Colchester Institute, Church Road, Clacton on Sea, Essex, CO15 6AP

Demolition of existing buildings and redevelopment for retirement living accommodation for older people (sixty years of age and/or partner over fifty five years of age) comprising 61 retirement living apartments including communal facilities, access, car parking and landscaping

Authority: Tendring District Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Other Major Developments
Inspector: Board D

Main issues, as the Inspector framed them

Whether the proposal would preserve or enhance the character or appearance of the Clacton Seafront Conservation Area.

What decided it

The less than substantial harm to the character and appearance of the Clacton Seafront Conservation Area, caused by the poor execution of the proposed design, was not outweighed by the public benefits of the scheme.

the public benefits of the scheme, including housing delivery, specialist older persons housing, effective use of a previously developed site and regeneration, did not outweigh the less than substantial harm to the Clacton Seafront Conservation Area

Framework references: 56, 119, 124a

Plan policies cited: PPL3, PPL8(a), SP7, LP1, LP2, LP5, PP 14, DI1, SPL1, SPL2, CP1, SPL 3 B (d)

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.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.