160-home outline scheme at Land West Of Bardwell Road, Ixworth

What was proposed

The application sought outline permission for up to 160 homes, open space, landscaping, drainage and associated infrastructure, with access considered.

“Ward: Ixworth Proposal: Outline planning application with all matters reserved (means of access to be considered) - a. up to 160 dwellings b. provision of open space c. landscaping d. sustainable drainage e. associated infrastructure and works…”

“Proposal: The application is for outline planning permission (means of access to be considered) for up to 160 dwellings, open space, landscaping, sustainable drainage and associated infrastructure.”

Officer report

The site and its surroundings

The site lies north of the village beside the A1088 and Bardwell Road, near homes, commercial uses, the conservation area and listed buildings.

“Site details: The site lies to the north of Ixworth village, with the A1088 running along the northern boundary and Bardwell Road along the eastern boundary. The Langridge track runs along the southern boundary of the site with residential development beyond. To the west is Dairy Farm. There are some commercial units to the south east as well as a grain store and residential dwellings which are accessed from and front onto Bardwell Road.”

“The site also directly adjoins the boundary of the Ixworth Conservation Area at its south-west corner and is close to the boundary of the conservation area…”

Officer report

What officers recommended

Officers recommended approval because the allocated site could provide housing and policy-compliant access, connectivity, open space, heritage protection and environmental mitigation.

“The application site is allocated for development in the local plan under policy AP29. The total allocation is 9.8 hectares, but the application site is for a smaller area and excludes the commercial units, grain store and residential properties currently in the south east corner of the allocation. The allocation is for a mixed use development, to include around 145 homes, up to 300 square metres gross retail floor space and associated car parking.”

“Policy AP29 Land at Bardwell Road, Ixworth A site of 9.8 hectares, as shown on the policies map, is allocated for mixed- use development to include around 145 homes, up to 300 square metres gross retail floorspace and associated car parking. The site should also deliver the following: a. A safe and suitable access for all users should be provided onto Bardwell Road. b.”

Officer report

What consultees said

Highways, conservation, ecology, flood, water and other consultees raised no objection subject to conditions, contributions or further details.

“West Suffolk Environment Team 11.03.2025 Contamination – No objection subject to conditions Air Quality – No objection…”

“Suffolk County Council Highways 14.05.2025 Further information required: • How the proposed pedestrian route will connect to Ixworth Footpath 005. • Agreement to funding of TROs to secure speed limit reduction on A1088 to the north and Bardwell Rd. • How parked school buses on Bardwell Road will impact the new site access.”

Officer report

Objections and local concerns

The parish council, councillors and residents objected mainly over access, traffic, school buses, infrastructure, countryside routes, safety and environmental effects.

“Iworth & Ixworth Thorpe Parish Council: 11.04.2025: Recognises the need for housing but raises several concerns: • Site was removed from the Neighbourhood Plan due to overdevelopment concerns. • Application proposes more than 145 dwellings, exceeding the allocation in the emerging Local Plan (Policy AP29). • Proposed access via Bardwell Road is unsafe and unsuitable. • Original discussions indicated access would be from the A1088, which is preferred.”

“13.10.2025 • Timing of Road Safety Audit flawed as conducted on 19 August 2025, during school summer holidays. • No school buses or peak school traffic present at the time of audit, so does not reflect real-world conditions during term time. • Audit ignores recent changes to school transport; previously, buses only operated in the afternoon, now, buses also operate in the morning, with increased numbers.”

Officer report

Who spoke at the meeting

Representatives of Green Ixworth, the parish council and the county council spoke against the application, while the ward member opposed it and the applicant supported it.

What members discussed

Members focused on Bardwell Road access, school-bus parking, the alternative A1088 access, the number of homes and possible condition changes.

“…significant construction work would have been required to enable access onto the A1088 and alternative access, for a scheme such as this, away from an A road would always be preferred, as it was safer.”

“Following comments made in connection with a residential application considered by the Committee at a previous meeting, which did have access onto an A road, the Service Manager Planning reminded the Committee that each application was to be determined on its own merits and in the case of the application referenced there was no alternative access road.”

Minutes

The vote

A motion to approve the application with additional conditions and an amended roads condition was seconded and passed with nine votes for, one against and one abstention.

“Councillor Marilyn Sayer proposed that the application be approved, as per the Officer recommendation, inclusive of the additional conditions outlined in the presentation and the amendment to Condition 26. This was duly seconded by Councillor Roger Dicker.”

“Upon being put to the vote and with 9 voting for the motion, 1 against and with 1 abstention it was resolved that…”

Minutes

What was decided

Permission was granted subject to a Section 106 agreement securing contributions and affordable housing, together with the listed planning conditions.

“Planning permission be GRANTED subject to:”

“A) the signing of a Section 106 Agreement to secure the items of the Heads of Terms set out below (may be subject to change, however, any adjustments will ensure that the contributions remain proportionate and sufficient to mitigate the impacts identified); Infrastructure Item Contribution On-site provision/purpose Council Affordable Housing n/a At least 40% - 67% rented & 33% shared ownership WSC BNG Monitoring Fee £14,205.09 BNG Monitoring WSC POS Built Facilities…”

Minutes