Report for Delegated Planning Application

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Report for Delegated Planning Application LOCATION Brickfields Barns Saxmundham Road Aldeburgh Suffolk PROPOSAL: Demolition of Existing Redundant Stores Change of Use of Builders Yard and

1 Report for Delegated Planning Application LOCATION Brickfields Barns Saxmundham Road Aldeburgh Suffolk PROPOSAL: Demolition of Existing Redundant Stores Change of Use of Builders Yard and Redevelopment of Quarry Site to Provide 43 No. Dwellings Including 14 No. Affordable Dwellings APPLICATION REF: DC/15/3673/FUL APPLICATION TYPE: Full Application APPLICANT: Mr Mark Oakes EXPIRY DATE: 15 December 2015 PARISH: Aldeburgh WARD: Aldeburgh PLANNING POLICY NEWSPAPER ADVERTISEMENTS East Anglian Daily Times for Departure Archaeological Site Environmental Impact Assessment Major Application published on 15/09/16 East Anglian Daily Times for Departure Archaeological Site Environmental Impact Assessment Major Application published on 09/09/16 East Anglian Daily Times for Departure Archaeological Site Environmental Impact Assessment Major Application published on 26/05/16 East Anglian Daily Times for Environmental Impact Assessment published on 24/03/16 SITE NOTICES The following site notices have been displayed: General Site Notice General Site Notice General Site Notice Reason for site notice: Departure from Local Plan May Affect Archaeological Site Environmental Impact Assessment Major Application Date posted: 08/09/16 Expiry date: 28/09/16 Reason for site notice: Departure from Local Plan May Affect Archaeological Site Environmental Impact Assessment Major Application Date posted: 24/05/16 Expiry date: 13/06/16 Reason for site notice: Environmental Impact Assessment

2 General Site Notice Date posted: 24/05/16 Expiry date: 13/06/16 Reason for site notice: Departure from Local Plan May Affect Archaeological Site Environmental Impact Assessment Major Application Date posted: 06/10/15 Expiry date: 26/10/15 CONSULTATIONS Consultee (summarized comments) Date Date consulted replied Parish Council 08/09/16 Anglian Water 08/09/16 No reply Environment Agency - Drainage 08/09/16 22/09/16 Historic England 08/09/16 12/09/16 Natural England 08/09/16 08/09/16 Suffolk Fire And Rescue Service 08/09/16 No reply National Planning Casework Unit (formerly Go East) 08/09/16 No reply Parish Council 08/09/16 29/09/16 Royal Society For The Protection Of Birds 08/09/16 No reply Suffolk Coasts And Heaths Project 08/09/16 No reply Suffolk County Archaeological Unit 08/09/16 19/09/16 SCC Development Contributions Manager Neil McManus 08/09/16 No reply SCC Flooding Authority 08/09/16 15/09/16 Suffolk County - Highways Department 08/09/16 08/09/16 SCC Policy Section 08/09/16 No reply Suffolk County - Rights Of Way 08/09/16 No reply Suffolk Preservation Society 08/09/16 06/09/16

3 Suffolk Wildlife Trust 08/09/16 No reply CIL Officer 08/09/16 No reply Alde And Ore Association 08/09/16 26/09/16 Aldeburgh Society 08/09/16 No reply SCDC Conservation & Design 08/09/16 No reply Development & Policy (SCDC) 08/09/16 No reply SCDC Environmental Protection 08/09/16 21/09/16 SCDC Housing Enabling Officer Jack OSullivan 08/09/16 No reply Mr Nick Newton 08/09/16 No reply The Ramblers Association (SCDC) 08/09/16 No reply Anglian Water 19/08/16 No reply Environment Agency - Drainage 19/08/16 No reply Historic England 19/08/16 23/08/16 Natural England 19/08/16 24/08/16 Suffolk Fire And Rescue Service 19/08/16 No reply National Planning Casework Unit (formerly Go East) 19/08/16 No reply Parish Council 19/08/16 No reply Royal Society For The Protection Of Birds 19/08/16 No reply Suffolk Coasts And Heaths Project 19/08/16 07/10/16 Suffolk County Archaeological Unit 19/08/16 No reply SCC Development Contributions Manager Neil McManus 19/08/16 No reply SCC Flooding Authority 19/08/16 No reply Suffolk County - Highways Department 19/08/16 No reply SCC Policy Section 19/08/16 02/09/16 Suffolk County - Rights Of Way 19/08/16 No reply

