Meeting Details

On the proposal of Councillor Hedgley seconded by Councillor Deacon it was unanimously 

RESOLVED 

 
That the minutes of the meeting held on 24 February 2026 be agreed as a correct record and signed by the Chair.

The Committee received report ES/2745 of the Head of Planning and Building Control which provided a summary of the status of all outstanding enforcement cases for East Suffolk Council where enforcement action had been sanctioned under delegated confirmed powers up until 23rd February 2026. 

The Enforcement Officer explained that the report was as read and there were no updates. Councillor Daly asked if there was further information on the Queen at Brandeston. The Enforcement Officer explained that the owner has until the middle of April to respond to the letter. The Planning Manager informed Members that the property had been put on the market.

On the proposal of Councillor Daly, seconded by Councillor Reeves it was unanimously

RESOLVED

That the outstanding enforcement matters up to 23rd February 2026 be noted.

The Committee received report ES/2746 which related to application DC/26/0076/FUL and a presentation from the Principal Planner. The application sought planning permission for the installation of 3 beach huts on raised platforms on the beach adjacent, close to similar existing structures. They are proposed on the beach in front of the Cliff Gardens, to the south-west of the Spa Pavillion. Due to the location of the application site on East Suffolk Council land (i.e. the beach), the application is required to be determined via Planning Committee.

The Principal Planner showed a map of the location explaining that the site adjoined the conservation area. She pointed out the Grade II listed gardens and building beyond. Members were shown aerial photos from 2015, compared with 2025, when the beach huts were in place there. The Principal Planner showed the proposed block plan, existing and proposed elevations and photos of the existing huts to be relocated. 

Members were shown a photo from 1907 when there were beach huts at this site. A recent photo was shown highlighting where the huts will be erected. 

The Principal Planner explained that a key consideration was the listed gardens. The key view is being maintained as you exit the gardens and it was noted that there would have been beach huts there when the gardens were created. 

The Principal Planner showed photos of the beach huts and application site from the beach and the pier. She ran through the material planning considerations and key issues and how they had been assessed.

The site is within the Coastal Change Management Area, and within an area at risk of coastal erosion. However, the Shoreline Management Plan identifies it as an area of ‘hold the line’, and the applicants have submitted a Coastal Erosion Vulnerability Assessment (CEVA) which acknowledges and accepts the risks.

It was recommended for approval with conditions.

The applicant was invited to speak. He explained that the reinstatement of the other huts had been successful. Coastal erosion is a big issue but the platforms are contributing to collection of beach material as shown in the photos. The new platforms will be identical to the ones that are already there and adhere to the historic setting. The two huts on the end are historic structures. To make them accessible there will be a walkway between them.  All concerns should be addressed by the reports but he was open to any questions.

Councillor Ninnmey said the original reinstatement saw some beach huts without homes. He asked if 4 were still homeless. 

The applicant explained that 14 were homeless but there are now 14 platforms so they have all been rehomed. There will be 3 additional huts to bring the total to 17.

There were no questions for officers and Councillor Ninnmey felt there was no need for debate.

RESOLVED

That the application be approved subject to the conditions outlined below

Conditions (summarised):

1. Standard time limit
2. Approved plans/documents condition
3. Materials and finishes
4. Engineering plans of the platforms
5. Management and maintenance plan
6. No overnight sleeping
7. Undertaken in accordance with the CMVA
8. Flood response plan

The Committee received report ES/2747 which related to application DC/25/1682/RG3 and a presentation from the Senior Planner. This application sought planning permission for the creation of 7 new beach hut plots (with 3plots adjacent to Hut No 319 and 4 adjacent to Hut No 331B) at Brackenbury Fort Car Park.

The Senior Planner showed the site location plan and aerial photo of the application site. She showed photos of the entrance to the site, the beach huts on the site and where the new huts would be located. Three bollards would be removed for better accessibility between the rows of beach huts.

Members were shown photos of example beach huts. Concerns had been raised about accessibility. Three metres of the railings will be removed so access is not blocked. The railings are in place to prevent vehicular access. The re-siting of the bollards will enable the removal of that section of railings.

The Senior Planner showed the proposed elevations and block plan, floor and base plans. The car park showed indicative informal car parking spaces which should accommodate 35 cars but it depends on how people park.

The Senior Planner ran through the key issues and considerations and explained that the application was recommended for conditional approval.

