Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed13 June 20253357825

2 Creffield Road, Colchester, CO3 3JB

Planning appeal 3357825 at 2 Creffield Road, Colchester, CO3 3JB (Colchester Borough Council) was dismissed on 13 June 2025 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: whether the proposed development would provide adequate living conditions for future occupants, with particular regard to internal floor area, private amenity space, privacy, and daylight.

Change of use of ground and first floor into 7-bedroom HMO (sui generis) including rear dormer window and rebuilding of existing rear outrigger and rear boundary wall

Authority
Colchester Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Dade E
Postcode
CO3 3JB

Main issues, as the Inspector framed them

  • whether the proposed development would provide adequate living conditions for future occupants, with particular regard to internal floor area, private amenity space, privacy, and daylight
  • the effect of the proposed development on highway safety and whether the proposal would prioritise sustainable transport, with particular regard to parking provision and cycle storage
  • the effect of the proposed development on the character and appearance of the area, with particular regard to the Colchester Conservation Area no 2: Lexden Road, The Avenue
  • the effect of the proposed development on the capacity of local infrastructure and community facilities

What decided it

The proposal would fail to provide adequate living conditions for future occupants due to insufficient communal space, inadequate private amenity space, poor daylight, and privacy issues, combined with inadequate cycle storage provision that would not prioritise sustainable transport, resulting in conflict with the development plan as a whole.

What the Inspector cited

Development plan policies
Policy DM13Policy DM12Policy DM19Policy SP7Policy DM22Policy DM16Policy DM15Policy SP6Policy SG7
National Planning Policy Framework
Paragraph 115Paragraph 116Paragraph 58

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

123 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Colchester City Council

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

  1. Allowed8 October 20266009395
    Land North of Coggeshall Road, Marks Tey, Colchester, CO6 1LT
  2. Allowed24 September 20266009382
    Land at Colchester Rd, Colchester, CO6 3JX
  3. Dismissed20 February 20263372951
    8 Sussex Road, Colchester, Essex, CO3 3QH
  4. Allowed2 February 20263372408
    28 Wych Elm, Colchester, CO2 8PR
  5. Allowed14 January 20263374737
    1 Harsnett Road, Colchester, CO1 2HS

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.