The Development Control Committee of West Suffolk Council met on Wednesday 4 March 2026 and granted planning permission for four applications. These included a change of use for a property in Bury St Edmunds, a variation of condition for a development in West Row, the installation of solar canopies at Mildenhall Hub, and engineering works to increase ground level at land east of Fred Castle Way and south of Rougham Tower Avenue, Rougham.

Planning Application DC/25/1312/FUL - Shop 2, The Shutters, St Johns Street, Bury St Edmunds

Planning permission was granted for a change of use from funeral directors (Class E use) to a bar and shop (sui generis use) at Shop 2, The Shutters, St Johns Street, Bury St Edmunds. The application, which had been considered by the Delegation Panel, was called to the Development Control Committee due to objections from local ward members and residents, despite support from Bury St Edmunds Town Council.

Concerns were raised by objectors and Councillor Julia Wakelam, Ward Member for Abbeygate, regarding potential noise nuisance, increased activity, and the impact on the character of St John's Street. Councillor Andy Neal spoke in support, highlighting the applicant's agreement to reduce opening hours and the vacant nature of the retail unit. The Chair noted that the decision of the Licensing and Regulatory Sub-Committee, which had granted a premises licence for the site, was not a material planning consideration.

Following considerable discussion on noise nuisance, the Environmental Health Officer advised against conditioning a specific decibel (dB) limit for music, stating that noise limiters were more suited to larger venues. The committee noted that condition 7 required sound insulation to be installed to the walls separating the premises from the adjacent dwelling to a specified British Standard. Councillors Susan Glossop and Marilyn Sayer emphasised that the premises could lawfully operate as a gym, restaurant, or children's nursery under its existing Class E use without planning permission, potentially generating more noise than the proposed scheme.

Councillor Roger Dicker proposed approval, as per the officer recommendation, with amendments to conditions 6 and 7. The Service Manager Planning proposed an amendment to condition 5 to specify that any music entertainment provided should be background music only, with no live music. This amendment was accepted, and the motion was carried with 10 votes for, 1 against, and 1 abstention.

The decision was to grant planning permission subject to conditions including:

• The development commencing within three years.
• Adherence to approved plans.
• Restrictions on construction hours.
• A waste collection contract with specified hours.
• Any music entertainment being background music only, with no live music.
• A maximum of 44 customers permitted at any one time, all seated while consuming alcohol.
• Prior to commencement, details of sound insulation to walls separating the commercial premises from the adjacent dwelling to be submitted and approved, demonstrating enhanced sound insulation.
• Restricted opening hours for on-site consumption: 10:00 - 22:00 Monday to Wednesday, 10:00 - 22:30 Thursday to Saturday, and 10:00 - 21:30 on Sundays.

Planning Application DC/25/1939/VAR - Land off Friday Street, West Row

Planning permission was granted for a variation of condition 2 of a previous planning application (DC/22/2228/FUL) to allow for the use of amended plans relating to plot 6 at land off Friday Street, West Row. This application was presented to the committee as it involved a variation to a condition for a scheme currently under construction that represented a departure from the Development Plan, with part of the site situated within designated countryside.

West Row Parish Council raised no objections. Officers recommended approval subject to conditions. Councillor Jon London proposed approval, seconded by Councillor Roger Dicker. The motion was carried unanimously.

The decision was to grant planning permission subject to a comprehensive list of conditions, including:

• Commencement of development within three years from 05 October 2023.
• Adherence to approved plans.
• Strict adherence to approved Hard and Soft Landscaping schemes.
• Protection of trees during construction in accordance with BS 5837 (2012).
• Building envelope, glazing, and ventilation to provide appropriate sound attenuation.
• Adherence to the approved Construction Method Statement.
• Restrictions on site preparation, demolition, construction works, and ancillary activities to specific hours.
• Restrictions on external artificial lighting.
• Adherence to the approved Damp Proof Course and Foul Water Strategy.
• Provision of vehicular visibility splays before the access is first used.
• Adherence to approved access details.
• Provision of infrastructure for surface water management before use commences.
• Construction and retention of a new footway.
• Provision of areas for vehicle manoeuvring, parking (including electric vehicle charging infrastructure), and secure cycle storage.
• Provision of areas for refuse and recycling bin storage.
• Adherence to the approved Construction Management Plan.
• Implementation of the approved strategy for surface water disposal and Flood Risk Assessment.

