The Mariners , Wherry Quay , Ipswich , IP4 1AX

Authority: Ipswich Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Major retail and services
Inspector: Reed D

Main issues, as the Inspector framed them

Whether the condition is necessary to safeguard the future character or appearance of the Wet Dock Conservation Area

What decided it

The absence of substantive evidence that the temporary condition is necessary to safeguard the character or appearance of the conservation area, combined with NPPF and PPG guidance that temporary conditions should not be imposed unreasonably and that permanent permission should normally be granted after 30 years of operation.

Framework references: 56

Read the decision letter on the Inspectorate’s site

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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.
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.
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