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Stagwood Thetford Road Santon Downham Brandon Suffolk IP27 0TW

DC/26/0398/AG1Agricultural NotificationRefused
Prior approval

Refused on 8 April 2026

Council decision: Prior approval required & refused1 reason for refusal

Proposal

Determination in Respect of Permitted Agricultural Development - construction of access tracks within the site

Received
11 March 2026
Ward
Brandon East
Agent
Sphnyx Ltd
  1. Received11 Mar
  2. Validated11 Mar
  3. Consult.
  4. Target8 Apr
  5. Decided8 Apr

Decided in 28 days (council typically 56)

About this application

This is a planning application at Stagwood Thetford Road Santon Downham Brandon Suffolk IP27 0TW. West Suffolk has handled 76 applications of this type. This one was decided in 28 days, 4 weeks quicker than West Suffolk's typical decision time. There are no previous applications recorded at this address. In the past year there have been 9 applications across Brandon East. We hold 151 applications in total for the IP27 postcode area.

95% of all applications at West Suffolk Council were approved. Across all application types, the council typically decides in about 8 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. The Local Planning Authority is not satisfied that the proposed development is reasonably necessary operational development for the purposes of agriculture within the agricultural unit, as required by Schedule 2, Part 6, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). Planning and Growth, West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU The scale, layout, widths and permanent engineered form of the proposed internal access tracks have not been justified as reasonably necessary for agricultural operations on the site and therefore does not benefit from permitted development rights. The land has historically been managed for agricultural purposes, including periods of subdivision, without the need for the construction of such tracks. The reasons advanced relate primarily to operational convenience, efficiency and future diversification aspirations, which do not constitute agricultural necessity for the purposes of the GPDO. The development therefore fails to meet the conditions and limitations of Part 6 Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). Prior approval is accordingly refused. Penelope Mills Service Manager (Planning - Development) Planning and Growth, West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU

From the council's decision notice.

Application details

Postcode
IP27 0TW
Application type
Agricultural Notification
Scale / size
Small
Parish
Santon Downham

Planning application dates

Date validated
11 March 2026
Target decision date
8 April 2026
Permission expires
8 April 2031

Applicant and agent

Agent
Sphnyx Ltd
Agent address
Sphnyx Ltd 12 Bakers Way Morton Bourne Lincolnshire PE10 0XW

Planning decision

Statutory period
28 days

Appeal history

6008642
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 5 August 2026Dev Type: Other minor developmentsReason: refused

Additional information

Planning Portal ID
PP-14755579
Documents
7
Constraints
16

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 1: Low probability (rivers and sea)

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

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation 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, National Landscapes, 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: West Suffolk

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