Councillor Ninnmey mentioned the beach huts that were in front of the Spa and how some on the beach were washed away and others moved up to the car park. He asked if this application will ensure that all those beach huts that were made homeless will have a home or is this an expansion. 

The Coastal Property Manager explained that this plan relocated those that lost their positions. Everyone will have a home after this is completed.

Councillor Deacon asked who the applicant was and it was confirmed that it was East Suffolk.

There were no further questions and no debate.

On the proposal of Councillor Ninnmey, seconded by Councillor Smithson it was unanimously

RESOLVED

That planning permission be granted subject to the conditions listed below and any additional conditions considered necessary by the Head of Planning and Building Control.

Conditions:

1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.

Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.

 2. The development hereby permitted shall be carried out in all respects strictly in accordance with the following approved plans and documents:

a) Application Form, received on 26 January 2026 (published 26 January 2026);

b) Drawing Number 25-90-001 P1, entitled LOCATION PLAN, dated 18.9.25 (published 18 September 2025);

c) Drawing Number 25-90-102 B, entitled PROPOSED BLOCK PLAN, dated 13.1.26, received on 26 January 2026 (published 26 January 2026);

d) Drawing Number 25-90-103 C, entitled PROPOSED PFLOOR PLAN AND ELEVATIONS [sic], dated 19.1.26, received on 26 January 2026 (published 26 January 2026).

Reason: For the avoidance of doubt as to what has been considered and approved.

3. Prior to the first use of the Beach Huts hereby permitted, the new bollards detailed on Drawing Number 25-90-102 B shall be installed in accordance with details of their design and precise locations that shall have first been submitted to, and approved in writing by, the Local Planning Authority. The bollards shall thereafter be retained in accordance with the approved details.

Reason: In the interests of public amenity and to ensure that there is sufficient space between the bollards to allow disabled people access through. 

4. Notwithstanding Condition 2, prior to the siting of beach huts 4-7 inclusive identified on Drawing Number 25-90-102 B, the knee rail shall be reduced in length by at least 3metres from the end point adjacent to proposed Beach Hut 5.

Reason: In the interests of public amenity and to ensure that there is sufficient space to allow disabled people access through. 

5. The beach huts hereby permitted shall not be used for overnight accommodation, sleeping or any form of residential occupation.

Reason: The site lies within a flood risk area and is unsuitable for residential occupation and to protect amenity and public safety.

6. No construction or installation works shall take place outside the hours of:

0800-1800 Mondays to Fridays
0900-1300 Saturdays
No work on Sundays or Bank Holidays

Reason: To protect residential amenity in accordance with Policy SCLP10.3 of the adopted Suffolk Coastal Local Plan.

The Committee received report ES/2748 which related to application DC/25/1683/RG3 and a presentation from the Senior Planner. The application sought planning permission for the creation of a tarmac area and use of land for the siting of 8 beach huts. The application was before Members because it was an East Suffolk Council application.

Members were shown photos of the site from a number of viewpoints. It was pointed out that cars were not supposed to use the footpath (there was a car parked next to a beach hut). Members were shown the memorial bench that will be moved as part of the proposal. There is a condition which means beach huts 6-8 can only be installed if the bench is moved.

The Senior Planner showed the designated public right of way, The Promenade. Some objections were raised about works being undertaken here but they were unrelated to the application and related to a manhole cover.

Members were shown the proposed block plan, elevations and floor plan.

The Senior Planner ran through the key issues and material planning considerations. The application was recommended for conditional approval.

The Chair of the Felixstowe Beach Hut and Chalet Association (FBHCA) was invited to speak. He explained that they were supporting the 44 members who were displaced 7 years ago after the Beast from the East. Originally the previous administration revoked 44 licences but after a ballot 30 places were found and 14 had their licences revoked. They have worked with East Suffolk to find replacement sites for those 14. 18 of the 30 were placed at Clifflands Beach even though the FBHCA did not think it was a good location. These huts were displaced by storms over the winter last year and were moved to Golf Road car park. The FBCHA have worked with ESC on the proposals including the two previous applications. The FBCHA members have accepted the proposal. He explained that they have noted the concerns raised. For less able members the community of beach hut owners are always considerate and accommodating all along the coast at Felixstowe. The accommodate those who find it difficult to manoeuvre along the front. There are some objections relating to the grassed area known as the grassy bank. This area was rejected by East Suffolk Council due to excessive costs. The FBHCA supports their members’ decision to accept the locations that have been proposed by East Suffolk. He asked for the application to be approved to bring the sorry saga to an end.

