23-27 WOODBRIDGE ROAD EAST, IPSWICH, England, IP4 5QN

removal of automatic car wash and erection of new stand- alone Costa Drive Thru building with associated parking and external works

Authority: Ipswich Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Down K

Main issues, as the Inspector framed them

The effect of the proposed Costa Drive Thru on the amenity and safety of all users and in particular pedestrians and cyclists
The effect of the Costa Drive Thru on the living conditions of neighbouring residents with respect to noise, disturbance and pollution

What decided it

The poor site layout would create unacceptable conflicts between different transport modes and materially detrimental noise and disturbance to neighbouring residents' amenity, contrary to local plan policies and the NPPF.

Plan policies cited: Policy DM5, Policy DM17, Policy DM18, Policy DM26

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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