The Bay Guest House, 187 Eastern Esplanade, Southend-on-Sea, SS1 3AA

Planning appeal 3343129 at The Bay Guest House, 187 Eastern Esplanade, Southend-on-Sea, SS1 3AA (Southend-on-Sea City Council) was dismissed on 17 January 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: the effect of the change of use on the availability of visitor accommodation.

change of use from Guest House (Use Class C1) to single residential dwelling (Use Class C3) and erection of second floor balcony to front dormer

Authority: Southend-on-Sea City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Smith J
Postcode: SS1 3AA

Main issues, as the Inspector framed them

the effect of the change of use on the availability of visitor accommodation

What decided it

The appellant failed to demonstrate that the site is no longer viable or feasible for visitor accommodation as required by Policy DM12, and the loss of visitor accommodation in a Key Area carries significant weight that outweighs the modest housing benefits, even in the context of housing land supply shortfall.

The significant harm to visitor accommodation and loss of a use that supports the local economy, which carries significant weight, substantially and demonstrably outweighs the very modest benefits of providing a single dwelling, which carry no more than moderate weight, even accounting for the shortfall in housing land supply and delivery.

What the Inspector cited

Development plan policies: Policy DM12Policy CP1Policy KP1Policy KP2Policy DM7
National Planning Policy Framework: Paragraph 11Paragraph 11dParagraph 85Paragraph 86Paragraph 232

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2025

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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.