LAND ADJACENT TO 20 COKE STREET, HARWICH, ESSEX, CO12 3HP

proposed detached dwelling on land adjacent to 20 Coke Street, Harwich, Essex CO12 3HP

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

Main issues, as the Inspector framed them

Whether the proposed development would be at an unacceptable risk of flooding

What decided it

The failure to carry out the Sequential Test required by Policy PPL1 and the Framework for development in Flood Zone 3, combined with the existence of lower-risk alternative sites within Harwich.

Framework references: 11

Plan policies cited: Policy PPL1, Policy PPL5, Policy PPL10

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.

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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.
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