The Development Control Committee of West Suffolk Council met on Wednesday 3 June 2026 to discuss several planning applications. Key decisions included the approval of a supermarket and drive-through restaurant on Land North of Rougham Hill, Bury St Edmunds, and the approval of a temporary construction access for the Land North East of Bury St Edmunds development. The committee also approved a variation of a condition related to bus stop provision for a housing development in Rougham.

Planning Application DC/25/1065/FUL - Land North of Rougham Hill, Bury St Edmunds

The committee approved the planning application for a supermarket and drive-through restaurant with associated car parking and ancillary development on Land North of Rougham Hill, Bury St Edmunds. The site, previously a household waste recycling centre, is located in the countryside but is considered well-related to the settlement of Bury St Edmunds due to its containment by existing development and infrastructure.

The decision was made after considering the principle of development, layout and design, sustainable construction, transport and accessibility, landscape and ecological impacts, flooding and drainage, and amenity. While there were concerns raised by local residents and Bury St Edmunds Town Council regarding traffic, congestion, and the cumulative impact of development, the Suffolk County Council Highways Authority raised no objection, subject to conditions. The application also satisfied the sequential test and retail impact assessment, with independent advice concluding no significant adverse impact on Bury St Edmunds town centre.

A key point of discussion was the development's compliance with Policy LP1 of the West Suffolk Local Plan, which requires a BREEAM 'Excellent' rating for non-residential developments over 500 square metres. The submitted proposal achieved a BREEAM 'Very Good' rating, representing a conflict with the development plan. However, officers noted that the economic benefits, including job creation and the reuse of brownfield land, attracted significant weight in the planning balance, ultimately outweighing the policy conflict. The proposal also included a commitment to at least 10% Biodiversity Net Gain.

The approval was subject to numerous conditions, including those relating to the time limit for commencement, compliance with approved plans, habitat management and monitoring, landscaping, noise parameters for external machinery, visibility splays, surface water drainage, and the operational hours of the supermarket and drive-through. A Section 106 agreement was also required for BNG monitoring fees and SCC parking restrictions.

Planning Application DC/26/0057/FUL - Land North East of Bury St Edmunds, Bury Road, Great Barton

Planning permission was granted for a temporary construction access to serve the already consented residential development on Land North East of Bury St Edmunds. This temporary access is necessary to facilitate the buildout of Phase 1 of the wider development, as the permanent northern roundabout cannot serve this purpose during its own construction.

The application was called into the committee due to objections from Great Barton Parish Council and Councillor Rebecca Hopfensperger, primarily concerning highway safety, traffic volumes, and amenity impacts. Suffolk County Council, as the Local Highway Authority, initially raised a holding objection but subsequently confirmed no objection following discussions and the agreement of forthcoming safety measures.

The decision acknowledged concerns about the proximity of the temporary access to The Avenue junction and the potential for increased traffic. However, the officer's report concluded that the impacts would be satisfactorily controlled through existing hybrid permission conditions and the separate Section 278 agreement process. The temporary nature of the access, its limited duration (up to three years), and the commitment to full reinstatement of the land were also key considerations.

Conditions were imposed relating to the time limit for the temporary access, compliance with approved plans, temporary permission and restoration, surfacing of the access, gates, visibility splays, ditch crossing, submission and implementation of a Biodiversity Gain Plan, ecological compliance for nesting birds, a Landscape and Ecological Management Plan, compliance with an Arboricultural Method Statement, and soft landscaping implementation.

Planning Application DC/26/0708/VAR - Land opposite Kingshall Farmhouse, Kingshall Street, Rougham

The committee approved a variation of condition 24 of a previous planning permission (DC/23/1777/FUL) for 13 dwellings in Rougham. The variation sought to amend the trigger for the implementation of a bus stop scheme from prior to the first occupation to occupation of the 13th dwelling .

This amendment was requested due to unforeseen delays in implementing the bus stop infrastructure, including issues with highway access and civil matters with a local resident. Suffolk County Council Highways Authority supported the leniency, suggesting the new trigger point of six months after the occupation of the 13th dwelling.

