Land To The Rear Of Old Post Office Lane Sutton Suffolk

1. 1.The proposal is for three detached dwellings and associated works to be located within an eastern section of an agricultural field. The proposed development, by reason of its siting, form and incursion into undeveloped agricultural land, would result in an incongruous form of backland development that is poorly related to the established pattern of development in the area. The proposal would erode the openness of the countryside and fail to conserve and enhance the character and scenic beauty of the National Landscape, to which great weight must be given, and has not demonstrated that the site represents a sustainable or appropriate location for new housing development. The proposal would, therefore, fail to comply with Policies SCLP3.3, SCLP5.3, SCLP5.4, SCLP11.1 and SCLP11.2 of the adopted Suffolk Coastal Local Plan (2020), the National Planning Policy Framework (2024) (in particular paragraphs 8, 11, 110, 115, 129, 135, 139 and 189), and Housing in Clusters and LEGAL ADDRESS East Suffolk House, Station Road, Melton, Woodbridge IP12 1RT POSTAL ADDRESS Riverside, 4 Canning Road, Lowestoft NR33 0EQ DC – REOUTZ v.1 Small Scale Residential Development in the Countryside Supplementary Planning Document (East Suffolk Council, Adopted November 2022).
2. 2.The application submission has failed to demonstrate, through the submission of adequate and accurate information, that safe and suitable access to the site can be achieved for all users. In particular, insufficient information has been provided to demonstrate that acceptable visibility splays can be achieved without encroaching onto third-party land, or that the intensification of use of the public right of way would not result in unacceptable conflict between vehicles and pedestrians. As a result, the proposal would give rise to an unacceptable risk to highway safety and the safety and convenience of users of the public rights of way network. The proposal is, therefore, contrary to the National Planning Policy Framework (2024) (in particular paragraphs 8, 11, 105, 110, 115 and 117).
3. 3.The application is not supported by sufficient ecological information. The Preliminary Ecological Appraisal identified the need for further ecological surveys and assessments, which have not been provided. In the absence of this information, the Local Planning Authority cannot determine whether the proposed development would result in harm to protected species, priority species or habitats, not whether appropriate mitigation or compensation measures could be secured. The proposal is, therefore, contrary to Policy SCLP10.1 of the adopted Suffolk Coastal Local Plan (2020) and Chapter 15 of the National Planning Policy Framework (2024).
4. 4.The development falls within the recreational disturbance Zone of Influence for the following Habitats Sites (European designated sites) in East Suffolk, as set out in the Suffolk Coast Recreational Disturbance Avoidance and Mitigation Strategy (RAMS): Deben Estuary SPA/Ramsar, Sandlings SPA/SSSI, Stour and Orwell Estuaries SPA/Ramsar and Alde-Ore Estaury SPA/Ramsar. The adopted Local Plan Policy SCLP10.1 (and the associated Recreational Disturbance Avoidance and Mitigation Strategy Supplementary Planning Document) seeks to support Regulation 63 of the Conservation of Habitats and Species Regulations (2017) (as amended) where proposals that would cause a direct or indirect adverse effect on the integrity of Habitats Sites (either alone or in-combination with other plans or projects) will not be permitted. The applicant has failed to submit relevant information in relation to the potential disturbance caused by additional visitors to Habitats Sites as a result of the development and measures required to mitigate this. It, therefore, cannot be concluded that the development will not result in an adverse effect on the integrity of Habitats Sites and therefore the proposals are considered contrary to Policy SCLP10.1 of the adopted East Suffolk Council - Suffolk Coastal Local Plan (2020), the associated Recreational Disturbance Avoidance and Mitigation Strategy Supplementary Planning Document, and Section 15 of the National Planning Policy Framework (2024).

From the council's decision notice.

Application type

Outline Application

Scale / size

Small

Parish

Sutton

Date validated

19 November 2025

Last date for comments

30 December 2025

Target decision date

14 January 2026

Agent

Wilkinson Planning Ltd

Agent address

Bury Lodge Bury Road Stowmarket Suffolk IP14 1JA

Statutory period

56 days

Documents

35