Closed Appeal - Elmswell, Thursday 4 September 2025 to Friday 12 September 2025
The following documents are hosted in support of the following appeal:
Appeal Reference: APP/W3520/W/25/3364061
Development Description: Outline planning permission (access to be considered, all other matters reserved) – erection of care village comprising 66 bedroom care home (c2 use), 37 no. Extra care bungalows (c2 use), 3 no. Almhouses (c3), management office (e(g)(i) use), club house, community growing area, orchard, community bee hives and open space provision
Site Address: Land to the north and west of School Road, Elmswell, Suffolk
The appeal inquiry was held at The Blackbourne Community Centre, Blackbourne Road, Elmswell IP30 9UH between the 4 September and 12 September 2025. The Inspector has now closed the inquiry.
https://maps.app.goo.gl/2PNhZRLny2eqFDmCA
Please note that the inquiry did not sit on Monday 8 September.
Core Document (CD) List
CD01
CD1.2 - LP27.pdf
CD1.2 - LP28.pdf
CD1.2 - LP29.pdf
CD1.2 - LP30.pdf
CD1.2 - LP32.pdf
CD1.2 - Neighbour comments 1.pdf
CD1.2 - Neighbour comments 2.pdf
CD1.2 - Questionnaire.pdf
CD1.2 - SP01.pdf
CD1.2 - SP02.pdf
CD1.2 - SP03 Footnote 18.pdf
CD1.2 - SP03.pdf
CD1.2 - SP08.pdf
CD1.2 - SP09.pdf
CD1.2 - SP10.pdf
CD1.3 - Appellants Statement of Case.pdf
CD1.4 - Council`s Statement of Case - 19.06.2025.pdf
CD1.5 - School Road Elmswell - signed Main SoCG - 18.08.25.pdf
CD1.8 - SoCG Landscape FINAL - signed 19.08.25.pdf
CD1.9 - Elmswell Heritage SoCG Signed.pdf
CD1.11 - App E - SETTLEMENT BOUNDARY FIGURE.pdf
CD1.11 - PoE_SchoolRd_Elmswell_PSLandscape 07082025.pdf
CD1.12 - Planning Proof - Mid Suffolk DC Proof of Evidence - School Road , Elmswell.pdf
CD1.13 - 21888 - School Rd Elmswell ST - 250805 - full.pdf
CD1.14 - 250805_Elmswell Heritage Proof_FINAL.PDF
CD1.14 - 250805_Elmswell Heritage Summary Proof.pdf
CD1.14 - Elmswell_TC Heritage Appendices_FINAL.PDF
CD1.15 - POE Appendix A V3D 221203 Updated PMs.pdf
CD1.15 - POE Appendix B P22-1167_EN_0010 P2 Gateway Photos.pdf
CD1.15 - POE Appendix C DC-23-03703-EQ20.pdf
CD1.15 - R004v1 EN BIR - P22-1167 LVIA POE Final 06082025.pdf
CD1.15 - R004v1 EN BIR - P22-1167 LVIA POE Summary.pdf
CD1.16 - Planning Proof of Evidence Appendices.pdf
CD1.16 - Planning Proof of Evidence.pdf
CD1.16 - Planning Summary Proof of Evidence.pdf
CD1.1 01 APPEAL FORM - 1145018.pdf
CD1.10 - Heritage Proof of Evidence – Mr Tim Murphy Proof 1 of 2.pdf
CD1.10 - Heritage Proof of Evidence – Mr Tim Murphy Proof 2 of 2.pdf
CD1.11 - App A1 - DC_23_03703 Pre_app PS Landscape 121023.pdf
CD1.11 - App A2 - DC_23_05651OUT_PS Landscape 201223.pdf
CD1.11 - App A3 - DC_23_05651OUT_PS Landscape_110424.pdf
CD1.11 - App B - Comparative landscape.pdf
CD1.11 - App C - Comparative visual.pdf
CD1.11 - App D - OVERLAY OF VIEWPOINT LOCATIONS.pdf
CD1.2 - Consultee comments 1.pdf
CD1.2 - Consultee comments 2.pdf
CD1.2 - JLP Header Page.pdf
CD1.2 - LP06.pdf
CD1.2 - LP15.pdf
CD1.2 - LP16.pdf
CD1.2 - LP17.pdf
CD1.2 - LP19.pdf
CD1.2 - LP23.pdf
