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Dismissed10 January 20253345306

The Manor Hotel & Restaurant, Berwick Pond Road, Rainham, RM13 9EL

Planning appeal 3345306 at The Manor Hotel & Restaurant, Berwick Pond Road, Rainham, RM13 9EL (London Borough of Havering) was dismissed on 10 January 2025 by Inspector Bowyer J, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the special interest of the Grade II listed building, 'Berwick Manor Country Club', its setting or any of the features of special architectural or historic interest that it possesses.

‘change of use from hotel with associated F&B to create 9 total dwellings. 8 dwellings by way of internal alterations to existing manor building and 1 dwelling by way of rebuilding of adjacent dilapidated coach house. Associated landscaping works’

Authority
London Borough of Havering
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Bowyer J
Postcode
RM13 9EL

Main issues, as the Inspector framed them

  • The effect of the proposal on the special interest of the Grade II listed building, 'Berwick Manor Country Club', its setting or any of the features of special architectural or historic interest that it possesses
  • Whether living conditions for future occupiers of The Manor would be acceptable with regard to aspect and the provision of external amenity space
  • Whether the proposal would be inappropriate development in the Green Belt
  • The effect of the proposal on the character and appearance of the area

What decided it

The less-than-substantial harm to the special interest and significance of the Grade II listed building, when weighed against the public benefits of the proposal (housing delivery and environmental improvements), was found to be insufficient to justify the development, particularly as there was no compelling evidence that the delivery of dwellings was dependent on the scale, design and internal layout proposed.

The less-than-substantial harm to the listed building's significance, carrying considerable importance and weight, was not outweighed by the public benefits of housing delivery (significant weight but limited contribution given small scale), environmental and sustainability benefits (moderate weight), and other benefits; the presumption in favour of sustainable development at paragraph 11(d) did not apply because policies protecting designated heritage assets provided a strong reason for refusal.

What the Inspector cited

Development plan policies
Policy G2 of the London Plan 2021Policy D6 of the London Plan 2021Policy HC1 of the London Plan 2021Policy H1 of the London Plan 2021Policy 7 of the Havering Local Plan 2021Policy 26 of the Havering Local Plan 2021Policy 28 of the Havering Local Plan 2021
National Planning Policy Framework
Paragraph 11Paragraph 16Paragraph 66

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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More decisions in London Borough of Havering

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.

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