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Dismissed10 April 20253354391

The Maypole Messing Road, Tiptree, Colchester, CO5 0ES

Planning appeal 3354391 at The Maypole Messing Road, Tiptree, Colchester, CO5 0ES (Colchester Borough Council) was dismissed on 10 April 2025 by Inspector Raygen Z, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the area.

demolition of existing outbuildings, two of which are residentially incidental to the restaurant pursuant to ldc 232838 as approved on 12th June 2024 together with a storage container serving the restaurant, and the subsequent erection of 1x three -bedroom house ancillary to the maypole together with amenity space and car parking: application submitted on a self-build basis

Authority
Colchester Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Raygen Z
Postcode
CO5 0ES

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the area
  • The effect of the proposal on the setting of The Maypole a grade II listed building
  • Whether the proposal is in an accessible location
  • The effect of the development on the Essex Coast RAMS
  • Whether the proposal makes acceptable provision for community facilities and sport and recreation

What decided it

The proposal would cause significant harm to the character and appearance of the area and to the significance of the Grade II listed building, which constitutes a strong reason to dismiss the appeal that cannot be outweighed by the limited public benefits.

What the Inspector cited

Development plan policies
SP7DM15DM16TIP02DM13SG1DM20DM21SP2SP6ENV1DM2TP14

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 Colchester City Council

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

  1. Dismissed19 October 20266009296
    Land West of Priory Road, Tiptree, Colchester, CO5 0QE
  2. Allowed17 August 20266003588
    The Barn, Bull Lane, Tiptree, CO5 0BE
  3. Dismissed29 June 20266005813
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  4. Dismissed22 May 20266004072
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  5. Dismissed30 January 20263375455
    Stonefield Farm , Kelvedon Road, Inworth, Colchester, CO5 9SH

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.