Phase 1 site access at Poplar Lane, Sproughton

What was proposed

The application sought approval of Phase 1 access and drainage details serving the first two development plots.

“Development of Description Submission of Details Application (Application for approval of Reserved Matters in part) for Outline Planning Permission DC/21/05110 dated 22/12/2022 - Town and Country Planning (Development Planning Procedure) (England) Order 2015 (as amended) - Hybrid Application.”

Officer report

The site and surroundings

The 7.98-hectare site is an agricultural field crossed by electricity lines, with employment land, a park and ride, housing and the A14 nearby.

“The site extends to approximately 7.98 hectares (ha) and comprises an agricultural field and land required to access, via the existing trading estate to the south, and through part of the existing park and ride car park. Two electricity lines with pylons cross the site. The site slopes steeply from north to south.”

“The site is relatively open with some mature trees to the south between the site and the park and ride site.”

Officer report

Earlier permission and applications

The wider employment development and access were approved in 2022, followed by several applications dealing with access, construction and drainage conditions.

“REF: DC/25/04204 Discharge of Conditions Application for DC/21/05110 - Conditions 5 (Construction Management Plan) and 8 (Construction Surface Water Management Plan) DECISION: PGR 09.12.2025”

“REF: DC/21/05110 Hybrid Application. Outline Planning Application for Interchange 55 comprising predominantly industrial (B2 use) and warehousing (B8 use) and prospective offices, research and light industry (E(g) (i, ii, iii) uses) buildings. Full Planning Application for access to the development and associated landscaping. DECISION: GTD 22.12.2022”

Officer report

What officers recommended

Officers recommended approval because the proposal was considered acceptable for highways, drainage, heritage, residential amenity, landscape and ecology, subject to existing conditions.

“Subject to compliance with conditions already imposed by the Outline permission, it is not considered that the proposal would result in demonstrable harm to the character, setting and/or significance of any heritage asset, compliant with the provisions of policies SP09 and LP19 of the JLP and paragraphs 212, 213, 214 and 215 of the NPPF.”

“Subject to an acceptable level of detail coming forward by way of future reserved matters application(s), and subject to compliance with conditions already imposed by way of the outline planning permission, the proposed development is considered acceptable in terms of residential amenity impacts, in accordance with the provisions of policy LP24 of the JLP and paragraph 135 of the NPPF.”

Officer report

Consultation responses

Highways and flood officers withdrew their initial concerns after further information, while other consultees raised no objection or had no comments.

“SCC - Highways - Comments Received following receipt of further information - 11/02/2026 Are satisfied that the amended plans have addressed comments dated 09/01/26 and subsequently, have no objection or further comments relating to the above proposal.”

“SCC - Flood & Water Management - Initial Comments Received - 12/01/2026 Holding Objection - A holding objection is necessary because details have not been provided demonstrating how the applicant proposes to manage the surface water, comply with the drainage strategy detailed in the outline application or information required to discharge the reserved matters condition for surface water management.”

Officer report

Public representations

No letters, emails or online comments had been received, resulting in no recorded objections, neutral comments or support comments.

“At the time of writing this report no 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 at the meeting

The case officer introduced the application and answered members’ questions, while the Area Planning Manager clarified the traffic assessment.

What members debated

Members discussed access, traffic, employment, road layouts, heavy goods vehicles, economic benefits, parking losses and the lack of updated highways information.

“Members debated the application on issues including: the access within the site, potential traffic impacts, the employment opportunities at the site, and the lack of objections from Sproughton Parish Council. The Area Planning Manager confirmed that the traffic assessment for this site had been taken into consideration when determining the application at the former Toys R Us site.”

“Members continued to debate the application on issues including: the potential traffic impact, the potential improvement in the road layout and Heavy Goods Vehicle movements, the economic benefits of the development, the lack of updated Highways information, and the removal of existing parking spaces.”

Minutes

The vote

Councillor Osborne proposed approval, Councillor Smith seconded it, and the vote was tied before the chair voted in favour.

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

Minutes

The committee’s decision

The committee resolved to delegate authority to the Chief Planning Officer to grant reserved matters with the listed conditions and informatives.

“That Members resolve to delegate authority to the Chief Planning Officer to GRANT reserved matters subject to the following conditions and informatives and/or those as may be deemed necessary by the Chief Planning Officer:”

“Reserved Matters approved in accordance with Outline Planning Permission ref: DC/21/05110 and with planning conditions imposed by way of that permission; • Standard approved plans and documents condition.”

Minutes