Mixed-use development at Land West Of Mildenhall, West Row Road, Mildenhall

What was proposed

The hybrid application sought up to 1,000 homes, care units, employment land, education, a local centre, open space and associated infrastructure.

“Proposal: Hybrid planning application - a. Outline application with all matters reserved (means of access to be considered) - residential development of up to 1000 dwellings (C3) and up to 80 bed care units (C2), employment land (within Class E g, Class B2 and Class B8), local centre, land for primary school and 2 no. early years facilities (D1), public open space (including Suitable Alternative Natural Greenspace), landscaping, associated infrastructure and demolition b.”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 agreement and conditions, finding the proposal policy-compliant with substantial housing, economic, social and environmental benefits.

“The proposal is recommended for APPROVAL, subject to the completion of a Section 106 Agreement and the conditions set out at the end of this report.”

“Overall, the proposed development will bring significant public benefits that accord with the three dimensions of sustainable development set out in the National Planning Policy Framework 2025 (the NPPF) – social, economic and environmental.”

Officer report

Who spoke

A resident, a town councillor, ward members and the applicant’s agents addressed the committee, with most registered speakers opposing the application.

What members debated

Members discussed the local centre, employment land, care provision, air quality, separation, the Hub junction, traffic evidence, Folly Farm and construction management.

“Considerable discussion was undertaken by the Committee with a number of questions posed during the debate, which were responded to in detail by the Principal Planning Officer as follows: Local centre – Members were reassured that the retail provision within the ‘local centre’ was in no way aimed to compete with the town’s existing marketplace.”

“Air Quality (Natural England) – The Officer confirmed that Natural England’s initial concerns raised in relation to potential air quality impacts from road traffic emissions upon designated sites were subsequently withdrawn as a result of revised air quality modelling (using 2023 baseline data) indicating no likely significant effect; Separation between Mildenhall and West Row – The Committee was advised that inclusive of the scheme as proposed, there…”

Minutes

The votes

Members rejected deferral by three votes to ten, then approved the application by ten votes to one, with two abstentions.

“Prior to the Chair putting the motion for deferral to the vote, Councillor Andy Neal requested a recorded vote, however, this failed to be supported by five other Members in line with the Committee’s Procedure Rules.”

“Councillor Ian Houlder then proposed that the application be approved, as per the Officer’s recommendation. This was duly seconded by Councillor Mildmay- White.”

Minutes

The final decision

Permission was granted for the outline and full elements, subject to completing a Section 106 agreement and imposing the listed conditions.

“Planning permission be GRANTED subject to:”

“The first application for approval of Reserved Matters shall be made to the local planning authority no later than three years from the date of this permission. Time limit commencement The commencement of development of each phase pursuant to this outline planning permission shall begin no later than the expiration of two years from the date of the last Reserved Matter of that phase to be approved. 4.”

Minutes