®Planning appeal decision
Red House High Street, Great Oakley, Harwich, CO12 5AQ
Planning appeal 3369516 at Red House High Street, Great Oakley, Harwich, CO12 5AQ (Tendring District Council) was allowed on 21 November 2025 by Inspector Sylvester G, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would preserve or enhance the character or appearance of the Great Oakley Conservation Area.
the demolition of Red House to allow construction of two conventional arrangement dwellings comprising one 2-bedroom dwelling and one 3-bedroom dwelling, and an infill extension between Red House and The Maybush Inn to form a further one bedroom flat incorporating a multi use community facility to the Public House at ground level
- Authority
- Tendring District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Sylvester G
- Postcode
- CO12 5AQ
Main issues, as the Inspector framed them
- Whether the proposed development would preserve or enhance the character or appearance of the Great Oakley Conservation Area
- The effect on the significance of the appeal building as a non-designated heritage asset
- Whether the proposed development would preserve the settings of the Grade II listed buildings known as Pett's Cottage, Armond House and House Immediately to the North East, Holly Trees, Maltings Farmhouse and Old Scantlings
- The effect on highway safety with particular regard to parking provision
- Whether the proposed development would affect the integrity of the SPA
What decided it
The public benefits of housing provision, community facility, economic benefits and enhanced streetscape provided clear and convincing justification for the less than substantial harm to the conservation area and non-designated heritage asset, outweighing the great weight attached to heritage conservation.
What the Inspector cited
- Development plan policies
- Policy SP7Policy PPL8Policy HP2Policy PPL9Policy SPL3Policy SP2
- National Planning Policy Framework
- Paragraph 212Paragraph 215Paragraph 216Paragraph 217
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.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this 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.