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Planning appeal decision

Dismissed28 February 20253348683

13 Cobham Road, Westcliff-on-Sea, SS0 8EG

Planning appeal 3348683 at 13 Cobham Road, Westcliff-on-Sea, SS0 8EG (Southend-on-Sea City Council) was dismissed on 28 February 2025 by Inspector Francis L, by written representations. The main issue, as the Inspector framed it: The effect of the appeal proposal on the supply of visitor accommodation.

change of use from hotel (Class C1) to 15-bedroom HMO (Sui Generis)

Authority
Southend-on-Sea City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Francis L
Postcode
SS0 8EG

Main issues, as the Inspector framed them

  • The effect of the appeal proposal on the supply of visitor accommodation

What decided it

The loss of visitor accommodation in a location specifically identified in the development plan as a Key Area for retaining such accommodation, combined with insufficient evidence that the site is no longer viable for that use, outweighs the moderate housing benefits even under the tilted balance.

The considerable harm to visitor accommodation supply in a protected Key Area significantly and demonstrably outweighed the moderate benefits of additional housing, even accounting for the Council's housing land supply shortfall and the Framework's objective to boost housing supply.

What the Inspector cited

Development plan policies
Policy DM12Policy KP1Policy KP2Policy CP4Policy CP8
National Planning Policy Framework
Paragraph 11Paragraph 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.

See how each was applied

The decision letter

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More decisions in Southend-on-Sea City Council

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.

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.