Land Adjacent Waterworks Cottages, Bodmin Close, Kesgrave, Suffolk, IP5 1AX

Planning appeal 3370568 at Land Adjacent Waterworks Cottages, Bodmin Close, Kesgrave, Suffolk, IP5 1AX (East Suffolk) was dismissed on 28 November 2025 by Inspector Knight A, by written representations. The main issue, as the Inspector framed it: whether the appeal site would be a suitable location for the proposed dwelling, having regard to the development plan.

construction of detached chalet bungalow

Authority: East Suffolk
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Knight A
Postcode: IP5 1AX

Main issues, as the Inspector framed them

whether the appeal site would be a suitable location for the proposed dwelling, having regard to the development plan
the effect of the proposed development on trees
the effect of the proposed development on the Stour and Orwell Estuaries and Deben Estuary Special Protection Areas and Ramsar Sites

What decided it

The inability to rule out significant harm to the integrity of the SPA and Ramsar sites due to the absence of a legal agreement to secure the required RAMS mitigation payment provides a strong reason for refusal that engages the Framework's mandatory biodiversity protection requirements.

The modest benefits of one dwelling and economic gains from construction and occupation, together with the site's accessibility to services, were greatly outweighed by the conflicts with the development plan's spatial strategy, the loss of trees important to local character, and the inability to mitigate significant harm to European designated sites.

What the Inspector cited

Development plan policies: Policy SCLP3.3Policy SCLP5.3Policy SCLP5.4Policy SCLP10.1Policy SCLP10.2Policy SCLP10.4Policy SCLP11.1Policy KE1
National Planning Policy Framework: Paragraph 11Paragraph 15

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2025

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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.