37 tourism cottages at Cockfield Hall Station Road, Yoxford, Saxmundham

What was proposed

Outline permission was sought for up to 37 tourism cottages or farmsteads with up to 200 beds, with access decided now.

“DC/23/4864/OUTLocation Cockfield Hall Station Road Yoxford Saxmundham Suffolk IP17 3ET Statutory determination date Agreed extension date 19 March 2024 31 July 2024 Application typeOutline Application ApplicantC/O Boyer Planning (Alice Salomonsson) ParishYoxford ProposalAn Outline Planning Application for tourism development at Cockfield Hall Estate.”

“1.Summary 1.1Outline planning permission is sought for tourism development at Cockfield Hall Estate. The application, which includes detailed proposals for the matter of access, (with all other matters to be reserved for future determination), is for the erection of up to 37 cottages/farmsteads (comprising up to 200 beds).”

Officer report

Related development

The wider masterplan includes lakes, leisure facilities, hotel accommodation, a public house and worker accommodation, with some elements requiring separate applications.

“1.4The associated development laid out in the masterplan includes the creation of three new lakes, ancillary leisure and management facilities (including a spa and energy centre), refurbishment and re-opening of the Griffin Public House (with associated accommodation) and the redevelopment of the former Darsham Nurseries site to provide accommodation for workers at the estate, alongside reinstatement of commercial uses.”

Officer report

What people objected to

Objections covered holiday accommodation, village character, traffic, noise, infrastructure, ecology, heritage, public access and the development’s scale.

“3.9A new permissive pedestrian route is proposed for public use, connecting the existing public rights of way (Nos. 10 and 13) with the A12. Offsite highway improvement works are also proposed which improve pedestrian and cycling infrastructure along the A12 towards Darsham station connecting into an internal cycle track.”

“There will be a serious and substantial effect on the local sewer system. • Light pollution. • Tracks cross public footpath causing a hazard. • This and related proposals will have a tremendous impact in terms of lorry traffic and noise from construction. • Location is contrary to local Plan. • Development proposed is too large – Over development – 25-40 % of people in the Village being holidaymakers - Pressure on infrastructure. • Increase traffic and noise.”

Officer report

Who spoke

A councillor speaking as a resident and a parish council representative opposed the proposal and questioned its need, impacts and community benefits.

Members’ discussion

Members discussed the relationship with Cockfield Hall, phasing, pavement improvements, visibility splays, access and off-site highway works.

“Councillor Ashton asked what conditions were in the report, which placed a dependency on progressing Cockfield Hall as a prerequisite to the lodges. The Senior Planner confirmed that condition 4 covered the reserved matters phasing detail and when Cockfield Hall was being delivered. It was confirmed that it was not possible to build out lodges without Cockfield hall.”

“Councillor Ashton referred to pavement improvements and visibility splays and asked if they were consistent with the 110 homes applications with respect to the improvements of the pavement between there and Yoxford as both applications were required to make improvements. The Senior Planner confirmed that was correct they were consistent. The residential scheme had more offsite highway improvements planned than this application.”

Minutes