Land R/O Bonnie Blue P.H , Oak Road, Tiptree , Essex, CO5 0NF

Main issues, as the Inspector framed them

• whether the proposed development would be suitably located having regard to relevant development plan policies concerning the provision of housing
• the effect of the development on the character and appearance of the area
• the effect of the proposal on ecology and biodiversity
• whether the proposal makes adequate provision for planning obligations
• whether the site is suitable for residential development in respect of contamination
• whether the proposal makes satisfactory provision for flood risk and drainage

What decided it

The proposal's location outside the defined settlement boundary and allocated sites, contrary to the spatial housing strategy, combined with the significant cumulative harm to character and appearance, ecology, and the absence of essential technical assessments and secured obligations, outweighed the moderate housing benefits in the context of a demonstrated five-year supply.

The significant cumulative harm arising from adverse impact on character and appearance, conflict with the spatial strategy, harm to ecology and biodiversity, inadequate planning obligations, and insufficient information on contamination, flood risk and drainage significantly and demonstrably outweighed the moderate benefits of the appeal scheme.