Rear of 363A Westborough road, Westcliffe-on-sea, Southend on sea, SS0 9TS

convert existing coach house into a dwellinghouse

Authority: Southend-on-Sea City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Dring G

Main issues, as the Inspector framed them

whether appropriate living conditions would be provided for the future occupiers of the proposal with particular regard to the amount of floorspace provided, outlooks and privacy
the effect of the proposal on the integrity of designated European sites

What decided it

The proposal would not provide appropriate living conditions due to inadequate floorspace, poor outlook and significant privacy impacts, and there was insufficient evidence to demonstrate that harm to European sites would be mitigated.

The limited benefits of housing delivery and economic activity were outweighed by the significant conflict with the development plan regarding living conditions and the unresolved risk of harm to European sites; the tilted balance under paragraph 11(d) was not engaged because European sites as protected assets provided a strong reason for refusal.

Framework references: 11

Plan policies cited: Policy CP4, Policy KP2, Policy DM1, Policy DM3, Policy DM8, Policy KP1, Policy DM6

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.