Warden’s accommodation at Fynn Valley Golf Club, Rose Hill, Witnesham, Ipswich

What was proposed

The application sought to change a staff room and office into full-time warden’s accommodation at the golf club.

“DC/25/1945/FULLocation Fynn Valley Golf Club Rose Hill Witnesham Ipswich Suffolk IP6 9JA Statutory determination date9 July 2025 Application typeFull Application ApplicantMr Robert Cawley ParishWitnesham ProposalChange of Use from staff room/office to full time Warden's accommodation Case OfficerEleanor Attwood 07385 407101 eleanor.attwood@eastsuffolk.gov.uk Authorising OfficerKatherine Scott, Principal Planner (Development Management) Determination routeThis application is…”

“1.Summary 1.1.This application seeks planning permission ‘change of Use from staff room/office to full time Warden's accommodation’. 1.2.This application is before Members because the applicant is an elected member of East Suffolk Council and the application is therefore required to be determined by the Planning Committee. 1.3.The application is recommended for refusal. 2.Site Description 2.1.The development site comprises land associated with Fynn Valley Golf Club.”

Officer report

Earlier applications and enforcement

The unit is subject to an open enforcement case, while an earlier chef’s accommodation proposal was refused under rural workers dwelling policy.

“This unit is understood to be currently vacant, but it is subject to an enforcement case, and evidence suggests that it was previously occupied for residential use. 2.5.A previous application (DC/24/2596/FUL) sought to retain the unit for use as chef’s accommodation; however, this was refused on the grounds of non-compliance with Policy SCLP5.6.”

“4.1.The unit is currently subject to an open enforcement case. During a site visit in September 2023, officers observed several portacabins, containers, and caravans being used for residential purposes, including the unit that is the subject of this application. This constituted a breach of planning control.”

Officer report

Consultation responses

The parish council raised no objection, highways recommended a parking condition, ecology recommended an informative, and no third-party representations were received.

“The consultation period has expired. ConsulteeDate consultedDate reply received Witnesham Parish Council22 May 202512 June 2025 Summary of comments: “No Objection Following consideration at Planning and Property Committee meeting 9th June 2025” ConsulteeDate consultedDate reply received SCC Highways Department22 May 202510 June 2025 Summary of comments: Recommend a condition to secure parking areas.”

“Summary of comments: Informative for protected species recommended. ConsulteeDate consultedDate reply received SCC Fire And Rescue Service22 May 20252 June 2025 Summary of comments: Comments provided on access and fire fighting facilities, and water supplies.”

Officer report

Who spoke

The applicant and the applicant’s agent argued that onsite accommodation was needed for wardens and chefs, security and recruitment, while jobs were at stake.

The committee’s vote

Councillor Reeves proposed refusal and Councillor Deacon seconded it; the Chair abstained from voting.

“Councillor Reeves said for the same reasons he would agree with officers. Councillor Hedgley took a contrary view. He agreed with a lot of what has been said and always pushes people to get pre-application advice. If someone comes for a job and they are shown the accommodation they could turn the job down. However he was concerned about refusal that affects jobs.”

“The Chair chose to abstain from voting. There was then a short adjournment before the next item was considered.”

Minutes

The decision and reasons

The committee refused permission because the rural worker need was not justified, the accommodation was substandard, and required habitats mitigation information was missing.

“It has not been demonstrated that there is a clearly established functional need for a worker to be accommodated on site; that there are no existing dwellings or accommodation in the area which are suitable and available for the workers; that the need relates to a full time worker who is primarily employed in the rural sector; that the unit and the rural activity concerned has been established for at least three years, has been profitable for at least one of them, is…”

“Plan (September 2020). 2.The site is within the Suffolk Coast RAMS Zone of Influence (Zone B - within 13km of the Sandlings SPA; Deben Estuary SPA/Ramsar and Stour and the Orwell Estuaries SPA/Ramsar) and therefore a financial contribution to the scheme or equivalent mitigation identified via a Habitats Regulations Assessment (HRA) is required in order to mitigate in-combination recreational disturbance impacts on habitats sites (European designated sites) arising from new…”

Minutes