11 Hill Road, HARWICH, CO12 3PB

proposed conversion of residential property into four self- contained flats incorporating a two-storey extension (currently in use as an unauthorised HMO)

Authority: Tendring District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Wallace J

Main issues, as the Inspector framed them

the effect of the proposed development on the integrity of habitats sites
the living conditions of neighbouring occupiers with particular regard to outlook

What decided it

The absence of a sufficiently robust mechanism to secure mitigation contributions for likely significant effects on designated habitats sites rendered the development contrary to the Habitats Regulations and development plan policy, which could not be overcome by other material considerations.

Framework references: 15, 130

Plan policies cited: Tendring District Local Plan 2013-2033 and Beyond Section 1 Policy SP 2, Tendring District Local Plan 2013-2033 and Beyond Section 2 Policy PPL 4, LP2 Policy SPL 3, LP2 Policy LP11

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.