The Development Control Committee of West Suffolk Council met on Wednesday 29 April 2026 to discuss a significant planning application for the former St James's CEVA Middle School site in Bury St Edmunds. The committee approved the application to redevelop the site into residential dwellings, despite it being located outside the designated housing settlement boundary. Minor amendments to the council's public speaking protocol were also approved.

Redevelopment of Former St James's CEVA Middle School Site

The committee granted planning permission for the redevelopment of the former St James's CEVA Middle School site at The Vinefields, Bury St Edmunds. The approved plans include the partial demolition of existing school buildings, the conversion of three buildings to create 14 residential dwellings, and the construction of nine new dwellings in three terrace blocks. The development also includes associated parking and landscaping.

The application was considered a technical departure from the local plan as the site is located outside the housing settlement boundary, in what is designated as countryside. However, officers highlighted that the site is previously developed land, and the National Planning Policy Framework (NPPF) places substantial weight on the redevelopment of such sites. The applicant also benefits from a vacant building credit, meaning no affordable housing is required on site.

A key aspect of the application was the proposed repair and ongoing maintenance of the historic Abbey precinct wall, which borders the site and is a Grade 1 listed structure and a scheduled monument. Historic England considered the proposed repairs to be a significant heritage benefit that outweighed the low level of less than substantial harm to the heritage assets. The development will fund these repairs and their future maintenance through a management company funded by future residents.

Concerns were raised by objectors, including the Abbey of St Edmund Heritage Partnership and the Bury Society, regarding the visual impact of the new terrace blocks (Terraces B and C) on the setting of the Abbey ruins and the River Lark. They argued these buildings would be too close to the river and Abbey ruins, appearing intrusive and obscuring views of the precinct walls. However, officers, along with the Conservation Officer and Historic England, were content that the proposed buildings, particularly Terrace C which is located on an existing tennis court, would have an acceptable relationship with the surrounding heritage assets, especially with enhanced landscaping.

The development will deliver 23 new dwellings in a sustainable location, with improvements to active travel infrastructure, including new foot and cycle paths connecting to existing networks. The reuse of brownfield land and the conversion of existing buildings were also cited as significant benefits.

The decision to approve the application was made by 13 votes to one, with councillors acknowledging the balance between the policy conflict regarding the site's location and the substantial heritage and regeneration benefits.

Amendments to Public Speaking Protocol

The committee also approved two minor amendments to their public speaking protocol, which will come into effect from the next scheduled meeting on 3 June 2026. These changes include a slight amendment to the wording regarding data protection and the addition of an online form as a further method for members of the public to register to speak at meetings.