The Limes Hibbs Green Lawshall Bury St Edmunds Suffolk IP29 4QG

1. 1.REASON(S) FOR REFUSAL - UNSUSTAINABLE LOCATION The site lies outside any defined settlement boundary and is therefore considered 'countryside' development. The proposal does not meet the criteria for any exception; the proposal fails to satisfy the requirements of Policy LP04 relating to conversions, in particular as the extent of enlargement would result in a building that is materially more visually intrusive than the original structure in a sensitive area. Furthermore, the location is considered unsustainable, lacking access to services, facilities, and sustainable transport options, leading to reliance on private vehicles. The proposal also fails to demonstrate compliance with self-build policy requirements and therefore attracts no material support in this regard. The proposal is therefore contrary to Policies SP03 and LP04 of the Babergh and Mid Suffolk Joint Local Plan (2023), Policies LWL1 and LWL5 of the Lawshall Neighbourhood Development Plan (2024), and the objectives of the National Planning Policy Framework.
2. 2.REASON(S) FOR REFUSAL - DESIGN CONSIDERATIONS The proposed conversion, by reason of the scale, form, massing and cumulative extent of the proposed extensions, the development would fundamentally alter the character of the existing building, resulting in a disproportionately enlarged structure that would dominate the original cart lodge and appear overly bulky, visually intrusive and incongruous within its rural setting. The proposal would fail to respect the character of the host building or respond positively to local distinctiveness and would not represent a high standard of design. The development is therefore contrary to Policies SP09, LP04, LP23 and LP24 of the Babergh and Mid Suffolk Joint Local Plan (2023), Policies LWL5 and LWL15 of the Lawshall Neighbourhood Development Plan (2024), and the design objectives of the National Planning Policy Framework.
3. 3.REASON(S) FOR REFUSAL - LANDSCAPE HARM The substantial increase in the footprint, bulk and massing of the existing structure would result in a more prominent and visually intrusive form of development that would fail to assimilate successfully into the surrounding countryside. The proposal would erode the rural character of the site, appear incongruous within the landscape, and have an adverse effect upon the character, appearance and visual amenity of the locality. The proposal is therefore contrary to Policies SP09 and LP17 of the Babergh and Mid Suffolk Joint Local Plan (2023), Policy LWL15 of the Lawshall Neighbourhood Development Plan (2024), and the provisions of the National Planning Policy Framework relating to the protection and enhancement of valued landscapes and local character.
4. 4.REASON(S) FOR REFUSAL - BIODIVERISTY NET GAIN The application fails to provide sufficient information to demonstrate how the proposed development would achieve the mandatory minimum 10% Biodiversity Net Gain. In particular, no adequate biodiversity metric, baseline habitat survey, or Biodiversity Gain Plan has been submitted. As the proposal does not qualify as a self-build development for the purposes of exemption, it is required to meet full statutory Biodiversity Net Gain requirements, which it fails to do. In the absence of this information, the Local Planning Authority cannot properly assess the ecological impacts of the development or secure necessary enhancements. The proposal is therefore contrary to Policies SP09 and LP16 of the Babergh and Mid Suffolk Joint Local Plan (2023), Schedule 7A of the Town and Country Planning Act 1990 (as amended), and the Environment Act 2021.
5. 5.REASON(S) FOR REFUSAL - ABSENCE OF UNILATERAL UNDERTAKING The proposal seeks to reply on 'Self-Build' status; however, no suitable Unilateral Undertaking has been provided to secure the dwelling as such. In the absence of this required legal agreement, the Local Planning Authority cannot be satisfied that the development meets the statutory definition of 'Self-Build' housing. The proposal therefore fails to comply with Policy LP08 of the Babergh Mid Suffolk Joint Local Plan (2023), and the requirements of the Babergh Mid Suffolk Housing Supplementary Planning Document (2024). SUMMARY OF POLICIES WHICH ARE RELEVANT TO THE DECISION: SP01 - Housing Needs 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 Lawshall Neighbourhood Plan NPPF - National Planning Policy Framework PPG- Planning Practice Guidance

From the council's decision notice.

Postcode

IP29 4QG

Application type

Full Planning Application

Scale / size

Small

Parish

Lawshall

Date validated

30 April 2026

Consultation expiry

2 June 2026

Consultation start

1 May 2026

Consultation end

22 May 2026

Neighbour consultation start

1 May 2026

Neighbour consultation end

22 May 2026

Last date for comments

2 June 2026

Target decision date

11 June 2026

Agent address

122 Constable Road IPSWICH IP4 2XA

Case officer

Gregory Monaghan

Statutory period

42 days

Last advertised

12 May 2026

Advertisement expiry

2 June 2026

Planning Portal ID

PP-14890838

Comments

0

Documents

9

Constraints

12