4 Suffolk Preservation Society 19/08/16 No reply Suffolk Wildlife Trust 19/08/16 06/09/16 CIL Officer 19/08/16 No reply Alde And Ore Association 19/08/16 No reply Aldeburgh Society 19/08/16 No reply SCDC Conservation & Design 19/08/16 No reply Development & Policy (SCDC) 19/08/16 No reply SCDC Environmental Protection 19/08/16 26/08/16 SCDC Housing Enabling Officer Jack OSullivan 19/08/16 No reply Mr Nick Newton 19/08/16 No reply The Ramblers Association (SCDC) 19/08/16 No reply Parish Council 22/09/15 20/10/15 Suffolk County - Highways Department 22/09/15 16/10/15 SCC Policy Section 22/09/15 No reply Suffolk Fire And Rescue Service 22/09/15 26/10/15 Suffolk County - Rights Of Way 22/09/15 13/10/15 Suffolk Preservation Society 22/09/15 28/10/15 Natural England 22/09/15 03/03/16 Suffolk Wildlife Trust 22/09/15 No reply Historic England 22/09/15 01/10/15 SCC Flooding Authority 22/09/15 29/03/16 Anglian Water 22/09/15 23/09/15 The Ramblers Association (SCDC) 22/09/15 13/10/15 Environment Agency - Drainage 22/09/15 29/09/15

5 Aldeburgh Society 22/09/15 26/10/15 Alde And Ore Association 22/09/15 27/10/15 SCDC Environmental Protection 22/09/15 14/10/15 SCDC Conservation & Design 22/09/15 No reply Mr Nick Newton 22/09/15 No reply SCDC Housing Enabling Officer Jack OSullivan 22/09/15 No reply Development & Policy (SCDC) 22/09/15 No reply CIL Officer 22/09/15 No reply National Planning Casework Unit (formerly Go East) 22/09/15 No reply Royal Society For The Protection Of Birds 20/05/16 26/10/15 Suffolk County Archaeological Unit 20/05/16 16/10/15 Parish Council 18/03/16 26/10/15 Suffolk Coasts And Heaths Project 18/03/16 04/11/15 SCC Development Contributions Manager Neil McManus 09/10/15 01/04/16 Anglian Water 18/03/16 08/04/16 Environment Agency - Drainage 18/03/16 No reply Historic England 18/03/16 No reply Natural England 18/03/16 11/04/16 Suffolk Fire And Rescue Service 18/03/16 No reply National Planning Casework Unit (formerly Go East) 18/03/16 19/04/16 Parish Council 18/03/16 13/04/16 Royal Society For The Protection Of Birds 18/03/16 04/04/16

6 Suffolk Coasts And Heaths Project 18/03/16 No reply Suffolk County Archaeological Unit 18/03/16 31/03/16 SCC Development Contributions Manager Neil McManus 18/03/16 No reply SCC Flooding Authority 18/03/16 30/03/16 Suffolk County - Highways Department 18/03/16 04/04/16 SCC Policy Section 18/03/16 No reply Suffolk County - Rights Of Way 18/03/16 No reply Suffolk Preservation Society 18/03/16 25/04/16 Suffolk Wildlife Trust 18/03/16 No reply CIL Officer 18/03/16 No reply Alde And Ore Association 18/03/16 No reply Aldeburgh Society 18/03/16 No reply SCDC Conservation & Design 18/03/16 14/04/16 Development & Policy (SCDC) 18/03/16 No reply SCDC Environmental Protection 18/03/16 12/04/16 SCDC Housing Enabling Officer Jack OSullivan 18/03/16 No reply Mr Nick Newton 18/03/16 No reply The Ramblers Association (SCDC) 18/03/16 No reply Anglian Water 20/05/16 26/05/16 Environment Agency - Drainage 20/05/16 23/05/16 Historic England 20/05/16 24/05/16 Natural England 20/05/16 25/05/16 Suffolk Fire And Rescue Service 20/05/16 02/06/16 National Planning Casework Unit (formerly Go East) 20/05/16 No reply

