The Development Control Committee of West Suffolk Council met on Wednesday 5 August 2026 to discuss several planning applications. The committee resolved to refuse a planning application for a solar farm near Bardwell, citing concerns over landscape impact, noise, and glint and glare. They also approved a supermarket and drive-through restaurant development north of Rougham Hill, Bury St Edmunds, despite a conflict with the council's BREEAM Excellent policy, and granted permission for air source heat pumps and a new front door at 9 Short Brackland, Bury St Edmunds.

Solar Farm Application for Land South of Knox Lane, Bardwell

The committee resolved to refuse the application for a 42MW ground-mounted solar farm on land south of Knox Lane, Bardwell. Councillor Rachel Hood proposed the refusal, citing concerns over accepted harm, the subjective nature of the planning balance, lack of enforceable decommissioning without a bond, glint and glare issues, cumulative impact, noise, doubts over biodiversity net gain, inadequate Section 106 agreement, archaeology, and highways. Councillor Mike Chester seconded the proposal, adding concerns about food security and the impact on Bardwell.

The officers had recommended approval, highlighting the significant benefits of renewable energy generation, contribution to net-zero targets, local economic benefits, and substantial biodiversity net gains. However, councillors expressed significant concerns regarding the visual impact on the landscape, noise pollution, and potential glint and glare issues, particularly for road users. The loss of best and most versatile agricultural land was also a key consideration. Despite the officer's assessment that the benefits outweighed the harms, the committee ultimately voted to refuse the application.

Supermarket and Drive-Through Restaurant Application for Land North of Rougham Hill, Bury St Edmunds

The committee approved the application for a supermarket and drive-through restaurant on land north of Rougham Hill, Bury St Edmunds, with six votes in favour and four against. The decision followed a previous 'minded to refuse' resolution by the committee, which had raised concerns about the development not achieving BREEAM Excellent standards as required by Local Plan Policy LP1, and a shortfall in active travel measures under Policy LP41.

Officers presented a risk assessment and further information, clarifying that while the scheme achieved a BREEAM 'Very Good' rating (67.84%), it did not meet the 'Excellent' standard (70%). The applicant argued that achieving 'Excellent' would require a project restart due to abnormal ground conditions and associated costs, which were identified under the previous local plan. Officers acknowledged the policy conflict with LP1 but maintained their recommendation for approval, stating that the scheme still incorporated significant sustainability measures and that the benefits, including economic advantages and the reuse of brownfield land, outweighed the policy non-compliance.

Regarding LP41, the applicant agreed to conditions requiring workplace showers and changing facilities, addressing the previous shortfall. Despite some councillors expressing concerns about the council setting a precedent by approving its own application with a BREEAM shortfall, the committee ultimately voted to approve the development.

Air Source Heat Pumps and Front Door Replacement at 9 Short Brackland, Bury St Edmunds

The committee unanimously approved the application for the installation of two air source heat pumps and a replacement front door at 9 Short Brackland, Bury St Edmunds. The application was referred to the committee as the applicant was West Suffolk Council.

Philip Crutchlow, presenting the application, highlighted that the air source heat pumps would replace the existing gas heating system, supporting the council's Net Zero targets. The proposed four-panel timber front door, painted light blue, was considered a more sympathetic replacement than the existing six-panel door, enhancing the character of the Bury St Edmunds Town Centre Conservation Area. Both the Conservation Officer and the Town Council supported the application, with no objections raised by Environmental Health or neighbours. Councillor Jon London proposed approval, seconded by Councillor Marilyn Sayer, and the decision was unanimous.

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

The committee unanimously approved a variation of condition application for the West Suffolk Operational Hub in Fornham St Martin. The application sought to allow the use of amended plans for the waste transfer area of the site, which includes a waste transfer station, household waste recycling centre, fleet depot, and associated infrastructure. The application was referred to the committee as West Suffolk Council and Suffolk County Council were the applicants.

