The Coach House, Brightlingsea Road, Thorrington, CO7 8JJ

up to 8 no. new residential dwellings with associated access, parking and amenity space

Authority: Tendring
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: CO7 8JJ

Main issues, as the Inspector framed them

whether the development would constitute habitats development exempted from permission in principle under Article 5B(1) of the Town and Country Planning (Permission in Principle) Order 2017 (as amended) due to likely significant adverse effects on the integrity of the Colne Estuary (Mid-Essex Coast Phase 2) Special Protection Area and Ramsar site and the Essex Estuaries Special Area of Conservation

What decided it

The absence of an effective mechanism to secure the Essex Coast RAMS tariff payment at the permission in principle stage meant the Inspector could not have the necessary certainty that adverse effects on the integrity of the European Sites would be avoided, rendering the proposal habitats development exempted from permission in principle.

Framework references: 15

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.