CD1.2 - LP24.pdf
CD1.2 - LP26.pdf
CD02
CD2.8 1661-CAM-XX-XX-DR-A-PL06-REV D Site Plan in the Wider Context As Proposed.pdf
CD2.9 1661-CAM-XX-XX-DR-A-PL07-REV E Site Plan As Proposed.pdf
CD2.29 GRM.P10171.DS.1.Rev.D issued Optimised3 Apps A-G.pdf
CD2.29 GRM.P10171.DS.1.Rev.D issued Optimised3 Apps H-I.pdf
CD2.30 Elmswell - Statement of Community Involvement.docx
CD2.30 Elmswell SCI Appendix 1 G001-DE-0001 Community Consultation Leaflet.pdf
CD2.30 Elmswell SCI Appendix 2 P22-1167 KM Proposed Leaflet Drop Area 2023 03 01.pdf
CD2.31 2595-DFL-ELG-XX-LD-EO-13001-S3-P02.pdf
CD2.31 2595-DFL-ELG-XX-RP-EO-13001-S3-P02.pdf
CD2.32 DC_23_05651-SITE_PLAN_AS_PROPOSED_SHOWING_LEVELS-8513874.pdf
CD2.33 DC_23_05651-LANDSCAPE_MASTER_PLAN-8513876.pdf
CD2.34 DC_23_05651-FLOOD_RISK_ASSESSMENT_AND_DRAINAGE_STRATEGY-8552631.pdf
CD2.34 DC_23_05651-INDICATIVE_DRAINAGE_STRATEGY REV D-8499489.pdf
CD2.20 0001 BM12457 Flood Risk Assessment and Drainage Strategy (v2.0) - Drawings 1 of 2.pdf
CD2.20 0001 BM12457 Flood Risk Assessment and Drainage Strategy (v2.0) - Drawings 2 of 2.pdf
CD2.20 0001 BM12457 Flood Risk Assessment and Drainage Strategy (v2.0) - Report and Appendices.pdf
CD2.21 11.23 RPS School Road Elmswell Retirement Village DBA.pdf
CD2.22 0002 Land off School Road Elmswell Utilities Report V1.0 Pages 1-30.pdf
CD2.22 0002 Land off School Road Elmswell Utilities Report V1.0 Pages 31-47.pdf
CD2.22 0002 Land off School Road Elmswell Utilities Report V1.0 Pages 48-72.pdf
CD2.22 0002 Land off School Road Elmswell Utilities Report V1.0 Pages 73-141.pdf
CD2.23 RSK 445011-01 (03) Air Quality Assessment - Land off School Road Elmswell.pdf
CD2.24 School Road Retirement Village Elmswell - 2023 Updated Preliminary Ecological Appraisal v3.pdf
CD2.25 22-401 Land off School Road Elmswell (Phase 2) - Noise Assessment v3.pdf
CD2.26 School Road Elmswell - HoTs - 30.11.23.docx
CD2.27 BNG Metric 4.0 Calculation - Elmswell Retirement Village School Road.xlsm
CD2.28 231201_Built Heritage Statement_Land at School Road Elmswell.pdf
CD2.2 School Road Elmswell Application Cover Letter.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART I.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART II.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART III.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART IV.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART V.pdf
CD2.17 1661-CAM-XX-XX-RP-A-DAS Design and Access Statement PART VI.pdf
CD2.18 P22-1167 LVIA Appendix A Methodology.pdf
CD2.18 P22-1167 LVIA Appendix B Proposed Site Plan.pdf
CD2.18 P22-1167 LVIA Appendix C Montages.pdf
CD2.18 P22-1167 LVIA Appendix D VET.pdf
CD2.18 P22-1167_EN_0007_A_0001 - Fig 6 Viewpoint Photos Pt1.pdf
CD2.18 P22-1167_EN_0007_A_0001 - Fig 6 Viewpoint Photos Pt2.pdf
CD2.18 P22-1167_EN_0008_B_0001 LV Figure 7_ LV Analysis.pdf
CD2.18 P22-1167_EN_Figs 1 to 5.pdf
CD2.18 R001v2 BIR - P22 1167 LVIA FINAL.pdf
CD2.19 107174-PEF-XX-XX-RP-TR-000002 Draft TA.pdf
CD2.1 Application Form.pdf