The committee was informed that the changes were internal to the existing foul water drainage system and would not affect the connection to the public sewer network. Bury St Edmunds Town Council and Great Barton Parish Council raised no objections, and Fornham St Martin cum St Genevieve Parish Council also offered no objections. The application was approved subject to conditions.

Planning Application DC/25/0980/FUL - Land South of Knox Lane, Bardwell

The committee resolved to refuse the application for a 42MW ground-mounted solar farm on land south of Knox Lane, Bardwell. Councillor Rachel Hood proposed the refusal, citing several reasons including accepted harm, the subjective nature of the planning balance, lack of enforceable decommissioning without a bond, unresolved glint and glare issues, cumulative impact, noise, doubts over biodiversity net gain, inadequate Section 106 agreement, archaeology, and highways concerns. Councillor Mike Chester seconded the proposal, adding concerns about food security and the cumulative impact on Bardwell.

Officers had recommended approval, highlighting the significant benefits of renewable energy generation, contribution to net-zero targets, local economic benefits, and substantial biodiversity net gains. However, councillors expressed significant concerns regarding the visual impact on the landscape, noise pollution, and potential glint and glare issues, particularly for road users. The loss of best and most versatile agricultural land was also a key consideration. Despite the officer's assessment that the benefits outweighed the harms, the committee ultimately voted to refuse the application.

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

The committee approved the application for a supermarket and drive-through restaurant on land north of Rougham Hill, Bury St Edmunds, with six votes in favour and four against. This decision followed a previous 'minded to refuse' resolution by the committee, which had raised concerns about the development not achieving BREEAM Excellent standards as required by Local Plan Policy LP1, and a shortfall in active travel measures under Policy LP41.

Officers presented a risk assessment and further information, clarifying that while the scheme achieved a BREEAM 'Very Good' rating (67.84%), it did not meet the 'Excellent' standard (70%). The applicant argued that achieving 'Excellent' would require a project restart due to abnormal ground conditions and associated costs, identified under the previous local plan. Officers acknowledged the policy conflict with LP1 but maintained their recommendation for approval, stating that the scheme still incorporated significant sustainability measures and that the benefits, including economic advantages and the reuse of brownfield land, outweighed the policy non-compliance.

Regarding LP41, the applicant agreed to conditions requiring workplace showers and changing facilities, addressing the previous shortfall. Despite some councillors expressing concerns about the council setting a precedent by approving its own application with a BREEAM shortfall, the committee ultimately voted to approve the development.

Planning Application DC/26/0963/FUL - 9 Short Brackland, Bury St Edmunds

The committee unanimously approved the application for the installation of two air source heat pumps and a replacement front door at 9 Short Brackland, Bury St Edmunds. The application was referred to the committee as West Suffolk Council was the applicant.

Philip Crutchlow, presenting the application, highlighted that the air source heat pumps would replace the existing gas heating system, supporting the council's Net Zero targets. The proposed four-panel timber front door, painted light blue, was considered a more sympathetic replacement than the existing six-panel door, enhancing the character of the Bury St Edmunds Town Centre Conservation Area. Both the Conservation Officer and the Town Council supported the application, with no objections raised by Environmental Health or neighbours. Councillor Jon London proposed approval, seconded by Councillor Marilyn Sayer, and the decision was unanimous.

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

The committee unanimously approved a variation of condition application for the West Suffolk Operational Hub in Fornham St Martin. The application sought to allow the use of amended plans for the waste transfer area of the site, which includes a waste transfer station, household waste recycling centre, fleet depot, and associated infrastructure. The application was referred to the committee as West Suffolk Council and Suffolk County Council were the applicants.

The committee was informed that the changes were internal to the existing foul water drainage system and would not affect the connection to the public sewer network. Bury St Edmunds Town Council and Great Barton Parish Council raised no objections, and Fornham St Martin cum St Genevieve Parish Council also offered no objections. The application was approved subject to conditions.