Oak Tree Cottage, Woodhouse Lane, Great Horkesley, COLCHESTER, CO6 4BB

a “retrospective remodelling and extension of dwelling

Authority: Colchester Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Wyatt G

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area

What decided it

The dwelling as built, despite design changes from the approved scheme, is well-designed with high-quality materials and construction that appropriately responds to its edge-of-settlement location, resulting in no visual harm to character and appearance.

Framework references: 130, 135

Plan policies cited: Policy DP1, Policy DP13, Policy SD1, Policy UR2, Policy ENV1

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.

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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.
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