Concerns were raised by local residents regarding the bus stop's location on private land, potential sightline obstructions, insufficient space, lack of footpaths, and pedestrian safety. However, officers noted that the original condition was requested by the Highways Authority and had been technically approved. The amendment was considered not to undermine the principle of the approved development or the aims of Policy LP41 regarding sustainable transport.

The approval was subject to numerous conditions, many of which related to the original planning permission for the dwellings, including those covering approved plans, construction management, acoustic insulation, external lighting, construction hours, EV charging, water use, archaeological evaluation, ecological enhancements, planting, boundary treatments, and the revised bus stop provision.

Planning Application DC/26/0228/ADV - 14 Prospect Row, Bury St Edmunds

Advertisement consent was granted for 35 projecting signs at the Arc shopping centre in Bury St Edmunds. The signs, which will advertise individual shops, are made of aluminium, measure 675mm in length and 322mm in height, and will be positioned approximately 3 metres from the ground.

The application was called into the committee due to objections from the Ward Councillor, Bury St Edmunds Town Council, and neighbours, who raised concerns about the signs being intrusive, unnecessary, and detrimental to the design of the Arc and the adjacent conservation area. The original proposal included illuminated signs, but these were subsequently omitted.

Officers concluded that the non-illuminated signs, due to their size, scale, and positioning, would not harm public safety. Regarding amenity, while acknowledging the objections about clutter and the disruption to the uniform character of the Arc, officers considered that the proposed signs, with their consistent design and colour palette, would respect the existing character of the area. The presence of existing features like elevated planters on the pillars was also noted as a factor. The decision was made in line with Policy LP32 of the West Suffolk Local Plan and the National Planning Policy Framework.

The approval was subject to two conditions: the development must be begun within three years, and it must be carried out in complete accordance with the approved plans.

Planning Application DC/26/0487/VAR - West Suffolk Operational Hub, Bury Road, Fornham St Martin

Planning permission was granted for a variation of condition 1 of a previous application (DC/24/1072/VAR) for the West Suffolk Operational Hub. The variation allows for amended plans for the waste transfer area of the site, which comprises a waste transfer station, household waste recycling centre, fleet depot, public realm maintenance depot, and associated infrastructure.

The application was referred to the committee because the applicants were Suffolk County Council and West Suffolk Council. Consultations with local parish councils and Bury St Edmunds Town Council revealed no objections. The variation sought to make internal changes to the existing foul water drainage system, with no changes to its interaction with the public sewer network.

The decision was made subject to nine conditions, covering compliance with approved plans, retention of the access and signage strategy, provision of paths, retention of operational HGV traffic management plans, parking and manoeuvring areas, visibility splays, the Framework Travel Plan, cycle storage and changing facilities, fire hydrants, waste management strategies, odour management, waste acceptance limits, electric vehicle charging points, and the retention of soft landscaping and the replacement oak tree.

Planning Application DC/26/0283/FUL - Development Site, Stoke Road, Clare

Planning permission was granted for a single dwelling on a site referred to as 'previously developed land' in Clare. The application was referred to the committee as it represented a departure from the Development Plan and the Council's Scheme of Delegation required such applications to be considered by the committee when recommended for approval. Clare Town Council supported the proposal, and a neighbouring property also supported it, subject to the retention of trees, hedges, and ground levels.

Officers confirmed that ground levels would not be changed and soft landscaping would be retained by condition. The definition of 'previously developed land' was discussed, with the Head of Planning confirming that it is a judgement based on the previous use and characteristics of the site, rather than a prescribed timescale.

The approval was subject to conditions relating to the time limit for commencement, approved plans, contamination remediation and verification, parking and manoeuvring, cycle storage, boundary treatments, a construction management plan, acoustic insulation, construction hours, external lighting, soft landscaping, hard landscaping, woodland management, open space management, fire hydrants, and archaeological works.