Shelley Glebe Barn Grove Hill, Dedham, COLCHESTER, CO7 6DT

conversion and alteration of existing barn to form detached dwelling

Authority: Colchester Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Pannell G

Main issues, as the Inspector framed them

whether the site represents an appropriate location for the proposed dwelling, having regard to access to services and facilities by a choice of modes of travel
the effect of the proposed development on the character and appearance of the area, having particular regard to the location of the site within the Dedham Vale Area of Outstanding Natural Beauty
the effect of the proposed development on the setting of Grade II Listed Shelley Glebe Barn

What decided it

The proposal conflicts with the development plan on three independent grounds—location sustainability, AONB character and appearance, and listed building setting—with no material considerations outweighing these conflicts.

Framework references: 79, 172, 80, 199, 202

Plan policies cited: Policy SP1, Policy SP2, Policy SG1, Policy OV1, Policy OV2, Policy ENV4, Policy DM15, 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.

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.

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