Railway Tavern, School Road, Elmswell, Suffolk, IP30 9EE East Anglia

Guide price

Key Features

  • Freehold
  • Full planning
  • Garden
  • New Build
  • Owners accommodation
  • Parking
  • Planning pack available
  • Trading


An exceptional development and pub opportunity in this popular and growing Suffolk village. The site comprises the Railway Tavern public house together with a parcel of land to the rear on which full planning permission has been granted for 8 new dwellings.

The site has a total area of 0.5 ha with the development site measuring approximately 0.39 hectares.


Elmswell is a large village located in Suffolk, approximately 11 miles east of Bury St Edmunds and 6 miles northwest of Stowmarket. located on the A14, the village has convenient access to Cambridge and Ipswich. A train service to each is also available from Elmswell station, 0.3 miles away. The 2011 census data recorded a population of circa 5,500.

the site is located on school road in a predominately residential area. nearby services include a co-op, a veterinary surgery and pharmacy.

The Site

Public House

The public house is currently open and trading on a temporary basis. The ground floor has an open plan trading area albeit with two distinct trading spaces; a lounge and sports bar. The lounge bar is softly furnished with a centrally located feature open fireplace. The bar is neatly located to the rear. The sports bar is standing space and contains a dart board and pool table. A door provides access out onto a side garden.

The back of house area comprises cellarage (with good head height), store rooms and a kitchen. Manager’s accommodation is laid out over the first floor and comprises two double bedrooms, a living room and a bathroom.

The car park is informally arranged with parking determined on an ad-hoc basis by the first vehicle. This is to be formalised through the implementation of the planning permission which will provide the public house with 13 customer spaces and 5 staff spaces. There are two trade gardens (interconnected). the garden to the front of the site is laid to lawn, on which sits children’s play equipment. The second is located to the side and is also laid to lawn and has a bbq area and smoking shelter.

Residential Development Site

Full planning permission was granted on the 17 January 2019 (ref. dc/18/02259) for the erection of 8 new dwellings with associated road layout and amenity areas. The residential development is located on land to the rear of the public house and comprises 5 different house types, all of which are detached. A new access road and highway improvement measures are required in order to facilitate the development.

The proposed dwellings are arranged in a courtyard type fashion creating a private and quiet backland development. Each property benefits from a good sized garden and 2 dedicated parking spaces (plot 8 has 3). 4 visitor spaces provide additional space for guests.

No changes are proposed to the public house building itself, although its grounds would be reconfigured. The current manager’s garden to the rear of the pub would become a new staff parking area with a turning head to be used by dray vehicles. Formally marked bays would be located along the new access road.

No affordable housing is to be provided on site however a Community Infrastructure Levy contribution of £102,418.94 (CIL) is payable.


We believe that all main services are located in the vicinity of the site; however prospective purchasers should make their own enquiries with the appropriate service providers.

Information Pack

An information pack which includes further details on the public house operation and supporting surveys, detailed planning drawings and decision notice for the planning permission is available upon request. The pack can be sent via email free of charge.


Freehold. The site is offered with vacant possession upon legal completion.

Legal Cost

Each party will be responsible for their own legal costs.


VAT will be applicable at the prevailing rate.

Property type: Development sites

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Caldecotte Group