1 Nursery Cottages Norwich Road Claydon Ipswich Suffolk IP6 0PR

1. 1.REASON FOR REFUSAL - HERITAGE IMPACT CONTRARY TO LP19 AND THE NPPF The proposed two-storey side extension would cause an unacceptable level of harm to the significance of the Non-Designated Heritage Asset. The cottages derive their architectural and historic value from their balanced, symmetrical form, matching proportions, consistent use of Suffolk Gault White Brick, and distinctive porches. The extension would unbalance the mirrored composition, introduce disproportionate massing, erode the architectural harmony of the pair, and diminish the ability to appreciate their historic form. The relocation of the porch further disrupts the original design intent, while the introduction of render undermines the material integrity of the Non-Designated Heritage Asset. The cumulative effect results in a moderate-to-high degree of less-than-substantial harm that is not outweighed by any public benefit. The proposal therefore conflicts with policies SP09 and LP19 of the JLP and paragraph 216 of the NPPF.
2. 2.REASON FOR REFUSAL - DESIGN AND LAYOUT CONTRARY TO LP24 AND THE NPPF The extension's scale, massing and form would disrupt the symmetry and rhythm of the semi-detached pair, and result in a visually intrusive and unbalanced addition. The repositioning of the porch interrupts the architectural hierarchy of the existing dwellings, and the use of render introduces an incongruous material that fails to respect the established character of the cottages. The proposal does not harmonise with the existing dwelling or its immediate setting and represents poor design that is harmful to the character of the locality. Therefore, the development fails to achieve an acceptable standard of design in accordance with policies SP09 and LP24 of the JLP and paragraphs 131, 135 and 139 of the NPPF.
3. 3.REASON FOR REFUSAL - INSUFFICIENT ECOLOGICAL INFORMATION (BATS) The application fails to provide the necessary ecological information to allow determination of this application. The submitted bat survey confirms the presence of bat droppings and identifies moderate suitability for roosting bats, requiring two emergence surveys to establish the extent of use and inform mitigation. In the absence of these surveys, the Local Planning Authority cannot discharge its statutory duties under the Conservation of Habitats and Species Regulations 2017 or ensure compliance with policies SP09 and LP16 of the JLP and paragraph 187 of the NPPF. Determination without this information would risk harm to European Protected Species. 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 LP03 - Residential Extensions and Conversions LP15 - Environmental Protection and Conservation LP16 - Biodiversity & Geodiversity LP17 - Landscape LP29 - Safe, Sustainable and Active Transport LP23 - Sustainable Construction and Design LP24 - Design and Residential Amenity LP27 - Flood risk and vulnerability LP29 - Safe, Sustainable and Active Transport NPPF - National Planning Policy Framework PPG- Planning Practice Guidance

From the council's decision notice.

Postcode

IP6 0PR

Application type

Householder Planning Application

Scale / size

Small

Parish

Coddenham

Date validated

16 February 2026

Consultation expiry

23 March 2026

Consultation start

18 February 2026

Consultation end

14 April 2026

Neighbour consultation start

18 February 2026

Neighbour consultation end

11 March 2026

Last date for comments

23 March 2026

Target decision date

30 March 2026

Agent

Creative Building Designs

Architect profile

CREATIVE BUILDING DESIGNS LTD

Agent address

26 St Marys Road Creeting St Mary Ipswich IP6 8LZ

Statutory period

42 days

Site notice start

2 March 2026

Site notice end

23 March 2026

Planning Portal ID

PP-14334650

Comments

0

Documents

43

Constraints

5