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Split Decision19 September 20253367509

101, 97-99 Shaftesbury Avenue, Southend-on-Sea, SS1 3AN

Planning appeal 3367509 at 101, 97-99 Shaftesbury Avenue, Southend-on-Sea, SS1 3AN (Southend-on-Sea City Council) was allowed in part (a split decision) on 19 September 2025 by Inspector Grierson E, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the appeal site and the surrounding area.

the erection of a single storey building and part change of use of domestic garden at 101 Shaftesbury Avenue for use as a tea/coffee shop (C lass E (previously Class A3)) and ancillary refuse and cycle storage, and external seating area with boundary treatments (amended proposal) without complying with a condition attached to planning permission Ref 22/01367/FUL, dated 19 January 2023

Authority
Southend-on-Sea City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
other · Minor retail and services
Inspector
Grierson E
Postcode
SS1 3AN

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the appeal site and the surrounding area

What decided it

The well-screened location of the plant equipment at roof level, set back from the front elevation, combined with the common nature of such features on commercial buildings, meant the development would not harm the character and appearance of the site or surrounding area.

What the Inspector cited

Development plan policies
Policy KP2Policy CP4Policy DM1Policy DM3

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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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.