CD2.10 1661-CAM-XX-XX-DR-A-PL08-REV B Site Sections As Existing and Proposed.pdf
CD2.11 107174-T-000001-P02 Site Access.pdf
CD2.12 107174-T-000002-P02 SPA Onsite Refuse.pdf
CD2.13 107174-T-000003-P01 SPA Access Refuse.pdf
CD2.14 107174-T-000004-P01 SPA Access Large Car.pdf
CD2.15 P22-1167_EN_0009_C_0001 - Fig 8 ILMP.pdf
CD2.16 38441-1 Topographical Survey.pdf
CD2.16 38441-2 Topographical Survey.pdf
CD2.3 1661-CAM-XX-XX-DR-A-PL01-REV A Site Location Plan.pdf
CD2.4 1661-CAM-XX-XX-DR-A-PL02-REV B Site Plan in the Wider Context As Existing.pdf
CD2.5 1661-CAM-XX-XX-DR-A-PL03-REV B Site Plan As Existing.pdf
CD2.6 1661-CAM-XX-XX-DR-A-PL04-REV B Site Opportunities and Constraints.pdf
CD2.7 1661-CAM-XX-XX-DR-A-PL05-REV D Block Plan As Proposed.pdf
CD03
CD3.2 DC_23_05651-OUTLINE_-_REFUSAL-8684274.pdf
CD3.1 DC_23_05651-COMMITTEE_REPORT-8635042.pdf
CD04
CD4.2 Planning Practice Guidance.pdf
CD4.3 Our Future Homes - Housing that promotes wellbeing and community for an ageing population.pdf
CD4.4 Written ministerial statement.pdf
CD4.1 NPPF December 2024.pdf
CD05
CD5.8 Department for Transport Inclusive Mobility A Guide to Best Practice.pdf
CD5.1 Babergh and Mid Suffolk Joint Local Plan Part 1 - Nov 2023.pdf
CD5.2 Elmswell_NP_Ref_Version_Oct23.pdf
CD5.3 Mid Suffolk 5YHLS 2024.pdf
CD5.4 Report on the Examination of the Babergh and Mid Suffolk Joint Local Plan (2023).pdf
CD5.6 H50 - Matter 5 - Additional Information October 2021.pdf
CD5.7 Manual for Streets (2007).pdf
CD06
CD6.24 Appeal Decision 3155714.pdf
CD 6.1J Lindblom J in R (Forge Field Society) v Sevenoaks DC [2014] EWHC 1895.pdf
CD 6.2J East Northamptonshire DC v SSCLG [2014] EWCA Civ 137 (Barnwell Manor wind turbine case).pdf
CD 6.3J Steer v SSCLG [2017] EWHC 1456 (Admin).pdf
CD6.1 Appeal Decision 3202040.pdf
CD6.2 Appeal Decision 3203413.pdf
CD6.3 Appeal Decision 3220425.pdf
CD6.4 Appeal Decision 3235642.pdf
CD6.5 Appeal decision 3279463.pdf
CD6.6 Appeal Decision 3263347.pdf
CD6.7 Appeal Decision 3265861.pdf
CD6.8 Appeal Decision 3268794.pdf
CD6.9 Appeal Decision 3257109.pdf
CD6.10 Appeal Decision 3271595.pdf
CD6.11 Appeal Decision 3282241.pdf
CD6.12 Appeal Decision 3324141.pdf
CD6.13 Appeal Decision 3289401.pdf
CD6.14 Appeal Decision 3289034.pdf
CD6.15 Appeal Decision 3293957.pdf
CD6.16 Appeal decision 3301202.pdf
CD6.17 Appeal Decision 3306381.pdf
CD6.18 Appeal Decision 3342224.pdf
CD6.19 Appeal Decision 3342657.pdf
CD6.20 Appeal Decision 3347529.pdf
CD6.21 Appeal Decision 3328784.pdf
CD6.22 Appeal Decision 3354772.pdf
CD6.23 Appeal Decision 2090104.pdf
CD07
CD7.2 Ipswich and Waveney Housing Market Areas Strategic Housing.pdf
CD7.1 Ipswich-and-Waveney-Housing-Market-Areas-Strategic-Housing-Market-Assessment-Part-1-May-2017.pdf
CD08
CD8.5 - 3-Ancient-Plateau-Claylands.pdf
CD8.5 - 3-Guidance-Note-Ancient-Plateau-Claylands.pdf
CD8.5 - 19-Guidance-Note-Rolling-Valley-Farmlands-and-Furze.pdf
CD8.5 - 19-Rolling-valley-farmlands-and-Furze.pdf
CD8.5 - Landscape Institute Technical Guidance Assessing landscape value outside TGN 02 21.pdf
