Row Farm, Church Road, LayerdelaHaye, CO2 0EU

the erection of two self-build bespoke designed dwellings in lieu of application 221450 for the conversion of three agricultural buildings into two dwellings

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

Main issues, as the Inspector framed them

the effect of the development upon the character and appearance of the area
potential non-designated heritage assets
the Colne Estuary Special Protection Area (SPA) and Ramsar, the Blackwater Estuary SPA and Ramsar, the Dengie SPA and Ramsar, the Stour and Orwell Estuaries SPA and Ramsar and the Essex Estuaries Special Area of Conservation (SAC)

What decided it

The proposal would cause unacceptable harm to the character and appearance of the rural area and would result in the irreversible loss of non-designated heritage assets, conflicting with the development plan with no material considerations of sufficient weight to outweigh this harm.

Plan policies cited: DM15, ENV1, SP7, DM16, SP2

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.