Georgeons, Parkhurst Green Lane, Wakes Colne Colchester CO6 2BL

1. 1.The National Planning Policy Framework (the Framework) continues to support the adopted policy approach in respect of the key policies relevant to this proposal, namely Section 1 Local Plan Policies SP1, SP3 and SP7 and Section 2 Local Plan Policies SG1, ENV1, and OV2. These policies follow the presumption in favour of sustainable development whilst seeking to ensure the conservation and enhancement of the Borough’s natural and historic environment. The application site falls outside of any settlement limits as identified in the Adopted Local Plan and the proposal, by virtue of introducing new residential development in a rural and unsustainable location, would be contrary to the provisions of aforementioned policies as well as the aims of the Framework. The application site lies within a rural location, well outside the settlement limits set out in adopted policy, where local services are sparse and driving to services and facilities (e.g. schools, doctors, shops etc.) would be a necessity day- to-day. The proposed development would therefore cause a level of harm that, even in the absence of an up to date five year housing land supply position, would significantly and demonstrably outweigh the benefits of the proposal, which are limited to the provision of one IMPORTANT – ATTENTION IS DRAWN TO THE NOTES ATTACHED DC1001MWD additional residential unit. Consequently, the proposal does not represent sustainable development and fails to comply with paragraph 11 of the Framework.
2. 2.A proportionate financial contribution has not been secured in accordance with the Essex Coast RAMS requirements. As submitted, there is no certainty that the development would not adversely affect the integrity of Habitats sites. The proposal is therefore considered to be contrary to Regulation 63 of the Habitat Regulations and conflicts with Section 1 Policy SP2 of the adopted Colchester City Local Plan 2013-2033 and Section 2 Policies PP1, SG7 and ENV1 of the adopted Colchester City Local Plan 2017-2033.
3. 3.The application fails to include a legally binding mechanism to secure planning obligations required in association with the proposed development towards Sport and Recreation and Community Facilities. The proposed development is therefore contrary to policy SP6 of the adopted Section 1 Local Plan (2021), and policies SG7 and PP1 of adopted Section 2 Local Plan (2022). There is also conflict, in this context, with the following adopted guidance: Provision of Community Facilities (2009; 2013) and Supplementary Planning Document Provision of Open Space, Sport and Recreational Facilities (2006).
4. 4.The application fails to include sufficient ecological information, including a bat survey and Phase 1 ecological survey, to adequately assess the potential impact of the proposed development on protected species and biodiversity. In the absence of this information, the Local Planning Authority cannot be satisfied that the proposal would not result in harm to protected species or their habitats, nor that it would comply with the requirements of the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981. The proposed development is therefore contrary Paragraph 186 of the National Planning Policy Framework (NPPF) require planning decisions to contribute to and enhance the natural environment by minimizing impacts on biodiversity

From the council's decision notice.

Postcode

CO6 2BL

Application type

Full (8 Week Determination)

Scale / size

Small

Parish

Wakes Colne

Date validated

19 February 2026

Consultation expiry

19 March 2026

Consultation end

19 March 2026

Target decision date

16 April 2026

Case officer

Sakeena El-Diwany

Statutory period

56 days

Appeal result

l

UPRN

10070234328