CD8.5 - NorthWestSuffolk.pdf
CD8.6 Appraisal of Important Views prepared for Elmswell Parish Council by Places4People (Sept 2023).pdf
CD8.7 - TPO440.pdf
CD8.8 - Link to Suffolk Landscape Character Assessment.pdf
CD8.1 - GLVIA - Guidelines for Landscape and Visual Impact Assessment Third Edition 2013.pdf
CD8.2 NCA 83 Norfolk Suffolk Claylands.pdf
CD8.3 Joint Landscape Guidance Aug 2015.pdf
CD8.4 LI TGN 06-19 Visual Representation.pdf
CD09
CD9.7 - ELMSWELL HALL, Elmswell - 1032472.pdf
CD9.1 GPA 2 - Managing Significance in Decision-Taking in the Historic Environment.pdf
CD9.2 GPA3 The setting of Heritage Assets (2017).pdf
CD9.3 Statements of Heritage Significance.pdf
CD9.4 Guide to the Conservation of Historic Buildings 2013.pdf
CD9.5 - CHURCH OF ST JOHN, Elmswell - 1032468.pdf
CD9.6 - THE ALMSHOUSES, Elmswell - 1181926.pdf
CD10
CD10.2 The Community Infrastructure Levy Regulations 2010 (as amended).pdf
CD10.1 Use Classes Order 1987 (as amended).pdf
CD11
CD11.14 - SCC Residential Travel Plan Guidance 2025.pdf
CD11.1 - FINAL Section 106 Developers Guide to Infrastructure Contributions in Suffolk (2012).pdf
CD11.2 - Highways and Transport Topic Paper.pdf
CD11.3 - Developers Guide To Infrastructure Contributions in Suffolk 2025.pdf
CD11.4 - Mid Suffolk District Council Infrastructure List 2023-2024.pdf
CD11.5 - Department of Transport - Gear Change A Bold Vision for Cycling and Walking (2020).pdf
CD11.6 - Suffolk County Council LCWIP (2021).pdf
CD11.7 - Suffolk County Council LCWIP list of schemes (2021).xlsx
CD11.8 - Babergh and Mid Suffolk District Councils LCWIP (2021).pdf
CD11.9 - Mid Suffolk LWCIP Scheme List (updated June 2025).xlsx
CD11.10 - Suffolk Local Transport Plan 2025-2040 (2025).pdf
CD11.11 - Mid Suffolk District Council Cabinet Meeting 10 June 2025 printed minutes.pdf
CD11.12 - Appendix B Technical Assessments of Bids CIL Expenditure Programme June 2025.pdf
CD11.13 - Suffolk County Council Green Access Strategy 2020-2030.pdf
CD12
0001 BM12457 Elmswell Flood Risk Assessment and Drainage Strategy (V5.1).pdf
CD12.1 - Link to National standards for sustainable drainage systems.pdf
CD12.2 - Link to Ciria SuDS Manual C753.pdf
CD12.3 - Suffolk Flood Risk Management Strategy APP A Sustainable drainage systems.pdf
CD12.4 - Suffolk County Council, Suffolk SuDs Palette (SSP) – Guidance.pdf
Inquiry Documents
ID 1 - Appellant's Opening Statement
ID 2 - Council's Opening Statement
ID 3 - Letter to the inquiry
ID 4 - Technical Note on Landscape
ID 5 - Documents submitted to the Inquiry by Mr Govier
ID6 - Evidence provided by MR Peachey
ID7 - Views of site provided by neighbour
ID8 - Photos from mobile phone
ID9 - Additional documents provided by Mr Govier
ID 10 - Bloor Homes Section 106 Agreement and Plans
ID11 – Elmswell/Woolpit Footway/Cycleway Route
ID12 - Elmswell Footpath and Cyclepath document provided by Mr Govier
Council's closing statement
Appellant's closing submissions
Planning Inspectorate
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