Planning Application DC/25/1798/FUL - Mildenhall Hub, Sheldrick Way, Mildenhall

Planning permission was granted for the installation of five solar canopies and associated lighting, cabling infrastructure, and landscaping at the Mildenhall Hub, Sheldrick Way, Mildenhall. As West Suffolk Council was the applicant, the application was presented to the Development Control Committee.

Officers recommended approval subject to conditions, including amendments to conditions 2, 6, 7, 8, and 10. Mildenhall High Town Council supported the application, and no local ward member comments or letters of representation were received.

Councillor Rachel Hood raised a question regarding condition 8, concerning the removal of hedgerows, trees, and shrubs during the bird nesting season. The Senior Planning Officer explained the condition provided controls to protect nesting birds. In response to questions about the removal of 26 saplings, the Senior Energy and Sustainability Officer explained that an ecologist had assessed them and recommended planting 30 replacement saplings in a designated area to the south, with the removed saplings to be added to a compost pile for biodiversity enhancement. Councillor Andy Neal suggested offering the removed saplings to Mildenhall High Town Council for relocation, which the Service Manager Planning noted could be pursued separately.

Councillor David Smith proposed approval, seconded by Councillor Carol Bull. The motion was carried unanimously.

The decision was to grant planning permission subject to conditions including:

• The development commencing within three years.
• Adherence to approved plans.
• Submission and approval of a Construction Method Statement prior to commencement, with specific reference to avoiding/minimising construction traffic and deliveries at school start and finish times.
• Restrictions on site demolition, preparation, and construction works hours.
• No lighting to be installed without prior approval to ensure a low district brightness environment.
• Submission and approval of a lighting design scheme for biodiversity prior to development commencing, with specific requirements for lamp type and lighting design to minimise impact on bats.
• All mitigation measures to be carried out in accordance with the approved Ecological Assessment.
• No removal of dense vegetation, shrubs, or trees between 1 March and 31 August inclusive, unless a pre-works nesting bird check by a qualified ecologist confirms no active nests will be disturbed.
• The Biodiversity Gain Plan to be prepared in accordance with the specified BNG metric.
• Submission and approval of a Landscape and Ecological Management Plan (LEMP) prior to any development commencing, detailing habitat creation, management, enhancement measures, and implementation plans.

Planning Application DC/26/0147/FUL - Land East of Fred Castle Way and Land South of Rougham Tower Avenue, Rougham

Planning permission was granted for engineering works to increase the ground level at land east of Fred Castle Way and south of Rougham Tower Avenue, Rougham. This application was brought before the committee as it was submitted by West Suffolk Council for land owned by the authority, and works were anticipated to commence in March 2026.

No representations had been received. Officers recommended approval subject to conditions. Councillor Carol Bull inquired about a timescale for the export of soil, and the Principal Planning Officer confirmed there was no defined timescale, with the applicant needing to manage this alongside site development.

Councillor David Smith proposed approval, seconded by Councillor Jon London. The motion was carried unanimously.

The decision was to grant planning permission subject to conditions including:

• A time limit for commencement.
• Compliance with approved plans.
• Within 12 months of completion of the engineering works, a Post-Works Ecological Inspection Report to be submitted for approval, assessing ecological receptors, protection measures, and any remedial measures required.
• The development to be carried out in full accordance with the approved Construction Environmental Management Plan (CEMP: Biodiversity).
• No vegetation clearance or ground preparation works to take place between 1 March and 31 August inclusive, unless a pre-works nesting bird check has been undertaken and confirmed no active nests will be disturbed.
• The strategy for the disposal of surface water and the Flood Risk Assessment to be implemented during construction activities and thereafter managed and maintained.