®Planning appeal decision
2-4 Bull Public House, Store At Rear Of, North Street , Barking , Essex, IG11 8ET
Planning appeal 3333959 at 2-4 Bull Public House, Store At Rear Of, North Street , Barking , Essex, IG11 8ET (London Borough of Barking and Dagenham Council) was dismissed on 14 November 2024 by Inspector Burnham T, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the Abbey and Barking Town Centre Conservation Area and the effect of the proposal on the setting of the Bull Public House.
Erection of a 5 storey building comprising 5 flats (C3 Use), with 12 secure cycle parking spaces, associated refuse storage, private amenity, Rain Garden, Green Roof and Living Green Walls
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Burnham T
- Postcode
- IG11 8ET
Main issues, as the Inspector framed them
- The effect of the proposal on the character and appearance of the Abbey and Barking Town Centre Conservation Area and the effect of the proposal on the setting of the Bull Public House
- The effect of the proposal on the setting of the Curfew Tower and Barking Abbey Scheduled Monument
- The effect of the proposal on the living conditions of existing and future occupiers
- Whether the proposal would compromise the operation or viability of the public house use
What decided it
The less than substantial harm to the designated heritage asset (Conservation Area) and failure to preserve the setting of the non-designated heritage asset (Bull Public House), combined with unresolved concerns about daylight and sunlight impacts, outweighed the housing and economic benefits of the scheme.
The less than substantial harm to the Conservation Area and failure to preserve the Bull Public House setting, together with potential harm to living conditions, outweighed the public benefits including housing supply contribution and economic benefits
What the Inspector cited
- Development plan policies
- Policy HC1 (London Plan 2021)Policy SP2 (BDLP)Policy DMD4 (BDLP)Policy DMD1 (BDLP)Policy DMD5 (BDLP)Policy D6 (London Plan 2021)Policy HC7 (London Plan 2021)Policy SD6 (London Plan 2021)Policy S1 (London Plan 2021)Policy GG1 (London Plan 2021)Policy DMS3 (BDLP)Policy DME3 (BDLP)Policy SP4 (BDLP)
- National Planning Policy Framework
- Paragraph 11Paragraph 11(d)(ii)
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.
See how each was appliedThe decision letter
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What an account adds to this decision
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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.