Park Farm Barns Vicarage Lane Wherstead Suffolk

1. 1.REASON(S) FOR REFUSAL - HIGHWAYS The proposed change of use from B8 to B2 has the potential to result in an intensified and materially different pattern of vehicle movements, including HGVs, which has not been adequately assessed or mitigated. The development fails to demonstrate that safe and suitable access can be achieved, as the existing site entrance is substandard, does not adequately accommodate vehicle turning, results in encroachment onto the highway verge, and fronts onto a narrow local road network with limited passing opportunities and routes signed as unsuitable for HGVs. Insufficient information has also been provided in respect of onsite parking, servicing, turning provision, cycle parking and electric vehicle charging, particularly given the potential intensification associated with the proposed use. In the absence of agreed access improvements, mitigation measures or sufficient supporting transport information, the proposal would give rise to conditions detrimental to highway safety and the function of the local rural road network, contrary to Policy LP29 of the Babergh Mid Suffolk Joint Local Plan and relevant policies of the Wherstead Neighbourhood Plan which seek to ensure development provides safe access and does not result in inappropriate or excessive traffic on unsuitable local roads.
2. 2.REASON(S) FOR REFUSAL - NATIONAL LANDSCAPE The application site lies within the Suffolk & Essex Coast & Heaths National Landscape, where development is required to conserve and enhance landscape character, tranquillity and scenic beauty. Insufficient information has been submitted to enable a proper assessment of the impact of the proposed B2 use on the National Landscape, including the extent of external vehicle storage and activity, the level and routing of vehicle movements, hours of operation, signage and the need for external lighting. In the absence of clarity on these matters, the Local Planning Authority cannot be satisfied that the proposal would avoid harm to the special qualities of the National Landscape, including visual amenity, dark skies and tranquillity, nor that appropriate measures would be in place to prevent inappropriate traffic and activity along sensitive rural roads within Wherstead. The proposal therefore fails to demonstrate high quality, landscape led design or adequate mitigation of landscape impacts and is contrary to Policy LP18 of the Babergh Mid Suffolk Joint Local Plan and relevant policies of the Wherstead Neighbourhood Plan, which seek to protect the character, setting and environmental quality of the village and its surrounding nationally designated landscape. SUMMARY OF POLICIES WHICH ARE RELEVANT TO THE DECISION: SP03 - The sustainable location of new development SP05 - Employment Land SP09 - Enhancement and Management of the Environment SP10 - Climate Change LP09 - Supporting a Prosperous Economy LP15 - Environmental Protection and Conservation LP16 - Biodiversity & Geodiversity LP17 - Landscape LP18 - Area of Outstanding Natural Beauty LP19 - The Historic Environment LP23 - Sustainable Construction and Design LP24 - Design and Residential Amenity LP26 - Water resources and infrastructure LP27 - Flood risk and vulnerability LP29 - Safe, Sustainable and Active Transport Wherstead Neighbourhood Plan NPPF - National Planning Policy Framework

From the council's decision notice.

Application type

Full Planning Application

Scale / size

Small

Parish

Wherstead

Date validated

5 February 2026

Consultation expiry

13 March 2026

Consultation start

13 February 2026

Consultation end

6 March 2026

Neighbour consultation start

13 February 2026

Neighbour consultation end

6 March 2026

Last date for comments

13 March 2026

Target decision date

19 March 2026

Agent

Wilkinson Planning Ltd

Agent address

Wilkinson Planning Ltd Bury Lodge Bury Road Stowmarket Suffolk IP14 1JA

Statutory period

42 days

Site notice start

20 February 2026

Site notice end

13 March 2026

Planning Portal ID

PP-14645797

Documents

13

Constraints

15