Employment buildings at Land At Cobbolds Farm, Ipswich Road, Hadleigh, Ipswich

What was proposed

The application sought reserved matters approval for the appearance, landscaping, layout and scale of employment buildings.

“Development of Description Application for approval of Reserved Matters pursuant to Outline Planning Permission DC/20/05137 (allowed under appeal decision APP/D3505/W/23/3314837) - Appearance, Landscaping, Layout and Scale for Employment land for use as Class E Business buildings up to 1900m2 and Classes B2 and B8 buildings up to 4200m2”

Officer report

The site and surroundings

The site is agricultural land beside the A1071, existing employment uses, rural countryside and a public footpath.

“The site is accessed off the A1071 which lies to the north of the site. To the west of the site lies Kersey Freight haulier yard and Beestons Coaches depot.”

“The site is not subject of any landscape designations and is not within the setting of listed buildings or a Conservation Area and is relatively unconstrained; however, there is a Public Footpath that runs along the northern boundary of the site.”

Officer report

Earlier planning decisions

The outline application was refused by the council but allowed on appeal, establishing the principle of the development.

“REF: DC/20/05137 Outline Planning Application. (Access and Landscaping to be considered) Employment land for use as Class E Business buildings up to 1900m2 and Classes B2 and B8 buildings up to 4200m2 DECISION: Refused (REF) 18.07.2022”

“Appeal Ref: APP/D3505/W/23/3314837 allowed and Outline Planning Permission Granted 21.11.2023”

Officer report

What officers recommended

Officers recommended approval because the proposal was well designed, suitable beside existing industrial uses and mitigated its potential impacts.

“This reserved matters application is considered to propose a well-designed high quality commercial development, adjacent to existing industrial land uses, adjacent to a significant highway (A1071).”

“The proposed development’s potential for impact on the built environment, and on the landscape of the immediate locality is noted and has been considered in the details provided. Although the impact on biodiversity will be negligible the opportunity has been taken to create new habitats and to increase biodiversity through landscaping proposals as well as compliance with the specific recommendations of the ecology report.”

Officer report

Consultation responses

Highways and environmental consultees raised no objection subject to conditions, while some parish councils expressed concerns about traffic and lighting.

“SCC - Highways - Comments Received - 04/02/2026 No objection subject to: Manoeuvring and Parking; Secure Cycle Storage; and Bin Storage Conditions - SCC raises no objection subject to the agreement and implementation of planning conditions and/or obligations as set out in this consultation response including those recommended by SCC Rights of Way. We note that access was considered at outline stage and as such does not form part of this reserved…”

“BMSDC - Environmental Health - Noise/Odour/Light/Smoke - Comments Received - 20/01/2026 No Objection - Subject to: Construction Management Plan; Mechanical Plant Details and Noise Assessment; Closure of Windows and Doors; Use of Forklift Trucks; Prohibition on external works/storage; Construction Hours, Conditions.”

Officer report

Public representations

No letters, emails or online comments had been received when the report was prepared.

“At the time of writing this report 0 letters/emails/online comments have been received. It is the officer opinion that this represents 0 objections, 0 neutral comments and 0 support comments. An update shall be provided as necessary either via Tabled Papers or verbally at the meeting.”

“All individual representations are counted and considered. Repeated and/or additional communication from a single individual will be counted as one representation.”

Officer report

Who spoke

The case officer introduced the application, and the agent answered members’ questions about landscaping, the footpath and lighting.

Members’ debate

Members discussed building height, the footpath, boundary treatment, lighting, use restrictions and conditions from the outline permission.

“Members debated the application on issues including: the height of the buildings, the existing PROW, the boundary treatment, the site lighting scheme, the conditions to be applied relating to the Class use of the unites, and the conditions imposed on the outline planning application by the…”

“Councillor Osborne seconded the proposal. Members continued to debate the application on matters including: the lighting scheme and any additional conditions which could be imposed.”

Minutes

The committee’s decision

Members unanimously approved the reserved matters with the recommended conditions and added controls for lighting, footpath signage and Dark Skies guidance.

“Reserved Matters approved in accordance with Outline Planning Permission ref: DC/20/05137 and with planning conditions imposed by way of that permission; • Standard approved plans and documents condition; • Highways – Manoeuvring and Parking; • Highways – Secure Cycle Storage; • Highways – Bin Storage; • PROW Management Plan including reference to signage; • Lighting Design Scheme and Control of External Lighting; • Construction Hours; • Mechanical Plant Details and Noise…”

“Conditions already imposed by way of Outline Planning Permission ref: DC/20/05137: Approval of Reserved Matters, prior to commencement; Application for approval of reserved Matters required within 3 years of the Outline Permission; Commencement required within 2 years of Reserved Matters approval; Development limited to 6,100 square metres of floor space; Class E uses limited to Class E9(g) and to 1,900 square meters of floor space;”

Minutes