Jolly Fisherman, 108 North Street, Barking, IG11 8LA

Planning appeal 3257655 at Jolly Fisherman, 108 North Street, Barking, IG11 8LA (London Borough of Barking and Dagenham Council) was dismissed on 4 October 2021 by Inspector Pipe C, by written representations. The main issue, as the Inspector framed it: the loss of the public house.

Redevelopment of existing public house to provide retail unit at ground floor and residential at first floor, with additional residential accommodation at roof level; existing beer garden to be a 3 storey element providing storage, bike parking, bins area and 7 apartments; total 8 units

Authority: London Borough of Barking and Dagenham Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Pipe C
Postcode: IG11 8LA

Main issues, as the Inspector framed them

the loss of the public house
the effect of the proposed development on the character and appearance of the area
the living conditions of future occupants

What decided it

The failure to demonstrate adequate marketing of the public house and evidence that its loss would not create a shortfall in provision, combined with the harmful effect on the character and appearance of the area through the building's prominent positioning and massing.

The absence of harm to living conditions of future occupants did not outweigh the harm caused by the loss of the public house and the adverse effect on the character and appearance of the area.

What the Inspector cited

Development plan policies: Policy DMS3 of the Draft Local PlanPolicy DMS1 of the Draft Local PlanPolicy BC6 of the DPDPolicy HC7 of the London PlanPolicy BP2 of the DPDPolicy BP8 of the DPDPolicy BP11 of the DPDPolicy CP3 of the Core StrategyPolicy BP5 of the DPD

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 2021

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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.