®Planning appeal decision
Land North of Maldon Road, Tiptree, Colchester, CO5 0PQ
for up to 165 dwellings (including affordable housing), car park, public open space, landscaping, children's play area, sustainable drainage, infrastructure and all other associated infrastructure
- Authority
- Colchester Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Major dwellings
- Inspector
- Woodwards O
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, including on landscape character and coalescence
- whether or not the appeal site is an appropriate location for development of this type, having regard to local and national planning policy and guidance
What decided it
The proposal's conflict with the up-to-date Tiptree Neighbourhood Plan's spatial strategy (harmful coalescence between Tiptree and Tiptree Heath), which engaged NPPF paragraph 14 and meant the tilted balance was likely to weigh against the proposal absent exceptional factors.
Substantial benefits from market and affordable housing, and lesser benefits from economic activity, open space, highway and accessibility improvements, were significantly and demonstrably outweighed by the harm from coalescence and conflict with the neighbourhood plan's spatial strategy under NPPF paragraph 14, despite the tilted balance being engaged.
Framework references: 11, 14, 30, 34, 57, 69, 70, 78, 130
Plan policies cited: Policy SP7, Policy SP3, Policy DM15, Policy TIP02, Policy ENV1, Policy OV2, Policy OV1, Policy TIP01, Policy SS14, Policy SG1, Policy SG2, Policy DM8, Policy TIP05, Policy DM18, Policy TC3, Policy TIP15, Policy TIP16
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.