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Dismissed23 January 20266001146

6 Cliff Road, Ipswich, Suffolk, IP3 0AY

Planning appeal 6001146 at 6 Cliff Road, Ipswich, Suffolk, IP3 0AY (Ipswich Borough Council) was dismissed on 23 January 2026 by Inspector Reid L, by written representations. The main issue, as the Inspector framed it: Whether the principle of the proposed development would be acceptable, having regard to the spatial strategy.

change of use of a large open plan B2/B8 storage warehouse, to a use class E [d] sports facility housing 7 padel courts and a cafe

Authority
Ipswich Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
leisure-sport · Change of use
Inspector
Reid L
Postcode
IP3 0AY

Main issues, as the Inspector framed them

  • Whether the principle of the proposed development would be acceptable, having regard to the spatial strategy

What decided it

The proposed development conflicts with the development plan by locating a leisure use outside the town centre contrary to Policy CS2 and failing to demonstrate no reasonable prospect of employment re-use contrary to Policy DM33, and the moderate benefits do not outweigh this conflict.

What the Inspector cited

Development plan policies
Policy CS2Policy DM33Policy SP29
National Planning Policy Framework
Paragraph 103

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 Ipswich

The authority’s record since 2016 · every decision in 2026

  1. Allowed5 August 20266008001
    Ipswich Sports Club, Henley Road, Ipswich, IP1 4NJ
  2. Allowed8 November 20233319465
    7 Upper Brook Street, Ipswich, IP4 1EG
  3. Allowed12 October 20266014140
    38 Anglesea Road, Ipswich, IP1 3PP
  4. Allowed18 September 20266012437
    131-133 St Helens Street, Ipswich, IP4 2LS
  5. Dismissed11 September 20266010023
    111 to 113 Cauldwell Hall Road, Ipswich, IP4 5BN

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.