Care village at Land Off Yarmouth Road, Melton, Woodbridge

What was proposed

The outline proposal was for a care village with a 64-bedroom care home, 40 assisted care bungalows, facilities, open space and access.

“This application seeks outline planning permission, including access arrangements, (with appearance, landscaping, layout and scale reserved) for the development of land to the west of Yarmouth Road to the north of Melton to create a care village comprising a 64-bedroom care home, together with 40no. assisted care bungalows (Use Class C2), associated facilities, bowling green, car parking, open space, infrastructure and access.”

Officer report

The site

The site is 6.6 hectares of agricultural land outside Melton’s settlement boundary, with hedgerows, trees, woodland and areas of surface-water flood risk.

“The site comprises 6.6ha of undeveloped agricultural land that forms the eastern part of a wider field enclosure. The site is defined to the north by Jew’s Lane (track), which divides the site from Ufford Park Golf Course; to the east by Yarmouth Road; and to the south by dwellings fronting both St Audrys Lane (west) and Yarmouth Road (east). The western boundary is undefined but is within the same ownership as the site.”

“The Development Plan documents relevant to the determination of this application are the Suffolk Coastal Local Plan (SCLP) and the ‘made’ Melton Neighbourhood Plan (MNP). The site is located outside of the settlement boundary of Melton and is therefore defined as Countryside. There are no statutory listed heritage assets on or within the immediate vicinity of the site.”

Officer report

Earlier applications

Earlier proposals for housing and care uses were refused, and the latest appeal was dismissed because of settlement-boundary and landscape conflicts.

“The application follows two previous attempts to obtain planning permission at the site for residential development and care uses. The most recent application for solely care uses falling under Class C2 was appealed but dismissed at appeal by the Planning Inspectorate.”

“In April 2021, detailed planning permission was refused for a care village comprising an 80- bedroom care home together with 72no. assisted care bungalows, café/club house, bowling green, car parking, open space provision, associated infrastructure and access (ref: DC/20/1521/FUL).”

Officer report

Objections and support

Thirty-six representations were received: 35 objections, one neutral response, and concerns included flooding, traffic, wildlife, landscape, healthcare and isolation.

“36no. representations were received of which 35no. object and 1no. presents a neutral response. A summary of the response is as follows:”

“The field and surrounding hedgerows are home to a range of protected and priority species including bats, owls, deer, foxes, hedgehogs and birds. • Development would damage green corridors linking to farmland and other wildlife sites. • Removal of mature trees and hedgerows would damage biodiversity and local ecosystems. • Light pollution would have an impact on wildlife.”

Officer report

Who spoke

Representatives of Melton and Ufford Parish Councils opposed the scheme, while the applicant’s agent supported it as specialist housing for an ageing population.

The vote and decision

A majority approved planning permission subject to the listed conditions and a Section 106 agreement securing the agreed obligations.

“On the proposal of Councillor Daly, seconded by Councillor Reeves it was by majority…”

“That planning permission approval would be granted, subject to conditions and S106 Agreement to secure the agreed Heads of Terms. Conditions: Three year limiting time period. Reserved matters condition. General accordance with illustrative plans. Site investigation. Remediation strategy (if required). Completion of remediation strategy (if required). Verification report (if required). Unexpected contamination. Noise assessment. 10.”

Minutes