Howland Farm, Rickling Road, Wicken Bonhunt, Essex, CB11 3UH

Planning appeal 3357421 at Howland Farm, Rickling Road, Wicken Bonhunt, Essex, CB11 3UH (Uttlesford District Council) was dismissed on 27 May 2025 by Inspector Phillips A, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development upon the character and appearance of the local area.

a single detached dwelling with associated amenity space and parking in lieu of existing outbuilding and hardstanding

Authority: Uttlesford District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Phillips A
Postcode: CB11 3UH

Main issues, as the Inspector framed them

The effect of the proposed development upon the character and appearance of the local area
Whether the site is an appropriate location for new residential development having regard to access to services and facilities

What decided it

The significant harm to rural character and appearance combined with the lack of safe pedestrian access to services and facilities, making the site unsustainable, outweighed the benefits of housing delivery under the tilted balance.

The adverse impacts of significant harm to rural character and appearance and lack of sustainable pedestrian access significantly and demonstrably outweighed the limited benefits of a single dwelling when assessed against the policies of the Framework taken as a whole under paragraph 11(d)

What the Inspector cited

Development plan policies: Policy GEN2Policy S7Policy GEN1
National Planning Policy Framework: Paragraph 11Paragraph 78

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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12 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.