100 objections lodged over plans for Suffolk village
They oppose plans for a new vehicle storage, distribution, and processing site in Stanton
Plans for a new vehicle recycling facility and relief road in a Suffolk village have been minded for refusal following more than 100 objections.
The plans were submitted by Jaynic for a new vehicle storage, distribution, and processing site on land at Shepherds Grove, in Bury Road, Stanton, a new roundabout on the A143, and a link road to the existing Shepherd’s Grove West industrial area.
After a long discussion yesterday, members of West Suffolk’s development control committee decided they were minded to refuse the application with 10 votes for, three against, and one abstention, contrary to the officer’s recommendation for approval.
This means the application has been effectively deferred until a risk assessment can be completed, at which point it will return to the council for a final decision.
Nic Rumsey, Jaynic managing director, said: “We are disappointed and will be considering our next steps.”
Councillors also decided they were minded to refuse outline planning permission for commercial/roadside uses and buildings for general employment use.
Objections
The meeting saw several residents and parish councillors come forward in objection, reflecting the 105 objection letters already submitted, raising concerns over flooding, traffic, the environment, and over-development.
The objections also included formal representations from Hepworth, Barningham, Ixworth and Ixworth Thorpe, Coney Weston, Bardwell and Fornham St Martin cum St Genevieve Parish Councils.
Four letters of support were also received from businesses at Shepherds Grove as well as the previous landowner, Property Recycling Group Plc.
Stanton Parish Council also supported the application as a new relief road, which has been discussed for several years, would stop HGVs driving through the village.
Cllr Joanna Spicer, who represents Stanton and several surrounding villages, echoed this sentiment.
She said: “There have been concerns about the lack of a link between the west and east industrial estates of Stanton and the impact on residents in the village, resulting in an ever-increasing number of HGVs having to drive through the centre of Stanton, including past the primary school.
“This new link road will then form part of the much needed and long-awaited relief road for the village of Stanton and add to a safe access to the A143.”
There were several concerns raised that the expected 931 new vehicles arriving and departing within 12 hours would worsen traffic through the surrounding villages — this is despite Suffolk Highways finding the application acceptable.
"Totally unsuitable"
Cllr Ben Lord, of Ixworth PC said: “Ultimately a development on this exponential scale is totally unsuitable for the proposed location and the surrounding areas, it would be better suited closer to a trunk road such as the A14.
“Communities along the A143 are suffering enough as it is from the continued lack of meaningful highways infrastructure upgrades against a backdrop of continued residential and commercial development of all sizes.”
Cllr Jim Thorndyke, who represents Stanton, said he welcomed the new relief road but pointed out that a Traffic Regulation Order (TRO) restricting the vehicles which can go through certain roads would be needed to make meaningful changes to traffic problems.
There were also concerns over the economic benefits of the proposed roadside and commercial uses — this was bolstered by worries over Copart UK, initially proposed as the end user of the site, pulling out of the development in October.
Nigel Burrows, a retired town planner and resident of Hepworth, said: “There is no compelling evidence to demonstrate there is unsatisfied demand for commercial roadside uses in this rural location.
“They represent an undesirable commercial activity which would irrevocably harm the rural character and appearance of the countryside.”
"Fully policy compliant"
Addressing these concerns, Paul Sutton, Jaynic planning director, said the plans were fully policy compliant and would not only provide benefits through road infrastructure but also bring economic development and employment opportunities — the report predicted at least 90 new jobs.
He added: “Jaynic has made it clear that Copart was not the named occupier and if planning permission was granted it would not be subject to a condition that no operator other than Copart could occupy the site.
“Whilst we have had a few early conversations with occupiers for both the smaller and larger plots, securing planning permission for the whole site is crucial to generate serious interest as businesses need to see planning in place to demonstrate deliverability.”