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Dismissed1 October 20243335956

Land At Bonnie Blue Public House, 40 Oak Road, Tiptree, Essex, CO5 0NF

Planning appeal 3335956 at Land At Bonnie Blue Public House, 40 Oak Road, Tiptree, Essex, CO5 0NF (Colchester Borough Council) was dismissed on 1 October 2024 by Inspector Wallace J, by written representations. The main issue, as the Inspector framed it: whether the site is a suitable location for the proposed use with regard to local and national policy for the siting of main town centre uses.

erection of a shop to be used as a convenience store

Authority
Colchester Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
retail · Minor retail and services
Inspector
Wallace J
Postcode
CO5 0NF

Main issues, as the Inspector framed them

  • whether the site is a suitable location for the proposed use with regard to local and national policy for the siting of main town centre uses
  • the effect of the proposal on the character and appearance of the area
  • whether the proposed car park would be safe for pedestrians, cyclists and drivers

What decided it

The proposal failed to satisfy the sequential test required for out-of-centre retail development, and this fundamental policy conflict was not outweighed by any material considerations.

What the Inspector cited

Development plan policies
LPS2 Policy SG6LPS1 Policy SP7LPS2 Policy DM15LPS2 Policy DM16TNP Policy TIP02LPS2 Policy DM21
National Planning Policy Framework
Paragraph 91Paragraph 95Paragraph 115Paragraph 116

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.