New vehicular access at West Briarwood, Woodbridge

The site

The site contains a large semi-detached Victorian dwelling, mature boundary trees and hedging, and lies inside Woodbridge’s settlement boundary.

“The application site is located inside the settlement boundary of Woodbridge close the junction of Old Barrack Road, Ipswich Road and California. The host dwelling, 125 Ipswich Road is a large, semi-detached, Late Victorian dwelling which is attached to 123 Ipswich Road. Both properties front and have an access off Ipswich Road. There are mature trees and hedging on the boundary with the local highway.”

Officer report

Earlier planning history

Permission was granted for a single-storey dwelling beside the site, with later changes to its conditions, and the access now needs amendment.

“Permission was granted under DC/24/3624/FUL for the erection of a single-storey dwelling to the eastern side of the site. A subsequent application, DC/25/2504/VOC was permitted to vary conditions 2,5,6,10,11,12,13 and 14 of DC/24/3624/FUL. These applications sought to use the existing access for the new dwelling; as such a new application will be required in respect of amending the access to serve the new dwelling as a result of the existing access being blocked up.”

Officer report

Why officers recommended approval

Officers considered the safer access, highways advice, landscape assessment and neighbouring boundary treatments to outweigh the visual impact.

“There is an existing access onto Ipswich Road serving no.125. The purpose of this application is to relocate the existing access to provide a safer access point with wider visibility splays. The main considerations of this proposal are highways safety and landscape/streetscene impacts in creating the new access point.”

“In considering the impact on the streetscene and impacts to planting to accommodate the new access, officers have engaged with the Council's landscape team. They have sought revised information throughout the course of the application and are now satisfied with the content of the updated Arboricultural Impact Assessment.”

Officer report

What consultees said

The highways authority raised no objection subject to conditions, while the landscape team accepted the information and raised no objection.

“Consultee Date consulted Date reply received East Suffolk Landscape Team 12 November 2025 1 December 2025 28 January 2026 23 February 2026 28 November 2025 29 January 2026 23 February 2026 24 February 2026 Summary of comments: Further information sought until 24 February where it was confirmed that the information provided was acceptable. No objection.”

“Consultee Date consulted Date reply received SCC Highways Department 12 November 2025 14 November 2025 Summary of comments: No objection – conditions recommended.”

Officer report

Objections about trees

The Town Council retained its objection over tree removal, possible protection orders and the absence of replacement planting for two trees.

“November 2025: The Committee agreed a holding objection until clear information can be provided about the trees to be removed and relocated a planting plan would be an acceptable document. The Committee also wish to be advised of the impact of the visibility splay on tree T024 is it certain that this tree will not be removed to accommodate the splay requirements?”

“February 2026: The Committee requests that the Tree Officer review this application and give consideration to the placement of Tree Preservation Orders (TPOs) on Trees 1, 2 and 3. Members note that the proposed removal of these trees does not appear to be consistent with the recommendations set out in the submitted Arboricultural Report, and therefore consider further assessment to be necessary.”

Officer report

What members heard

The Senior Planner explained the tree condition, fencing, additional planting, access arrangements and planning considerations to members.

Members’ concerns

Members discussed tree amenity, replacement planting and road safety, with some expressing disappointment but noting the absence of planning reasons to refuse.

“She shared details of the fencing and it was felt the visual impact was acceptable. The Senior Planner ran through the planning considerations. She pointed out that there were no objections from Highways or the Landscape team. Additional planting will take place on site to mitigate the tree loss. The recommendation was to approve subject to conditions. Councillor Daly asked about trees and why the team said they have no landscape value.”

“The Chair had concerns about road safety, but Highways have not objected which makes it difficult. Councillor Daly said it was unsatisfactory but there were no planning reasons to refuse this application so they would have to let it go. On the proposal of Councillor Hedgley, seconded by Councillor Bennett it was unanimously…”

Minutes