7 Parish Council 20/05/16 15/06/16 Royal Society For The Protection Of Birds 20/05/16 26/05/16 Suffolk Coasts And Heaths Project 20/05/16 No reply Suffolk County Archaeological Unit 20/05/16 No reply SCC Development Contributions Manager Neil McManus 20/05/16 No reply SCC Flooding Authority 20/05/16 03/06/16 Suffolk County - Highways Department 20/05/16 01/06/16 SCC Policy Section 20/05/16 27/05/16 Suffolk County - Rights Of Way 20/05/16 No reply Suffolk Preservation Society 20/05/16 10/06/16 Suffolk Wildlife Trust 20/05/16 No reply CIL Officer 20/05/16 No reply Alde And Ore Association 20/05/16 No reply Aldeburgh Society 20/05/16 26/07/16 SCDC Conservation & Design 20/05/16 16/06/16 Development & Policy (SCDC) 20/05/16 30/06/16 SCDC Environmental Protection 20/05/16 01/06/16 SCDC Housing Enabling Officer Jack OSullivan 20/05/16 No reply Mr Nick Newton 20/05/16 No reply The Ramblers Association (SCDC) 20/05/16 No reply NEIGHBOUR COMMENTS Number of properties originally consulted: 51 Number of contributors: 122

8 No. of Objections: 121 Letters of Support: 0 Other representations: High Street Aldeburgh Westcroft Priors Hill Road 10 St Peters Road Aldeburgh 318 Glenalmond Avenue Cambridge Graham Court Flat 3 4 Hamilton Gardens 103 Saxmundham Road Aldeburgh 44 Lee Road Aldeburgh 35 Madeira Park Tunbridge Wells Crown House Sham Farm Road Museum Street Ipswich 12 Cambridge Street Tunbridge Wells 7 Bourne Rd London 12 Cambridge Street Tunbridge Wells

9 North House Church Close 14 Cumberland Mews Woodbridge The Holt Badger Wood Lane 11 Church Farm Rise Aldeburgh 1 Old Meadow Close Berkhamsted Reason(s) for comments: Access Landscape impact Light Pollution Loss of open space Setting of precedent Sustainability Traffic or Highways Trees Wildlife 5 Montagu Drive Saxmundham The School House Iken Reason(s) for comments: Access Landscape impact Loss of outlook Other reason Over Development Scale Setting of precedent Trees Wildlife Flint House Aldeburgh Road Teal House Whin Marsh 45 King Street ALDEBURGH 50A Crag Path Aldeburgh 93 Saxmundham Road Aldeburgh Brinny 5 Crescent Road Reason(s) for comments: Access Landscape impact Loss of open space Over Development Scale Traffic or Highways Wildlife

10 Valley Farm House Leiston Road 5 St Peters Road Aldeburgh 77 Saxmundham Road Aldeburgh The Studio Priors Hill Road 1 Linden Road Aldeburgh The Granary Lordington Court Underwood Gromford Lane 30 Chalton Heights Chalton Cherry Cottage Colwinstone 247 High St Aldeburgh

