Land west of Parsonage Road, Takeley

Town and Country Planning (Environmental Impact Assessment) Regulations 2017

Regulation 30 Statement

This Statement sets out the main reasons and considerations on which the decision is based having taken into account the findings of the Environmental Statement dated January 2019 when determining the application for planning permission for:

Outline application with all matters reserved except access, for development of up to 119 no. Dwellings (including affordable housing) including vehicular and pedestrian accesses, infrastructure, open space, footpath links, children's play area, landscaping, green infrastructure, surface water management, wastewater pumping station and associated works. Provision of either a community building (D1 use class) or 1 no. additional dwelling.

Site Location: Land west of Parsonage Road, Takeley

Planning Application Reference: UTT/19/0393/OP

The application was REFUSED.

The reason for the decision is that the application site is located within the Countryside Protection Zone where Policy S8 seeks to protect the openness of the area and to prevent coalescence.  The release of this site for development would be detrimental to those aims.  The urban form of development and the proposed scale of the development would result in adverse harm to the openness of the Countryside Protection Zone and would help to promote coalescence with the airport.  This fails to protect the intrinsic character and beauty of the countryside, as set out in paragraph 170 of the NPPF.  The environmental harm arising from the proposals would significantly and demonstrably outweigh the benefits of the proposals.  Therefore the proposals are contrary to Uttlesford Local Plan Policy S8 and do not represent sustainable development and is contrary to the principle of sustainable development as set out in the NPPF.

In addition, the proposals would result in less than substantial harm to the Church of the Holy Trinity, a Grade I listed building.  The moderate social and economic benefits, which would be significantly and demonstrably outweighed by the environmental harm to the intrinsic character and beauty of the countryside, would not be sufficient to outweigh the less than substantial harm to the setting of a designated heritage asset.  The proposals are therefore contrary to ULP Policy ENV2 and the NPPF.

The application was advertised by notice on site and in the local press (the Saffron Walden Reporter and the Dunmow Broadcast) in accordance with statutory requirements.  In addition, 167 properties were directly notified of the application by Uttlesford District Council and 13 letters of representation were received. The responses are summarised in the officer's report as are the responses from the statutory consultees.

A person with sufficient legal standing may challenge the validity of this decision by way of an application to the High Court for judicial review made within 6 weeks of the date of issue of the decision notice. The court has discretion on application to extend this period.

Further advice about making a High Court Challenge can be obtained from the Administrative Court at: 

The Royal Courts of Justice, Queen's Bench Division, Strand, London, WC2 2LL
Telephone: 0207 9476633
Website: HM Courts Service