Site adjacent to Nuestra Casa, Wrabness Road, Ramsey, Harwich, Essex, CO12 5HG

detached dwelling & garage/cartlodge

Authority: Tendring District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Russell M

Main issues, as the Inspector framed them

whether the appeal site is sustainably located having regard to the requirements of the development plan and the Framework
the effect of the proposal on the character and appearance of the area
whether the proposal would be acceptable in terms of flood risk having regard to local and national policy

What decided it

The proposal's location within the Coastal Protection Belt without a compelling functional or operational requirement, combined with failure to pass the sequential flood risk test, means it conflicts with the up-to-date development plan and cannot be permitted.

Framework references: 12, 165, 168, 177

Plan policies cited: Policy SP 1, Policy SP 3, Policy SPL 1, Policy SPL 2, Policy PPL 2, Policy PPL 1, Policy SP 7, Policy LP7

Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)

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.