09/02/25 Planning Appeal Report
In order to keep our supporters up to date, we’ve produced a report from the planning appeal hearing on Tuesday 4th February.
This was a hearing into the refusal of last year’s planning application to change the use of the former Angel into residential use, although the appeal itself was triggered by the owners originally not having their planning application heard within the statutory time limit. Only around 5% of planning appeals are dealt with by hearing (most are through written representations) so it really did give us a rare opportunity to show and voice the village’s support in person.
The report is made up of mainly Alan and Jackie’s notes, but we also have observations from Anne, Jane, Julie and Tansy who attended from DACL as well.
The hearing started at 10am and finished just after 3. So, a long day! There were around 50 or so in attendance, the majority being Save The Angel supporters. A few banners, as well! The owners were professionally represented, as you would expect given their planning applications have all been handled this way.
The Planning Inspector allowed those attending to voice their opinions. Only one member of the public spoke in support of the change of use to residential and many of the Angel’s supporters had an opportunity to speak in favour of retaining the pub and refusing the change of use planning application.
There were the expected ‘technical’ issues discussed such as Listed Building Consent, flooding and a cost claim – covering the formal planning policy reasons for Mid Suffolk District Council’s refusal of the planning consent. Our supporters voiced opinions on viability, our support and community purchase desires, our plans and efforts, funding and how the pub would be run.
Needless to say, the appellants (the owners who had appealed the planning refusal) maintained their line that we had not raised any funds to buy the pub and had wasted their time with our constant objections to their planning applications. In countering that, we were able to underline the fact that we are in a chicken and egg situation, with all our efforts to engage positively having been rebutted. If we are stonewalled constantly, how can we survey the building, assess the property information we need and raise funds for a credible offer? The first base needs to be established with both a willing buyer and willing seller.
Of worthy note was when Phil Jaynes stood up to speak about the excellent track record of the Debenham residents to develop and sustain community assets. Among many, one notable example he gave was the fundraising for building the village Community Centre on land previously donated by a resident. His presentation was reinforced by another resident who mentioned the huge amount of money raised by the community towards a potential swimming pool in the village. Although not enough was eventually raised to realise the project, donations had been returned to donors and funds raised were used to pay for other village projects such as the children’s playground.
The only member of the public to speak in support of the planning application wasn’t particularly positive about the demographics of the village, and our opinion of this is that facts were being cherry picked and misinterpreted to suit an argument. This negative interpretation will, we hope, be challenged by the Inspector when the actual facts are examined.
The final event of the day was a site visit to be made by the appellants, MSDC planning case officer Alex Scott, District councillor Teresa Davies and the Inspector, Gill Bayliss. Alan requested to join in on behalf of DACL, which the Inspector was happy with if the appellants would grant permission – surprise, surprise they didn’t permit us access onto ‘their land’.
The broad feeling was that, on balance, we made the stronger case at the hearing than the appellants. We had the strength of support and varied arguments were put forward. There may have been a few claims that the appellants made that were picked up on by the Inspector as being open to challenge. There was, of course, no gauging what the Inspector felt about the responses from both sides but the consensus was that both were given a fair hearing.
Whether the owners’ refusal to allow us to accompany the property inspection party will be interpreted by the Inspector as evidence of their intransigence in engaging with the community remains to be seen. The Inspector didn’t press the owners for a reason for their refusal at the hearing itself, although questions were asked about the reasons for not being open to survey access or a visit by the Council for a viability assessment.
We will be monitoring the outcome and will let all supporters know as soon as we know when the Inspector issues a decision. Current guidelines from the Planning Inspectorate show that the decision might be expected around 10 weeks after the date of the hearing, possibly up to 14 weeks. That should take us to mid-to-end April.
DACL will be gearing up to react accordingly – either way it’s likely that the property may go on the market again this year, with or without planning permission. We’ll be updating our business plan, share prospectus and everything else we need to launch a fundraising campaign to buy the building.
Thanks to all of you who turned up on the day and thanks to all the DACL committee members who spent time preparing for the appeal.
28/01/25 Quiz Night – Love Is In The Air!
By popular demand, our successful and fun quiz night is back! February 15th at Debenham URC. Tables/teams are a maximum of 6, but if you’re short of numbers, we can normally pair you up with others on the night so you can form a team so you don’t feel outnumbered! To book your table please see the poster below for contact details.
And it goes without saying, we’ll have another of our fantastic raffles. The raffle at Christmas was incredibly popular – we’re incredibly grateful for everyone who supports us to raise funds. These funds are vital to be able to keep the community benefit society running and support our essential costs like insurance, website costs, accountancy, Financial Services Authority compliance, etc.

21/02/25 Planning Appeal Update
You may already be aware but there will be a Hearing into the Appeal concerning the Full Planning Application for Change of Use of The Angel Inn from public house to residential at 10am on Tuesday 4th February at Debenham Leisure Centre. The Hearing is open to the public and at the discretion of the Inspector appointed by the secretary of state, some attendees may be called on to give their views.
The original Planning Application was opposed by all public responders and by the Parish Council. MSDC Planning committee duly refused the Application. The Angel’s owners appealed that decision, and the Hearing is the next step in that process.
We don’t know the exact format the Hearing will take but DACL will have representatives at the event and will have prepared a statement expressing our views in anticipation of being called to speak. In order to emphasise that we are speaking on behalf of the community, it would be beneficial for as many supporters to attend as possible. If you can spare the time then please make every effort to do so.