Poultry Houses Cratfield Lane Laxfield IP13 8EU

1. 1.REASON FOR REFUSAL - INSUFFICIENT STRUCTURAL INFORMATION The Structural Survey fails to assess all of the structural elements of the building (including the foundations and rafters and purlins in the roof structure). The Survey indicates that the partitions or party structures (i.e., internal walls) required for plots 2-5 will be load bearing, will support the external walls and frames and will require new foundations. The submitted information therefore does not provide reasonable assurance that the buildings are suitable for conversion without the requirement for significant structural alternation or strengthening. The applicant has failed to provide sufficient evidence to demonstrate compliance with Class Q (b). It is considered that the proposal does not accord with the limitations and conditions of Class Q (a) and (b) and, therefore, does not constitute permitted development.
2. 2.REASON FOR REFUSAL - INSUFFICIENT HIGHWAY SAFETY INFORMATION The visibility splays illustrated on the submitted plans do not comply with Suffolk Design: Streets Guide (2022), Appendix F. The submission is not accompanied by a speed survey to demonstrate that reduced visibility in this location will not cause a highway safety issue. The submission has, therefore, failed to demonstrate that safe and suitable access can be achieved for all. The proposal is contrary to NPPF paragraphs 116 and 115 (b). The transport and highway impacts of the development are unacceptable.
3. 3.REASON FOR REFUSAL - UNDESIRABLE LOCATION The buildings are located in close proximity to six other poultry structures, and whilst they have been granted prior approval for demolition, they have not been demolished and it does not change the lawful use of the land. The application is not accompanied by a noise assessment, nor a legally enforceable declaration that the agricultural buildings will be demolished and the agricultural use will cease. Due to their proximity to the subject buildings, the agricultural use of these structures could result in significant adverse effects on amenity, including noise, disturbance, odour, and dust. These impacts would unacceptably compromise the on-site living conditions of future residents of the proposed dwellings. The proximity of the buildings to the adjacent agricultural buildings therefore makes it undesirable to convert them to residential use.
4. 4.REASON FOR REFUSAL - SIZE OF CURTILAGE The submission does not clearly illustrate the proposed curtilage. The red line as submitted includes the access track and access point (including splays) and there is no differentiation for the proposed curtilage. Based on this the curtilage does exceed the total area of the existing building proposed for conversion contrary to the definition of 'curtilage' given under 'Interpretation of Part 3 X'. Babergh District Council Mid Suffolk District Council Endeavour House, 8 Russell Road, Ipswich IP1 2BX Endeavour House, 8 Russell Road, Ipswich IP1 2BX SMS Text Mobile: (07827) 842833 SMS Text Mobile: (07827) 842833

From the council's decision notice.

Postcode

IP13 8EU

Application type

Prior Approval Agricultural to Dwell

Scale / size

Medium

Parish

Laxfield

Date validated

8 October 2024

Consultation expiry

21 November 2024

Consultation start

7 November 2024

Consultation end

21 November 2024

Neighbour consultation start

10 October 2024

Neighbour consultation end

31 October 2024

Last date for comments

21 November 2024

Target decision date

20 January 2025

Permission expires

27 January 2030

Agent

Peter Wells Architects Limited

Architect profile

PETER WELLS ARCHITECTS LIMITED

Agent address

Peter Wells Architects Limited Ferry Quay House Ferry Quay Woodbridge IP12 1BW

Statutory period

104 days

Site notice start

14 October 2024

Site notice end

4 November 2024

Planning Portal ID

PP-12598735

Documents

29

Constraints

2