West Oaks Foxes Lane, Eight Ash Green, COLCHESTER, CO6 3PS

demolition of three bed detached house with adjoining conservatory and associated outbuildings. Erection of new five bedroom two storey detached dwelling including separate garage without complying with a condition attached to planning permission Ref 181199, dated 18 June 2018

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

Main issues, as the Inspector framed them

The effect that varying Condition 2 would have on the character and appearance of the site and the surrounding area, having particular regard to local and national policies for design

What decided it

The proposed design changes would result in harm to the character and appearance of the site and surrounding area by diminishing rural vernacular references and introducing discordant features visible from the public realm, contrary to development plan policies and NPPF paragraph 135.

Framework references: 135

Plan policies cited: Policy SP7, Policy DM15, Policy DM16

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.