Colchester Holiday-Let Approved Planning Permission
We are delighted to confirm that planning permission has now been secured for a new holiday-let in Colchester City Centre – a fantastic outcome following a complex planning journey.
The property sits within the Colchester Conservation Area and forms part of a Grade II listed building in the heart of the city centre. The original proposal sought residential use of the rear space. However, the Council resisted the scheme on the basis that the unit failed to meet internal space and private amenity standards required for permanent residential accommodation.
Recognising the constraints of the building – particularly in relation to outlook and amenity provision – we were brought in to advise on a new direction.
A Change in Planning Strategy
Rather than pursuing a conventional dwelling that would continue to conflict with adopted residential standards, we advised that the space was better suited to short-term visitor accommodation.
Importantly, planning policy distinguishes between permanent residential units and holiday accommodation. Standards relating to internal space and private amenity areas (such as those in local housing policies) do not automatically apply in the same way to short-stay visitor units.
A revised application for a holiday-let was submitted. While the Council refused the scheme, we advised that there were strong grounds to challenge the decision. An appeal was lodged with the Planning Inspectorate.
Although the appeal was ultimately dismissed, the decision was far from a defeat. Crucially, the Inspector accepted the principle of holiday accommodation in this location. The Inspector confirmed that residential space standards were not directly applicable to a holiday-let and found that, subject to conditions, the quality of accommodation was suitable for short-term stays. Heritage impacts within the Conservation Area were also found to be acceptable.
The sole reason for dismissal related to recreational disturbance mitigation under the Essex Coast RAMS strategy and the effect on European designated sites. This could be overcome with a resubmission.
Turning a Setback into Planning Success
Armed with the Inspector’s findings, we prepared a carefully targeted resubmission. This addressed the single outstanding issue by securing the appropriate mitigation mechanism. No other substantive concerns remained.
The result: planning permission granted.
This outcome demonstrates the value of understanding not just policy wording, but how Inspectors interpret and apply it. The appeal decision clarified the planning position, narrowed the dispute to one technical matter, and allowed a focused and successful reapplication.
Why This Matters
Many town centre and heritage properties present physical constraints that make them unsuitable for conventional residential use. Too often, proposals are abandoned after refusal. However, alternative use strategies — particularly in sustainable central locations — can unlock viable and policy-compliant solutions.
Holiday accommodation can provide:
Active town centre uses
Support for local tourism
Sensitive re-use of constrained heritage buildings
A viable fallback where residential standards cannot be met
In this case, persistence, strategic thinking, and a clear reading of the Inspector’s reasoning delivered success.
Considering a Similar Project?
If you are facing planning challenges in Colchester or across Essex, professional advice at the right stage can make all the difference.
We specialise in resolving complex planning issues and turning refusals into approvals.
If you would like to discuss the potential of your property, please get in touch.
