Red House Barns Red House Farm Otley Road Framsden Stowmarket Suffolk IP14 6HU

1. 1.REASON FOR REFUSAL - PRINCIPLE OF DEVELOPMENT The application proposes two extensions to a barn conversion. The proposed extensions would comprise new build development in the countryside; Policy LP04, which supports conversions, does not make provisions for extensions. LP04 (2) states that "Proposals for conversion of buildings to residential must demonstrate the structure is capable of accommodating the use…". Thus the building should be of an appropriate scale and form to function as a dwellinghouse in order to be supported as a conversion under LP04. In this case, the barn conversion as already approved is of a modest scale hosting three bedrooms. Extensions as new-build development therefore fall to be assessed under SP03, which only permits development outside of settlement boundaries in exceptional circumstances, none of which apply. The proposed extensions are contrary to policies LP04 and SP03 of the JLP.
2. 2.REASON FOR REFUSAL - DESIGN AND LAYOUT The proposed extensions would drastically alter the form of the historic stable block, its historical legibility and alter the character of the barn complex. The conversions were originally designed to retain a traditional external appearance. By permitting three extensions to the modest stable block (inclusive of the approved dining room extension), its character would be detrimentally eroded. It would conflict with policy LP04 (3a). LPA's are required, by Paragraph 140 of the NPPF, to "…ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme". For the reasons set out, approval of this application would be contrary to paragraph 140.
3. 3.REASON FOR REFUSAL - HERITAGE HARM The barns form an unusually complete model farm circa 1860s for a large tenanted holding on the Helmingham Hall estate and therefore are non-designated heritage assets of local importance. The revised proposal creates too many uncharacteristic interruptions in the otherwise uniform roofscape; the apex glazing on the west elevation straddles the proposed single storey extension which would erode the appreciation of the historic core and would require additional removal of historic fabric; historic fabric would also be required to be removed as a result of the new openings proposed to the east elevation; and the red brick external chimney stack would introduce a particularly domestic addition to an otherwise utilitarian stable building. The proposal is considered to cause a low level of less than substantial harm to Plot 2, which was formerly the stable building. The original scheme found a very low level of less than substantial harm to the non-designated heritage assets, but that this was limited to the Threshing Barn proposals (plots 3 and 4) only. This proposal would introduce further harm at a greater level. In applying a balanced judgement, as required by Paragraph 216 of the NPPF, the scale of the harm is not acceptable; it has already been found that the conversion of this barn can occur, securing its long-term use, without any harm. No additional benefits are proposed as part of this development. The proposal would result in the removal of historic fabric and would significantly alter the form of the stable block. The proposal is contrary to policies SP09 and LP19 of the JLP and Section 16 of the NPPF.
4. 4.REASON FOR REFUSAL - INSUFFICIENT FLOOD RISK INFORMATION The application site is identified as being vulnerable to pluvial flooding (present and climate change) as per the Environment Agency and Council's mapping systems. The surface water flood risk (with climate change layers) extend the areas of risk of the previous application and appears to overlay one of the proposed extensions. The application is not accompanied by a Flood Risk Assessment. The application has failed to demonstrate that the development will be safe for its lifetime and not increase flood risk elsewhere. The proposal is contrary to Policy LP27 and paragraphs 170, 175 and 181 of the NPPF. 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 LP04 - Replacement Dwellings and Conversions LP15 - Environmental Protection and Conservation LP16 - Biodiversity & Geodiversity LP17 - Landscape 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

From the council's decision notice.

Postcode

IP14 6HU

Application type

Full App Without Compliance of Condition

Scale / size

Small

Parish

Framsden

Date validated

2 February 2026

Consultation expiry

13 March 2026

Consultation start

4 February 2026

Consultation end

13 March 2026

Neighbour consultation start

6 February 2026

Neighbour consultation end

27 February 2026

Last date for comments

12 March 2026

Target decision date

16 March 2026

Agent address

Ferry Quay House Ferry Quay Woodbridge IP12 1BW

Statutory period

42 days

Last advertised

11 February 2026

Advertisement expiry

4 March 2026

Site notice start

10 February 2026

Site notice end

3 March 2026

Planning Portal ID

PP-14660681

Documents

11

Constraints

3