Orchard Business Units, Cockaynes Lane, Essex, CO7 8BZ

the change of use of land and buildings from Class B2 general industry to a Business Park for; Class E(c)(i) financial services and (ii) professional services, Class E(d) indoor sports and recreation, Class E(e) medical or health services, and Class E(g)(i) office and (ii) research and development, Class B2 general industry and Class B8 storage and distribution, car parking and siting of shipping containers (part retention)

Authority: Tendring
Appeal type: Planning
Procedure: Written
Development: employment-industrial
Postcode: CO7 8BZ

Main issues, as the Inspector framed them

the effect of the proposed development on the vitality and viability of Brightlingsea Town Centre
the effect of the proposed development on the living conditions of the occupiers of Stable House and Ivy Cottage, having particular regard to noise and disturbance

What decided it

The failure to provide an impact assessment demonstrating compliance with the sequential test and town centre impact requirements of the development plan and NPPF, combined with insufficient evidence to demonstrate that noise and disturbance to neighbouring residents would be acceptable.

Framework references: 91, 94, 95, 58

Plan policies cited: Policy SP3, Policy PP2, Policy PP3, Policy PP4, Policy SP7, Policy SPL3

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.