®Planning appeal decision
The Railway Public House, 243 Foxhall Road , Ipswich , Suffolk , IP3 8LG
Planning appeal 3358380 at The Railway Public House, 243 Foxhall Road , Ipswich , Suffolk , IP3 8LG (Ipswich Borough Council) was dismissed on 29 July 2025 by Inspector Walker C, by written representations. The main issue, as the Inspector framed it: the effect of the development on the integrity of European habitat sites; the Deben Estuary Ramsar site, the Deben Estuary Special Protection Area (SPA) and the Stour and Orwell Estuaries Ramsar.
Two storey side extension with two new flats, replacement porch with ramp, ornate balustrading to facade and boundary, conversion of rear garage to cart-lodge with storage and parking, subdivision of upstairs flat and function room into two separate flats, removal of fire escape with internal relocation, and full exterior renovation
- Authority
- Ipswich Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Walker C
- Postcode
- IP3 8LG
Main issues, as the Inspector framed them
- the effect of the development on the integrity of European habitat sites; the Deben Estuary Ramsar site, the Deben Estuary Special Protection Area (SPA) and the Stour and Orwell Estuaries Ramsar
- the effect of the development on the locally listed appeal building and the character and appearance of the area
- whether the development would provide adequate living conditions for future occupiers, with regard to the internal floor space, outdoor amenity space and air quality
What decided it
The significant adverse effects on European protected habitat sites, combined with demonstrable harm to the locally listed building, character and appearance of the area, and living conditions of future occupiers, clearly and demonstrably outweigh the benefits of providing three additional dwellings.
The benefits of much needed housing in a sustainable location were outweighed by the significant adverse effects on European habitat sites, the locally listed building, character and appearance of the area, and living conditions of future occupiers.
What the Inspector cited
- Development plan policies
- Policy DM8Policy DM12Policy DM17Policy DM13Policy DM23Policy DM7Policy DM3
- National Planning Policy Framework
- Paragraph 11Paragraph 216
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.