Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed9 August 20223291524

Land at Warish Hall Farm, Smiths Green, Takeley, CM22 6NR

Planning appeal 3291524 at Land at Warish Hall Farm, Smiths Green, Takeley, CM22 6NR (Uttlesford District Council) was dismissed on 9 August 2022 by Inspector McCoy R, following an inquiry. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the surrounding area, including the Countryside Protection Zone.

Mixed use development including: revised access to/from Parsonage Road between Weston Group Business Centre and Innovation Centre buildings leading to; light industrial/flexible employment units (c.3568sqm) including health care medical facility/flexible employment building (Use Class E) ; 126 dwellings on Bulls Field, south of Prior's Wood; 26 dwellings west of and with access from Smiths Green Lane; 38 dwellings on land north of Jacks Lane, east of Smiths Green Lane including associated landscaping, woodland extension, public open space, pedestrian and cycle routes”

Authority
Uttlesford District Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Other Major Developments
Inspector
McCoy R

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the surrounding area, including the Countryside Protection Zone
  • the effect of the proposal on the significance of nearby heritage assets including Warish Hall moated site and remains of Takeley Priory SAM, the Grade 1 listed Warish Hall and Moat Bridge, along with other designated and non-designated heritage assets
  • the effect of the proposal on the adjacent ancient woodland at Priors Wood
  • whether any adverse impacts of the proposal would significantly and demonstrably outweigh the benefits when assessed against the policies of the NPPF taken as a whole or whether specific NPPF policies indicate that development should be restricted

What decided it

The less than substantial harm to designated heritage assets, to which great weight is attached under the NPPF, was not outweighed by the public benefits of the scheme, engaging the footnote 7 restriction under NPPF paragraph 11(d)(i).

The public benefits, including housing delivery, economic benefits and the S106 obligations, did not outweigh the less than substantial harm to heritage assets and the harm to landscape character, visual impact and the Countryside Protection Zone, so the balance tipped against the proposal

What the Inspector cited

Development plan policies
Policy S7Policy S8Policy GEN6Policy ENV2Policy ENV4Policy ENV7Policy ENV8Policy ENV9Policy H9Policy GEN1Policy GEN2Policy GEN3Policy GEN4Policy GEN7Policy GEN8Policy E3Policy ENV1Policy ENV3Policy ENV5Policy ENV10Policy ENV13Policy ENV14Policy ENV15Policy H10
National Planning Policy Framework
Paragraph 11Paragraph 130Paragraph 170Paragraph 174Paragraph 180Paragraph 199Paragraph 200Paragraph 202Paragraph 203Paragraph 219

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

51 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Uttlesford District Council

The authority’s record since 2016 · every decision in 2022

  1. Allowed4 September 20266008264
    Land to the West of The Cottage, Snakes Lane, Ugley Green, CM22 6HW
  2. Dismissed30 April 20266003747
    Land West Of 2 Clapton Hall, Clapton Hall Lane, Dunmow, Essex, CM6 1JG
  3. Dismissed19 December 20253373107
    Woodlands Grange Green, Tilty, Dunmow, CM6 2EQ
  4. Dismissed27 October 20253362146
    Land West of High Street, Stebbing, Dunmow, Essex, CM6 3RA
  5. Allowed13 February 20253345615
    Land South of the B1256, Little Dunmow , Essex, CM6 1SJ

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.