Pinkuah Arms, Pinkuah Lane, Pentlow, Essex, CO10 7JW

change of use from public house to dwellinghouse

Authority: Braintree District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Price J

Main issues, as the Inspector framed them

The effect of the proposal on local community services and facilities
The significance of the appeal property as a non-designated heritage asset
The free and safe passage of all highway users
Future living conditions, with particular regard to privacy

What decided it

The evidence demonstrating the Pinkuah Arms to be unviable as a public house, coupled with the absence of any reasonable prospect of viability in future, satisfied Policy LPP 61 requirements despite the lack of an independently verified marketing exercise.

Framework references: 88, 98, 207, 216

Plan policies cited: Policy LPP 1, Policy LPP 40, Policy LPP 61, Policy LPP 57, Policy SP 7, Policy LPP 52

Read the decision letter on the Inspectorate’s site

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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