11 Middleton Cottage Church Farm 3 Linden Road Aldeburgh Marshwinds 32 Saxmundham Road 36 Saxmundham Road Aldeburgh 15 Redburn Street London 15 Holton Road Halesworth The Beeches 78 Saxmundham Road 35 The Terrace Aldeburgh Reason(s) for comments: Loss of outlook Wildlife Access Inappropriate in Conservation Area Loss of open space 30 The Hallgarth Durham Sanderling 6 The Cygnets Reason(s) for comments: Wildlife Access Inappropriate in Conservation Area Landscape impact The Manse Melford Road The Manse Melford Road Alde Reach Saxmundham Road

12 Reason(s) for comments: Access Design Drainage Inappropriate in Conservation Area Landscape impact Light Pollution Other reason Over Development Principle of Use Setting of precedent Sustainability Landscape impact Other reason Access Boundary issues Design Drainage Inappropriate in Conservation Area Landscape impact Light Pollution Loss of open space Other reason Principle of Use Setting of precedent Sustainability Traffic or Highways Wildlife Briarwood Saxmundham Road 54 Saxmundham Road Aldeburgh Seagulls Reach 50 Saxmundham Road 48 Saxmundham Road Aldeburgh 42 Saxmundham Road Aldeburgh Reason(s) for comments: Contamination Drainage Flat saturation area Flooding Health and Safety Smells 38 Saxmundham Road Aldeburgh Beacons 64 Saxmundham Road 66 Saxmundham Road Aldeburgh Annexe Melbury Melbury 70 Saxmundham Road 153 Saxmundham Road Aldeburgh 155 Saxmundham Road Aldeburgh

13 Brick Dock House Saxmundham Road Melbury 70 Saxmundham Road The Crows Nest North End Avenue Friends Of Brick Dock Neighbour Group Brackenhurst Golf Lane Brackenhurst Golf Lane 2 Cherry Green Fairfield Road Church Farmhouse Clay Hills The Little Covert 35 Lee Road 1-2 Rose Terrace Ford Road 56 Saxmundham Road Aldeburgh 4 Brickfields Aldeburgh Other comment

14 Pebble Cottage 67 High Street 38 Saxmundham Road Aldeburgh 66 Saxmundham Road Aldeburgh Brick Dock House Saxmundham Road Speedwell House Brickfields Speedwell House Brickfields 15 Buxlow Close Knodishall 66 Saxmundham Road Aldeburgh Alde Reach Saxmundham Road 61 Penlands Vale Steyning Kingsclere Lower Road

15 4 Lee Road Aldeburgh Gulland Saxmundham Road 52 Saxmundham Road Aldeburgh 60 Saxmundham Road Aldeburgh 8 Hertford Place Aldeburgh Briar Dock House Saxmundham Road 8 Lee Road Aldeburgh 58 Saxmundham Road Aldeburgh 151 Saxmundham Road Aldeburgh 151 Saxmnundham Road Aldeburgh Meadowsweet House Brickfields

16 Cob House Saxmundham Rd 60 Saxmundham Road Aldeburgh Sandpipers Crescent Road Manor Cottage The Street Brundish 52 Saxmundham Road Aldeburgh 54 Ethelburt Avenue Southampton 54 Ethelburt Avenue Southampton 66 Saxmundham Road Aldeburgh 68 Saxmundham Road Aldeburgh NWA Planning CASE OFFICER ASSESSMENT Recommendation: Application Refused Conditions/Reason for Refusal:

