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Dismissed19 October 20266009296

Land West of Priory Road, Tiptree, Colchester, CO5 0QE

Planning appeal 6009296 at Land West of Priory Road, Tiptree, Colchester, CO5 0QE (Colchester City Council) was dismissed on 19 October 2026, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development, with particular regard to the Council's spatial strategy and its location within the countryside outside any settlement defined in the development plan.

erection of single dwellinghouse (self build) Use Class C3

Authority
Colchester City Council
Appeal type
minor · Planning
Procedure
Written
Development
residential
Postcode
CO5 0QE

Main issues, as the Inspector framed them

  • Whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development, with particular regard to the Council's spatial strategy and its location within the countryside outside any settlement defined in the development plan.

What decided it

The site's location in open countryside outside any defined settlement boundary meant the proposal did not qualify for approval under Policy S5(1), and the modest benefits did not substantially outweigh the adverse effects as required by Policy S5(4).

The modest benefits of housing supply and self-build provision would not substantially outweigh the adverse effects to the character of the countryside and to promoting sustainable patterns of movement, so no exceptional circumstances existed under Policy S5(4).

What the Inspector cited

Development plan policies
Policy SG1Policy OV1Policy OV2Policy ENV1Policy SS14Policy TIP01Policy DM21Policy DM6Policy DM10
National Planning Policy Framework
Policy S3Policy S4Policy S5Policy S6Policy HO7Policy HO11

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 applied

The decision letter

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More decisions in Colchester City Council

The authority’s record since 2016 · every decision in 2026

  1. Allowed17 August 20266003588
    The Barn, Bull Lane, Tiptree, CO5 0BE
  2. Dismissed29 June 20266005813
    Oak House, Aldham, CO6 3QU
  3. Dismissed22 May 20266004072
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  4. Dismissed30 January 20263375455
    Stonefield Farm , Kelvedon Road, Inworth, Colchester, CO5 9SH
  5. Dismissed5 November 20253369134
    Land Adjoining 36 Barrack Street, Colchester, Colchester, Essex, CO1 2LJ

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.