving a residential site approximately 860 metres away.

“The site for this proposal specifically relates to the B1115 / A1120 road junction in Stowupland. The improvement of this junction was identified as a mitigation requirement to enable the local road network to accommodate the additional traffic that would be generated by development – including the development of a site off Stowupland Road in Stowmarket for 258no. dwellings as originally approved by the Council under planning application ref. DC/21/03287.”

“The residential site development that has prompted the need for the junction improvement is located to the west of the junction, some 860 metres approx. distant, along the B1115. It is an irregularly- shaped area of land that has a given size of approximately 9.1 hectares. The site is bounded to the north by part of the A14 trunk road and its south-eastern boundary abuts Stowupland Road (B1115).”

Officer report

Officers recommended approval

Officers recommended approval because the Highway Authority accepted the robust traffic assessment and no longer objected to the delayed works.

“In this regard Officers consider that a refusal of the proposal on grounds of unacceptable impacts on the highway is not justified, given that the assessment of those impacts on the identified junction has not met with an objection from the Highway Authority.”

Officer report

Consultation responses

Town and parish councils objected over highway safety and delay, while the county Highway Authority accepted works starting by 100 homes and finishing by 125.

“The Town Council objects to the change of condition regarding the construction of essential highway improvements by the developer, as it is evident that there is a highway safety issue which needs to be addressed sooner rather than later, and any delay in the implementation of effective measures to address the issue is unwarranted.”

“Stowupland Parish Council still objects to this change of condition, for the same reasons previously stated. Additionally, Highways notes: 'It is generally considered that a junction is operating at a satisfactory level with regard to delay up to 0.85 RFC (Ratio of Flow to Capacity). In table 3.2 the 2027 modelling results have a peak RFC of 0.85 in the AM peak hour at 75 dwelling occupations and a peak RFC of 0.90 in the AM peak hour at 135 dwelling occupations.”

Officer report

Who spoke

The agent and two ward members addressed the committee, and members questioned them about traffic, surveys, costs and local conditions.

Members debated the delay

Members discussed disruption, increased costs, changing traffic patterns, work timing and risks to residents if improvements were delayed.

“Members debated the application on issues including: concerns regarding the level of disruption to residents should the improvements be undertaken once traffic has further increased, the increased expense if the work is delayed and how this would impact the viability of the scheme, the changing traffic patterns, and the planned start time for the work.”

“Members continued to debate the application on issues including: the potential risks to residents should the work be delayed.”

Minutes

The committee voted

Members voted six to one for a proposal to approve the application with tighter staged requirements for the junction works.

“Councillor Lawrence proposed that the application be approved as per the Officer recommendation and with an amendment to ensure that approved details of the improvements are submitted prior to first occupation of the 75 th…”

“The Area Planning Manager responded to further questions from Members regarding the figures identified in the traffic surveys regarding occupancy, and what enforcement actions could be taken should the requirements of the condition not be met.”

Minutes

Permission was granted

Permission was granted with details submitted before the 75th dwelling, works started by 100, laid out by 115 and completed by 125 dwellings.

“Time limit to match the original planning permission • All conditions as original permission (as subsequently amended under approved s73 application refs. DC/23/05379 and DC/24/03134) or to reflect documents as approved to discharge conditions with the exception of…”

“Prior to first occupation of the 75 th dwelling details of the proposed offsite highway improvements at the B1115/ A1120 junction in Stowupland as indicatively shown on Drawing No. Z301-PL-SK-007 shall have been submitted to and approved in writing by the Local Planning Authority.”

Minutes