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Land At Sheepwash Cat House Lane Woolverstone Ipswich Suffolk IP9 1DQ

DC/25/04753Full Planning ApplicationRefused
Full

Refused on 17 December 2025

Delegated (officer decision)3 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Full Planning Application - Erection of 1no. dwelling

Received
27 October 2025
Decision level
Delegated (officer decision)
Public comments
9
Ward
Orwell
  1. Received27 Oct
  2. Validated29 Oct
  3. Consult.29 Dec
  4. Target10 Dec
  5. Decided17 Dec

Decided in 49 days (council typically 49)

About this application

This is a full planning application at Land At Sheepwash Cat House Lane Woolverstone Ipswich Suffolk IP9 1DQ. Babergh Mid Suffolk has handled 5,907 applications of this type. This one was decided in 51 days. The site is in the Woolverstone conservation area. There are no previous applications recorded at this address. In the past year there have been 33 applications across Orwell. We hold 834 applications in total for the IP9 postcode area.

90% of full applications at Babergh District Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. REASON FOR REFUSAL - OUTSIDE OF THE SETTLEMENT BOUNDARY The proposed development is located outside of the Woolverstone settlement boundary and does not accord with policy SP03 of the Babergh and Mid Suffolk Joint Local Plan (2023). The policy seek to direct new development to within settlement boundaries in order to protect the intrinsic character of the countryside. Development may only be permitted outside of settlement boundaries under specific circumstances, which this application does not engage with. The application provides commentary on the scheme’s compliance with LP01; however this is irrelevant, as this area of Woolverstone is not considered a small dispersed community owing to its proximity to the settlement boundary. The proposal is contrary to Policy SP03 of the Babergh and Mid Suffolk Joint Local Plan, and is, therefore, refused on this basis.
  2. REASON FOR REFUSAL - FLOOD RISK The site lies within an area at high risk of surface water flooding. The proposal fails to demonstrate that the development can be made safe for its lifetime without increasing flood risk elsewhere and does not provide adequate mitigation or drainage measures. The scheme is therefore contrary to Policy LP27 of the Babergh Mid Suffolk Joint Local Plan and Section 14 of the National Planning Policy Framework (2024), which seek to steer development away from areas at highest risk of flooding and ensure it is safe without increasing risk elsewhere.
  3. REASON FOR REFUSAL - RAMS PAYMENT AND ENHANCEMENTS The proposal fails to secure the required Recreational Avoidance Mitigation Strategy (RAMS) contribution, contrary to Policy SP09, and does not provide any biodiversity enhancement measures or demonstrate net gain, contrary to Policy LP16 of the Babergh & Mid Suffolk Joint Local Plan. The scheme also conflicts with Section 15 of the National Planning Policy Framework (2024), which seeks to protect and enhance biodiversity and ensure adequate mitigation for impacts on designated sites. SUMMARY OF POLICIES WHICH ARE RELEVANT TO THE DECISION: SP03 - The sustainable location of new development SP09 - Enhancement and Management of the Environment SP10 - Climate Change LP01 - Windfall infill housing development outside settlement boundaries LP16 - Biodiversity & Geodiversity LP17 - Landscape LP18 - Area of Outstanding Natural Beauty LP19 - The Historic Environment LP23 - Sustainable Construction and Design LP24 - Design and Residential Amenity LP26 - Water resources and infrastructure LP27 - Flood risk and vulnerability LP29 - Safe, Sustainable and Active Transport NPPF - National Planning Policy Framework NPPF - National Planning Policy Framework

From the council's decision notice.

Application details

Postcode
IP9 1DQ
Application type
Full Planning Application
Scale / size
Small
Parish
Woolverstone

Planning application dates

Date validated
29 October 2025
Consultation expiry
29 December 2025
Consultation start
15 December 2025
Consultation end
29 December 2025
Neighbour consultation start
3 November 2025
Neighbour consultation end
24 November 2025
Last date for comments
16 December 2025
Target decision date
10 December 2025

Applicant and agent

Agent address
Bury Lodge Bury Road Stowmarket Suffolk IP14 1JA

Planning decision

Statutory period
42 days

Publicity

Last advertised
11 November 2025
Advertisement expiry
2 December 2025
Site notice start
7 November 2025
Site notice end
28 November 2025

Appeal history

6006306
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 14 July 2026Dev Type: Minor DwellingsReason: refused

Additional information

Planning Portal ID
PP-14419649
Documents
33
Constraints
5

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Woolverstone
  • National Landscape (AONB): Suffolk Coast & Heaths
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (20)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Babergh Mid Suffolk

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