Swanston Cottage, High Street, Dedham, COLCHESTER, CO7 6HL

demolition of existing side extension and replacement with one and half storey side extension and front single storey extension

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

Main issues, as the Inspector framed them

Effect of the development on the character and appearance of the area with particular regard to the Dedham Vale National Landscape, the Dedham Conservation Area, the setting of Wheelwrights – a grade II Listed Building and the character and appearance of the host property which is a non-designated heritage asset
Living conditions of the occupiers of Wheelwrights Cottage with particular regard to outlook

What decided it

The combination of harm to the character and appearance of the conservation area, national landscape and listed building setting, together with the overbearing impact on neighbouring living conditions, outweighed the limited private benefit of additional residential space.

Framework references: 205, 208, 209

Plan policies cited: Policy SP7, Policy ENV1, Policy ENV4, Policy DM13, 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.