Land at Sharps Farm, South of The Street, Latchingdon, CM3 6JP

Main issues, as the Inspector framed them

• whether or not the proposal would be in a suitable location having regard to relevant development plan policies providing the Council's spatial strategy
• the effect of the proposal on the integrity of designated European and Ramsar sites
• the effect of the proposal on the character, appearance and identity of Latchingdon and surrounding countryside
• whether or not the proposal would be in a suitable location having regard to flood risk
• whether or not the proposal would be in a suitable location having regard to future occupiers' access to services, facilities and sustainable transport modes
• the effect of the proposal on the demand for and provision of local infrastructure with particular regard to foul drainage, education; healthcare - GP services; and highways

What decided it

The Inspector could not be satisfied, applying the precautionary principle under the Habitats Regulations, that the proposal would not adversely affect the integrity of the Essex Coast European and Ramsar sites via functionally linked land for wintering/foraging birds.

The benefits of the scheme, including significant weight afforded to housing and affordable housing delivery, were found insufficient to outweigh the unresolved harm to the integrity of European and Ramsar sites together with other identified harms, resulting in conflict with the development plan as a whole that was not outweighed by material considerations including the Framework.