Councillor Ninnmey asked if there were still some beach hut owners who don’t have a site. The Chair of the Association said this application together with the other applications approved today meant that all 44 are homed.

Councillor Reeves asked about the memorial bench and what would happen if the owners don’t respond. If it isn't moved would it prevent the huts being installed.

The Coastal Property Manager explained they have to put the notice up for 6 months. If no-one makes contact then the bench will be moved but it will just be moved further forward so it is in line with the huts.

Councillor Ninnmey asked when the notice was placed and will it delay construction. The Coastal Property Manager said it was placed on 5 January 2026 so already three months in. If this is approved then it should all tie in.

The Chair asked what would happen if the owners said they didn’t want it to move. The Coastal Property Manager explained it was a polite ask, they were asking out of courtesy, but they could still move it if they did object.

There were no further questions and no debate.

On the proposal of Councillor Ninnmey, seconded by Councillor Deacon it was unanimously

RESOLVED

That planning permission be granted subject to the conditions listed below and any additional conditions considered necessary by the Head of Planning and Building Control.

Conditions:

1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission.

Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended.

 2. The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

a) Application Form, received 19 January 2026 (published 19 January 2026);

b) Drawing Number 25-90-050, entitled Location Plan, dated 18.9.25 (published 18 September 2025);

c) Drawing Number 25-90-052 B, entitled Proposed Block Plan, dated 13.1.26, received on 19 January 2026 (published 19 January 2026);

d) Drawing Number 25-90-053 A, entitled 8 x permanent Beach Huts, dated 13.1.26, received on 19 January 2026 (published 19 January 2026);

e) Job Reference SZ273, entitled Flood Risk Assessment, by Stroud Associated Ltd, dated 17th September 2025 (published 18 September 2025).

Reason: For the avoidance of doubt as to what has been considered and approved.

3. The development hereby permitted shall be carried out in full accordance with the mitigation measures set out in the Flood Risk Assessment (Stroud Associated Ltd, dated 17th September 2025). This shall include the application of flood-resilient protective treatment to the timber structure of the huts to a minimum height of 1metre internally and externally.

Reason: To reduce flood risk and ensure the development is safe for its intended use in accordance with Policy SCLP9.5 of the adopted East Suffolk Coastal Local Plan (2020) and the National Planning Policy Framework.

4. No beach hut hereby permitted shall be brought into use until a Flood Response Plan has been submitted to, and approved in writing by, the Local Planning Authority. The approved plan shall, thereafter, be implemented and made available to all hut owners and users.

Reason: To ensure that hut owners and users are aware of flood risk and appropriate emergency procedures.

5. Beach huts numbered 6, 7 and 8, as shown on Drawing Number 25-90-052 B, shall not be placed on site until the memorial bench has been relocated to the position identified on Drawing Number 25-90-052 B.

Reason: To safeguard the amenity and function of the memorial bench area. 

6. The beach huts hereby permitted shall not be used for overnight accommodation, sleeping or any form of residential occupation.

Reason: The site lies within a flood risk area and is unsuitable for residential occupation and to protect amenity and public safety.

7. No construction or installation works shall take place outside the hours of:

0800-1800 Mondays to Fridays
0900-1300 Saturdays
No work on Sundays or Bank Holidays

Reason: To protect residential amenity in accordance with Policy SCLP10.3 of the adopted Suffolk Coastal Local Plan.

8. The access routes, hut spacing and passage widths shown on Drawing Number 25-90-052 B, shall be retained for the lifetime of the development and shall not be obstructed.

Reason: To ensure continued accessibility and safe movement around the site. 

The Committee received report ES/2749 which related to application DC/25/4300/FUL and a presentation from the Assistant Planner. Planning permission was sought for the installation of a step lift and associated access alterations at the front of 49 Brightwell Close, Felixstowe, including the replacement of an existing window with a low-threshold entrance door and the formation of a landing and handrails. The application was reported to Planning Committee because the applicant was a member of staff at East Suffolk Council. The member of staff was applying on behalf of a resident using a disability grant.

Members were shown the site location plan and the site highlighted in red together with a range of photographs of the site and property.  The Assistant Planner showed the existing block plan and elevations and the floor plans. The proposal was considered acceptable in planning terms and was recommended for approval subject to conditions.

There were no questions from Members and no debate.

On the proposal of Councillor Bennett, seconded by Councillor Hedgley it was unanimously

RESOLVED

That the application be approved subject to conditions below.