Up to 60 homes at Land South Of Hopton Road, Barningham

What was proposed

An outline scheme sought up to 60 homes, with only the main vehicle access considered at this stage, alongside affordable housing, open space and infrastructure.

“Ward: Barningham Proposal: Outline planning application - (means of main vehicular access from Hopton Road to be considered) for up to 60 dwellings…”

“This planning application seeks outline permission for a residential development on land to the south of Hopton Road, Barningham. The proposal outlines a scheme comprising up to 60 new homes, with all matters reserved except for main vehicular access. The development will include a mix of housing types and tenures, notably 40% affordable housing, alongside associated infrastructure, landscaping, and amenity space.”

Officer report

The site and its setting

The 2.6-hectare agricultural site lies south of Hopton Road, wraps around Lingwood Close, and is surrounded mainly by arable fields.

“The site comprises 2.6 hectares of agricultural land, in an inverted ‘L- shape’ south of Hopton Road (B1111). The site wraps around the north- east and south-east sides of Lingwood Close. An area of wildflower meadow enclosed by species-rich hedgerows with trees lies to the south- west of the site. The field has an ancient hedgerow with trees along the eastern boundary and the western boundary is marked by a recent residential development.”

“To the south of Barningham lies the village of Stanton and to the north east is Hopton village. Barningham has a range of services that are characteristic of a Local Service Centre, such as a shop and post office, public house, place of worship, a primary school and leisure facilities. The site lies centrally between the villages of Stanton and Hopton.”

Officer report

Earlier application and allocation

The site is allocated for around 37 homes, while an earlier outline application for up to 40 homes was withdrawn.

“The application site is allocated for residential development as part of the 2025 West Suffolk Local Plan (WSLP). The site allocation reference is AP42 and identifies the requirement for ‘around 37 homes’, including the provision of sustainable travel connections, fully accessible informal and formal open space and play space, alongside green and blue infrastructure and ecological enhancements that will be discussed in greater detail below.”

“DC/24/1105/OUT Outline planning application - (means of main vehicular access from Hopton Road to be Application Withdrawn 25 October 2024”

Officer report

Advice from consultees

Most technical consultees raised no objection subject to conditions or contributions, including highways, drainage, ecology, affordable housing and healthcare services.

“No objections are raised to the application. Further detailed discussions on the affordable housing mix are recommended prior to the submission of the Reserved Matters application in order to make sure the delivered mix meets an identified housing need. They advise that they will be seeking to secure a range of house types including house and bungalows from 1 to 5”

“Following receipt of an amended Flood Risk Assessment and Drainage Strategy which included supplementary plans illustrating the basin and tank depths for the surface water drainage design, no objections are raised by the Lead Local Flood Authority, subject to conditions requiring a comprehensive surface water drainage scheme to be submitted to the LPA at reserved matters stage.”

Officer report

Objections from the parish and neighbours

The parish council and ten neighbours objected over the scale, village character, flooding, transport, ecology, infrastructure, noise, healthcare and pedestrian routes.

“These include concerns about the environment and the impact on the very varied and valuable flora and fauna of the site and its surroundings. There is a real worry about the capacity of the existing infrastructure to support this size of development, particularly when looked at in conjunction with a number of other proposals in the surrounding areas.”

“Scale of development disproportionate to the village • Character impact on the village • Healthcare access • Transport/Highways impacts, including the local environment and sustainable travel • Noise impacts • Ecological Impacts • Pedestrian routes into and out of the site • Flooding…”

Officer report

Who spoke at the meeting

The parish council chair spoke against the application, the ward member spoke on it, and the agent spoke in support.

What members debated

Members questioned the increase from around 37 to 60 homes, off-site SANG, healthcare capacity, pedestrian links, electric vehicle charging and highway adoption.

“During the debate of this application a number of Members voiced their displeasure at the proposal being for ‘up to 60 dwellings’ when the allocation in the Local Plan was for ‘around 37 homes’.”

“Some of the Committee considered this to be an unacceptable level of increase and density, particularly in light of the fact that the subsequently required Suitable Alternative Natural Green Space (SANG) was proposed to be delivered off-site in order to enable further dwellings to be accommodated. However, the Senior Planning Officer explained that it was not possible to require the SANG to be delivered on-site.”

Minutes

The committee’s decision

Members unanimously refused permission because the scale and density exceeded planned growth, was out of character, and relied on land outside the allocation.

“Councillor Carol Bull proposed that the application be refused, contrary to the Officer recommendation, due to overdevelopment of the site and the use of land outside the allocated area (for the SANG); the number of dwellings not being in accordance with the Local Plan’s allocation and the increased density of the scheme not being in keeping with the character of the surrounding area. This was duly seconded by Councillor Ian Houlder.”

“Policy AP42 of the West Suffolk Local Plan allocates the application site for “around 37” dwellings. The proposal for up to 60 dwellings represents a substantial uplift above the Local Plan allocation and relies on land outside the allocation, within the blue line for SANG and BNG.”

Minutes