17 1. The proposed development lies outside the physical limits of Aldeburgh as defined within the Suffolk Coastal Local Plan and the Site Allocations and Area Specific Policies DPD Proposed Submission Document 2016; in a sensitive elevated position within the Suffolk Coasts and Heaths Area of Outstanding Natural Beauty and designated Heritage Coast. The development will have unacceptable visual impact within the AONB; lies in a location considered poorly related to services and facilities within the Town; has poor access provision; and will result in detrimental impact upon nearby designated habitat and species (Alde Ore Estuary SPA SSSI Ramsar site SAC). The site was not considered appropriate for development during the formulation of the Site Allocations and Area Specific Policies DPD Proposed Submission Document This policy document is considered to be at an advanced stage of adoption has followed due democratic process and should be given significant weight. As a result the development lies in a countryside location and does not comply with any of the circumstances set out within Local Plan policy DM3 for housing in the countryside (outside the physical limits of the Town) and is not justified by material considerations (housing need) given the amount of housing coming forward within the Aldeburgh Housing Market Area (identified within the Local Plan - Map 3) and the availability of development sites within the Town boundary as identified within the Site Allocations and Area Specific Policies DPD Proposed Submission Document 2016 (SSP2). 2. The development of 43 dwellings is a 'Major development' which will have detrimental visual impact upon this part of the Suffolk Coasts and Heaths Area of Outstanding Natural Beauty and Heritage Coast from public locations to the south and west and from Brick Dock Road and will have a detrimental effect upon the setting of the Town. The level of detrimental impact is not justified by demonstrable 'exceptional circumstances' or demonstrable 'public interest' from the development and as a result the development is considered unsustainable and contrary to Paras 115 and 116 of the NPPF and Policy SP22 (e ) of the Suffolk Coastal District Local Plan Core Strategy and Development Management Policies DPD (2013). 3. The design of the development is considered to be unacceptable with the properties unrelated to the traditional characteristics of properties in the area/aonb and those in the immediate area and the design approach is not considered to be outstanding or innovative which would help raise the standard of design more generally in the area. Such a design with houses visible from the south west and north is not considered of a quality suitable for such a sensitive AONB location and is therefore considered unsustainable and contrary to the NPPF and policy DM21 of the Suffolk Coastal District Local Plan Core Strategy and Development Management Policies DPD (2013). 4. The application fails to make adequate provision for affordable housing to meet identified needs as required by Policy DM2 of the Suffolk Coastal District Local Plan Core Strategy and Development Management Policies DPD 2013 and the guidance set out in Supplementary Guidance 2 'Affordable Housing' (adopted in July 2004). The proposed development would if approved without the provision of affordable housing (through a S106 Agreement or Unilateral Undertaking) prejudice the District Council's strategy for the provision of affordable housing. 5. The development in combination with other developments in the eastern part of the District will give rise to significant impact upon the Habitat and Species of the European Designated Habitat Areas in the locality (Alde-Ore Estuary SPA and Sandlings SPA) as a result of increased disturbance from recreational activity. Without contribution to appropriate mitigation (management education and monitoring) through a S106 Agreement or Unilateral Undertaking the development will result in detrimental impact upon the Habitat and Species of these areas contrary to Policy DM27 of the Suffolk Coastal District Local Plan Core Strategy and Development Management Policies DPD (2013) and the NPPF.

18 Informatives: There are no informatives. Case Officer Report The matter was considered by the Planning Committee of SCDC and was refused contrary to recommendation. Members considered unanimously that the scheme was unacceptable because harm to the AONB was not out-weighed by demonstrable public benefit and that the scheme was not of an appropriate design in its sensitive context and that it would be harmful to the AONB and setting of the Town contrary to SP22 SSP2 DM21 and the NPPF. They considered that the Suffolk Coastal District Local Plan Site Allocations and Area Specific Policies (Proposed Submission Document) DPD (2016) should be given significant weight and that the Plan led approach advocated within the NPPF followed. The application was considered contrary to SSP2 and DM3 as a result. CASE OFFICER: Steve Milligan Planning and Enforcement Officer (01394) AUTHORISING OFFICER: Philip Rowson Planning Development Manager (01394)

CA//17/02777/FUL. Scale 1:1,250. Planning Services Canterbury City Council Military Road Canterbury Kent CT1 1YW

CA//17/02777/FUL. Scale 1:1,250. Planning Services Canterbury City Council Military Road Canterbury Kent CT1 1YW O CA//17/02777/FUL Scale 1:1,250 Map Dated: 15/03/2018 Planning Services Canterbury City Council Military Road Canterbury Kent CT1 1YW AGENDA ITEM NO 16 PLANNING COMMITTEE APPLICATION NUMBER: SITE LOCATION: